HomeMy WebLinkAbout2008-09-17 PacketCITY OF UKIAH
CITY COUNCIL AGENDA
Adjourned Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
September 17, 2008
6:00 p.m.
4:30 PM Joint UVSD Meetin
ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS
a. Proclamation for Kris Kristofferson's Firefighters Benefit on October 5, 2008
4. PETITIONS AND COMMUNICATIONS
5. APPROVAL OF MINUTES
None.
6. RIGHT TO APPEAL DECISION
Persons who are dissatisfied with a decision of the City Council may have the right to a review of that decision by a court.
The City has adopted Section 1094.6 of the California Code of Civil Procedure, which generally limits to ninety days (90)
the time within which the decision of the City Boards and Agencies may be judicially challenged.
CONSENT CALENDAR
The following items listed are considered routine and will be enacted by a single motion and roll call vote by the City
Council. Items may be removed from the Consent Calendar upon request of a Councilmember or a citizen in which event
the item will be considered at the completion of all other items on the agenda. The motion by the City Council on the
Consent Calendar will approve and make findings in accordance with Administrative Staff and/or Planning Commission
recommendations.
a. Report of Disbursements for the Month of August 2008
b. Report of the Acquisition of Professional Services from LACO Associates in the Amount of
$6,000 for Preparation of Boundary and Topographic Survey for the Oak Manor Trail
Project
c. Report of the Acquisition of Professional Services from Winzler & Kelly in the Amount of
$7,820 for Preparation of a Re-Vegetation Plan for the 2002 STIP Gobbi Street/Oak Manor
Drive/Babcock Lane Intersection Realignment Project
d. Award of Bid to Triple M Carpet and Chem-Dry of Mendocino for Carpet Cleaning Service
at Various City Locations and Dates.
e. Report of the Acquisition of Professional Services from Green Valley Consulting Engineers
in the Amount of $9,550 for Preparation of Bid Documents for the Gobbi Street
Rehabilitation Project
f. Authorization for the City Manager to Negotiate and Execute a Short Term Lease
Agreement with Elliott's Christmas Trees for a Portion of Property Located at 724 South
Orchard and Approval of Corresponding Budget Amendment in the Amount of $3,600 for
Revenue Collected on the Lease.
g. Report to Council of the Expenditure of $8,549.96 to Vocalbooth.com for the Purchase of
an 8' X 10' Vocal Booth for the Electric Division of the Public Utilities Department
AUDIENCE COMMENTS ON NON-AGENDA ITEMS
The City Council welcomes input from the audience. If there is a matter of business on the agenda that you are
interested in, you may address the Council when this matter is considered. If you wish to speak on a matter that is not
on this agenda, you may do so at this time. In order for everyone to be heard, please limit your comments to three (3)
minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be
taken on audience comments in which the subject is not listed on the agenda.
9. PUBLIC HEARINGS (6:15 PM1
a. Introduction of Ordinance Amending Division 9, Chapter 2 (Zoning) to Implement the
General Plan Housing Element
10. UNFINISHED BUSINESS
a. Report to Council Regarding Status and Funding of Orchard Avenue Bridge Project
b. Introduction of Ordinance of the City Council of the City of Ukiah Amending Article 17 of
the Ukiah City Code, Pertaining to Grease Interceptors
11. NEW BUSINESS
a. Notification of Development of "Budget At A Glance" Flyer and Action for Determining
Method of Distribution
b. Request for Extension of Airport Hangar Lease for Donovan C. Albright Due to Added Cost
in the Retrofit of Leased Hangar from the City of Ukiah
c. Consideration of a Possible Donation of 37 Acres of Open Space Along Gibson Creek in
the Western Hills from Mr. Dave Hull and Ric Piffero; Authorization of the City Manager to
Negotiate and Execute the Corresponding Land Agreement; and Approval of a
Corresponding Budget Amendment to Pay for Closing Costs and Authorized Reimbursable
Seller Expenses.
12. COUNCIL REPORTS
13. CITY MANAGER/CITY CLERK REPORTS
14. CLOSED SESSION -Closed Session may be held at any time during the meeting
a. Conference with Labor Negotiators (§54957.6);
Agency Representative: Jane Chambers, City Manager
Employee Organization: Fire Unit
15. ADJOURNMENT
Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific
accommodations or interpreter services are needed in order for you to attend. The City complies with ADA
requirements and will attempt to reasonably accommodate individuals with disabilities upon request.
Materials related to an item on this Agenda submitted to the City Council after distribution of the agenda packet are
available for public inspection at the front counter at the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA
95482, during normal business hours, Monday through Friday, 7:30 am to 5:00 pm.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was
posted on the bulletin board at the main entrance of the City of Ukiah City Hall, located at 300 Seminary Avenue,
Ukiah, California, not less than 72 hours prior to the meeting set forth on this agenda.
Dated this 12th day of September, 2008.
Linda C. Brown, City Clerk
ITEM NO.: 7a
DATE: September 17, 2008
AGENDA SUMMARY REPORT
SUBJECT: REPORT OF DISBURSEMENTS FOR THE MONTH OF AUGUST 2008
Payments made during the month of August 2008, are summarized on the attached Report of
Disbursements. Further detail is supplied on the attached Schedule of Bills, representing the
five (5) individual payment cycles within the month.
Accounts Payable check numbers: 85760-86010, 86137-86244, 89111-89216, 89332-89425
Accounts Payable Manual check numbers: none
Payroll check numbers: 85641-85759, 86011-86136, 89219-89331
Payroll Manual check numbers: none
Void check numbers: 89217-89218
This report is submitted in accordance with Ukiah City Code Division 1, Chapter 7, Article 1
RECOMMENDED ACTION:
Approve the Report of Disbursements for the month August 2008.
ALTERNATIVE COUNCIL POLICY OPTIONS: N/A
Citizen Advised: N/A
Requested by: City Manager
Prepared by: Kim Sechrest, Accounts Payable Specialist II
Coordinated with: Finance Director and City Manager
Attachments: Report of Disbursements
APPROVED: ~~ ~- Q „~ P.tit/
i y Manager
KRS: W ORD/AGENDAAUGOB
CITY OF UKIAH
REPORT OF DISBURSEMENTS
REGISTER OF PAYROLL AND DEMAND PAYMENTS
FOR THE MONTH OF AUGUST 2008
Demand Payments approved:
Check No. 85760-85902,85903-86010,86137-efi244, 89111"-89216,89332-89425
FUNDS:
100 General Fund $342,573.34
-_
- 600 Airport $75,948.11
105 Measure S General Funtl $84,003.86 610 Sewer Service Fund
131 Equipment Reserve Fund _ -
- - 611 Sewer Construction Fund $7,823,593.25
140 Park Development _ _ 612 City/District Sewer $708,638.75
147
Museum Grants
614
Sewer Capital Projects Fund _
$6,615.fi7
143 N. E.H.1. Museum Grant _ 620 Special Sewer Funtl (Cap Imp)
150 Civic Center Fund
-_. 640 San Dist Revolving Fund
200
Asset Seizure Fund
_$9,983.88__
641
Sanitation District Special ___
$16,328.12
201
Asset Seizure (Drug/Alcohol)
-
650
Spec San Dis[ Fund (Camp Imp) ___
203
H&S Education 11489 (B)(2)(Ai)
$1,_239.35
-
652
REDIP Sewer Enterprise Funtl __ _. __.
204 Federal Asset Seizure Grants _ _ 660 Sanitary Disposal Site Funtl $19,774.35
205
Sup Law Enforce. Srv. Fund (SLESF
$69_,445.90
-
661
Landfill Corrective Funtl __- __.
206 Community Oriented Policing _
- 664 Disposal Closure Reserve - $862.50
207 Local Law Enforce. BIk Grant 670 U.S.W. Bill B Collect $45,550.79-
220 Parking Dist. #1 Oper & Maint $730.80 678 Public Safety Dispatch $4,358.87
230 Parking Dist. #1 Revenue Fund $101.00 679 MESA (Mendocino Emergency Srv Auth)
250 Special Revenue Fund $11,550.03_ 695 Golf $83,244.55
260
Downtown Business Improvement
_. __
696
Warehouse/Stores - _
$526.15
270
Signalizaton Funtl
_. _
-
697
Billing Enterprise Fund __-
$16,258.84
290 Bridge Fund 698 Fixed Asset Fund - $24,386.86
300 2106 Gas Tax Fund
__ 699 Special Projects Reserve $55,077.85
301
2107 Gas Tax Fund
_ _
800
Electric _
-
$1,623,021.32
303
2705 Gas Tax Fund
_ _ _
805
Street Lighting Fund ___
$9,086.50
310 Special Aviation Fund
--- 806 Public Benefts Charges $20,852.85
315
Airport Capitallmprovement
_$95,933.18_
820
Water _
_ --_
$128,395.55
330 Revenue Sharing Fund _ 840 Special Water Fund (Cap Imp) $12,890.50
332
Fetleral Emerg. Shelter Gant
_
900
Special Deposit Trust _
$199,793.86
333 Comm. Development Block Grant 910 Worker's Comp. Fund $135,984.76
334 EDBG 94-333 Revolving Loan _ 920 Liability Fund $415,942.38
335
Community Dev. Comm. Fund
940
Payroll Posting Fund - _
$342,007.58
340
56325 Reimbursement Fund
$23,376_.25_
-
950
General Service (ACCLS Recv) _ _
$604.85
341 S.T.P. 960 Community Redev. Agency $33,914
.78
342 Trans-Traffic Congest Relief _ _
- 962 Redevelopment Housing Funtl _
345 Off-System Roads Funtl 965 Redevelopment Cap Imprv. Fund $
81,585.00
470 Conference Center Fund $11,984.32 966 Redevelopment Debt Svc. _
_
550 Lake Mendocino Bond-InVRed $2,000.00
__ 975 Russian River Watershed Assoc $48,907.72
555 Lake Mendocino Bond-Reserve _ 976 Mixing Zone Policy JPA
575 Garage $3,210.74 -- _--
PAYROLL CHECK NUMBERS 85641-85759
DIRECT DEPOSIT NUMBERS 36115-38303
PAYROLL PERIOD 7/13/08-7/26/08
PAYROLL CHECK NUMBERS: 86071-86136
DIRECT DEPOSIT NUMBERS 38304-38495
PAYROLL PERIOD 7/27/08-8/9/08 _
--
PAYROLL CHECK NUMBERS: 89219-89337
DIRECT DEPOSIT NUMBERS 38496-38680
PAYROLL PERIOD: 8/10/08-8/23/08
TOTAL DEMAND PAYMENTS-A/P CHECKS $5,990,284.9fi
TOTAL DEMAND PAYMENTS-WIRE TRANSFERS' $1,685,297.00
_ _ TOTAL PAYROLL CHECKS & DIRECT DEPOSIT $1,099,105.61
TOTAL PAYROLL EFT'S (TAXES, PERS, VENDORS) $461,998.25
TOTAL PAYMENTS
VOID CHECK NUMBERS: 89217-89218
- _..
' Kiewit Pacifc
"new check stock & number sequence
CERTIFICATION OF CITY CLERK
This register of Payroll and Demand Payments was duly approved by the City Council
$9,236,679.82
City Clerk
APPROVAL OF CITY MANAGER
I have examined this Register and approve same.
tiv~~ ~yhn~G'..liliv
Ci onager
CERTIFICATION OF DIRECTOR OF FINANCE
I have audited this Register antl approve for accuracy
antl available funds.
Director of Finance
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ITEM NO.:
MEETING DATE:
AGENDA SUMMARY REPORT
7b
September 17, 2008
SUBJECT: REPORT OF THE ACQUISITION OF PROFESSIONAL SERVICES FROM LACO
ASSOCIATES IN THE AMOUNT OF $6,000 FOR PREPARATION OF
BOUNDARY AND TOPOGRAPHIC SURVEY FOR THE OAK MANOR TRAIL
PROJECT
Background: This project has been included in the FY 2008-2009 Budget adopted by the City Council.
Discussion: In. compliance with Section 1522 of the City Code, this report is being submitted to the City
Council for the purpose of reporting the acquisition of professional land surveying services costing more
than $5,000 but less than $10,000. The Public Works Department obtained a proposal from LACO
Associates for preparation of a boundary and topographic survey for the Oak Manor Trail project. Staff
reviewed the proposal and found the proposed fee of $6,000 to be commensurate with the scope of work.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Bud eted Source of Funds (title and #) Account Number Addtl. Aooroariation Requested
$231,000 Special Revenue Fund 250 250.3001.800.000
Funding for this project is through the Caltrans Bicycle Transportation Account. Caltrans will reimburse the
City for 90% of this and other eligible expenditures related to the project.
Recommended Action(s): Receive and file report of the acquisition of professional services from
LACO Associates in the amount of $6,000 for preparation of a boundary and topographic survey for the
Oak Manor Trail project. Report is submitted pursuant to City Code.
Alternative Council Option(s): N/A
Citizens advised: N/A
Requested by: Tim Eriksen, Director of Public Works /City Engineer
Prepared by: Rick Seanor, Deputy Director of Public Works
Coordinated with: Jane Chambers, City Manager
Attachments: None.
Approved: ~ ` Yu CK/t.•'p~
J Chambers, City Manager
ITEM NO.:
MEETING DATE:
rY[,i „~~ •7/kiuli
AGENDA SUMMARY REPORT
7c
September 17, 2008
SUBJECT: REPORT OF THE ACQUISITION OF PROFESSIONAL SERVICES FROM WINZLER &
KELLY IN THE AMOUNT OF $7,820 FOR PREPARATION OF A RE-VEGETATION PLAN FOR THE
2002 STIP GOBBI STREET/OAK MANOR DRIVE/BABCOCK LANE INTERSECTION
REALIGNMENT PROJECT
Background: This project has been included in the FY 2008-2009 budget adopted by the City Council.
Discussion: In compliance with Section 1522 of the City Code, this report is being submitted to the City
Council for the purpose of reporting the acquisition of professional engineering services costing more than
$5,000 but less than $10,000. The Public Works Department obtained a proposal from Winzler & Kelly for
preparation of a re-vegetation plan for the 2002 STIP Gobbi StreeUOak Manor Drive/Babcock Lane
intersection realignment project. Staff reviewed the proposal and found the proposed fee of $7,820 to be
commensurate with the scope of work.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title and #1 Account Number Addtl. Approoriation Requested
$722,000 STIP Transportation Funds 330.9813.250.000
Recommended Action(s): Receive and file report of the acquisition of professional services from
Winzler & Kelly in the amount of $7,820 for preparation of a re-vegetation plan for the 2002 STIP Gobbi
StreeUOak Manor Drive/Babcock Lane intersection realignment project. Report is submitted pursuant
to City Code.
Alternative Council Option(s): N/A
Citizens advised: N/A
Requested by: Tim Eriksen, Director of Public Works /City Engineer
Prepared by: Rick Seanor, Deputy Director of Public Works
Coordinated with: Jane Chambers, City Manager
Attachments: None.
Approved: `~ L1"'~-dU
J Chambers, City Manager
~ -rf,i .~~ zrkr.,~;
ITEM NO.: ~d
MEETING DATE:
AGENDA SUMMARY REPORT
September 17, 2008
SUBJECT: AWARD OF BID TO TRIPLE M CARPET AND CHEM-DRY OF MENDOCINO
FOR CARPET CLEANING SERVICE AT VARIOUS CITY LOCATIONS AND
DATES.
A Request for Bid was recently issued in an effort to retain the most cost effective solution for
carpet cleaning services required by the Community Services Department. This request clearly
identified the frequency and location of services needed at various City facilities. Bid pricing
included a fixed rate by square foot, estimate lump sum pricing per location as well as time for
cleaning. The terms of the proposed contract will be for twenty-four months with an optional
one year extension.
The Community Services Department utilizes carpet cleaning services for maintenance of
carpet and flooring. Throughout the year, there are regular schedules for carpet cleaning at
various facilities as well as emergency carpet cleaning if there is a spill or stain. In the event
that a rental facility acquires stains or spills from a private group, the Community Services
Department will schedule for carpet cleaning and bill the renter.
Request for bids were sent to all companies on the City's qualified bidders list. Four companies
responded to the request for bids by the August 29th deadline. The low bid was calculated by a
combination of lump sum estimates per location. Stanley Steemer provided competitive pricing
but did not respond on all bid items and was therefore ineligible. Triple M Carpet was the
lowest overall bid with a dry time of 3-8 hours. Chem-Dry of Mendocino was the second low bid
and can provide adry-time of 1-2 hours.
Recommended Action(s): Award bid to Triple M Carpet and Chem-Dry of Mendocino for carpet
cleaning services at various city location and dates.
Alternative Council Option(s):
1. Reject the low bid and award to alternate or remand to staff with further direction.
2. Reject all bids and remand to staff with further direction.
Citizens advised: N/A
Requested by: N/A
Prepared by: Katie Merz, Community Services Supervisor
& Sage Sangiacomo, Community Services Director
Coordinated with: Mary Horger, Purchasing Supervisor
Attachments: 1 - RFB and Bid Summary
Approved: ~ ~ 2t,Q
J n Chambers, City Manager
Subject: Award of Bid Carpet Cleaning Services
Meeting Date: September 17, 2008
Page 2 of 2
Staff recommends the award of bid to Triple M Carpet for routine carpet cleaning and an
additional award of bid to Chem-Dry of Mendocino for emergency cleaning service where a
shorter dry time is required. Staff will schedule all regular carpet cleaning with Triple M to
ensure the lowest possible cost. The carpet at the Conference Center is new and must be
maintained during high use periods. The secondary contract with Chem-Dry of Mendocino will
guarantee that all spills or soiled spots are removed in a timely manner, thus reducing wear-
and-tear and preserving the new carpet.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title) Account Number Addtl. Requested
As Needed* Government Buildings Building Maintenance 100.1915.301.000 N/A
As Needed* Museum and Sun House Building Maintenance 100.6150.301.000 N/A
As Needed* Golf Course Bldg & Grounds Maintenance 695.6120.305.000 N/A
As Needed* Conference Center Building Maintenance 410.6190.301.000 N/A
'The carpet cleaning service is scheduled as needed with fixed pricing to guarantee the lowest
bid price. Although the service is budgeted for annually, there is no fixed amount or cap
amount.
ATTACHMENT /
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City of 2lkiah
Request for Bid
August 2008
CARPET CLEANING SERVICES
The City of Ukiah invites bids for carpet cleaning services forthe Civic Center buildings, Ukiah Valley Conference Center, Golf Course
Pro Shop, and the Grace Hudson Museum meeting room, as well as square foot pricing for additional jobs during the course of the
year. Bids will be received until 1:30 P.M. on August 29.2008. The bids shall be sent to the office of the Purchasing Supervisor, Attn:
Mary Horger, 411 West Clay Street, Ukiah, CA 95482. Faxed bids will also be accepted, and can be sent to (707) 463-6234. Bids
received after this date and time will not be accepted or considered.
Those companies wishing to respond must provide bid(s) based upon the terms and conditions as provided by the City of Ukiah. Bids
must be signed by an authorized member of the firm to be considered as a valid bid. The City of Ukiah reserves the rightto reject any
or all bids.
The intent of this invitation for quotes is to establish a two year contract, with a one year option for renewal. The contract will be
awarded to the lowest, responsible bid.
For questions regarding this bid request, please call Mary Horger at (707) 463-6233
GENERAL PROVISIONS
BIDS: Bidders are required to submit a bid on all bid items. Bid submittals which do not have all items bid will not be
considered. Forms provided by the City of Ukiah must be completed and returned.
Cash discounts must be shown on bid; otherwise, prices will be considered net. This Invitation for bids shall result in a firm, fixed price
contract.
In case of default by the vendor, the City of Ukiah may procure articles or services from other sources and may deduct from any
monies due, or that may thereafter become due to the vendor, the difference between the price named in the contract or purchase
order and actual cost thereof to the City of Ukiah.
All bids must be signed with the firm's name and by a responsible officer or employee. Obligations assumed by such signature must
be fulf Iled.
CONTRACT PERIOD: The resulting contract shall be in effect two years (24 months) from date of issuance of Purchase Order, with
an option of cancellation by the City of Ukiah with a thirty (30) day written notice, and an option for one year renewal. Rates shall be
firm for the term of the entire contract.
BIDDER INVESTIGATION: Each bidder shall make all investigations and examinations necessary to ascertain all site conditions and
requirements affecting the full performance of the contract and to verify any representations made by the City upon which the bidder
will rely. To schedule an appointment for awalk-thru, contact Katie Merz, Community Services Supervisor, at 707-463-6237. If the
bidder receives an award as a result of its bid submission, failure to have made adequate investigations and examinations will in no
way relieve the contractor from its obligation to comply in every detail with all provisions and requirements of the contract, nor will a
plea of ignorance of such conditions and requirements be accepted as basis for any claim whatsoever by the contractorior additional
compensation. Changes to the bid request will only be done by written amendment. Oral statements or instructions will not constitute
an amendment to this solicitation.
Vendor Background Check: Because the contract work includes locations within the City's offices where security is very important,
fingerprints and a consent to conduct a criminal records check will be required of all persons who will perform contract services forthe
apparent low bidder. Only a department within the City authorized to access the automated systems handling criminal offender record
information maintained by the California Department of Justice will receive or review this information which will include a criminal
record summary of arrests resulting in conviction and arrests pending final adjudication. The successful low bidder will not be
permitted to provide services in these secure areas within City offices, except by persons who have cooperated with this criminal
background check and who have not been convicted of a crime that would create an undue security risk for the City.
AWARD: The City of Ukiah reserves the right to reject any and all bids; to waive any informality in the bids; and to accept the bid that
( ~1(~Llrl
Carpet Cleaning Request for Bid -Page 1 of 7
appears to be in the best interest of the City. The City intends to award all bid items to a single bidder.
In determining and evaluating the best bid, the prices will not necessarily be controlling element; quality, efficiency, general terms,
delivery, suitability of the service offered, and the reputation of the service in general use will also be considered with any other
relevant factors. Bidders shall be required to provide the information requested under Work Performance History Caoabilitv. This
information will be a critical part of the bid evaluation and award. Failure to provide this information may be sufficient reason to
declare the bid non-responsive.
INSURANCE REQUIREMENTS: Bidder shall submit to the City, for approval, within ten (10) days from notice of contract award, all
Certificates of Insurance evidencing the required coverage as described under insurance requirements. (One page attached.)
NOTE: THE CITY ADVISES ALL CONTRACTORS TO CAREFULLY READ THE INSURANCE REQUIREMENTS. IT IS ALSO
ADVISED THAT PRIOR TO SUBMITTING A BID, CONTRACTORS SHOULD HAVE THEIR INSURING AGENCY REVIEW THE
CITY'S INSURANCE REQUIREMENTS TO DETERMINE IF THEIR CARRIER(S) WILL COMPLY WITH THE ADDITIONAL
INSURED BY ENDORSEMENT AND CANCELLATION LANGUAGE THAT IS REQUIRED FOR THE CERTIFICATE OF
INSURANCE. ALL CERTIFICATESOFINSURANCEMUSTBESUBMITTEDTOTHECITYFORAPPROVALAFTERAWARDOF
BID. FAILURE TO COMPLY WITH THE INSURANCE REQUIREMENTS STATED HEREIN, AFTER AWARD OF BID WILL BE
JUST CAUSE FOR ANNULMENT OF AWARD.
If you have questions regarding our insurance requirements contact:
Sue Goodrick, Risk Manager
707.463-6287
The following requirements shall be included as a part of every bid:
1) COMPLIANCE WITH LAWS & REGULATIONS: All materials, parts and equipment furnished pursuant to these
specifications shall be incompliance with the laws and regulations of the State of California and OSHA. The contractor
shall, if requested by the City, supply certification and evidence of such compliance.
2) LEGAL REQUIREMENTS & PERMITS: The contractor agrees to fully comply with all local, City, State and Federal
laws, regulations and ordinances governing performance of contractual services required hereunder, and it will be
the responsibility of the contractor to obtain any and all necessary licenses, permits andlor clearances. Any costs
incurred by the contractor to obtain these licenses, permits or clearances, including the actual cost of licenses,
permits or clearances are the responsibility of the contractor.
3) LICENSE REQUIREMENTS - BidderlContractor must possess a City of Ukiah business license.
CARPET CLEANING SCOPE OF WORK & BID SUBMITTAL
Carpet cleaning services will be provided for the Civic Center buildings, Ukiah Valley Conference Center, Golf Course Pro Shop,
('i! l~iah
Carpet Cleaning Request /or Bid -Page 2 of 7
and the Grace Hudson Museum meeting room. Pricing provided on this quotation is to reflect single visit pricing, at a minimum of
one visit per year. The City of Ukiah has the right to exclude any location at any time without charge or penalty.
All scheduled carpet cleaning visits shall be performed after the City's normal working hours of 7:30 a.m. to 5:30 p.m., Monday
through Friday, excluding regular scheduled City holidays and flex days. The scheduling of all work will be coordinated by Katie
Merz, Community Services Supervisor, at (707) 463-6237.
Some small office furnishings, such as chairs and floor mats, will need to be moved during any given cleaning job, depending on
location of the work.
The City of Ukiah will perform an inspection of each job after completion. If the City finds that the work performed is
unsatisfactory, the contractor will be expected to return to complete the job properly at no additional cost to the City.
CarpetCleaningReguirements (Ifthereisanexception,bidderistoprovideaseparatepageexplainingreasonforexception.)
a. Hot water extraction and dry cleaning capabilities. _ Comply _ Exception
b. Pre-spraying and spot cleaning capabilities. _ Comply _ Exception
c. 3 years of commercial building cleaning experience _ Comply _ Exception
(List references under "Work Performance History".)
d. Able to work nights and weekends. _ Comply _ Exception
e. Have upholstery cleaning equipment. _ Comply _ Exception
f. 24 hour call out capabilities for emergencies. _ Comply _ Exception
g. Flood damage repair capabilities. _ Comply _ Exception
h. Average dry time of carpets:
PRICING
A. CARPET CLEANING (to reflect single visit pricing, to be a minimum of one visit per year')
1. Civic Center Administrative Offices $ Lump Sum
2. PolicelFire Departments $ Lump Sum
3. Clay Street Offices $ Lump Sum
4. Council Chambers $ Lump Sum
5. Grace Hudson Meeting Room $ Lump Sum
6. Grace Hudson Museum $ Lump Sum
7. Golf Course Pro-Shop $ Lump Sum
6. Ukiah Valley Conference Center
a. Chardonnay Room $ Lump Sum
b. Riesling Room $ Lump Sum
c. Chenin Blanc Room $ Lump Sum
d. Colombard Room $ Lump Sum
e. Cabemet I Room $ Lump Sum
f. Cabernet II Room $ Lump Sum
g. Merlot Room $ Lump Sum
h. Zinfandal Room $ Lump Sum
i. Offices $ Lump Sum
B. Square Foot Price (for additional jobs carpet cleaning jobs through the course of the year) $per sq.ft.
'The City of Ukiah has the right to exclude any location at anytime without charge or penalty.
Rates shall be firm for the term of the contract.
SERVICE AVAILABILITY: The successfulbiddermustbeavailablefor24hourcalloutincaseofanemergency. Emergencies shall
be determined by the Community Services Department.
Failure to provide the response time requested and keeping current Insurance Certificates on file with the City could be considered
Carpet Cleaning Request (or Bid -Page 3 0( 7
valid reasons for cancellation of contract with a 30 day written notice.
Indemnification. Contractor agrees to accept all responsibility for loss or damage to any person or entity, and to defend, indemnity,
hold harmless and release the City, its officers, agents and employees, from and against any and all actions, claims, damages,
disabilities, or costs of litigation that maybe asserted by any person or entity, arising oul of or in connection with the negligent orwillful
misconduct in the performance by contractor hereunder, whetheror not there is concurrent, passive or active negligence on the part of
the City, but excluding liability due to the sole active negligence or willful misconduct of the City. This indemnification obligation is not
limited in any way by any limitation on the amount or type of damages or compensation payable to or for Contractor or its agents
under Workmen's Compensation acts, disability benefits acts or other employee's benefits acts.
Contractor shall be liable to the City for any loss or damage to City property arising from or in connection with Contractor
performance hereunder.
The undersigned declares they are familiar with the items specified and have carefully read the RFB
specificationlrequirements, checked all of the figures stated on the specifications and accepts full responsibility for any error or
omission in the preparation of this bid.
This bid is submitted by (check one):
Individual Owner _ Partnership _ Corporation _ Other(Specify)
Legal Name of Bidder:
Address of Bidder:
Mailing Address:
Tax I. D.# _
Phone Number:
Email:
Fax Number:
Website:
By Dated:
(Signature)
(Print or Type Name)
(Title)
REQUIRED DATA
WORK PERFORMANCE HISTORY
Bidder shall provide the name, contact name, address and phone numbers of customer's who you have contracted to do work similar
(~(f .Mali
Carpet Cleaning Request (or Bid -Page 4 of 7
to what is currently being requested (minimum of 3 references, please).
COMPANY NAME
CONTACT:
ADDRESS:
PHONE:
COMPANY NAME
CONTACT:
ADDRESS:
PHONE:
COMPANY NAME
CONTACT:
ADDRESS:
PHONE:
COMPANY NAME:
CONTACT:
ADDRESS:
PHONE:
BIDDER/CONTRACTOR STATEMENT
REGARDING INSURANCE COVERAGE
(Submit with Bid)
PROPOSER/CONTRACTORHEREGY CERTIFIES that he/she has reviewed and understands the insurance coverage requirements
specified in the Request for Bid for:
('it l~ia1~
Carpet Cleaning Request for Bid -Page 5 of 7
Carpet Cleaning Services
Should well be awarded the contract, we/I certify that we/I can meet the specified requirements for insurance, including insurance
coverage of the subcontractors, and agree to name the City of Ukiah as Additional Insured for the work specified. And we/I will
comply with the provisions of Section 3700 of the Labor Code, which require every employerto be insured against liability forworker's
compensation or to undertake self-insurance in accordance with the provisions of that code, before commencing the performance of
the work specified.
Please Print (Person, Firm, or Corporation)
Signature of Authorized Representative
Please Print (Name & Title of Authorized Representative)
Date Phone Number
INSURANCE REQUIREMENTS FOR CONTRACTORS
Contractor shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to
property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents,
representatives, employees or subcontractors.
I. Minimum Scooe of Insurance
Coverage shall be at least as broad as:
A. Insurance Services Office Commercial General Liability coverage (occurrence form CG 0001).
B. Insurance Services Office form number CA 0001 (Ed. 1/87) covering Automobile Liability, code 1 (any auto).
C. Worker's Compensation insurance as required by the State of California and Employers Liability Insurance.
( -i ll~ta{I
Carpet Cleaning Request for Bid -Page 6 of 7
II. Minimum Limits of Insurance
Contractor shall maintain limits no less than:
A. General Liability: $1,000,000 per occurrence for bodily injury, personal injury and property damage including
operations products and completed operations. If Commercial General Liability Insurance orotherform with a general
aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general
aggregate limit shall be twice the required occurrence limit.
B. Automobile Liability: $1,000,000 per accident for bodily injury and property damage.
C. Worker's Compensation Employer's Liability: $1,000,000 per accident for bodily injury or disease.
III. Deductibles and Self-Insured Retentions
Any deductibles orself-insured retentions must be declared to and approved by the City. At the option of the City, either: the insurer
shall reduce or eliminate such deductibles orself-insured retentions with respect to the City, its officers, officials, employees and
volunteers; or the Contractor shall provide a f nancial guarantee satisfactory to the City guaranteeing payment of losses and related
investigations, claim administration and defense expenses.
IV. REQUIRED Insurance Provisions
Proof of general liability and automobile liability policies are to contain, or be endorsed to contain, the following
provisions:
A. The City, its officers, officials, employees, and volunteers are to be covered as ADDITIONAL INSURED with respect to
liability arising out of automobiles owned, leased, hired or borrowed by or on behalf of the contractor; and with respect to
liability arising out of work or operations performed by oron behalf of the Contractor including materials, parts orequipment,
furnished in connection with such work or operations. General liability coverage can be provided in the form of an
endorsement to the Contractor's insurance, or as a separate owner's policy.
B. The workers' compensation policy is to be endorsed with a waiver of subrogation. The insurance company, in its
endorsement, agrees to waive all rights of subrogation against the City, its officers, officials, employees and volunteers for
losses paid under the terms of this policy which arises from the work performed by the named insured for the City. NOTE;
You cannot be added as an additional insured on a workers' comp policy.
C. For any claims related to this project, the Contractor s insurance coverage shall be primary insurance with respect to
the City, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by the City, its
officers, officials, employees, or volunteers shall be in excess of the Contractor s insurance and shall not contribute with it.
D. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be canceled by either party,
except after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to the City.
E. Note: (This protects the Contractor) -Coverage shall not extend to any indemnity coverage forthe active negligence
of the additional insured in any case where an agreement to indemnify the additional insured would be invalid under
Subdivision (b) of Section 2782 of Civil Code.
V. RATING -Acceptability of Insurers
Insurance is to be placed with admitted California insurers with a cumentA.M. Best's rating of no less than A-forfinancial strength, AA
for long-term credit rating and AMB-1 for short-term credit rating.
VI. Verification of Coverage
Contractor shall furnish the City with original certificates and amendatory endorsements affecting coverage required by this clause.
The endorsements should be on forms provided by the City. If endorsements are on forms other than the City's forms, those
endorsements or policies must conform to City requirements. All certificates and endorsements are to be received and approved by
the City before work commences. The City reserves the right to require complete, certified copies of all required insurance policies,
including endorsements affecting the coverage required by these specifications at any time.
VII. Subcontractors
Contractor shall include all subcontractors as insured under its policies or shall furnish separate certificates and endorsements for
each subcontractor. All coverage for subcontractors shall be subject to all of the requirements stated herein.
c ;~ ki,~ti
Carpet Cleaning Request for Bid -Page 7 of 7
ITEM NO.: 7e
MEETING DATE: September 17, 2008
Ci[y oJ~4lkfuh
AGENDA SUMMARY REPORT
SUBJECT: REPORT OF THE ACQUISITION OF PROFESSIONAL SERVICES FROM GREEN
VALLEY CONSULTING ENGINEERS IN THE AMOUNT OF $9,550 FOR PREPARATION OF BID
DOCUMENTS FOR THE GOBBI STREET REHABILITATION PROJECT
Background: This project has been included in the FY 2008-2009 budget adopted by the City Council.
Discussion: In compliance with Section 1522 of the City Code, this report is being submitted to the City
Council for the purpose of reporting the acquisition of professional engineering services costing more than
$5,000 but less than $10,000. The Public Works Department obtained a proposal from Green Valley
Consulting Engineers for preparation of bid documents for the Gobbi Street rehabilitation project. Staff
reviewed the proposal and found the proposed fee of $9,550 to be commensurate with the scope of work.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title and #1 Account Number Addtl Aaarogriation Requested
$350,000 STP d(1) Funds 341.9656.250.000
Recommended Action(s): Receive and file report of the acquisition of professional services from
Green Valley Consulting Engineers in the amount of $9,550 for preparation of bid documents for the
Gobbi Street rehabilitation project. Report is submitted pursuant to City Code.
Alternative Council Option(s): N/A
Citizens advised: N/A
Requested by: Tim Eriksen, Director of Public Works /City Engine
Prepared by: Rick Seanor, Deputy Director of Public Works Q
Coordinated with: Jane Chambers, City Manager
Attachments: None.
Approved: ~ ~t l.~' ~~
J e Chambers, City Manager
ITEM NO.:
MEETING DATE:
Cirri .,~~ vi~.~;.r~r
AGENDA SUMMARY REPORT
7f
September 17, 2008
SUBJECT: AUTHORIZATION FOR THE CITY MANAGER TO NEGOTIATE AND EXECUTE A
SHORT TERM LEASE AGREEMENT WITH ELLIOTT'S CHRISTMAS TREES FOR A
PORTION OF PROPERTY LOCATED AT 724 SOUTH ORCHARD AND APPROVAL OF
CORRESPONDING BUDGET AMENDMENT IN THE AMOUNT OF $3,600 FOR
REVENUE COLLECTED ON THE LEASE.
Background: Earlier this year, the City of Ukiah acquired the property at 724 South Orchard Avenue in
order to facilitate the necessary upgrades to increase the capacity and reliability of the Gobbi Street
electrical substation which is the primary distribution location for the City of Ukiah. Previous use on a
portion of the property near the corner of Gobbi and Orchard included the seasonal operations of Elliott's
Christmas Trees by Mr. Steve Elliott. Over the past few years, Mr. Elliott was able to negotiate short term
ground leases for the property from the previous property owner while the property was marketed for sale.
Mr. Elliott's most recent lease expired prior to the City pursuing acquisition.
Discussion: Mr. Elliott has requested from the City use of the property for the 2008 holiday season for his
Christmas tree operation. In review of the development timeline with the Electric Utility Department, Staff
has determined that there would not be an impact to the planned development of the new substation.
Currently, the substation project is in the design and engineering phase and a short term lease with Mr.
Elliott would terminate prior to any site work.
Staff requests that Council authorize the City Manager to negotiate and execute a short term ground lease
agreement with Mr. Elliott for the 2008 holiday season. The portion of property is illustrated in Attachment
#1 for review. Mr. Elliott has agreed to a flat fee of $3,600 for which Council will also need to approve a
budget amendment to an Electric Utility revenue account to be determined by the Director of Finance.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title and #) Account Number Additional Revenue
$0 Revenue TBD $3,600
Recommended Action(s): Authorize the City Manager to negotiate and execute a short term lease
agreement with Steve Elliott of Elliott's Christmas Trees for a portion of property located at 724 South
Orchard and approve a corresponding budget amendment to an Electric Utility revenue account to be
determined by the Director of Finance in the amount of $3,600.
Alternative Council Option(s): Determine the lease is not appropriate and provide direction to Staff
Citizens advised: N/A
Requested by: Steve Elliott dba Elliott's Christmas Trees
Prepared by: Sage Sangiacomo, Director of Community and General Services
Coordinated with: Mel Grandi, Director of Electric Utility
Attachments: 1. Site Map of Proposed Lease
1
Approved: 't~it.~r-
J~e Chambers, City Manager
Subject: Elliott's Christmas Tree Ground Lease
Meeting Date: September 17, 2008
Page 2 of 2
Attachment #1
Christmas Tree Lot Lease
CitJ .~J'7lkinfi
AGENDA SUMMARY REPORT
SUBJECT: REPORT TO COUNCIL OF THE EXPENDITURE OF $8,549.96 TO
VOCALBOOTH .COM FOR THE PURCHASE OF AN 8' X 10' VOCAL BOOTH FOR
THE ELECTRIC DIVISION OF THE PUBLIC UTILITIES DEPARTMENT.
Discussion:
Pursuant to the requirements of Section 1522 of the Municipal Code, this report is being submitted to the
City Council to advise of the purchase of an 8' x 10' Gold Series Vocal Booth for the Lake Mendocino
Hydro Plant. The booth was purchased from VocalBooth.com for the amount of $8,549.96, which
includes tax and freight, with funds from account 800.5536.800.000 (Fiscal Year 2008-09 budget), which
were specifically budgeted and available for this purpose.
City staff requested bids from a total of 3 companies. A bid tabulation of these bidders is below for
Council's review.
VocalBooth.com $8,549.96
WhisperRoom, Inc. $11,215.16
Gretch-Ken Industries, Inc. $11,556.19
VocalBooth.com was awarded the Purchase Order at a price of $8,549.96.
Fiscal Impact:
BudOg$t0e9 FY ^ NewAppropriation ^ Not Applicable ^
Amount Budgeted
Requested
$10,000.
Source of Funds (title and #) Account Number
Lake Mendocino Hydro, 800.5536.800.000
Budget Amendment
Required
Addit. Appropriation
Recommended Action(s): NO ACTION NEEDED -REPORT TO COUNCIL ONLY
Alternative Council Option(s): None Needed
Citizens N/A
advised:
Requested by: Mary Horger, Purchasing Supervisor and Mel Grandi, Public Utilities Director
Prepared by: Mary Parker, Purchasing Assistant
Coordinated with: Jane Chambers, City Manager
;: N/A
ITEM NO.:
MEETING DATE
7g
September 17,
2008
Approved: ~~~C,/~-L~fih,UU/y
a e Chambers, City Manager
*****
_. __ __
Printed on recycled paper ~ SOti DAY, SEPTEMBER 7, ?.008 ~ stgate.ci
~,~~~u
7h~'c~
BREAKING GREEN GROUND
State's private forests sell carbon offsets to preserve trees, reduce gases in atmosphere
By Ilona DeBare
CHRONICLE STAFF WRITER
Evan Smith wrapped a forester's measur-
ing tape azound the trunk of Tree 10525, a
towering Douglas fir, to figure out its diam-
eter Then he used a screwlike device to re-
move a thin wood sample from the trunk so
he could measure its rings.
The bigger the fir, the more it would be
worth to Smith.
But not as lumber - as carbon.
Tree 10525 is part of the Gazcia River for-
est in Mendocino County, one of two pri-
vately owned California forests that have
been recruited into the waz against climate
change as certified sources of cazbon offsets.
Carbon offsets -which have become
populaz among environmentalists over [he
past several years - aze voluntary payments
made to initiatives that reduce the level of
cazbon dioxide and other greenhouse gases
in the atmosphere.
Most U.S. offsets so faz have supported
technology-based projects such as solaz
power.
But California broke new ground this
yeaz by including forests as carbon reduc-
tion projects -with the result that forest
- OFFSETS: Page All
ri81r11011 COUIdf
Forests store varying amounts of carbon, based upon the size, type, density and growth rate of their trees.
Here's how much one acre of carbon is stored, on average, indifferent kinds of privately owned California forests
Yearly carbon savings In metHc tons, per acre 588.9
189.6 4 7 4 5 8
~
,..,
a 34 .f 34 .0
amoselent
unt of
^ ~'
n"7$a"t~ks ,
`
` ,yu`
carbon dioxide I
,,
~1
1 it
1 ~
~1
~
,d t, t
Pinyon-juniper Lodgepole pine Ponderosa pine Hardwoods Douglas fir Fir-spruce Redwood Western white pine
A metnc ton equals 1,000 kilograms, or 2,205 pounds. One metnc tan of COq is the amount Ihat would be em itted by using 114 gal lons of gasoline.
Sources: Journal of Forestry, EPA fox rv Bwncxnax /The Chronicle
The Garcia Rlver forest in Mendocino County is one of two private California forests that have been certified as sotrces of offsets.
~~~la~.corn
Forests break green ground by selling offsets
:Rana DeBare, Chronicle Staff Writer
Sunday, September 7, 2006
`46:x, ._-.
j'a~Don abrea ..~ w
i ~ .-
45
µll*Ofi UM1
Evan Smith wrapped a forester's measuring tape around the trunk of Tree 10525, a towering Douglas fir,
to figure out its diameter. Then he used a screwlike device to remove a thin wood sample from the trunk so
he could measure its rings.
The bigger the fir, the more it would be worth to Smith.
« Movement wants fewer PVC office products»
But not aslumber - as carbon.
Tree io525 is part of the Garcia River forest in Mendocino County, one of two privately owned California
forests that have been recruited into the war against climate change as certified sources of carbon offsets.
Carbon offsets -which have become popular among environmentalists over the past several years -are
voluntary payments made to initiatives that reduce the level of carbon dioxide and other greenhouse gases
in the atmosphere.
Most U.S. offsets so far have supported technology-based projects such as solar power.
But California broke new ground this year by including forests as carbon reduction projects -with the
result that forest owners can potentially earn some money not just by cutting timber but by leaving it
standing.
Supporters say California's forest offset program could have long-term effects not only on the emerging
marketplace for carbon credits but on the forestry industry and the future shape of California's landscape.
"This could create a new economics for forest landowners based on conserving resources;' said Laurie
Wayburn, executive director of the Pacific Forest Trust, which manages the Van Eck forest, the other of
California's two certified offset forests.
Early buyers of California forest offsets have included high-profile politicians and businesses such as Gov.
Arnold Schwarzenegger, House Speaker Nancy Pelosi, and Pacific Gas and Electric Co.
But skeptics question whether forests -with their perennial risk of wildfire - are a reliable way to keep
http://wwwsfgate.com/cgi-bin/article.cgi?f=/c/a/2008/09/07/MNQNIILLL6.DTL&type~rintable 9/9/2008
carbon out of the atmosphere. Some wonder whether the benefits of forest offsets could be more h}~pe th.ui
reality.
"Carbon offset forests are kind of an iconic solution that gets a lot of press because trees are cool," said Bill
Stewart, a forestry specialist at UC Extension School. "Yet it's so complicated, there's so much jargon, and
in the end a shift to (energy-efficient) bulbs in casinos or shopping malls could dwarf their impact."
Registry develops standards
The Garcia River forest is made up of 23,~So acres of redwoods, Douglas fir, tan oak and madrone hugging
the coastal hills of Mendocino County between Boonville and Point Arena. The smaller Van Eck forest has
2,20o acres of old-growth redwoods in the far north of the state, near Arcata (Humboldt County).
Both were approved to sell carbon offsets in February by the California Climate Action Registry, a
nonprofit set up by the state to develop reliable standards for reporting greenhouse gas emissions and
reductions.
Before California's program, there had been pilot efforts at selling forest offsets in other parts of the world,
such as in rain forests that are at risk of deforestation.
But these efforts often had loopholes. There was noway to be sure that trees planted today would still be
standing in to years, or that landowners wouldn't increase logging elsewhere and cancel out the carbon
saved through offsets.
California's standards introduced a new level of rigor and documentation that drew international
attention.
"I recently gave a talk in Bali and got peppered with questions about our forestry protocols," said Andrea
Tuttle, the state's former forestry director.
The California registry said that in order to sell offsets with its seal of approval, forest owners need to show
several things:
-- That their carbon storage is real and verifiable, through continuing surveys with tools such as those used
by Smith on Tree 10525•
-- That they'll commit to store that carbon for loo years, by signing an easement pledging to keep their
land in permanent forest use.
-- That they will store more carbon than 'business as usual" - so offset buyers won't end up paying for
trees that would have been left standing anyway.
Regulators chose California's forestry rules as the baseline for determining "business as usual." So a forest
http://www.af8ete.corn/chi-bin/srtlcle.c~i?tom/c/a/2008/09/07/MNQNIII,LL6.DTL8ctyp~prIntabl® 9/4/2008
air travel. Other buyers have included carbon trading firms such as Natsource and CantorCO2e, a division
of the financial se~l-ices firm Cantor Fitzgerald.
Pg&e the major buyer
The biggest single buyer so far has been PG&E -which contracted for 200,000 tons of Garcia River offsets
over the next five years.
PG8rE made its purchase as part of its ClimateSmart program, in which homeowners and businesses can
choose to add a small fee to their monthly utility bill to counterbalance emissions from their gas and
electricity usage.
Robert Parkhurst, PG8zE's climate protection manager, said forest offsets are an easy-to-understand way
for average citizens to contribute to reducing greenhouse gases.
"Anyone who has grown up in California has seen a tree ring -cross sections of a log," Parkhurst said. "On
a very simplistic level, what we are buying are tree rings. We're buying years' worth of growth."
Some other emission-reduction advocates, however, have been less thrilled with forest offsets.
David Hales, president of the College of the Atlantic in Maine, considered and rejected tropical forest
offsets when looking into how to offset his college's carbon footprint last year.
Hales cited concerns about the permanence of forest offsets, given the risk of wildfires and insect
infestations. In fact, Garcia River lost some of the trees on 700 of its 23,780 acres in one of the fires that
whipped across California this summer.
"An offset has got be permanent, an emission that never occurs," Hales said. "And I've never seen a tree
that is not going to die. If seven years from now, that tree you planted catches on fire, those emissions you
claimed to offset are released into the atmosphere."
The owners of both Van Eck and Garcia River deal with such risks by holding some of their forests in
reserve, so they can serve as replacement for any carbon lost to a natural disaster.
"People say forests are risky," said the Pacific Forest Trust's Wayburn. "Well, look at the technological
options (for carbon dioxide reduction). Nuclear? Pretty risky. Wind turbines in the path of tornadoes?
Risky. Here we have a technology that has been around all of human existence. There are risks, but the
risk profile is less than other technologies."
Price, demand could grow
So far the marketplace for carbon credits - as new and experimental as it is -has responded positively to
California's offsets.
http://wwwsfgate.com/cgi-bin/article.cgi?~/c/a/2008/09/07/IvtNQN11LLL6.DTL&type=printable 9/9/2008
Neither Van Eck nor Garcia River's owners would disclose the actual price that buyers have paid for their
offsets. But P(~&E forecast that it would pay about $9.7t per ton for its Garcia River offsets.
That's significantly more than the $3 to $4 per ton that buyers on the Chicago Climate Exchange are
willing to pay for forest offsets from elsewhere.
"A California Climate Action Registry ton is the most sought after and has the highest value in the market
at this point,' said Sean Carney, a carbon market specialist with CantorCO2e.
Both the price and demand for forest offsets could grow as the United States takes steps to combat climate
change. For instance, California is currently developing a "cap and trade" system that would limit
greenhouse gas emissions by large businesses, while letting them buy credits for CO{-2} reductions made
by other entities.
Such asystem -which might also be adopted by the federal government someday -would take demand for
forest offsets to a whole new level.
But some private forest owners warn that the complexity of the state's offset rules will make it impossible
for them to enter the market.
They are lobbying, among other things, to remove the requirement that forest owners sign a permanent
conservation easement.
"We have members who are very interested but simply will not put gland-use restriction on their property
in perpetuity," said Steve Brink, vice president of the California Forestry Association.
Over the next few months, state officials will have to reconcile two potentially conflicting goals for the
forest offset program -broadening participation to include more forest lands, while also maintaining the
program's integrity.
"California's forest protocols have been a fabulous success in setting a legitimate standard and forcing
forests to be recognized as a part of climate mitigation," said Tuttle, the former forestry director. "There
may be some places where changes can be made. But the value of a carbon credit is its legitimacy. If you
blow its credibility, you blow its value."
What are carbon offsets9
Carbon offsets are voluntary payments made by individuals or organizations to support projects that
reduce the level of greenhouse gases in the atmosphere.
Someone taking a plane flight to New York, for instance, might purchase offsets in a new solar power
facility to compensate for the greenhouse gaseB generated by burning jet fuel during the flight.
http:!/wwwsfgate.com/cgi-bin/article.cgi7~/c/a/2008/09/07/MNQNIILLL6.DTL&type=printable 9/9/2008
Crs.tics rompaxe carbo^ c>tfsets to the medieval practice of buying indulgences - a way to atone for c-ne's
environmentiil sins by writing a check rather than making tough lifestyle changes.
But supporters say offsets can be a useful last step for people who have already taken all feasible steps to
reduce.their energy use.
They also say that today's voluntary offset market is good practice for a future "cap and trade" system,
where large industries will have to limit their greenhouse gas production but may buy the right to produce
excess gases from other companies that are under their limit.
Offsets are measured in metric tons of carbon dioxide emissions.
How to buy forest offsets
Individuals or businesses interested in buying carbon offsets in the Garcia River or Van Eck forests can go
about it in a couple of ways:
-- Buy Garcia River offsets through PG&E's ClimateSmart program. See www.pge.com/climatesmurt.
PG8cE lets customers offset the CO{-z} emissions from their electricity and gas usage at a rate of about $to
per ton of carbon dioxide emission reductions. An average residential customer would pay $4 to $5 per
month to offset electricity and gas usage.
-- Buy Van Eck offsets through a company called Green Mountain Energy at www.begreennow.com. It
chazges $19.95 for one metric ton of carbon dioxide emission reductions.
-- Both Garcia River and Van Eck offsets are also available for $io to $i5 per ton through a company
called 3 Degrees, although they are not mentioned on the fum's Web site. See www.3degreesinc.com, or
to specifically request offsets from Gazcia River or Van Eck, call (866) 476-9378•
For more information on the science and economics of carbon offset forests, see
www.epa.gou/sequestration/index.htmlor linkssfgate.com/ZETG.
E-mail Ilana DeBare at idebare cr sfchronicle.com.
http://sfgate.com/cgl-bin/article.cgl7f=/c/a/2008/09/07/MNQN 11 LLL6. DTL
This article appeared on page A - 1 of the San Francisco Chronicle
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ITEM NO.: ga
MEETING DATE: September 17, 2008
AGENDA SUMMARY REPORT
SUBJECT: INTRODUCTION OF ORDINANCE AMENDING DIVISION 9, CHAPTER 2 (ZONING) TO
IMPLEMENT THE GENERAL PLAN HOUSING ELEMENT
Background: The Planning Commission and Staff are recommending that the City Council introduce an
ordinance amending the City zoning regulations to implement provisions of the General Plan Housing
Element. The recommended modifications to the existing regulations help facilitate infill residential
development in various districts, and provide reasonable housing accommodations for the disabled.
The Planning Commission conducted a public hearing, made minor modifications to the recommended
language, and voted unanimously to recommend City Council introduction of the ordinance.
Discussion: As indicated above, the project is an amendment to the Zoning code to modify various
development standards, facilitate infill development and implement the Housing Element as it relates to these
issues. The proposal is summarized below. The full text of the proposal appears in Exhibit A attached to the
proposed Ordinance (Attachment 1), which shows how the code would be amended, accompanied by a short
discussion of each proposed change.
C-1 and C-2 zones: Repeal the maximum 40% lot coverage requirement. Reduce front setbacks to 5
feet. (Housing Element IP-2.6.1)
2. C-1 zone: Allow residential density to be based on the total project site including the commercial
portion, but not to exceed 1 unit per 1500 square feet. (Housing Element IP-2.6.1)
3. Condominiums: Allow reduced average building site areas in R-1 and R-2 zone. Allow reduced lot
width in R-1, R-2, C-N, C-1 and C-2. Allowed reduced setbacks. (Housing Element IP-2.6.1)
4. Allow parking reductions for affordable housing, special needs housing and residential mixed use
projects. (Housing Element IP-2.6.1)
Continued on
Recommended Action(s): 1) Conduct a public hearing; and 2) Introduce by title only the ordinance
amending Division 9, Chapter 2 of the City Code.
Alternative Council Option(s): Do not introduce the ordinance and provide direction to Staff.
Citizens advised: Publicly noticed according to the requirements of the City Code
Requested by: Planning Commission
Prepared by: Charley Stump, Director of Planning and Community Development
Coordinated with: Jane Chambers, City Manager and David Rapport, City Attorney
Attachments: 1) Proposed Ordinance and Exhibit A
2) Excerpt from the General Plan Housing Element
3) Planning Commission Minutes, dated June 25, 2008
Approved: r" '~
e Chambers, City Manager
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 2 of 22
5. Add 'reasonable accommodation' provisions for persons with disabilities without a variance (for
example, reduced setback for installation of ramp.) Housing Element IP-3.6.3 Reasonable
Accommodation for Persons with Disabilities
6. In all zones, allow one parking space within the setbacks on a driveway.
If the City Council introduces the proposed Ordinance, Exhibit A will be prepared in proper format (deleting
discussion statements) prior to formal adoption.
Environmental (CEQA) Determination: Staff concluded and the Planning Commission agreed that the
proposal was exempt from the requirements of the California Environmental Quality Act pursuant to Section
15061 (b)(3), because it can be seen with certainty that no physical change to the environment will occur.
General Plan Consistency: The amendment implements and is consistent with General Plan Housing
Element Implementation Programs IP-2.6.1 and IP-3.6.3 addressing infill development and reasonable
accommodation.
PLANNING COMMISSION MODIFICATIONS: The Planning Commission made two minor modifications to
Staff's recommendations. First, it kept a ten foot (10') front yard setback in the C-2 zone for both single and
multiple story buildings (Section 9099). Staff was recommending five feet (5'). Second, it established a
twenty foot (20') front yard setback for condominiums rather than the recommended fifteen feet (15').
CONCLUSION: The City adopted its new General Plan Housing Element in 2004. Staff has been
implementing the programs and directives of the Element since that time. Various implementation
measures contained in the Element direct that the Zoning Code be amended to encourage infill residential
development. Specifically, the Element directs that yard setback requirements, lot coverage standards, lot
width requirements, parking standards, and site area requirements be modified to provide greater flexibility
and opportunity for medium and high density development in commercial zoning districts. The
modifications also would provide a process for filing a request for Reasonable Accommodation (exceptions
to standards) for persons with disabilities.
The Planning Commission reviewed the proposed code amendments, made a few modifications, and voted
unanimously to recommend City Council approval.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budoeted Source of Funds (title and #) Account Number Addit. Appropriation Requested
Subject: Zoning Ordinance Amendment- Housing Element
Meeting Date: September 17, 2008
Page 3 of 22
ATTACHMENT NO. 1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING CHAPTER 2 (ZONING) OF DIVISION 9 OF THE UKIAH CITY CODE
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE
Pursuant to Section 9265 of the Ukiah City Code, Division 9, Chapter 2 (Zoning) is amended to
repeal the maximum forty percent lot coverage requirement and address setbacks, allow relaxed standards
for condominium development, allow parking reductions for affordable housing, special needs housing and
residential mixed use projects in the C-1 and C-2 zoning districts, add Reasonable Accommodation
provisions for disabled persons, and in all zones allow one parking space located within the setbacks on a
driveway, as indicated on the attached Exhibit "A."
SECTION TWO
The amendment to Chapter 2 of Division 9 of the Ukiah City Code includes amending Subsection B
of Section 9084 to allow density averaging in the C-1 district, amending Subsections A and B of Sections
9085 and 9099 to reduce the front setback to five feet in the C-1 and C-2 districts, repeal Subsection C of
Sections 9087 and 9101 eliminating the lot coverage requirement in the C-1 and C-1 districts, amending
Subsection C and adding Subsection K to Section 9150 increasing density allowances and adjusting
setbacks for condominium units, adding Section 9186 providing a procedure for persons with disabilities to
request a reasonable accommodation, adding Subparagraphs A7, A8 and A9 to Subsection A of Section
9198 to allow consideration of reduced parking requirements for specific housing types, amending
Subsection F of Section 9197 to make wording of design standards for parking areas consistent, repeal
Section 9212 which duplicates another section, and amending Subsection B of Section 9278 allowing one
uncovered parking space on the driveway within the setback.
SECTION THREE
This amendment to Chapter 2 of Division 9 of the Ukiah City Code is necessary to implement the
General Plan Housing Element and promote residential infill development and efficient land use.
SECTION FOUR
Staff concluded and the Planning Commission agreed that the proposal was exempt from the
requirements of the California Environmental Quality Act pursuant to Section 15061 (b)(3), because it can
be seen with certainty that no physical change to the environment will occur.
SECTION FIVE
This Ordinance shall be published as required by law in a newspaper of general circulation
published in the City of Ukiah.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 4 of 22
SECTION SIX
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Passed and adopted on , by the following roll call vote:
Douglas F. Crane, Mayor
ATTEST:
Linda Brown, City Clerk
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 5 of 22
EXHIBIT A
TEXT OF PROPOSED AMENDMENT SHOWING CHANGES,
AND DISCUSSION OF EACH MODIFICATION
Proposed deletions are marked by stfikeeut; proposed additions are underlined. Discussion of each
proposal follows each section.
9084: BUILDING SITE AREA REQUIRED: (C-1 Zone) Subsection B of Section 9084 of the Ukiah City
Code is hereby amended to read as follows
B. For each family unit intended to occupy any building or group of buildings a minimum of one thousand
five hundred (1,500) square feet of site area. The total number of residential units allowed in mixed use
the entire oroiect site including the portion devoted to commercial uses
DISCUSSION: Housing Element IP-2.6.1 states: Consider adding "The maximum residential density in
mixed use developments shall be similar to that of the R-3 District, namely 29 du/acre" Staff notes that the
current standard -- one unit per 1500 square feet - is already equivalent to the R-3 zone. The proposal
would allow an average of one unit per 1500 square feet over the entire site including the commercial
portions. Environmental impact: Not significant. The proposal clarifies that the entire site may be
considered when calculating the allowed number of units, thereby facilitating second or third story
residential development. The average residential density would not be exceeded over that currently allowed
on a C-1 site.
9085: REQUIRED YARD SETBACKS IN C-1 ZONE: Subsections A and B of Section 9085 of the Ukiah
City Code are hereby amended to read as follows:
A. Front Yards For Single-Story Buildings: ^^ ~^`~ '^+^=^ ° a I + '•+ +~ ~ a
D ` "" + °1 !!:_ The front setback line shall be a minimum of five feet (5') ~f°,~~'~)
measured from the street right of way line fronting such lot (generally being the rear edge of sidewalk). ;
0
ro4h`..~L nL...ll .. ..L.
...........~. .•~~.. ~~ "YF"P
B. Front Yards For Multiple-Story Buildings:
aka The front setback line
sesend-story-shall be a minimum of "'+^^~feet~7 five feet (5') measured from the street right of way line
fronting such lot (generally being the edge of sidewalkl. , ~
ro1h.+.~L nL..,ll .. ^L.
................ ...~~ ..'.r~~.
DISCUSSION: Subsections A and 8: Addresses Housing Element IP-2.6.1 which states: Reduce the
setback requirements in the C-1 and C-2 zoning districts for multiple-story buildings to 3 feet from edge of
the sidewalk.
The adopted setback requirement for multiple story buildings in the C-2 district is 10 feet for the first story
and 15 feet for the second story measured from the street right of way line fronting each side of the lot, with
an exception where 50 percent of one side of the block is already built out, the average setback shall apply.
Staff proposes a 5 foot setback since architectural elements may extend 2 feet into the setback per Section
9179 and the Building Official is concerned about setbacks of less than 5 feet.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 6 of 22
9087: ADDITIONAL REQUIREMENTS IN C-1 ZONE: Subsection C of Section 9087 of the Ukiah City
Code is hereby repealed.
0
1~1~~ ,
DISCUSSION: Implements Housing Element IP-2.6.1 which states: Eliminate the maximum lot coverage
requirement of 40 percent in the C-1 and C-2 districts. Satisfaction of the zone requirements (such as
parking, landscaping, setbacks, etc.) would guide lot coverage. Environmental impact: The General Plan
currently limits development in the Commercial classification to a 40% floor area ratio, which is even more
restrictive (a two story building may cover only 20% of the lotJ. Therefore, the General Plan controls and
there is no impact.
9099: YARDS REQUIRED IN C-2 ZONE: Subsections A and B of Section 9099 of the Ukiah City Code are
hereby amended to read as follows:
A. Front Yards For Single-Story Buildings: On both interior and corner lots the front setback line shall be a
minimum of ten feet (10') measured from the street right of way line fronting such lot. ,except-;:tee
0
y~
B. Front Yards For Multiple-Story Buildings: The front setback line shall
be a minimum of ten feet (10') measured from the
street right of way line fronting each side of the lot. ~
DISCUSSION: Same as for Section 9085, Subsections A and 8.
9101: ADDITIONAL REQUIREMENTS IN C-2 ZONE: Subsection C of Section 9101 of the Ukiah City Code
is hereby repealed:
0
DISCUSSION: Same as for amendment to Section 9087 in C-1 Zone.
9150: CONDOMINIUM DEVELOPMENT STANDARDS: Subsection C of Section 9150 of the Ukiah City
Code is hereby amended, and Subsection K is hereby added, to read as follows:
C. Density: The maximum allowable density in any residential or mixed residential/commercial use
condominium development to be constructed or converted shall be that of the district within which the
development is located, except as follows. For the purposes of this section building site area minimum
means the averace (mean) building site area for all residential units
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 7 of 22
1. R-1, Single-Family Residential District: The building site area required for each dwelling unit shall
be a minimum of six four thousand five hundred (4 5001 (~990j square feet, or a minimum of three
thousand (3 000) square feet when second units are prohibited The minimum width of anv lot shall be
fortv feet (40').
2. R-2, Multiple-Family Residential District: For each family unit intended to occupy any building or
group of buildings on such building site, a minimum of three thousand (3,000) square feet of site area,
or a minimum of one thousand five hundred (1 500) square feet of site area when second units are
prohibited. The minimum width of anv lot shall be fortv feet (40') or as determined through a site
development permit process.
3. R-3, General Multiple Residential District, C-N Neighborhood Commercial District gad C-1, bight
Community Commercial District and C-2 Heaw Commercial District: For each family unit intended to
occupy a building or group of buildings on such building site, there shall lie at least one thousand five
hundred (1,500) square feet of site area. The minimum width of anv lot shall be fortv feet (40') or as
determined through a site development permit process
K. Yard Setbacks:
1. R-1 District. The front vard setback shall be a minimum of twenty feet (20') except the front vard
setback for lots internal to or fronting streets within the development shall be a minimum of ten feet
LO'). Side and rear setbacks abutting property that is not part of the development shall be a minimum
of five feet (5'). Side and rear setbacks internal to the development may be reduced to zero feet (0')
2. Other Districts Side and rear setbacks abutting property that is not part of the development but is
zoned or used for residential purposes shall be a minimum of five feet (5') except second or higher
stories shall be set back a minimum of ten feet (10') Side and rear setbacks internal to the
development may be reduced to zero feet (0')
DISCUSSION: Amendment to Subsection C implement Housing Element IP-2.6.1 which states: Revise the
density requirements in Article 12, Condominium Development, §9150 as follows: "The maximum allowable
density in any residential or mixed-use condominium to be constructed shall be that of the district within
which the development is located as follows, and §9150. C.3 to include R-3, C-N, C-1 Light Commercial and
C-2 districts.
To facilitate condominiums as infill projects, staff proposes average building site areas to reduce the
potential that a zone change to Planned Development would be required. The proposal is consistent with
the R-1 and R-2 densities by prohibiting second units in addition to the proposed higher densities. The
minimum width is 40 feet, corresponding to the width on nonconforming lots less than 4,500 square feet in
the R-1 zone.
Staff notes that 6, 000 square foot minimum lots is not land efficient and reduces the incentive for two-story
development. Increasing infill and compact development is predicated on increased density and floor area
ratios.
The addition of Subsection K allows adjustment of yards to facilitate infill. Otherwise, a variance or rezoning
to PD maybe required.
Environmental Impact: The modification to density is essentially equivalent to the density when second
units are allowed and therefore does not represent a substantial impact. The modifications facilitate infill
projects which are generally categorically exempt per Section 15332.
Subject: Zoning Ordinance Amendment- Housing Element
Meeting Date: September 17, 2008
Page 8 of 22
9186: REASONABLE HOUSING ACCOMMODATION FOR DISABILITY. Section 9186 of the Ukiah City
Code is hereby added to read as follows:
9186• Reasonable Housing Accommodation for Disability:
or any entity when the application of a regulation under this Chapter acts as a barrier to fair housing
opportunities In general a person with a disability is a person who has a physical or mental impairment
that limits or substantially limits one or more major life activities anyone who is regarded as having such
siting placement construction development or use of housing or housing-related buildings structures
and facilities that would eliminate regulatoN barriers and provide persons with a disability equal
opportunity to housing of their choice
documentation of the disability and any other information required to make the determinations required
by this section.
C Applications for Reasonable Accommodation shall be reviewed by the Director of the Department of
D The Director of the Department of Planning and Community Development or designee shall make a
applications submitted for review with concurrent applications may be processed in the manner and time
frame for the concurrent application The written decision to grant or deny an application for Reasonable
Accommodation shall be consistent with the Federal Fair Housing Act and California Fair Employment
and Housing Act (`the Acts') and shall be based on the following factors:
1 Whether the housing that is the subject of the request will be used by an individual with a disability as
defined under the Acts.
2 Whether the request for is necessary to make specific housing available to an individual with a
disability as defined under the Acts.
3 Whether the request would impose an undue financial or administrative burden on the Citv of Ukiah,
or require a fundamental alteration in the nature of a City program or law.
4 Whether the request would pose impacts to surrounding uses.
5 Whether the request is based on the attributes of the property and structures.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 9 of 22
In granting an application for Reasonable Accommodation the Director may impose anv conditions of
notice thereof.
E The decision of the Director may be appealed in the same manner as anv apoeal from the determination
of the zoning administrator regarding minor discretionary planning permits in article 20 of this chapter
DISCUSSION: Housing Element IP-3.6.3 Reasonable Accommodation for Persons with Disabilities states:
"Carry out a review of the City's land use and building regulations to identify constraints that may exist for
the provision of housing for persons with disabilities, and adopt measures to facilitate reasonable
accommodations for persons with disabilities. Examine, for example, the cost of obtaining building permits
for ADA related retrofit projects. Publicize revisions to land use regulations providing for reasonable
accommodation for persons with disabilities." Staff notes that the proposal would implement this `SB 520'
provision as relates to the zoning code. An example of a reasonable accommodation is allowing a reduced
setback when necessary for installation of a ramp on an existing developed lot (when not otherwise subject
to ADA requirements), which would otherwise encroach into a setback and require a Variance.
Environmental impact: None. The proposal provides a mechanism for implementing a state law which
requires impediments to housing opportunities. Such deviations are considered on a case by case basis,
and are likely to be so limited in number and minor in scope (such as alterations to setbacks for ramps) that
no environmental effect will occur.
9197: DESIGN STANDARDS FOR PARKING AREAS: Subsection F of Section 9197 of the Ukiah City
Code is hereby amended to read as follows:
F. Wall to Wall for Double Aisle
Where posts, columns, or other architectural appenditures, other than wheel stops, are located within
parking areas, such posts, columns, or other appenditures shall not be permitted to be calculated within
the required minimum parking dimensions set forth above. Further, such posts, columns, or other
appenditures shall not interfere with vehicular movement and parking or the opening of vehicular doors.
DISCUSSION: Proposed for consistency. Environmental impact: None, proposal is a clarification.
9198: OFF-STREET PARKING -NUMBER OF PARKING SPACES REQUIRED: Subsection A of Section
9198 of the Ukiah City Code is hereby amended by adding Subparagraphs A7, A8 and A9 to read as
follows:
A 7 Special Needs Housing In anv district the Planning Director may approve a reduction in parking
requirements not exceeding thirty percent (30%) for housing proiects with at least four (4) living units
reserved for seniors disabled persons emergency shelters transitional housing single room
occupancies or other special needs housing with reduced parking demand based on factors such as
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 10 of 22
recorded in the office of the County Recorder.
A 9 Residential Mixed Use Proiects• In any district the sum of the separate parking requirements for
DISCUSSION: Implements Housing Element IP-2.6.1 which states: `Amend Article 17. Off-Street Parking
and Loading to establish flexible parking standard for mixed uses in commercial zoning districts: Consider a
reduction of up to 35 percent where day/night uses occur in mixed-use developments. (This would involve
revisions to §9198. G. 7 regarding Mixed UsesJ. Consider reducing parking requirements for senior housing
developments by 30 percent or more. Consider permitting a basic 20 percent reduction in parking
requirements for deed-restricted affordable housing units and for mixed use housing."
Staff notes that Section 9198. G.7 referenced above governs industrial uses and does not need to be
amended.
Environmental impact: No impact. The proposal allows flexibility in parking standards to be considered
when warranted due parking demands of the specific use.
9212: FUNCTION: Section 9212 of the Ukiah City Code is hereby repealed
pO~O CI 1~I!'TIll~l TL. L P f fL. .,r1...'n'n4ro4r.. c +2~n6ia
DISCUSSION: The information is a/ready set forth in Section 9268: Zoning Administrator. Environmental
impact: None, proposal is a correction.
9278: pEFINITIONS: The definition of Off-Street Parking under Subsection B of Section 9278 is hereby
amended to read as follows:
OFF-STREET PARKING: Required on-site parking beyond all setback lines of a lot.
driveways) emergency services vehicle access will not be obstructed no portion of the parking space
shall encroach into the public right-of-way and a minimum setback of five feet (5'1 from adjacent lots
zoned or used for residential purposes shall be maintained Relief from this requirement may be pursued
through the use permit process pursuant to article 20 of this chapter.
parking may be required to be recorded in the office of the County Recorder. For the purposes of this
Subparagraph 'senior' means a person 62 years of ape or older or 55 years of ape in a senior atizen
housing development as defined in Section 51 3 of the California Civil Code.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 11 of 22
DISCUSSION: The proposed change to Section 9278 would allow one uncovered space within a setback,
but reduce impacts to adjacent residential uses by maintaining a 5 foot setback from adjacent lots.
Environmental impact: None. The intent is to address a technical issue, and thereby allow parking in
driveways to be counted as legal parking spaces.
Subject: Zoning Ordinance Amendment- Housing Element
Meeting Date: September 17, 2008
Page 12 of 22
Attachment No. 2
Excerpts from the General Plan Housing Element
Policy H-2.6Regulatorv Changes to Facilitate Housing: Consider amendments to the Zoning Ordinance that would
facilitate housing construction.
IP-2.6.1 Zoning Ordinance Amendments: Adopt the following amendments:
i. Reduce the setback requirements in the C-1 and C-2 zoning districts for multiple-story buildings
to three feet from edge of the sidewalk. (The current setback requirement for multiple story
buildings in the C-2 district is 10 feet for the first story and 15 feet for the second story measured
from the street right-of--way line fronting each side of the lot, with an exception where 50 percent
of one side of the block is already built out, the average setback shall apply.)
ii. Eliminate the maximum lot coverage requirement of 40 percent in the C-1 and C-2 districts.
(Reduction in lot coverage requirements is now permitted only by means of a discretionary
permit or where off-site parking is provided through a parking district.)
iii. Revise the density requirements Article 12 Condominium Development, §9150 C. Density as
follows: "The maximum allowable density in any residential or mixed-use condominium to be
constructed shall be that of the district within which the development is located as follows:" and
§9150.C.3.. R-3, General Multiple Residential District, C-N Neighborhood Commercial, C-1
Light Commercial and C-2 Heavy Commercial districts....."
iv. Add to Article 7: Additional Requirements in the C-1 Community Commercial District and to
Article 8: Additional Requirements in the C-2 Heavy Commercial District the following: (a) "The
ground floor area facing the street shall be used only for non-residential uses in mixed use
developments", and (b) "The maximum residential density in mixed use developments shall be
similar to that of the R-3 District, namely 29 dulacre".
v. Amend Article 17. Off-Street Parking and Loading to establish flexible parking standard for
mixed uses in commercial zoning districts. Consider a reduction of up to 35 percent where
day/night uses occur in mixed-use developments. (This would involve revisions to §9198. G.7
regarding Mixed Uses.)
vi. Amend Article 17. Off-Street Parking and Loading to specifically reduce parking requirements for
senior housing developments by 30 percent or more.
vii. Amend Article 17. Off-Street Parking and Loading to permit uncovered parking spaces for
LiveNVork Units.
viii. Amend Article 17. Off-Street Parking and Loading to permit a basic 20 percent reduction in
parking requirements for deed-restricted affordable housing units and for mixed use housing.
ix. Consider adopting a Small Lot Subdivision Ordinance that would allow Z-lots, zero lot lines,
tandem driveways and other features to facilitate the construction of affordable housing on
smaller lots.
Policy H-3.6Housing for the Disabled: Continue to facilitate barrier-free housing in new development.
IP-3.6.1 Accessible Units for the Phvsicallv Disabled: Revise the Zoning Ordinance to require at
least 10 percent of new residential projects and 20 percent of ground floor apartment and
condominium units for residential projects 10 units or larger be accessible for physically disabled
persons. Ensure that these units are barrier-free consistent with federal Americans with Disabilities Act
(ADA) and State standards.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 13 of 22
IP-3.6.2 Fundino Accessibility Improvements: Consider subsidizing the construction of renovations
and improvements that improve the accessibility to housing for seniors and persons with disabilities.
IP-3.6.3 Reasonable Accommodation for Persons with Disabilities: Carry out a review of the
City's land use and building regulations to identify constraints that may exist for the provision of
housing for persons with disabilities, and adopt measures to facilitate reasonable accommodations for
persons with disabilities. Examine, for example, the cost of obtaining building permits for ADA related
retrofit projects. Publicize revisions to land use regulations providing for reasonable accommodation
far persons with disabilities.
Subject: Zoning Ordinance Amendment- Housing Element
Meeting Date: September 17, 2008
Page 14 of 22
ATTACHMENT NO. 3
Planning Commission Minutes
June 25, 2008
9B. Ordinance Amendment No. 08-18, amending Ukiah City Code, Division 9, Chapter 2 (Zoning) to
address various setback issues and facilitate infill, including amendments to R-1, R-2 C-N, C-1 and C-2 zones,
and implement the Housing Element as it relates to these and other issues. CEQA document: Exempt
Planning Director Stump commented the proposed Ordinance .Amendment amends Ukiah City Code, Division 9,
Chapter 2 (Zoning) to address various setback issues and facilitate infill, including amendments to R-1, R-2, C-N, C-1
and C-2 zones and implement the Housing Element as it relates to these and other issues. The project is exempt from
CEQA review. The proposed amendment implements and is consistent with General Plan Housing Element
Implementation Programs IP-2.6.1 and IP-3.6.3.
The full text of the proposal appears in Attachment 1 showing how the Code would be amended, accompanied by a
short discussion of each proposed change. Attachment 2 provides the revised text.
The proposed Ordinance Amendment and Housing Element Implementation involve:
1. Second units in all zones. Clarify how setbacks apply to attached and detached second units.
2. R-1 zone: Clarify setbacks for garages and corner lots, and allow the extension of legally existing
structures in side or rear setbacks subject to stated criteria.
3. C-1 and C-2 zones: Repeal the maximum 40% lot coverage requirement. Reduce front setbacks to 5
feet. (Housing Element IP-2.6.1)
4. C-1 zone: Allow residential density to be based on the total project site including the commercial portion,
but not to exceed 1 unite per 1500 square feet. (Housing Element IP-2.6.1)
5. Condominiums: Allow reduced average building site areas in R-1 and R-2 zone. Allow reduced lot width in R-
1, R-2, C-N, C-1 and C-2. Allowed reduced setbacks. (Housing Element IP-2.6.1)
6. Allow parking reductions for affordable housing, special needs housing and residential mixed use
projects. (Housing Element IP-2.6.1)
7. Add reasonable accommodation provisions for persons with disabilities without a variance. Housing Element
IP-3.6.3 Reasonable Accommodation for Persons with Disabilities.
8. In all zones, allow one parking space within the setbacks on a driveway.
Staff noted items 3 through 7 represent proposed Housing Element implementation.
Chair Pruden recommended review of the proposed Ordinance Amendment section by section as provided for in the
'Text of Proposed Amendment Showing Changes, and Discussion of Each Modification' (Attachment 1-1 ). She noted
the proposed deletions are by marked by strikeout and the proposed additions are underlined in the text.
Planning staff and the Commission discussed the proposed amendments as recommended by staff as follows:
9016: ALLOWED USES. Section K
• Establishes the minimum yard setback requirements for all second dwelling units in the R-1 zone and provides
that existing detached structures proposed for conversion or alteration to accommodate a second dwelling unit
shall comply with the yard setback requirements, as recommended on page 3 of the staff report.
• Where a second unit will occupy a portion of a detached building, only that portion occupied by the second unit
need comply with the yard setbacks. Second units attached to a principal residence (such as an addition or
second story over an attached garage) must comply with the same setbacks as the principal unit.
• If the subject parcel abuts a differently zoned parcel, the side and rear yard setbacks shall be the same as the
adjoining parcel.
• Chair Pruden stated while this section applies to new construction, she inquired about legal non-conforming
buildings in older neighborhoods and what happens in cases where there is an existing non-conforming
garage structure and a second unit is proposed for the site relative to compliance with the yard setback
requirements.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 15 of 22
In some legally non-conforming neighborhoods where the setback requirements may vary and/or the 50%
average setback exception rule does not apply, a Use Permit would likely be necessary for the second unit to
comply with the yard setback requirements.
• Planning Director Stump was in agreement a Use Permit would be required.
The Commission supports amending Zoning Code Section 9016 and recommended no changes/additions.
9020: REQUIRED YARD SETBACKS, (R-1 Zone) Subsections A, B, C and D (amend) and add subsection F, as
recommended on pages 4 and 5 of the staff report.
This section of the zoning code pertains to structures that are attached including second units and garages. The
setbacks for accessory structures shall apply to any detached structure including detached second units and garages.
The purpose of establishing yard areas in the R-1 Zoning district is to ensure open spaces, and a low density
appearance to single-family residential neighborhoods. In the R-1 district, yards shall be in the following widths, as
measured from the street right of way:
A. Front: 20 feet for residences and 30 for accessory structures.
B. Sides: 10 feet for residences and 5 feet for accessory structures.
C. Rear: 20 feet for residences and 5 feet for accessory structures.
D. Corner Lots, the proposal is, "On the street side of corner lots facing the front or main
entrance of the principal residence, there shall be a front setback line of 20 feet for residences
and 30 feet for accessory structures. A front yard setback of the 20 feet for residences and accessory
structures on the other street side of the list is requires." Except in cases where 50% of the
same side of the block is already built out, then the average setback shall apply. The 50%
average setback exception does not apply to detached accessory structures.
F. The proposal is, "The first story of legally existing structures (including
accessory structures) with nonconforming side or rear setbacks may be altered or extended
along the same or a lessor nonconforming setback line for a distance not to exceed a cumulative
lifetime total of 50% of the length of the nonconforming section, provided that a minimum yard setback of
5 feet shall be maintained."
Chair Pruden noted the Planning Commission's directive of May 9, 2007 concerning subsection D, clarifies
that garages on the street frontage adjoining the side of the unit may be located 20 feet from the street
wherein staff supports an alterative section, 'on corner lots, a front setback line of 20 feet on each street side
of a corner lot shall apply to all residences and accessory structures. Side yard setbacks shall apply to the
other 2 lot lines. In the case of a corner lot with more than 4 lot lines, rear yard setback shall apply to those
additional lines farthest from the street frontages.'
Commissioner Landis supports the concept of allowing for more space that can be used for living and favors
the proposed alternative language.
The Commission supports the proposed amendments to the subsections of Zoning Code Section 9020 with the
proposed alternative language for Subsection D as referenced above.
9035: REQUIRED YARD SETBACKS: (R-2 Zone) Subsection A (amend)
A. Front: 15 feet for dwellings and accessory structures, and 25 feet for detached
garages.
The Commission supports the language change for Subsection A.
9084: BUILDING SITE AREA REQUIRED: (C-1 Zone) Subsection B (amend)
B. For each family unit intended to occupy any building or group of buildings a minimum of
1500 square feet of site area. The total number of residential units allowed in mixed use projects may be
based on an average of one unit per 1500 square feet over the entire project site including the portion
devoted to commercial uses.
• Chair Pruden expressed concern regarding this subsection and inquired whether the minimum of 1500 square
feet site area is the standard for a housing unit.
• Planning Director Stump stated the standard pertains to mixed use projects. He noted the current standard
of one unit per 1500 square feet is already the equivalent in the R-3 zone.
Subject: Zoning Ordinance Amendment- Housing Element
Meeting Date: September 17, 2008
Page 16 of 22
• The Housing Element provides that consideration be given to adding the maximum residential density in mixed
use development similar to that of the R-3 District, which is 29 dwelling units per acre as provided for in the
Housing Element. The proposal would allow an average of one unit per 1500 square feet over the entire site
including the commercial portions and clarifies that the entire site may be considered when calculating the
allowed number of units, thus facilitating second or third story residential development. The average residential
density would not be exceeded over that currently allowed on a site in the C-1 Zone.
• Chair Pruden commented projects are evaluated on the total number of units per acre as opposed to square
footage per unit.
• Planning Director Stump stated the proposed new language 'the total number of residential units allowed in
mixed use project based on an average of one unit per 1500 square feet' is consistent with the current density
requirements in the R3. Formerly in mixed use cases the land area was considered for the residential use and
not for the commercial use wherein the proposed amendment allows the entire site to be considered when
calculating the allowed number of units and this is intended to facilitate second or third story residential
development.
• There was discussion about older historical buildings having a zero lot line, such as the Palace Hotel and
mixed use circumstances involving a residential component conversion. If the bottom floors of such buildings
remain commercial there would likely be no problem. However, in situations in the Downtown Core where
many buildings have a zero lot line where residential uses of two and three story apartments are proposed, the
yard setback standards may not be appropriately met.
• Staff commented on the above discussion and stated the amended standards apply only for mixed use
projects in the C-1 zone (Community Commercial). This statute would not apply to projects having only a
commercial component.
• Chair Pruden stated unlike buildings in the Downtown, buildings in other areas have parking lots and more
open space. No calculations for parking and/or yard setbacks except for zero lot line and common wall issues
are necessary for the older buildings in the Downtown. She supports that applicants can seek relief from the
required yard setback standards in the event of an apartment conversion for a mixed use project relative to an
older building in the Downtown, since there is no additional space allowance for many of the lots in the
Downtown.
The Commission supports amending Subsection B of Zoning Code Section 9084 as recommended by staff.
9085: REQUIRED YARD SETBACK IN C-1 ZONE: Subsections A and B (amend)
A. Front Yards for Single-Story buildings: The front setback line shall be a minimum of 5 feet measured from
the street right of way line fronting such lot (generally being the rear edge of sidewalk).
B: Front Yards for Multiple-Story Building: The front setback line shall be a minimum of 5 feet measured
from the street right of way line fronting such lot (generally being the edge of sidewalk).
StafFs discussion regarding modification to subsections A and B addresses Housing Element IP-2.6.1 that states,
'Reduce the setback requirements in the C-1 and C-1 zoning districts for multiple-story buildings to 3 feet from the
edge of the sidewalk.' The Housing Element also states consideration should be given in the C-1 and C-2 zones for the
ground floor area facing the street be used only for non-residential uses in mixed-use developments. Staff proposes:
• The requirement for commercial uses on the ground floor of buildings facing public streets not be mandatory,
but that residential density not be reduced. The proposed Form-Based Zoning Code includes requirements for
commercial uses on specific frontages. In the event policy boards desire to include such a provision, staff
would not support a uniform rule requiring commercial uses on C-2 frontages because the C-2 zone
emphasizes auto dominated and heavy commercial uses that are less compatible with residential uses and
would tend not to be located within the more walkable portions of the City. In the event policy boards desire
staff to require commercial uses on C-1 frontage, staff proposed subsection D to read, 'In mixed
commercial/residential use developments, the ground floor of buildings fronting public streets abutting the
perimeter of the development shall be restricted to nonresidential uses for a depth of at least 20 feet. Relief
from the requirement to locate commercial uses on the ground floor facing public streets may be pursued
through a use permit.'
• Commissioner Landis stated subsections A and B essentially contain the same language.
Staff clarified the language discrepancies between "generally being the rear edge of sidewalk" and "generally being the
edge of sidewalk" and noted the correct language is "edge" of the sidewalk.
The Commission supports to use the language from subsection A for both single-story and multiple-story buildings.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 17 of 22
• Planning Director Stump addressed the alternative language proposed in subsection D and how this could
work in conjunction with the Form Based Zoning Code.
• Chair Pruden commented the Main Street Program would be supportive of the zoning amendments because
the objective is to keep all businesses on the first floor of buildings for foot traffic purposes.
• Planning Director Stump reiterated relief from the requirement relative to locating commercial uses on the
ground floor facing public streets can be pursued through a use permit.
• Chair Pruden noted there are situations due to economic constraints where people both live and work on the
ground floor.
• Planning Director Stump stated the Planning Commission is responsible for determining whether the
proposed use permit could be detrimental to the public's health, safety and general welfare relative to quality of
life and health issues.
• Commissioner Molgaard commented the finding that the proposed use permit is detrimental to the health,
safety, and general welfare could essentially never be made in this instance. She supports having a more
defined definition of 'welfare' to clearing distinguish whether 'welfare' concerns housing or economic
development.
• Chair Pruden stated kitchen facilities on the bottom floor of a commercial business constitute a residential
use.
• Planning Director Stump stated seeking relief from the standard is an option.
• There was a discussion about the importance of requiring commercial uses on the ground floor of buildings.
The Commission further supports Subsection D in keeping with maintaining commercial uses on the ground floor on C-
1frontages.
9087: ADDITIONAL REQUIREMENT IN C-1 ZONE: Subsection C (repeal)
Staff's discussion: Implements Housing Element IP-2.6.1 which states: Eliminate the maximum lot coverage
requirement of 40% in the C-1 and C-2 districts. Satisfaction of the zone requirement (such as parking, landscaping,
setbacks, etc.) would guide lot coverage.
• Chair Pruden commented the General Plan controls development in the Commercial classification.
The Commission supports that subsection C is hereby repealed.
9099: YARDS REQUIRED IN C-2 ZONE: Subsections A and B (amend)
A. Front Yards for Single Buildings: On both interior and corner lots the front setback line shall be a
minimum of 5 feet measured from the street right of way line fronting such lot.
B. Front Yards for Multiple-Story Buildings: The front setback line shall be a minimum of 5 feet measured
from the street right of way line fronting each side of the lot.
• Chair Pruden is of the opinion that a 5-foot front setback for single and multiple buildings is appropriate in the
C-2 zone.
There was a discussion concerning whether buildings could potentially overhang/extend into the 5-foot setback
area.
Section 9099 was prompted by the Housing Element relative to policies that encourage SMART GROWTH and new
urbanism. These standards relate to the Form Based Zoning Code.
Chair Pruden addressed landscaping in the Downtown and stated one-foot planter areas were typically the
extent of landscaping in the Downtown in the 1950s where no vegetation has been able to flourish. She
commented on the proposed 5-foot front yard setback for multiple-story buildings and stated this standard
places a tall building close to the street. Buildings in the C-2 zone are often 'metal' and multi-story creating
massing quite close to the street, which does not leave sufficient space for landscaping. The question is
whether large commercial/industrial/light-manufacturing buildings that typically have less aesthetic articulation
should be allowed so close to the streeUsidewalk. In her opinion, the best fit for commercial/industrial
development in the C-2 would be the area between Thomas Street and Talmage Road.
• Planning Director Stump stated staff is looking at the C-2 zones and identifying areas where
commercial/industrial developments make the most sense since the demand for developments in the C-2 have
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 18 of 22
become less. He acknowledged the opportunity for light-manufacturing is important and careful attention to
areas that can effectively accommodate C-2 development should be given as opposed to rezoning for other
uses essentially eliminating the C-2 zoning designation. He commented on the matter of aesthetics and stated
the Commercial Design Guidelines do apply for developments in the C-2 zone even if it alight-manufacturing
building.
• There was discussion concerning the issue of parking in conjunction with the proposed standard.
• Chair Pruden inquired whether the Commission supports allowing for a minimum 5-foot front yard setback for
single-story buildings and a 10-foot front yard setback for multiple-story buildings.
• Chair Pruden stated industrial/light-manufacturing developments in the C-2 are not typically of aesthetically
high quality material because of the use wherein the development should be set back from the sidewalk for
aesthetic reasons.
• There was discussion about whether the proposed standard should be measured in terms of height rather than
stories.
The Commission supports 'cleaning up' the language for this section and allowing for the front setback line for single-
story buildings be a minimum of 10 feet for both interior and corner lots measured from the street right of way line
fronting such lot and the front setback line be a minimum of 10-feet for the first story of a multiple building and 10-feet
for the second story measured from the street right of way line fronting each side of the lot.
It was noted that an applicant can seek relief from the standard in the event he/she desires the front yard setback be
closer to the street.
9101: ADDITIONAL REQUIREMENT IN C-2 ZONE: Subsection C (repeal)
C: The maximum lot coverage shall be 40% of the gross size of the parcels. Relief from the lot .coverage
standard may be approved through the discretionary review process, based upon the size, scope, and intensity of
the development proposed.
• The Commission noted this section is the same as Section 9087 in the C-1 and this section pertains to the C-2
zone.
The Commission supports Subsection C is hereby repealed.
9150: CONDOMINIUM DEVELOPMENT STANDARDS: Subsection C (amend) and add Subsection K
C. Density: The maximum allowable density in any residential or mixed residential/commercial use
condominium development to be constructed or converted shall be that of the district within which the development is
located, except as follows:
For the purpose of this section, building site area minimum means the average building site area for all
residential units.
RR=1 Single-Family Residential District: The building site area required for each dwelling unit shall be a
minimum of 4,500 square feet or a minimum of 3,000 square feet when second units are prohibited. The
minimum width of any lot shall be 40 feet.
RR=2 Multiple-Family Residential District: The building site area required for each dwelling unit shall be a
minimum of 3,000 square feet of site area or a minimum of 1,500 square feet of site area when second units
are prohibited. The minimum width of any lot shall be 40 feet or as determined through a site development
permit process.
RR=3 General Multiple Residential District, C-N Neighborhood Commercial District and C-1 Community
Commercial District and C-2 Heavy Commercial District: For each family unit intended to occupy a building or group of
buildings on such building site, there shall be at least 1,500 square feet of site area. The minimum width of any lot
shall be 40 feet or as determined through a site development permit process.
K. Yard Setbacks
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 19 of 22
R-1 District The front yard setback shall be a minimum of 15 feet except the front yard setback for
lots internal to or fronting streets within the development shall be a minimum of 10 feet. Side and rear setbacks
abutting property that is not part of the development shall be a minimum of 5 feet. Side and rear setbacks
internal to the development may be reduced to zero feet.
Other Districts Side and rear setbacks abutting property that is not part of the development, but is zoned
or used for residential purposes shall be a minimum of 5 feet, except second or higher stories shall be set
back a minimum of 10 feet. Side and rear setbacks internal to the development may be reduced to
zero feet.
• Ghair Pruden questioned whether 4500 square foot lots should be considered when the standard has been
6000 square feet for a long time.
Planning Director Stump stated 4500 square foot lots are rather common in some areas of the community.
• It was noted the matter of density is the primary concern when considering the standard lot size for a building
unit.
• Commissioner Landis noted there was a time period when 4500 square-foot lots were permitted such as are
the lots on Gibson Street. What occurred on these lots in terms of the density issue is the construction of illegal
building on the site in addition to the single dwelling unit.
• Chair Pruden stated the proposed amendment pertains to condominium development in the R-1 zoning
district. The matter of condominium development in the PD zoning district is not addressed.
• Planning Director Stump commented the proposed standard would allow the opportunity for apartment
conversion to condominiums relevant, for instance, to older apartment complexes built in the 1950s on the
Westside of town. It would also allow the development of condominiums in the R-1 zone.
Commissioner Landis commented the proposed standard would also allow for cluster housing for active
seniors where land can be shared.
• Planning Director Stump cited the PD development on Low Gap Road as a good example of a quality design
of housing units on limited square footage. With regard to an amendment to Subsection C, the Housing
Element IP-2.6.1 says to revise the density requirements in Article 12, Condominium Development, Section
9150 as follows, "The maximum allowable density in any residential or mixed-use condominium to be
constructed shall be that of the district within which the development is located to include R-3, C-N, C-1 Light
Commercial and C-2 districts ° He re-emphasized the amendment only applies to condominiums.
.• Staff proposes to facilitate condominiums as infill projects by averaging building site areas to reduce
the potential that a zone change to Planned Development would be required. The proposal is
consistent with the R-1 and R-2 densities by prohibiting second units in addition to the proposed higher
densities. The minimum width is 40 feet, corresponding to the width on nonconforming lots less than
4500 square feet in the R-1 zone.
o Staff has noted that 6000 square feet minimum lots is not land efficient and reduces the incentive for
two-story development. increasing infill and compact development is predicated on increased density
and floor area ratios.
.• The proposed addition of Subsection K allows adjustment of yards to facilitate infill as an alternative to
requiring a variance or a rezone to PD.
The Commission commented on the Robert Clark development on Main Street as an example of an effective
use of land wherein a subdivision would be required for the apartment conversion to condominiums.
• Chair Pruden stated the question is whether the community desires the type of density associated with
Subsection C concerning condominium development in the R-1 neighborhood. She does not have a problem
with condominium development in the R-1 zone. However, with only 4500 square fees to work with for a
project, the project would be smaller, noting there is a difference between two-unit condominiums versus four-
unit condominiums on 6000 square feei. Also, the project must comply with the 30-foot height restriction.
Subject: Zoning Ordinance Amendment-HousingElement
Meeting Date: September 17, 2008
Page 20 of 22
Chair Pruden commented the 'smaller the project, the less impact there is to the neighborhood '
Commissioner Landis stated the community has learned from SMART GROWTH concepts that mixed uses
are compatible in neighborhoods. Creating a heterogeneous community where all income levels live side-by-
side can work positively for the good of the community. She favors neighborhoods that are eclectic having
mixed use when possible allowing neighborhoods to have character.
It was noted in residential neighborhoods were there are apartments and the density is higher and/or there are
small markets such as the one located on the Westside of town, it is important for the property owners to be a
good neighbors in terms of potential impacts to the neighborhood.
The Commission supported the proposed amendments to Section C for Zoning Code Section 9150.
• Chair Pruden commented the front yard setbacks for the R-1 zone for a house is 20 feet according to Zoning
Code 9020 A and questioned why the front setback is not the same for condominium development in the R-1
as provided for in proposed subsection K.
• It was noted `the 50% of the same side of the block is already built out' rule wherein the average setback would
apply to this Zoning Code section.
• Commissioner Landis commented in developments where the building site area is 4500 square feet, less
land needs to be devoted to the vehicle since the driveway is typically located in the front setback area.
• Planning Director Stump stated the intent of Subsection K allows adjustments of yards to facilitate infill
development; otherwise, a variance or PD rezone would be required.
• Commissioner Landis has no knowledge how far the Robert Clark project is set back from the street, noting
the back yard to be small but it is of sufficient space to call it a backyard. More space is available for living
some place else on the property if less space is devoted to vehicle accommodations.
Commissioner Molgaard referred to a one unit dwelling on Grove Avenue that has adownstairs/upstairs that
could easily have been two units if the parking component of the project had been addressed as an example of
a nice project on a small lot.
Chair Pruden stated her concern is the front yard setback for residential units in the R-1 zone is 20 feet while
the same setback for condominiums is proposed at 15 feet, potentially allowing large structures such as
condominiums to dominate a neighborhood.
The Commission discussed whether the front yard setback for condominiums should also be 20 feet or change
the setback for residential units to 15 feet for consistency.
• Chair Pruden supports a 20-foot front yard setback in the R-1. A 20-foot front setback is measured from the
sidewalk to the residential unit rather than from porches and/or stairs.
Ptanning Director Stump stated 2 feet can be devoted to porches and/or landings in side yards and 6 feet in
rear yards. Porches and landings can be creatively designed to wrap around a residence.
• There was discussion about condominium development and how to make the building footprint a good fit on
4500 square foot lot.
Chair Pruden commented such development would likely have to be a bigger/taller structure on a smaller lot
set closer to the street, which could essentially dominate a neighborhood.
There was concern expressed about the likelihood of a situation in a neighborhood having two residences
setback 20 feet with atwo-story condominium unit developed in the middle of these residences having a 15-
footfront yard setback, thus dominating the neighborhood.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 21 of 22
• Commissioner Landis stated an exception to the zoning standard could be requested by applicant to make
the condominium development workable wherein essentially the proposed 15-foot front yard setback versus a
20-foot setback is not really an issue.
• Chair Pruden is concerned with the matter of massing in neighborhoods and supports allowing fora 20-foot
front yard setback to maintain consistency in the neighborhood and eliminate the potential for massing relative
to condominium development. It may be that a developer could seek relief from the setback standard to add
an architectural feature such as a balcony or window that would extend into the setback area. It may be that
the 50% rule would apply.
The Commission supports the front yard setback be a minimum of 20 feet relevant to Subsection K,
9186: Reasonable Housino Accommodation for Disability (add)
The language for this Zoning Code Section is provided for on pages 9 and 10 of the staff report.
• Planning Director Stump noted this section is directed from the Housing Element in order to carry out a
review of the City's land use and building regulations to identify constraints that may exist for the provision of
housing for persons with disabilities and to adopt measures to facilitate reasonable accommodations for
persons with disabilities. He commented on specific examples of 'reasonable accommodations' in connection
with the proposed zoning amendment may be the need to allow a reduced setback for the installation of a
ramp on an existing developed lot not otherwise subject to ADA requirements that would encroach into a
setback and require a variance.
• The Commission acknowledged the importance of the proposed amendment
The Commission supports amending Zoning Code Section 9186
9197: DESIGN STANDARDS FOR PARKING AREAS: Subsection F (amend)
The language relevant to Subsection F is provided for on page 11 of the staff report.
The Commission supports amending Subsection F of Zoning Code Section 9197.
9198: OFF-STREET PARKING -NUMBER OF PARKING SPACES REQUIRED: Subsection A (amend) and add
subparagraphs A7, A8, and A9
A.7 Special Needs Housing. In any district, the Planning Director may approve a reduction in parking
requirements not exceeding 30% for housing projects with at least 4 living units reserved for senior, disabled
persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with
reduced parking demand based on factors such as age of occupants, disabilities, household size, or
other factors that support a finding of reduced parking demand. An agreement may be required to be recorded in the
office of the County Recorder. For the purposes of this subparagraph, 'senior' means person 62 years of age or
older, or 55 years of age in a senior citizen housing development as defined in Section 51.3 of the California
Civil Code.
A.8 Affordable Housing Projects: In any district, the Planning Director may approve a reduction in parking
requirements not exceeding 20% for housing projects with at lease 4 units affordable to persons of low, very low or
extremely low income as defined by the California Health and Safety Code based on factors that support a
finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent
with the reduction in parking may be required to be recorded in the office of the County Recorder.
A.9 Residential Mixed Use Projects: In any district, the sum of the separate parking requirements for each use in
a mixed residential/commercial project may be reduced by not more the 35% where day and night time uses offset
parking demand based on documentation that supports a finding of reduced parking demand. An agreement
acceptable to the City restricting the use consistent with reduction in parking may be required to be
recorded in the office of the County Recorder.
Staffs discussion of these proposed subsections additions would implement Housing Element IP-2.6.1 which states
"Amend Article 17. Off-Street Parking and Loading to establish flexible parking standard for mixed uses in commercial
zoning districts: Consider a reduction of up to 35 percent where day/night uses occur in mixed-use developments.
Subject: Zoning Ordinance Amendment -Housing Element
Meeting Date: September 17, 2008
Page 22 of 22
Consider reducing parking requirements for senior housing developments by 30% or more. Consider permitting a basic
20% reduction in parking requirements for deed-restricted affordable housing units and for mixed use housing."
The Commission noted the benefit to adding the above-referenced subsections.
Chair Pruden commented because people are healthier and living longer, it may be that no justification for
reducing the parking requirements relative to subparagraph A.7 is necessary.
The Commission discussed subparagraph A.8 and whether to strike the term 'low' from the language in this
subparagraph to read, 'In any district, the Planning Director may approve a reduction in parking requirements
not exceeding 20% for housing projects with at least 4 units affordable to persons of very low or extremely
low income as defined by the California Health and Safety Code based on factors that support a finding of
reduced parking demand."
The Commission determined that the term referencing low income should not be eliminated from the text.
• The Commission discussed subparagraph A.9 and cited examples of situations where day and night uses of
parking lots is very effective.
The Commission supports amending Subsection A of Zoning Code Section 9198 and add subparagraphs A.7, A.8,
A.9.
9212: FUNCTION: Section 9212 (repeal)
The language proposed to repeal is provided for on page 12 of the staff report.
Staff noted this information has already been set forth in UMC section 9268, noting the proposal is a correction.
The Commission hereby repeals Zoning Code Section 9212.
9278 DEFINITIONS: Definition of Off-Street Parking under Subsection B (amend)
Off-street Parking: Required on-site parking beyond all setback lines of a lot. One uncovered parking space may be
located within a setback on a driveway or driveway aisle, provided that access by vehicles outside the control of the
subject property owner will not be affected (such as shared driveways), emergency services vehicle access will not be
obstructed, no portion of the parking space shall encroach into the public right-of-way, and a minimum setback of 5
feet from adjacent lots zoned or used for residential purposes hall be maintained. Relief from this requirement may be
pursued through the use permit process pursuant to article 20 of this chapter.
The proposed change could allow one uncovered space within a setback, but reduce impacts to adjacent residential
uses by maintaining a 5-foot setback from adjacent lots.
The Commission noted the Planning Commission has had several discussions concerning the issue of off-street
parking.
The Commission supports amending Subsection B of Zoning Code Section 9278.
M/S LandislMolaard to recommend the Ukiah City Council amend Ukiah City Code, Division 9, Chapter 2 (zoning) to
address various setback issues and facilitate infill, including amendment to the R-1, R-2, C-N, C-1 and C-2 zones and
implement the Housing Element as it relates to these and other issues, as recommended and modified by the Planning
Commission and as recommended by staff in the staff report.
['itJ of 4Jkiak
ITEM NO.: 10a
MEETING DATE: September 17, 2008
AGENDA SUMMARY REPORT
SUBJECT: REPORT TO COUNCIL REGARDING STATUS AND FUNDING OF ORCHARD
AVENUE BRIDGE PROJECT
Background: In late 2007, the City of Ukiah received final notice of award of an EDA grant, in which the
County of Mendocino is a co-applicant. The EDA grant is for construction of the Orchard Avenue Bridge, a
street improvement project that has been identified in the Ukiah General Plan as important for north/south
circulation for both the City and the urban area.
The project has been included for a number of years under capital improvements for streets, but did not
receive the necessary funding resources until the EDA grant was obtained. For a number of reasons, this
project has been moved forward over the years in incremental steps, causing frustration to many of the
landowners in the area who have waited for the project to become a reality.
Earlier this summer, the City Manager and Public Works Director received a number of inquires from both
stakeholders and Council members who wanted to know the status of this project. City staff had previously
issued schedules for the project indicating a Fall 2008 construction. This had been the plan put into place
by the Public Works Project Manager. However, due to the unanticipated leaving of the Public Works
Project Manager assigned for this work, and re-organization of public works staff work load to accommodate
this project, the schedule has been revised with construction beginning within the first quarter of 2009. The
completion date is anticipated to be the Fall of 2009 rather than the previously anticipated summer of 2009.
The schedule revision has not jeopardized the EDA grant, which carries a deadline of having the
construction contract awarded by October 2009.
Discussion: City staff has organized itself to produce this project within a schedule largely as outlined on
the attached sheet entitled Time Lines for Critical Path Project Elements. This schedule was shared with
the landowners/stakeholders at a meeting held on August 14, 2008.
There are key work items to move the project forward, as outlined in the attached document work items
remaining. Since the August 14 meeting, staff has engaged in completion of outside review of the plans
and specifications for the project, to assure that the plans and specifications are ready for the bidding
Action(s): Receive Report and Advise Staff of any Questions or
Alternative Council Option(s): N/A
Citizens advised: n/a
Requested by:
Prepared by: Jane Chambers, City Manager
Coordinated with: Charley Stump, Tim Eriksen, Sage Sangiacomo, Gordon Elton
Attachments: Timelines and Work Remaining
~
- ~~1!`
Lh
",,
Approved: `+~-L
'~-
.
Jane Chambers, City Manager
Subject: Status and Funding of Orchard Avenue Bridge
Meeting Date: September 17, 2008
Page 2 of 2
process. At the same time, staff has been moving forward on the permits necessary to construct the
project.
Staff has also engaged in a complete analysis of the funding resources available for this project, so that at
the time the City Council is requested to award the bid for construction, the Council can be given assurance
that funding, including the required match, can be provided to cover all the costs associated with this
project.
The Economic Development Administration (EDA) grant includes three separate projects as part of one
grant. The three projects are (1) the bridge and its approaches (2) repaving of Brush Street and (3) the
Right Turn Lane on west bound Perkins Street to north bound Orchard Avenue. The first two projects are
included as part of the current plans and specifications that are under final review, but the right turn lane
work was split out in an earlier attempt to get the bridge portion under construction by Fall 2008.
At the August 14, 2008 stakeholder meeting, City staff included the right turn lane work back into the
schedule for the project. Staff recommended including the Perkins right turn lane as part of the overall
project. The stake holders did not agree. Staff was told to take this out of the project and reproduce the
schedule. The schedule attached does not include the Perkins right turn lane.
It should be noted that the EDA grant funds can not be drawn on until the entire body of the grant projects
are under contract for construction, so City staff is pursuing the right turn lane concurrently with the bridge
project. Staff is working with the EDA staff to see what relief, if any, there may be to this rule. If the City
chooses to pursue the bridge without the right turn lane under contract, the City may have to front the funds
for the bridge until the right turn lane is under contract.
Fiscal Impact:
a Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title and #) Addit. Aoorooriation Requested
$2.89 million Fund 290 Bridge Fund 437,846
Fund 341 Surtace Transportation 50,000
Fund 699 Capital Projects 115,000
EDA Grant (max. amount) 1,770,000
Right of Way Contribution (in kind) 586,425
$2, 959,271
The project budget is currently estimated $2.89 million. This has been the budget set aside for the project,
but may not reflect current market conditions which has seen a sharp cost increase in petroleum based
materials. The EDA grant will provide up to a maximum of $1.77 million. In addition, other funding has
been contributed to this project from the bridge fund, local transportation funds, surface transportation funds
and Fund 699 capital projects to provide the $1.12 million balance, which includes the City's required match
for receipt of the EDA funds. A critical match component in the value of land has to be verified, a process
which staff is also engaged in completing.
Agreements with both the County and property owners must be reached to cover any costs of the project
which exceed the funding currently available. Staff will be working on obtaining those agreements so that
they are in place prior to Council's award of the construction project.
Originally, the City entered this project with the expectation of immediate annexation of the Brush Street
Triangle. Bridge construction without annexation presents a discussion topic for the Council at a future
date.
Orchard Avenue Bridge Project
Update August 19, 2008
Time Lines for Critical Path Project Elements
L EDA Review of Bid Package.
a. Prepare Plans, Specifications and Engineering Estimate for EDA September 5, 2008
b. Submit bid Package on September 8, 2008
c. Receive comments on September 24, 2008.
d. Resubmit on October 6, 2008.
e. Receive approval of Bid package on October 22, 2008
2. Bid Advertisement
a. Plans to City Council for formal adoption and issue Notice to Bidders- November 5,
2009.
b. Advertise for bids November 6, 2009 -December 12, 2008
c. Bid Opening on December 12, 2008
3. EDA Review of Award
a. Send Package on December 15, 2008.
b. Receive award approval on December 31, 2008
4. City Council Award January 7, 2009
5. Notice of Award to Contractor January 8, 2009
6. Execute Construction Documents (1 S days from Notice of Award) -January 23, 2009
7. Issue Notice to Proceed (NTP) -January 24, 2009
8. Begin Construction Work (NLT 10`h day following receipt of NTP) -February 3, 2009
9. Complete construct (210 calendar days) - (September 29, 2009) excluding approved time
extensions.
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Work Items Remaining
1. Receive permits from resource agencies. Status:
a. Regional Water Quality Board 401:-Permit has been issued. This document can be
viewed at
http://www.waterboards.ca.gov/northcoast/public_notices/water_quality_certification/pdf
/2008/080613_Ukiah_Orchard_Ave_Bridge_PN.pdf
b. Fish and Game 1601-Permit has been issued.
c. Army Corp 404 -National Marine Fisheries Services (NMFS) staff is working with City
staff to include the proper verbage in the specifications to include any future fish removal
as part of the contractors work and responsibility as the Bridge is constructed. Permit
anticipated by the end of August.
2. Execute road, slope and construction easements and right of way documents with Dan Thomas.
Legal descriptions and plats have been prepared by Rau and Associates. The City attorney has
advised that these documents should be processed using a title company to insure title and for
proper deed preparation. The City Engineer will set up the proper escrow accounts in order to
process these documents. This item is not a critical path item and should be complete by the end
of September.
3. Prepare and execute an agreement with the County ofMendocino/Property Owners for funding
of any Construction over runs that may arise.
4. Prepare and execute Reimbursement Agreement with landholders in triangle for Storm Drain
construction upgrade. $108k. Eriksen to e-mail information regarding agreement for storm drain
to City attorney.
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ITEM NO.:
MEETING DATE:
!'itJ oJ'ZJkjaFi
AGENDA SUMMARY REPORT
lOb
September 17, 2008
SUBJECT: INTRODUCTION OF ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING ARTICLE 17 OF THE UKIAH CITY CODE, PERTAINING TO GREASE
INTERCEPTORS
Background: By November 2, 2008, Section D.13(vii) of the State Water Resources Control Board
(SWRCB) Order No. 2006-0003-DWO, Statewide General Waste Discharge Requirements for Sanitary
Sewer Systems, requires the City to adopt a preventive maintenance program for fats, oils, and grease, also
known as a "FOG control program." A grease interceptor/grease trap ordinance is an important part of the
FOG Program.
The City currently has a grease interceptor/grease trap ordinance, which was adopted in 2004, and codified
in the Ukiah City Code ("UCC") in Division 4, Chapter 2, Article 17, commencing with Section 3798A.1. As
currently enacted, the ordinance contains detailed specifications for grease interceptors and grease traps.
When a similar ordinance was presented to the Ukiah Valley Sanitation District (UVSD), it wanted changes
to make the ordinance less complex and easier to follow. The UVSD asked for revisions to the ordinance
principally replacing the detailed specifications for grease interceptors and grease traps with reference to
the current edition of the California Plumbing Code which contains and periodically updates specifications
for this equipment. On December 14, 2006, the UVSD adopted an ordinance with these revisions.
On January 17, 2007, the same revised ordinance was presented to the City Council for introduction. (See
ASR in Attachment 1.) At the January 17 meeting, a motion was made to continue the item to March 2007.
The item did not return to the City Ccuncil agenda in March, and no further action has been taken on this
item. (Continued on page 2.)
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budoeted Source of Funds (title and #) Account Number Addit. Appropriation Requested
Recommended Action(s): Adopt motion to introduce ordinance by title only and introduce ordinance.
Alternative Council Option(s): Reject motion and provide alternate direction to staff.
Citizens advised: N/A
Requested by: Ann Burck ,Interim Water and Sewer Operations Superintendent
Prepared by: David Rapport, City Attorney and Lauren McPhaul, Water/Sewer Admin. Clerk
Coordinated with: Jane Chambers, City Manager, Tim Eriksen, Director Public Works, Dave Rapport,
City Attorney
Attachments: 1) Agenda Summary Report dated January 17, 2007
2) Ordinance -Attachment to January 17, 2007 ASR
3) Proposed Revised Ordinance
Approved: "~ v~
e Chambers, City Manager
Subject: Ordinance Amending Article 17, Grease Interceptors
Meeting Date: September 17, 2008
Page 2 of 2
Consequently, the original version of the ordinance adopted in the City in 2004 applies in the City and the
revised version adopted in December 2006 by the UVSD Board applies in the District. It is desirable that the
same grease control regulations apply in the City and the District.
A few minor clerical corrections have been made to the ordinance contained in Attachment 3, which is being
presented to the City Council for introduction or further directions to staff. Since the staff is required to
prepare a FOG Program for adoption by the November 2, 2008, deadline, this matter has been returned to
the City Council for further action.' Winzler & Kelly is assisting staff with the development of the full FOG
program.
~ ~ A FOG program under the order must include all of the following:
An implementation plan and schedule for a public education outreach program that promotes proper disposal of FOG;
(b) A plan and schedule for the disposal of FOG generated within the sanitary sewer system service area. This may include a list of
acceptable disposal facilities and/or additional facilities needed [o adequately dispose of FOG generated within a sanitary sewer
system service area;
(c) The legal authority to prohibit discharges to the system and identify measures to prevent SSOs and blockages caused by FOG;
(d) Requirements to install grease removal devices (such as traps or interceptors), design standards for the removal devices,
maintenance requirements, BMP requirements, record keeping and reporting requirements;
(e) Authority to inspect grease producing facilities, enforcement authorities, and whether the Enrollee has sufficient staff to inspect
and enforce the FOG ordinance;
(f) An identification of sanitary sewer system sections subject to FOG blockages and establishment of a cleaning maintenance
schedule for each section; and
(g) Development and implementation of source control measures for all sources of FOG discharged to the sanitary sewer system
for each section identified in (t) above.
r
ITEM NO: 10b
MEETING DATE: 01/17/07
AGENDA SUMMARY REPORT
SUBJECT: INTRODUCTION OF ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF UKIAH AMENDING ARTICLE 17 OF THE UKIAH CITY CODE,
PERTAINING TO GREASE INTERCEPTORS
On September 15, 2004, to comply with additional sewer collection system requirements
anticipated in Ukiah's 2006 National Pollutant Discharge Elimination System (NPDES)
permit, the City Council adopted a grease interceptor ordinance prohibiting the discharge
of fats, oils and grease (FOG) into the sewer system and treatment plant. The Ukiah
Valley Sanitation District adopted a similar ordinance on December 14, 2006 to comply
with new State requirements for sewer systems, with which the City of Ukiah (City) must
also comply.
The California State Water Resources Control Board (SWRCB) issued Order No. 2006-
0003-DWO, Statewide General Waste Discharge Requirements (WDR) for Sanitary Sewer
Systems, effective May 2, 2006. All federal and state agencies, municipalities, counties,
districts, and other public entities that own or operate sanitary sewer systems greater than
one mile in length that collect and/or convey untreated or partially treated wastewater to a
publicly owned treatment facility in the State of California are required to comply with the
terms of this Order.
Continued on page 2
RECOMMENDED ACTION: Adopt motion to introduce ordinance by title only, have the
City Clerk read the ordinance title and adopt a motion to introduce the ordinance.
ALTERNATIVE COUNCIL OPTIONS: Provide further direction.
Citizens Advised: N/A
Requested by: Vice-Mayor Doug Crane
Prepared by: Ann Burck, Water Utilities Project Engineer
Coordinated with: Candace Horsley, City Manager and David Rapport, City
Attorney
Attachments: 1) Proposed Revised Ordinance
2) Current Ordinance
Approved:
Candace Horsley, City Manager
One of the requirements of WDR 2006-0003-DWO, is implementation of a Fats, Oil, and
Grease (FOG) Control Program to reduce the amount of FOG discharged to the sanitary
sewer system. Public entities with a population between 2,500 and 10,000 are required to
implement a FOG Control Program by May 2, 2009.
The FOG Control Program is required to include the following provisions:
1. The legal authority to prohibit discharges to the system and identify measures to
prevent SSOs and blockages caused by FOG
2. Requirements to install grease removal devices (such as traps or interceptors),
design standards for the removal devices, maintenance requirements, BMP
requirements, record keeping and reporting requirements
3. Authority to inspect grease producing facilities, and enforcement authorities
Vice-Mayor Crane, the City's representative on the Ukiah Valley Sanitation District
(District) Board, requested the City's ordinance be revised to be consistent with the
District's ordinance to facilitate administration of both by City staff. Attachment 1 is a copy
of the revised ordinance. The differences between the existing (Attachment 2) and
proposed ordinance are: 1) grease interceptor/trap specifications have been removed and
replaced with references to the California Uniform Plumbing Code which contains the
same information and is periodically revised, 2) enforcement measures, and 3) the addition
of an appeal process.
The staff recommends that the City Council pass a motion to introduce the amendments to
the City Code by title only and a motion to introduce the ordinance, after the City Clerk
reads the ordinance title.
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING ARTICLE 17 IN CHAPTER 2, DIVISION 4 OF THE UKIAH CITY
CODE, ENTITLED: GREASE INTERCEPTORS, INSTALLATION AND
DISPOSAL OF WASTE
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE.
Article 17 of Chapter 2, Division 4 of the Ukiah City Code is hereby amended to
read as follows:
ARTICLE 17. GREASE INTERCEPTORS, INSTALLATION AND DISPOSAL OF
WASTE
§3798A: PURPOSE, POLICY, AND ADMINISTRATION:
(a) The purpose of this Article is the regulation of the generation and disposal of
grease interceptor waste for the protection of the City of Ukiah (City) Sewage Treatment
Plant (POTW) and the environment.
(b) The objective of this Article is to reduce the operational and maintenance
costs of maintaining the POTW and ensure compliance of State Water Resources Control
Board (SWRCB) permits, including the City's National Pollutant Discharge Elimination
System (NPDES) permit by preventing the accumulation of Grease within the collection
system.
(c) This Article shall apply to the City of Ukiah and to persons outside the City
and the Ukiah Valley Sanitation District (District) who, by contract or agreement with the
City or the District, are users of the City's POTW. This Article rather than the District's
Grease Interceptor Ordinance No. _ shall apply to properties located both in the City and
the District.
§3798B: SPECIALIZED DEFINITIONS:
(a) Unless a provision explicitly states otherwise, terms and phrases as defined
in Section 3701 of this Code shall apply to the extent that they are not in conflict with the
provisions of this Article.
(b) "Director" shall mean the Director of the Public Utilities Department or
another person designated by the City Manager.
(c) "Fats" shall mean substances that are primarily fatty acid esters of the
alcohol glycerol, also called acylglycerols, neutral fatsor glycerides. They are the major
components of depot, or storage, fats in plant and animal cells, especially in the adipose
(or fat) cells of vertebrates. This term may include any synthesized substance of a like
nature.
(d) "Food service facility" shall mean those establishments primarily engaged in
activities of preparing, serving, or otherwise making available for consumption by the
public such as restaurant, commercial kitchen, caterer, hotel, school, hospital, prison,
correctional facility, and care institution. These establishments use one or more of the
following preparation activities: cooking by frying (all methods), baking (all methods),
grilling, sauteing, rotisserie cooking, broiling (all methods), boiling, blanching, roasting,
toasting, or poaching. Also included are infrared heating, searing, barbecuing, and any
other food preparation activity that produces a hot, non-drinkable food product in or on a
receptacle that requires washing.
(e) "Grease" shall mean fats, waxes, free fatty acids, calcium and magnesium
soaps, mineral oils and certain other non-fatty material from animal or vegetable sources,
or from hydrocarbons of petroleum origins, commonly found in wastewater from food
preparation and food service. Grease may originate from, but not be limited to, discharges
from scullery sinks, pot and pan sinks, dishwashing machines, soup kettles and floor
drains located in areas where grease-containing materials may exist.
(f) "Grease interceptor" or "interceptor" shall mean a structure or device
designed for the purpose of removing and preventing fats, oils, and grease from entering
the sanitary sewer collection system. These devices are often belowground units in
outside areas and are built as two or three chamber baffled tanks.
(g) "Grease Trap" shall mean a device for separating and retaining waterborne
greases and grease complexes prior to the wastewater exiting the trap and entering the
sanitary sewer collection and treatment system. Such traps are typically compact under-
the-sink units that are near food preparation areas.
(h) "Inspector" shall mean the City of Ukiah Environmental Compliance
Inspector, under the instruction and supervision of the City of Ukiah Director of Public
Utilities and the City of Ukiah Wastewater Treatment Plant Supervisor, who is assigned to
investigate compliance and detect violations of this Ordinance and shall also mean City of
Ukiah Building Inspector, who under the supervision of the Building Official of the City of
Ukiah, is assigned to inspect construction projects within the City of Ukiah limits to ensure
compliance with City of Ukiah building ordinances and other relevant building ordinances.
(i) "Minimum Design Capability" shall mean the design features of a Grease
Interceptor and its ability or volume required to effectively intercept and retain greases
from grease-laden wastewaters discharged to the public sanitary sewer.
Q) "POTW" or "Publicly Owned Treatment Works" means a treatment works
which is owned by a municipality as defined by section 502(4) of the Clean Water Act.
This definition includes any devices and systems used in the storage, treatment, recycling
and reclamation of municipal sewage or industrial wastes of a liquid nature. It also includes
all sewers, pipes and other conveyances that transfer wastewater to a POTW. The term
also means the municipality as defined in section 502(4) of the Act, which has jurisdiction
over the indirect discharges to and the discharges from such a treatment works. For
purposes of this ordinance, the terms "sanitary sewer system" and "POTW" may be used
interchangeably.
(k) "User" shall mean any person who contributes, causes or permits the
contribution or discharge of wastewater into sewers within the City of Ukiah's boundaries,
including persons who contribute such wastewater from mobile sources, such as those
who discharge hauled wastewater.
§3798C: APPLICABILITY AND PROHIBITIONS:
(a) This ordinance shall apply to all non-domestic users of the Publicly Owned
Treatment Works (POTW), as defined in Section 37986 Q) of this Article.
(b) Grease Traps or Grease Interceptors shall not be required for residential
users.
(c) Facilities generating Fats, oils, or Greases as a result of food manufacturing,
processing, preparation, or food service shall install, use, and maintain appropriate Grease
Interceptors or Grease Traps as defined in Section 3798B(f) and (g), respectively, of this
Article. These facilities include but are not limited to restaurants, food manufacturers, food
processors, hospitals, hotels and motels, prisons, nursing homes, and any other facility
preparing, serving, or otherwise making any foodstuff available for consumption.
(d) No User may intentionally or unintentionally allow the direct or indirect
discharge of any petroleum oil, non-biodegradable cutting oil, mineral oil, or any Fats, oils,
or Greases of animal or vegetable origin into the POTW system in such amounts as to
cause interference with the collection and treatment system, or as to cause pollutants to
pass through the treatment works into the environment.
§3798D: COMPLIANCE DATE:
(a) On or after the effective date of the ordinance enacting these amendments to
this Article, an existing facility shall be required to install an approved, adequately sized,
and properly operated and maintained Grease Interceptor when any of the following
conditions exist:
1. It is found to be contributing Grease in quantities sufficient to cause
sanitary sewer line stoppages or necessitate increased maintenance on
the sanitary sewer collection system in order to keep main line stoppages
from occurring.
2. It is remodeling the food preparation or kitchen waste plumbing
facilities in such a manner to be subject to a permit issued by the
Department of Planning and Building.
(b) Existing facilities required by this or other applicable ordinance to maintain a
Grease Interceptor presently equipped with an undersized or improper Grease Interceptor
shall, within thirty-six (36) months of the effective date of this ordinance install an
adequately sized Grease Interceptor in accordance with the specifications of this Article.
(c) Existing facilities required by this or other applicable ordinances to maintain a
Grease Interceptor that are not currently equipped with a Grease Interceptor shall, within
eighteen (18} months of the effective date of the amendments to this Article, install an
appropriate and adequately sized Grease Interceptor in accordance with the specifications
of this Article.
(d) New facilities required by this or other applicable ordinances to maintain a
Grease Interceptor shall install such a unit prior to commencement of discharge to the
POTW.
(e) Any requests for extensions to installation dates must be made in writing to
the Director, at least thirty (30) days in advance of the compliance date. The written
request shall include the reasons for the grease generator's failure or inability to comply
with the compliance date set forth, the additional time needed to complete the remaining
work, and the steps to be taken to avoid future delays. The Director shall determine the
date for compliance. Requests based solely on monetary considerations will not be
approved.
Section 3798E: DISCHARGE CRITERIA:
(a) Where Fats and Grease are a byproduct of food preparation and/or cleanup,
reasonable efforts shall be made to separate waste Fats and Grease into a separate
container for proper disposal. Fats and Grease shall not be discharged to any drains or
Grease Interceptors, except as contained in byproducts of food preparation and/or clean
up. Such waste shall be placed in a container designed to hold such waste and either
utilized by industry or disposed of at suitable locations. This also applies to residential
users.
(b) None of the following agents shall be placed directly into a Grease
Interceptor, or into any drain that leads to the interceptor:
1. Emulsifiers, de-emulsifiers, surface active agents, enzymes,
degreasers, or any type of product that will liquefy Grease
Interceptor wastes,
2. Any substance that may cause excessive foaming in the POTW, or
3. Any substance capable of passing the solid or semi-solid contents
of the Grease Interceptor to the POTW.
(c) The influent to Grease Interceptors or Grease Traps shall not exceed 140
degrees Fahrenheit (140° F).
(d) Toilets, urinals, and other similar fixtures shall not discharge through a
Grease {nterceptor.
(e) No food waste disposal unit or dishwasher shall be connected to or
discharge into any Grease Interceptor or Grease Trap.
§3798F: GREASE INTERCEPTOR PERMIT:
(a) Any Food Service Facility discharging Grease, oil or other objectionable
material is required to obtain a permit from the City known as a "Grease Interceptor
Permit".
(b) All existing facilities must obtain a permit within three (3) years from the date
this ordinance goes into effect.
(c) All facilities will be subject to annual inspections. These inspections will be
initiated within one year after the adoption of this ordinance. Inspection fees will be
assessed as described in subsection 27-6(f) of this ordinance.
(d) "Grease Interceptor Permit" applications shall be completed and filed with the
Inspector. Plans shall be provided with the application indicating the location and design
details for the proposed Grease Interceptor.
(e) Permits shall be issued for a specified time not to exceed five (5) years. If a
permittee is not notified by the Director thirty (30) days prior to the expiration of the permit,
the permit shall be extended one additional year. The terms and conditions of the permit
may be subject to modification by the Director during the life of the permit. The permittee
shall be informed of any proposed changes in the permit at least thirty (30) days prior to
the effective date of change. Any new conditions in the permit shall include a reasonable
time schedule for compliance. After five (5) years from the original permit issue date, the
permit shall be renewed by submitting a new permit application, however; no new
application fee shall be assessed.
(f) Permittees are required to pay aone-time application fee of $100.00 and an
annual inspection fee $100.00. Annual inspection fees may be reduced or waived upon
demonstration by the permittee that Fats, Oils, and Grease collected in Grease
Interceptors, or alternate approved systems, have been recycled for conversion to
biodiesel or other products as approved by the Director. Documentation is subject to
verification by the Director.
(g) Permits shall be issued only for specific uses for specific operations. As a
result of any safe, lease, or transfer of the premises for which the permit was issued, a new
permit shall be required. Any new or changed conditions of operation shall also require
that a new permit be issued.
(h) The permit may be revoked by the Director if the permittee is found to be in
violation of this chapter and who:
1. Fails to install grease pretreatment devices as required by the permit;
2. Fails to fulfill reporting requirements or pretreatment maintenance as
required by the permit;
3. Refuses reasonable access to the permittee's premise for the purpose
of inspection or monitoring;
4. Violates conditions of the permit.
(i) All permittees shall engage in Best Management Practices, as outlined in
documentation provided to the permittee by the Director with the Grease Interceptor Permit
application.
§3798G: GREASE INTERCEPTOR PERMIT REQUIREMENTS:
(a) Any new Food Service Facility discharging Grease, oil or other
objectionable material is subject to Grease Interceptor requirements. All such
facilities must obtain prior approval from the Director for Grease Interceptor sizing
prior to or when submitting plans for a building permit.
(b) Existing facilities with planned modification in plumbing
improvements, with a building permit valuation of $20,000 or more will be required
to include plans to comply with the Grease Interceptor requirements. All existing
facilities, determined by the Director, to have a reasonable potential to adversely
impact the sewer collection system will be notified of their obligation to install a
Grease Interceptor within the specified period set forth in the notification letter
(c) Maintenance records on interceptor cleaning and pumping must be
maintained for three (3) years and must be available for inspection on the
premises.
(d) Grease Interceptors required under this ordinance shall be installed
outdoors unless the Director authorizes the installation of an indoor Grease
InterceptorlTrap or other alternative pretreatment technology and determines that
the installation of a Grease Interceptor would not be feasible.
§3798H: REQUIRED REPORTING:
All permitted interceptor waste generators shall, at the time of permit
renewal, submit to the Director:
(a) Copies of all manifests made by liquid waste transporters servicing
their Grease Interceptor during past year;
(b) A copy of the Interceptor Maintenance Log;
(c) A copy of the Interceptor Service Contract; and
(d) Any other information required by the Grease Interceptor Permit, including
analysis of the discharge to the POTW of such pollutants as the Director may require.
§37981: GREASE INTERCEPTOR REQUIREMENTS:
(a) Grease Interceptor sizing and installation shall conform to the current edition
of the California Plumbing Code.
(b) Grease Interceptors shall be constructed in accordance with design
approved by the Director and shal{ have a minimum of two compartments with fittings
designed for Grease retention.
(c) Grease Interceptors sha11 be installed at a location where it shall be easily
accessible for inspection, cleaning, and removal of intercepted Grease. The Grease
Interceptor may not be installed in any part of the building where food is handled. Location
of the Grease Interceptor must meet the approval of the Director.
(d) All such Grease Interceptors shall be serviced and emptied of accumulated
waste content as required in order to maintain Minimum Design Capability or effective
volume. These devices should be inspected at least monthly. Users who are required to
maintain a Grease Interceptor shall:
Provide for a minimum hydraulic retention time in accordance with the
California Plumbing Code.
Remove any accumulated Grease cap and sludge pocket as required.
iii. Grease Interceptors shall be kept free of inorganic solid materials
such as grit, rocks, gravel, sand, eating utensils, cigarettes, shells,
towels, rags, etc., which could settle into this pocket and thereby
reduce the effective volume of the device.
(e) Access manholes, with a minimum diameter of twenty-four (24) inches, shall
be provided over each Grease Interceptor chamber and sanitary tee. The access
manholes shall extend at least to finished grade and be designed and maintained to
prevent water inflow or infiltration. The manholes shall also have readily removable covers
to facilitate inspection, grease removal, and wastewater sampling activities.
(f) Grease Interceptors required under this Ordinance shall be installed in all food
service facilities unless the Director authorizes the installation of an indoor Grease Trap or
other alternative pretreatment technology and determines that the installation of a Grease
Interceptor would not be feasible. The food service facility bears the burden of
demonstrating the installation of a Grease Interceptor is not feasible. If a facility believes
the installation of a Grease Interceptor is infeasible, because of documented space
constraints, the request for an alternative grease removal device shall contain the following
information:
Location of sewer main and easements in relation to available exterior
space;
ii General information about existing plumbing at the site.
§3798J: GREASE TRAP REQUIREMENTS:
(a) Upon approval by the Director, a Grease Trap complying with the provisions
of this section must be installed in the waste line leading from sinks, drains, and other
fixtures or equipment in Food Service Facilities where Grease may be introduced into the
drainage or sewage system in quantities that can effect line stoppage or hinder sewage
treatment or private sewage disposal.
(b) Grease Traps sizing and installation shall conform to the California Plumbing
Code.
(c) Grease Traps shat{ be maintained in efficient operating conditions by periodic
removal of the accumulated Grease. No such collected Grease shall be introduced into
any drainage piping, or public or private sewer.
(d) No food waste disposal unit or dishwasher shall be connected to or
discharge into any Grease Trap.
(e) Wastewater in excess of 140 degrees Fahrenheit shall not be discharged into
a Grease Trap.
§3798K: VIOLATION.
(a) It is unlawful for any User to discharge into the POTW in any manner that is
in violation of this Article, or of any condition set forth in this Article. Additionally, a person
commits an offense if the person causes or permits the plugging or blocking of, or
otherwise interferes with or permits interference with a Grease Interceptor or the POTW,
including alteration or removal of any flow constricting devices so as to cause flow to rise
above the design capacity of the interceptor.
(b) No person, and/or facility shall discharge Grease to the POTW, except as
expressly authorized by this Article. If such discharge occurs, the person or facility shall
be considered in violation of this Article and subject to the remedies described herein.
This includes non-permitted facilities.
(c) In addition to prohibiting certain conduct by natural persons, it is the intent of
this Article to hold a corporation, association, LLC, LLP, or other entity or organization
legally responsible for prohibited conduct performed by an agent acting on behalf of such
an entity and within the scope of his office or employment.
(d) The City may recover the fees and costs imposed by this Section in a civil
action and may pursue any other remedy available at law or inequity to address a violation
of this Article or to enforce compliance with it.
§3798L: ENFORCEMENT:
(a) Except as provided herein, for a period of one year following adoption of this
ordinance, although installation of Grease Traps will be required to be installed, no
enforcement actions will be taken under this ordinance for failure to achieve limits on
Grease discharges from the facility. If, during this one year period an obstruction of a
sewer main(s) occurs that causes a sewer overflow to the extent that an impact on the
environment is realized and that said overflow or failure of the sanitary sewer collection
system to convey sewage can be attributed in part or in whole to an accumulation of
Grease in the sewer main(s), the City will take appropriate enforcement actions, as
stipulated in this Chapter, against the generator or contributor of such Grease.
(b) Minor Violation -Any person violating any of the provisions of this Article
shall be to a subject to a written warning for the first violation, a $500 civil penalty for the
second violation, a $1,000 civil penalty for the third violation, a $2,000 civil penalty for the
fourth violation, and an additional $500 civil penalty for each subsequent violation (e.g.,
$3,000 for a fifth violation, $3,500 for a sixth violation) within atwo- year period. A fifth or
subsequent violation within a two year period may result in termination of service.
(c) Maor Violation - If the City through the Director or his designee determines
that a User is responsible for a blockage of a collection system line:
For the first offense, a field citation with date for compliance shall be
issued to the responsible person on site. The focus of the citation shall
be education. The cost of removal of the blockage shall not be
assessed for the first occurrence. However, the facility shall be
notified of the cost that they may incur for additional violations in the
future.
For the second offense within a twelve (12) month period, a Notice of
Violation shall be issued with a penalty of no less than $1,000.00 in
addition to the cost of the removal both the first blockage which gave
rise to the first offense and the second blockage which gave rise to the
second offense to be assessed. The discharger shall be informed that
a future blockage resulting from a violation wil{ result in termination of
sewer service.
iii For the third offense within atwo-year period, a Notice of Violation
shall be issued with a penalty of no less than $2,500.00 per violation
plus the cost of the removal of the blockage and termination of sewer
service.
§37980. APPEAL PROCESS:
(a) The City Council of the City of Ukiah shall hear and decide appeals when it is
alleged there is an error in any requirement, decision or determination made by the
Inspector or Director in the enforcement or administration of this ordinance.
(b) Appeals shall be made in writing to the Director not more than thirty (30) from
the date the appealing party received notice of the disputed decision which shall be heard
by the City Council at a regular meeting held not less than thirty (30) days from the date
the appeal is filed with the Director. The appealing party shalt receive notice of the date
and time of the hearing not less than twenty (20) days before the matter is heard by the
City Council. The City Council shall receive evidence and argument from the appellant
and the Director and may uphold, reverse or modify the decision or determination
appealed from. The decision of the City Council shall be final for the City.
§3798P: AUTHORIZATION:
The Director is authorized to promulgate such rules and regulations as shall be
reasonable and necessary to carry out the provisions of this Article according to its terms
and intent.
§3798Q: SEVERABILITY:
If any part or parts of this Article shall be held to be invalid, such invalidity shall not
affect the remaining parts of this Article. The City Council declares that it would have
passed the remaining parts of this Article, if it had known that such part or parts thereof
would be declared invalid.
SECTION THREE
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on , 2007, by the following roll calf vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Adopted on , 2007 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mari Rodin, Mayor
ATTEST:
Gail Petersen, City Clerk
ATTACHMENT3
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING ARTICLE 17 IN CHAPTER 2, DIVISION 4 OF THE UKIAH CITY
CODE, ENTITLED: GREASE INTERCEPTORS, INSTALLATION AND
DISPOSAL OF WASTE
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE.
Article 17 of Chapter 2, Division 4 of the Ukiah City Code is hereby amended to
read as follows:
ARTICLE 17. GREASE INTERCEPTORS, INSTALLATION AND DISPOSAL OF
WASTE
§3798A: PURPOSE, POLICY, AND ADMINISTRATION:
(a) The purpose of this Article is the regulation of the generation and disposal of
grease interceptor waste for the protection of the City of Ukiah (City) Sewage Treatment
Plant (POTW) and the environment.
(b) The objective of this Article is to reduce the operational and maintenance
costs of maintaining the POTW and ensure compliance of State Water Resources Control
Board (SWRCB) permits, including the City's National Pollutant Discharge Elimination
System (NPDES) permit by preventing the accumulation of Grease within the collection
system.
(c) This Article shall apply to the City of Ukiah and to persons outside the City
and the Ukiah Valley Sanitation District (District) who, by contract or agreement with the
City or the District, are users of the City's POTW. This Article rather than the District's
Grease Interceptor Ordinance No. shall apply to properties located both in the City
and the District.
§3798B: SPECIALIZED DEFINITIONS:
(a) Unless a provision explicitly states othen!vise, terms and phrases as defined
in Section 3701 of this Code shall apply to the extent that they are not in conflict with the
provisions of this Article.
(b) "Director" shall mean the Director of the Public Utilities Department or
another person designated by the City Manager.
(c) "Fats" shall mean substances that are primarily fatty acid esters of the
alcohol glycerol, also called acylglycerols, neutral fats or glycerides. They are the major
components of depot, or storage, fats in plant and animal cells, especially in the adipose
(or fat) cells of vertebrates. This term may include any synthesized substance of a like
nature.
(d) "Food service facility" shall mean those establishments primarily engaged in
activities of preparing, serving, or otherwise making foodstuffs available for consumption
by the public. Examples of such facilities include a restaurant, commercial kitchen, caterer,
hotel, school, hospital, prison, correctional facility, and care institution. These
establishments use one or more of the following food preparation activities: cooking by
frying (all methods), baking (all methods), grilling, sauteing, rotisserie cooking, broiling (all
methods), boiling, blanching, roasting, toasting, or poaching. Also included are infrared
heating, searing, barbecuing, and any other food preparation activity that produces a hot,
non-drinkable food product in or on a receptacle that requires washing.
(e) "Grease" shall mean fats, waxes, free fatty acids, calcium and magnesium
soaps, mineral oils and certain other non-fatty material from animal or vegetable sources,
or from hydrocarbons of petroleum origins, commonly found in wastewater from food
preparation and food service. Grease may originate from, but not be limited to, discharges
from scullery sinks, pot and pan sinks, dishwashing machines, soup kettles and floor
drains located in areas where grease-containing materials may exist.
(f) "Grease interceptor" or "interceptor" shall mean a structure or device
designed for the purpose of removing and preventing fats, oils, and grease from entering
the sanitary sewer collection system. These devices are often belowground units in
outside areas and are built as two or three chamber baffled tanks.
(g) "Grease Trap" shall mean a device for separating and retaining waterborne
greases and grease complexes prior to the wastewater exiting the trap and entering the
sanitary sewer collection and treatment system. Such traps are typically compact under-
the-sink units that are near food preparation areas.
(h) "Inspector" shall mean the City of Ukiah Environmental Compliance
Inspector, under the instruction and supervision of the City of Ukiah Director of Public
Utilities and the City of Ukiah Wastewater Treatment Plant Supervisor, who is assigned to
investigate compliance and detect violations of this Ordinance and shall also mean City of
Ukiah Building Inspector, who under the supervision of the Building Official of the City of
Ukiah, is assigned to inspect construction projects within the City of Ukiah limits to ensure
compliance with City of Ukiah building ordinances and other relevant building ordinances.
(i) "Minimum Design Capability" shall mean the design features of a Grease
Interceptor and its ability or volume required to effectively intercept and retain greases
from grease-laden wastewaters discharged to the public sanitary sewer.
(j) "POTW" or "Publicly Owned Treatment Works" means a treatment works
which is owned by a municipality as defined by section 502(4) of the Clean Water Act.
This definition includes any devices and systems used in the storage, treatment, recycling
and reclamation of municipal sewage or industrial wastes of a liquid nature. It also includes
all sewers, pipes and other conveyances that transfer wastewater to a POTW. The term
also means the municipality as defined in section 502(4) of the Act, which has jurisdiction
over the indirect discharges to and the discharges from such a treatment works. For
purposes of this ordinance, the terms "sanitary sewer system" and "POTW" may be used
interchangeably.
(k) "User" shall mean any person who contributes, causes or permits the
contribution or discharge of wastewater into sewers within the City of Ukiah's boundaries,
including persons who contribute such wastewater from mobile sources, such as those
who discharge hauled wastewater.
§3798C: APPLICABILITY AND PROHIBITIONS:
(a) This ordinance shall apply to all non-domestic users of the Publicly Owned
Treatment Works (POTW), as defined in Section 37986 Q) of this Article.
(b) Grease Traps or Grease Interceptors shall not be required for residential
users.
(c) Facilities generating Fats, oils, or Greases as a result of food manufacturing,
processing, preparation, or food service shall install, use, and maintain appropriate Grease
Interceptors or Grease Traps as defined in Section 3798B(f) and (g), respectively, of this
Article. These facilities include but are not limited to restaurants, food manufacturers, food
processors, hospitals, hotels and motels, prisons, nursing homes, and any other facility
preparing, serving, or otherwise making any foodstuff available for consumption.
(d) No User may intentionally or unintentionally allow the direct or indirect
discharge of any petroleum oil, non-biodegradable cutting oil, mineral oil, or any Fats, oils,
or Greases of animal or vegetable origin into the POTW system in such amounts as to
cause interference with the collection and treatment system, or as to cause pollutants to
pass through the treatment works into the environment.
§3798D: COMPLIANCE DATE:
(a) On or after the effective date of the ordinance enacting these amendments to
this Article, an existing facility shall be required to install an approved, adequately sized,
and properly operated and maintained Grease Interceptor when any of the following
conditions exist:
1. It is found to be contributing Grease in quantities sufficient to cause
sanitary sewer line stoppages or necessitate increased maintenance on
the sanitary sewer collection system in order to keep main line stoppages
from occurring.
2. It is remodeling the food preparation or kitchen waste plumbing
facilities in such a manner to be subject to a permit issued by the
Department of Planning and Building.
(b) Existing facilities required by this or other applicable ordinance to maintain a
Grease Interceptor presently equipped with an undersized or improper Grease Interceptor
shalt, within thirty-six (36) months of the effective date of this ordinance install an
adequately sized Grease Interceptor in accordance with the specifications of this Articie.
(c) Existing facilities required by this or other applicable ordinances to maintain a
Grease Interceptor that are not currently equipped with a Grease Interceptor shall, within
eighteen (18) months of the effective date of the amendments to this Article, install an
appropriate and adequately sized Grease Interceptor in accordance with the specifications
of this Article.
(d) New facilities required by this or other applicable ordinances to maintain a
Grease Interceptor shall install such a unit prior to commencement of discharge to the
POTW.
(e) Any requests for extensions to installation dates must be made in writing to
the Director, at least thirty (30) days in advance of the compliance date. The written
request shall include the reasons for the grease generator's failure or inability to comply
with the compliance date set forth, the additional time needed to complete the remaining
work, and the steps to be taken to avoid future delays. The Director shall determine the
date for compliance. Requests based solely on monetary considerations will not be
approved.
Section 3798E: DISCHARGE CRITERIA:
(a) Where Fats and Grease are a byproduct of food preparation and/or cleanup,
reasonable efforts shall be made to separate waste Fats and Grease into a separate
container for proper disposal. Fats and Grease sha11 not be discharged to any drains or
Grease Interceptors, except as contained in byproducts of food preparation and/or clean
up. Such waste shall be placed in a container designed to hold such waste and either
utilized by industry or disposed of at suitable locations. This also applies to residential
users.
(b) None of the following agents shall be placed directly into a Grease
Interceptor, or into any drain that leads to the interceptor:
1. Emulsifiers, de-emulsifiers, surtace active agents, enzymes,
degreasers, or any type of product that will liquefy Grease
Interceptor wastes,
2. Any substance that may cause excessive foaming in the POTW, or
3. Any substance capable of passing the solid or semi-solid contents
of the Grease Interceptor to the POTW.
(c) The influent to Grease Interceptors or Grease Traps shall not exceed 140
degrees Fahrenheit (140° F).
(d) Toiiets, urinals, and other similar fixtures shall not discharge through a
Grease Interceptor.
(e) No food waste disposal unit or dishwasher shall be connected to or
discharge into any Grease Interceptor or Grease Trap.
§3798F: GREASE INTERCEPTOR PERMIT:
(a) Any Food Service Facility discharging Grease, oil or other objectionable
material is required to obtain a permit from the City known as a "Grease Interceptor
Permit".
(b) All existing facilities must obtain a permit within three (3) years from the date
this ordinance goes into effect.
(c) All facilities will be subject to annual inspections. These inspections will be
initiated within one year after the adoption of this ordinance. Inspection fees will be
assessed as described in subsection 27-6(f) of this ordinance.
(d) "Grease Interceptor Permit" applications shall be completed and filed with the
Inspector. Plans shall be provided with the application indicating the location and design
details for the proposed Grease Interceptor.
(e) Permits shall be issued for a specified time not to exceed five (5) years. If a
permittee is not notified by the Director thirty (30) days prior to the expiration of the permit,
the permit shall be extended one additional year. The terms and conditions of the permit
may be subject to modification by the Director during the life of the permit. The permittee
shall be informed of any proposed changes in the permit at least thirty (30) days prior to
the effective date of change. Any new conditions in the permit shall include a reasonable
time schedule for compliance. After five (5} years from the original permit issue date, the
permit shall be renewed by submitting a new permit application, however; no new
application fee shall be assessed.
(f) Permittees are required to pay aone-time application fee of $100.00 and an
annual inspection fee $100.00. Annual inspection fees may be reduced or waived upon
demonstration by the permittee that Fats, Oils, and Grease collected in Grease
Interceptors, or alternate approved systems, have been recycled for conversion to
biodiesel or other products as approved by the Director. Documentation is subject to
verification by the Director.
(g) Permits shall be issued only for specific uses for specific operations. As a
result of any sale, lease, or transfer of the premises for which the permit was issued, a new
permit shall be required. Any new or changed conditions of operation shall also require
that a new permit be issued.
(h) The permit may be revoked by the Director if the permittee is found to be in
violation of this chapter and who:
1. Fails to install grease pretreatment devices as required by the permit;
2. Fails to fulfill reporting requirements or pretreatment maintenance as
required by the permit;
3. Refuses reasonable access to the permittee's premise for the purpose
of inspection or monitoring;
4. Violates conditions of the permit.
(i) All permittees shall engage in Best Management Practices, as outlined in
documentation provided to the permittee by the Director with the Grease Interceptor Permit
application.
§3798G: GREASE INTERCEPTOR PERMIT REQUIREMENTS:
(a) Any new Food Service Facility discharging Grease, oil or other
objectionable material is subject to Grease Interceptor requirements. All such
facilities must obtain prior approval from the Director for Grease Interceptor sizing
prior to or when submitting plans for a building permit.
(b) Existing facilities with planned modification in plumbing
improvements, with a building permit valuation of $20,000 or more will be required
to include plans to comply with the Grease Interceptor requirements. All existing
facilities, determined by the Director, to have a reasonable potential to adversely
impact the sewer collection system will be notified of their obligation to install a
Grease Interceptor within the specified period set forth in the notification letter
(c) Maintenance records on interceptor cleaning and pumping must be
maintained for three (3) years and must be available for inspection on the
premises.
(d) Grease Interceptors required under this ordinance shall be installed
outdoors unless the Director authorizes the installation of an indoor Grease
InterceptorlTrap or other alternative pretreatment technology and determines that
the installation of a Grease Interceptor would not be feasible.
§3798H: REQUIRED REPORTING:
All permitted interceptor waste generators shall, at the time of permit
renewal, submit to the Director:
(a) Copies of all manifests made by liquid waste transporters servicing
their Grease Interceptor during past year;
(b) A copy of the Interceptor Maintenance Log;
(c) A copy of the Interceptor Service Contract; and
(d) Any other information required by the Grease Interceptor Permit, including
analysis of the discharge to the POTW of such pollutants as the Director may require.
§37981: GREASE INTERCEPTOR REQUIREMENTS:
(a) Grease Interceptor sizing and installation shall conform to the current edition
of the California Plumbing Code.
(b) Grease Interceptors shall be constructed in accordance with design
approved by the Director and shall have a minimum of two compartments with fittings
designed for Grease retention.
(c) Grease Interceptors shall be installed at a location where it shall be easily
accessible for inspection, cleaning, and removal of intercepted Grease. The Grease
Interceptor may not be installed in any part of the building where food is handled. Location
of the Grease Interceptor must meet the approval of the Director.
(d) All such Grease Interceptors shall be serviced and emptied of accumulated
waste content as required in order to maintain Minimum Design Capability or effective
volume. These devices should be inspected at least monthly. Users who are required to
maintain a Grease Interceptor shall:
Provide for a minimum hydraulic retention time in accordance with the
California Plumbing Code.
Remove any accumulated Grease cap and sludge pocket as required.
iii. Grease Interceptors shall be kept free of inorganic solid materials
such as grit, rocks, gravel, sand, eating utensils, cigarettes, shells,
towels, rags, etc., which could settle into this pocket and thereby
reduce the effective volume of the device.
(e) Access manholes, with a minimum diameter of twenty-four (24) inches, shall
be provided over each Grease Interceptor chamber and sanitary tee. The access
manholes shall extend at least to finished grade and be designed and maintained to
prevent water inflow or infiltration. The manholes shall also have readily removable covers
to facilitate inspection, grease removal, and wastewater sampling activities.
(f) Grease Interceptors required under this Ordinance shall be installed in all food
service facilities unless the Director authorizes the installation of an indoor Grease Trap or
other alternative pretreatment technology and determines that the installation of a Grease
Interceptor would not be feasible. The food service facility bears the burden of
demonstrating the installation of a Grease Interceptor is not feasible. If a facility believes
the installation of a Grease Interceptor is infeasible, because of documented space
constraints, the request for an alternative grease removal device shall contain the following
information:
Location of sewer main and easements in relation to available exterior
space;
ii General information about existing plumbing at the site.
§3798J: GREASE TRAP REQUIREMENTS:
(a) Upon approval by the Director, a Grease Trap complying with the provisions
of this section must be installed in the waste line leading from sinks, drains, and other
fixtures or equipment in Food Service Facilities where Grease may be introduced into the
drainage or sewage system in quantities that can effect line stoppage or hinder sewage
treatment or private sewage disposal.
(b) Grease Traps sizing and installation shall conform to the California Plumbing
Gode.
(c) Grease Traps shall be maintained in efficient operating conditions by periodic
removal of the accumulated Grease. No such collected Grease shall be introduced into
any drainage piping, or public or private sewer.
(d) No food waste disposal unit or dishwasher shal{ be connected to or
discharge into any Grease Trap.
(e) Wastewater in excess of 140 degrees Fahrenheit shall not be discharged into
a Grease Trap.
§3798K: VIOLATION.
(a) It is unlawful for any User to discharge into the POTW in any manner that is
in violation of this Article, or of any condition set forth in this Article. Additionally, a person
commits an offense if the person causes or permits the plugging or blocking of, or
otherwise interferes with or permits interference with a Grease Interceptor or the POTW,
including alteration or removal of any flow constricting devices so as to cause flow to rise
above the design capacity of the interceptor.
(b) No person, andlor facility shall discharge Grease to the POTW, except as
expressly authorized by this Article. If such discharge occurs, the person or facility shall
be considered in violation of this Article and subject to the remedies described herein.
This includes non-permitted facilities.
(c) In addition to prohibiting certain conduct by natural persons, it is the intent of
this Article to hold a corporation, association, LLC, LLP, or other entity or organization
legally responsible for prohibited conduct performed by an agent acting on behalf of such
an entity and within the scope of his office or employment.
(d) The City may recover the fees and costs imposed by this Section in a civil
action and may pursue any other remedy available at law or inequity to address a violation
of this Article or to enforce compliance with it.
§3798L: ENFORCEMENT:
(a) Except as provided herein, for a period of one year following adoption of this
ordinance, although installation of Grease Traps will be required to be installed, no
enforcement actions will be taken under this ordinance for failure to achieve limits on
Grease discharges from the facility. If, during this one year period an obstruction of a
sewer main(s) occurs that causes a sewer overflow to the extent that an impact on the
environment is realized and that said overflow or failure of the sanitary sewer collection
system to convey sewage can be attributed in part or in whole to an accumulation of
Grease in the sewer main(s), the City will take appropriate enforcement actions, as
stipulated in this Chapter, against the generator or contributor of such Grease.
(b) Minor Violation -Any person violating any of the provisions of this Article
shall be to a subject to a written warning for the first violation, a $500 civil penalty for the
second violation, a $1,000 civil penalty for the third violation, a $2,000 civil penalty for the
fourth violation, and an additional $500 civil penalty for each subsequent violation (e.g.,
$3,000 for a fifth violation, $3,500 for a sixth violation) within atwo- year period. A fifth or
subsequent violation within a two year period may result in termination of service.
(c) Maior Violation - If the City through the Director or his designee determines
that a User is responsible for a blockage of a collection system line:
For the first offense, a field citation with date for compliance shall be
issued to the responsible person on site. The focus of the citation shall
be education. The cost of removal of the blockage shall not be
assessed for the first occurrence. However, the facility shall be
notified of the cost that they may incur for additional violations in the
future.
ii For the second offense within a twelve (12) month period, a Notice of
Violation shall be issued with a penalty of no less than $1,000.00 in
addition to the cost of the removal both the first blockage which gave
rise to the first offense and the second blockage which gave rise to the
second offense to be assessed. The discharger shall be informed that
a future blockage resulting from a violation will result in termination of
sewer service.
iii For the third offense within atwo-year period, a Notice of Violation
shall be issued with a penalty of no less than $2,500.00 per violation
plus the cost of the removal of the blockage and termination of sewer
service.
§37980. APPEAL PROCESS:
(a) The City Council of the City of Ukiah shall hear and decide appeals when it is
alleged there is an error in any requirement, decision or determination made by the
Inspector or Director in the enforcement or administration of this ordinance.
(b) Appeals shall be made in writing to the Director not more than thirty (30) from
the date the appealing party received notice of the disputed decision which shall be heard
by the City Council at a regular meeting held not less than thirty (30) days from the date
the appeal is filed with the Director. The appealing party shall receive notice of the date
and time of the hearing not less than twenty (20) days before the matter is heard by the
City Council. The City Council shall receive evidence and argument from the appellant
and the Director and may uphold, reverse or modify the decision or determination
appealed from. The decision of the City Council shall be final for the City.
§3798P: AUTHORIZATION:
The Director is authorized to promulgate such rules and regulations as shall be
reasonable and necessary to carry out the provisions of this Article according to its terms
and intent.
§3798Q: SEVERABILITY:
If any part or parts of this Article shall be held to be invalid, such invalidity shall not
affect the remaining parts of this Article. The City Council declares that it would have
passed the remaining parts of this Article, if it had known that such part or parts thereof
would be declared invalid.
SECTION THREE
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on , 2008, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Adopted on , 2008 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Douglas F. Crane, Mayor
ATTEST:
Linda Brown, City Clerk
ITEM NO.:
MEETING DATE:
AGENDA SUMMARY REPORT
11a
September 17, 2008
SUBJECT: NOTIFICATION OF DEVELOPMENT OF "BUDGET AT A GLANCE" FLYER AND
ACTION FOR DETERMINING METHOD OF DISTRIBUTION
Background: During the Fiscal Year 2008/09 budget process, the City Manager suggested that a budget
summary document be prepared to assist City residents with basic information about City revenues and
expenditures. It was recognized that the City needed to reach out to residents to fully explain revenue and
expenditure issues facing our community.
Discussion: One method for disseminating this information has been a flyer type brief that summarizes the
City's revenue and expenditure picture. Borrowing from other cities examples, staff produced the attached
"Budget at a Glance' brief. This document can now be printed and distributed. Several options for distribution
are available:
Option 1 - No Cost. City printed limited quantity in-house with distribution within City Hall and other
City facilities. In addition, the brief will be placed on the City's website.
Option 2 -Print 1,000 copies at a cost of $825.00 plus tax and distribute copies to various
agencies/organizations such as the County Library, Chamber of Commerce, Main Street Program,
Mendocino County Offices, and the Employers Council; as well as have copies available at the Civic
Center and the Conference Center. Funds are budgeted and available within the Community
Outreach Budget account number 100.1945.651.001.
Option 3 -Print and mail to all our constituents at a cost of approximately $4,600. Funds are
budgeted and available within the Community Outreach Budget account number 100.1945.651.001.
Option 4 - In order to insert the briefing in the utility bills, staff would have had to significantly reduce
the scope of the information presented in the document. As staff did not want to limit the information in this
initial briefing, this was not an option this year. However, future adaptations of this briefing can be reduced to
enable us to insert the flyer within the utility bill.
Continued on Page 2
Recommended Action(s): 1) Approve Option 1 for distribution of "Budget at a Glance" brier where
City staff will print a limited quantity in-house with distribution within City Hall and other City facilities.
Alternative Council Option(s): 1) Choose Option 2 or 3 for distribution of "Budget At A Glance' brief.
Citizens advised:
Requested by: Jane Chambers, City Manager
Prepared by: Sue Goodrick, Risk Manager/Budget Officer
Coordinated with: Jane Chambers, City Manager and Gordon Elton, Finance Director
Attachments: 1) "Budget At A Glance" Flyer
Approved: lL ~tiE ~r~"r'„'.`-'~-------
J~rie Chambers, City Manager
Subject: Budget At A Glance Flyer
Meeting Date: September 17, 2008
Page 2 of 2
Staff is prepared to proceed with the no cost option (Option 1) unless Council directs otherwise.
Staff wishes to express its gratitude for the assistance of the Deputy City Clerk, JoAnne Currie, in the
development of the Budget At A Glance brief layout.
Fiscal Impact:
The no cost option (Option 1) will be minimal staffing effort and can be covered within the existing
administrative support budget.
Funds are available and budgeted within in the Community Outreach budget account number
100.1945.651.001, should Council direct staff to use distribution Options 2 or 3.
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title and #) Account Number Addit. Aooroariation Requested
$7,000 Community Outreach 100.1945.651.001 N/A
~APo0.4~~
1 ~` ° Budget-at-a-Glance
;~* Understanding Local Government Finance
City Expenditures by Fund
Fiscal Year 2008-09
Other Funds General Fund & Reserves
$5,600,000 $14,200,000
Enterprise Funds
$58,600,000
69%
31 Revenue Funds
$6,000,000
7%
Fssca! Year 2008-09
City expenditures are through
the Operating Budget which
includes General Fund, Special
Revenue Funds, Enterprise Funds,
and Other Funds.
General Fund provides Police,
Fire, Public Works, Parks,
Building, and Community Planning
services. Special Revenue
Funds provide services such as
housing or other special activities
which are funded largely through
state and federal grant resources.
Services that are intended to
generate their own revenue and
operate similar to private
business are Enterprise Funds
such as Water, Sewer, and
Electric. Other Funds are
internal services, capial projects,
and expendable oust funds.
City of Ukiah Services by the Numbers
Public Safety
The Ukiah Police Department responded to 27,937 calls for
service in 2007, and is committed to providing the highest level
of communiry service possible, working in partnership with the
community to promote public safety and crime prevention.
The Ukiah Fire Department responded to 830 fire related
events in 2007, including 56 actual fires. The Fire Department
also responded to 1,502 paramedic, advanced life support
ambulance service requests, and responded to hazardous
material exposures, and other natural disasters.
Planning & Building
The Community Planning Division processed 49 planning permits
in fiscal year 2007-2008 and colletted nearly $30,000 in fees.
The Planning Division also made progress on important long-
range planning projects such as the Downtown/Perkins Street
Form Based Code, General Plan Housing Element
Implementation, Airport Master Plan B-2 Zone Update, Facade
Improvement Program, CityView Trail Planning, and others. The
Code Compliance Coordinator managed over 100 cases during
the last fiscal year.
The Building Division issued 527 building permits in fiscal year
2007-2008 for projects with a total valuation of $7,984,407.
$145,835 was collected in fees and 1,585 inspections were
performed by the Building Inspector. The Building Official
managed the code adoption program for the new California
Building Code.
Public Works
Each year the Public Works Department sweeps a total of 2,544
curb miles of street and removes more than 645 ions of debris
from streets and 35 cubic yards of debris from storm drains;
maintains more than 2,500 regulatory street and parking-related
signs; and ensures that more than 219,000 linear feet of traffic
lane striping, crosswalks and other pavement markings are
painted through the use of both City forces and contractors.
Water
The City's Water Utility Division distributes 4 million gallons of
water per day to homes and businesses through 70 miles of
water mains. This services 4,946 residential and 739 other water
service connections within the City service area. A one day
emergency water supply of b million gallons is stored in b tanks.
Sewer
The City Sewer Maintenance Division cleans more than 470,000
linear feet of sewer lines each year. The Wastewater Treatment
Facility is in the process of being upgraded. The future rapacity
will be 3.01 million gallons a day. This project will be completed
in 2009.
Electric
Ukiah Elecuic Utility supplies electricity to Ukiah's 15,000 plus
residences and businesses. The Electric Deparcment oversees
the procurement of wholesale power, maintains and operates
the local electric distribution system, provides engineering and
7% 17%
,° ~ ;. I Page 2
system planning for
improvements,
replacement and
expansion of the
distribution system. It
maintains and
operates Ukiah's
street lighting system
and traffic signals as
well as the Lake
Mendocino Hydroelectric Plant The City of Ukiah is committed
to providing environmentally friendly electric power to its
customers.
Parks & Recreation (including Museum, Golf
Course, Conference Center, Animal Control)
The Community Services Department consists of seven divisions
including Recreation, Grace Hudson Museum and Sun House,
Golf Maintenance, Park Maintenance, Building Maintenance,
Animal Control and the Ukiah Valley Conference Center.
Recreation annually serves over 1,300 participants in youth
spores and 1,800 adult sports participants. 200 children enroll in
Summer Safari Day Camp annually and Ukiah Municipal Pools
serve 25,000 participants each year.
The City maintains 14 park sites as well as the 18 hole Municipal
Golf Course totaling over I50 acres. The Golf Course hosts
Budget-at-a-Glance
28,000 rounds of golf including tournaments and relaxed
activities annually. The City organizes the Sundays in the Park
concerc series, Moonlight Movie Madness, Family Fun in the Sun
and the Fourth of July Picnic in the Park.
The Grace Hudson Museum and the historic Sun House host
over 11,000 visitors annually, more than 2,000 of which were
local students in class tours.
The Ukiah Valley Conference Center, Todd Grove Club House,
and Grace Hudson Meeting Room collectively host hundreds of
events, community Classes, trainings, meetings, and celebrations
each year.
Airport
The City of Ukiah owns and operates the Ukiah Regional
Airporc and has owned the facility since the 1930s. It is
comprised of 160 acres with one 5,000 foot runway and taxiway
and has 87 aircraft based on site. The Airporc provides various
services from daily freight operations to emergency services
such as fire suppression and medivac. It also provides
fuel/storage for private aircraft. The Ukiah Airport services
upwards of 60,000 gallons of fuel to Cal Fire aircrak each fire
season. This past July with the large number of fires burning in
our area, The Airporc fueled over 12,800 gallons into additional
aircraft that were supporting the firefighting effort.
Budget Basics
The Operating Budget
The Operaxing Budget is segregated into Funds, which have different restrictions on how the money may legally be spent. Of the three
major types of City operating funds (General Fund, Special Fund and Enterprise Funds), only General Fund Revenue can be allocated
largely at the City Council's discretion.
The General Fund is the operating fund that pays for basic City services. The City budgeted $14.2 million for General Fund
Operations in FY 2008-2009 as identified below.
General Fund Expenditures
Fiscal Year 2008-09
Community Services
$2,0oo,ooa
14%
Public Works
$1,300,000
9%
Pub
$B,YVV,VVV
General Government
$2,500,000
~ A°%
Budget-at-a-Glance
Page 3 s°~:`~
.~
Enterprise Funds are operated like a business. They generate their own revenues and do not rely on the City's General Fund.
Enterprise Funds are maintained (or Water, Sewer, Solid Waste Disposal, Electric Service, Golf Course, Parking District, Street
Lighting, Conference Center, and Airport.
Enterprise Fund Expenditures Fiscal Year 2008-09
Airport
$1,400,000
Sewer Utility
$23,600,000
Golf Course
Water Utility
$3,500,000
$1,100,000
Electric Utility
$27,800,000
$1,100.000
Special Revenue Funds cover programs or activities funded by money restricted for a special purpose. The source of this money
is mostly grants and state and federal government programs.
Capital or Other Major Projects for Fiscal Year 2008-2009
The City is in the process of developing a Five Year Capital Improvement Program for the purpose of planning for constructing new
and improving existing public facilities and infrastructure, as well as purchasing major equipment that will be considered by the Ciry
Council in the spring as part of the 2009/10 annual budget process. Currently, Capital Projecu are funded as part of the Operation
Budget Examples of projects budgeted in FY 2008-2009 are:
• Gobbi Street & Babcock Lane Street Realignment Project
• Electric Sub-station Design & Construction
• Financial System Upgrade
• Completion of the Wastewater Treatment Plant Upgrade and Expansion
Capital Improvements by Type
Fiscal Year 2008-09
Other Improvements
Streets/Traffic $2,755.822 Electric Utility
$2,
Wastewater
$16,540,742
Budget-at-a-Glance
Public Safety
(Prot .__..._ .
Where the Money Comes From to Pay for Local Government Services
Distribution of 7.75% Sales Tax
Sales tax is the City of Ukiah's
largest general fund revenue
source. It is allocated according
to where people shop, not
where they live. The diagram
below shows the portion of sales
tax that the City actually receives
for purposes of funding its
general fund services.
County Health &
Welfare 1/2¢
City of Ukiah 1¢
Countywide
Transportatior
114¢
Page 4 I , `~
"S"
f California
5¢
As shown below, the City receives General Fund revenues from a variety of sources.
General Fund Revenues
Fiscal Year 2008-09
Other Fees,
Permits, Misc.
15°/n C~loc Tov
Intergovemmer
18%
Other Ta:
8%
General Fund Revenues
Sales Tax $5,689 800
Pro ert Tax $697,683
Franchise Fees $1,638,833
Other Taxes $1,111,366
Inter ovemmental $2,511,024
Other Fees, Permits & Misc. $1,984,873
Total General Fund Revenue $13,633,579
Redevelopment
The Redevelopment Agency is a separate agency and has not been included in this report. Agency capital projecu are in addition to
those listed above and funded by redevelopment funding sources. More information on the Redevelopment Agency activities will be
forthcoming.
We hope you find this outline of the City of Ukiah Budget basics helpful. For additional information, you can review a copy of the City
of Ukiah's Comprehensive Annual Budget for 2008-09 on the City's website www.cityofukiah.com or at the library.
Franchise Fees Property Tax
12% 5%
ITEM NO.: 11 b
MEETING DATE: September 17, 2008
C'i t'J ~,f zlkSafi
AGENDA SUMMARY REPORT
SUBJECT: REQUEST FOR EXTENSION OF AIRPORT HANGAR LEASE FOR DONOVAN
C. ALBRIGHT DUE TO ADDED COST IN THE RETROFIT OF LEASED
HANGAR FROM THE CITY OF UKIAH.
Background: On January 1, 2005, airport hangar tenant Donovan C. Albright entered into a 10
year lease agreement on a hangar from the City of Ukiah. Mr. Albright responded to the City's
RFP for the hangar, which was in need of serious repairs. Mr. Albright proposed that the cost to
bring this hangar into a safe structure would be $57,958. This amount included the interest cost
on the repairs at 8.00% and was amortized over a 10 year period. The total cost of the hangar
retrofit when completed was over $88,000. On July 15, 2006, Mr. Albright made a request
(Attachment 3) to extend his current lease from a 10 year term to a 20 year term due to the cost
of the repairs exceeding the original preliminary estimates.
On August 29, 2006, the Ukiah Airport Commission reviewed Mr. Albright's request and
recommended that he be given an additional 5 year extension on his current lease and the right
of first refusal thereafter (Attachment 5). For some unknown reason, this action of the Airport
Commission was not brought forward to the City Council for final approval, or if it was, staff
cannot find or recall it.
Discussion: On August 27, 2008, Mr. Albright submitted a letter (Attachment 4) to Mayor
Crane requesting consideration and approval of the lengthening of his original lease term from
10 to 20 years. It is staffs understanding that Mr. Albright took this course of action for two
reasons. One is that he thought no action of any kind had been taken on his original 2006
Recommended Action(s): Staff recommends that Mr. Albright be granted extension of his
current 10 year lease to 20 year with the monthly rent adjusted for annual CPI adjustments and
all other terms and conditions of the lease remaining in effect.
Alternative Council Option(s): Approve the Recommendation of the Airport Commission and limit
the extension to a 5-year renewal, or to disapprove of the extension and direct staff to some alternative
course of action.
Citizens advised: Donovan C. Albright, Airport Hangar Tenant
Requested by: Donovan C. Albright, Airport Hangar Tenant
Prepared by: Greg Owen. Airport Manager
Coordinated with: Jane Chambers, City Manager
Attachments: 1 Oct 14, 2004 Letter re Hangar Improvement Cost Breakdown and Lease Proposal
2 City of Ukiah Request for Proposals
3 Jul 15, 2006 Letter re Proposal to Lengthen Lease from 10-20 years
4 Aug 27 2008 Second Letter to Lengthen Lease
5 Ukiah Airport Commission Meetin minutes of Au ust 29 2006
,~ ,"
Approved: ~~ 1d~+-c C.~-_-e~~'T~`-->!~_ _
Jane Chambers, City Manager
~`
Subject: Extension of Airport Hangar Lease For Donovan C. Albright
Meeting Date: September 17, 2008
Page 2 of 2
request, and two is that he thought that as an Airport Commission member, it would be a conflict
of interest for him to sit in consideration of this item.
Because the Airport Commission has already acted on this request, and recommended a 5
year, rather than a 10 year extension, staff did not think it appropriate to put this item back in
front of the Commission. The Council has been provided with the complete record of the Airport
Commission's discussion on this item.
Staff agrees that due to the poor condition the hangar was in prior to Mr. Albright leasing this
structure, all needed repairs and the resulting increased costs associated with these repairs
would have been difficult to identify. It is Staff's belief that Mr. Albright has done an exceptional
job in making this hangar the nicest building on the airport and recommends an extension of his
current lease from 10 to 20 years.
It is staffs understanding that Mr. Albright would be accepting of the 5 year renewal limit if
Council agrees with that action on the part of the Airport Commission, but staff has no reason to
recommend against Mr. Albright's original 10 year extension request.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation ~ Not Applicable ~ Budget Amendment Required
Amount Budgeted Source of Funds (title and #) Account Number Addit. Appropriation Requested
Ukiah Regional Airport October 14, 2004
City of Ukiah
300 Seminary Ave.
Ukiah, CA 95482
Re: Cost breakdown -old Ace Aerial hanger
The following is an overview of the proposal to renovate the old Ace Aerial hanger to
provide a safe and sound structure that I would like to lease for a ten year term with
options to extend the lease if the Airport Master Plan doesn't have any other immediate
plans for the site. The monthly rent I'm proposing to pay would be in the $160.00 range
with CPI adjustments starting at yeaz five of the initial lease term.
The following is a breakdown of the repairs under consideration:
Remove all asbestos shingles (will need the City's help with the disposal)
Secure 1X6 boards and replacing when necessary
Add 5/8" T-111 4X8 panel board to exterior of building for sheaz strength and aesthetics
Repair windows and standazd doors
Remove or repair hanger door
Add gutters to two sides of the building
Paint building and doors to a mutually agreeable color
Repair perimeter foundation where necessary
Repair/replace interior electrical as needed
Total cost of the items listed above is expected to be $ 57,958. This amount includes the
interest cost on the repairs @ 8.00 and amortized over a 10 year period
This will give us some talking points to start with and I'm looking forward to meeting
with you to discuss the details further.
Thank you,
Donovan C. Albright
Sep-27-04 15:58 UKIAH REGIONAL AIRPORT 707 467-2853 ~-~_~^,,-,,,;...¢e~~~'
REQUEST FOR PROPOSALS
The City of Ukiah is seeking proposals for the rental of a hangar located at the Ukiah
Regional Airport. The hangar description is as follows;
One 47X47 maintenance style hangar located on the southwest side of the. airport
property. Hangar has two offices located downstairs and one office upstairs, the
remainder of the space is hangar area. The structure is about sixty years old.
This structure is in need of repairs and the lessee will be required to complete a minimum
of the following at their own expense;
1) Repair/replace hangar door on East face of building
2) Replace siding and replace 1X6 underlayment as needed.
3) Repair perimeter foundation where needed.
4) Add gutters to roof.
5) Repair/replace interior electrical as needed.
Please include specific desired temts and conditions including length of proposed lease
term and monthly rent. A cost breakdown of anticipated improvements is desirable but
not required. The hangar must be used for aviation related purposes. The City of Ukiah
will be accepting proposals for this hangar until October 15, 2004. The site is available
for inspection by interested parties. For more information and location to send proposals
to, see below.
Ukiah Regional Airport
1403 S. State St.
Ukiah, Cal. 95482
(707)467-2855
300 SEMINARY AVENUE UKIAH, CA 95482-5400
Phoned 707/463-6200 Faz# 707!463-6204 Web Address: viww.atyofukiah.com
3
Paul Ritchie, Manager
Ukiah Regional Airport
RE: Extension of Lease
Dear Paul,
July 15, 2006
As you know, the old Ace Hanger remodel was finished in the fall of 2005 but it's taken
me another six months to get up the nerve to add up the final costs of improvements.
That being said and to no one's surprise, the costs to retrofit the hanger exceeded my
original preliminary estimates by some 50%. But in defense of this overage, there were
some improvements that. weren't included on the. requirements by the RFP that I elected
to install on my own such as:
Sheetrock interior, textured, primed & painted
New Schwiess bi-fold airplane door vs. R&R of old door
Remodel of office, eliminate skylight, replaced deck and railing
All new electrical wiring and light fixtures
Updated and replaced bathroom plumbing and fixtures
Refinishing floors
Landscape
R&R all thermal windows
R&R interior & exterior doors & hardware
My original costs estimates on my October 14, 2004 proposal was $57,958, including
interest over a 10 year period. 'fhe final tally was over $88,000.
All this leads up to the purpose of this letter which is to request the City of Ukiah to
consider lengthening my lease term period firom 10 years to 20 years. The rate of monthly
rent can be adjusted for annual CPI adjustments and all other terms and conditions of the
lease can remain in effect.
Thank you for the opporhutity to be apart of the "airport community" which has brought
about many new acquaintances into my life. Thank for your consideration of this matter.
Sincerely,
Donovan C. Albright
y
Doug Crane, Mayor
City of Ukiah
300 Seminary Ave
Ukiah, CA 95482
RE: Extension of Lease
Dear Mayor Crane,
AUG28~
The purpose of this letter is to request the City of Ukiah to consider lengthening my
original lease term from 10 years to 20 yeazs with all other terms and conditions of the
lease being the same.
This request was originally submitted to the Airport Commission on July of 2006 and
approved subject to the final approval of the City of Ukiah and to date, my request has
had no action.
To give you some background on the matter, I've included a copy of my letter dated July
15, 2006 to the Airport Commission as well as a copy of the original RFP dated 2004.
As you'll note, my original cost estimates on October 14, 2004 proposal was $57,958 but
the final tally, after the additional improvements, was over $88,000.
These additional improvements were discussed with Paul Ritchie and installed in the
hope to encourage other hanger tenants to follow suit.
As you know, Paul Ritchie is gone and I presently serve as an Airport Commissioner
seated in 2008 and feel that bring ng it before the Airport Commission might be a conflict
on my part so. I hoped to bring this matter to your attention as a tenant of the airport.
If you have any questions, please feel free to contact me at 707-367-3361.
'T'hank for your consideration of this matter.
Sincerely,
Donovan C. Albright
August 27, 2008
s
There was discussion about adding photographs and other pertinent information
to the Airport Website that would be helpful, as well as design enhancing.
6. DISCUSSION/ACTION
6A. Albright Hangar Continued Discussion
Mr. Richey stated Don Albright noticeably made more renovations to the hangar
than what was specified on the RFP. He has asked staff/Commission to consider
a 10-year extension of his lease, which would require City Counal approval. The
Commission in other discussions canceming this matter supports an in-house
extension not to exceed five years and Mr. Albright would be amenable to this
akemative suggestion.
Commissioner Crane inquired whether the lease contains afive-year option.
Mr. Richey replied while the lease has an option, it is not for a specific term.
Section 2 of the lease reads, "The tenn of this tease shall commence on the date
indicated above, and shall continue in effect for a period of ten years, expiring at
midnight on July 30, 2015. This lease may be extended contingent upon the
terms and conditions agreed upon at that time. in determining whether and on
what condRions to extend the lease term, Lessor shall consider the cost and
quality of improvements to the leased premises constructed by Lessee, including
those required by Exhibit "C" attached hereto'
Commissioner Crane stated allowing a 10-year extension of the lease may not
be in best interest of the Airport whereby the lease would expire at midnight on
July 30, 2025. He appreciates the extra amount of money Mr. Albright spent on
structure/landscaping improvements to the former Ace Hangar beyond what was
asked for in the RFP. it would have been better if Mr. Albright had consulted with
the City prior to making the added improvements in which he may not have had a
reasonable expectation of an extension of the lease. However, Mr. Albright acted
in good faith and with good intensions and he supports afive-year lease
extension where at the end of the lease extension term, the lease becomes
market negotiable with Mr. Albright having first right of refusal for continuance of
the lease and/or having parity dollar for dollar.
It was noted that all other lease conditions would remain the same, including the
CPI escalator clause.
A discussion followed regarding general cost comparisons of the hangar being
demolished and reconstructed for the same or other type of use versus the
renovations completed by Mr. Albright.
Commissioner Fowler stated the former ACE Hangar building was in very poor
condition so the renovationslrepairs made by Mr. Albright represent a significant
improvement.
Minutes of the Airport Commission August 29, 2006
Page 4
The Commission noted that construction of a new building to replace the exiting
would be more costly than the refurbishments done.
Commissioner Deerwester commented the Airport benefits from the work and
money spent by Mr. Albright to make the hangar structuraly sound and
architecturally pleasing.
It was noted that the lease was not executed until January 1, 2005, allowing Mr.
Albright some leeway time to make the improvements.
Commissioner Deerwester pointed out that at the end of the lease, the hangar
would be 15 years old.
Commissioner Crane acknowledged that while the hangar would be 15 years
old, a future tenant would not likely question renting a private hangar that has
been upgraded to the degree that it has.
Commissioner Fowler added that often times when a building is renovated, the
actual cost is often much greater than the anticipated costs as was the case for
the Albright Hangar.
It was the consensus of the Commission to support afive-year extension of the
lease.
A MOTION was made by Commissioner Deerwester, seconded by
Cormissioner Fowler to recommend to the City Council approval of a five-year
lease extension for the Don Albright Hangar.
A discussion followed regarding the terms of the lease to read, "The term of this
lease shall commence on the date indicated above, and shall continue in effect
for a period of 15 years, expiring at midnight on July 30, 2020. This lease may be
extended contingent upon the terms and conditions agreed upon at that time,
providing first right of refusal to the current lessee."
Chair Beard referred to Section 7, Termination, and stated this section states
the "Lessee shall have a right of first refusal to relet the premises on the same
terms and conditions the Lessor offers to such other persons or entkies, if
Lessee notifies Lessor that it wishes to exercise such right within 10 days of the
date it is noted by Lessor that Lessor intends to relet the premises."
Commissioner Crane stated the purpose of the Termination section is to make
certain there is no implied intent to continue to grant five-year extensions, for
instance.
Commissioner Fowler recommended adding language to the last sentence in
the Term section to read, "This lease may be extended contingent upon the
Minutes of the Airport Commission August 29, 2006
Page 5
terms and condition agreed upon at that time, providing first right of refusal to the
current lessee, as noted in Section 7 of the lease agreement."
Commission Crane recommended the language for Section 2, Term, read: "The
term of this lease shall commence on the date indicated above, and shall
centinue in effect for a period of 15 years, expiring at midnight on July 30, 2020
at which time the properly would be made available on the open market and
lessee shall have first right of refusal."
It was the consensus of the Commission that the second sentence in Section 2,
Term, of the lease agreement read, 'This lease may be extended contingent
upon the terms and conditions agreed upon at that time, providing first right of
refusal to the current lessee." The remaining language of Section 2, Term, shall
be deleted.
The above-motion carried with all AYE voice vote of the Commissioners present,
as discussed.
6B. City Corporatlon Yard Discussion -Crane
Mr. Richey stated Commissioner Crane requested discussion regarding the City
Corporation Yard and its relationship to the Airport. He provided a brief history of
the Corporation Yard as follows:
• The area being used as the City Corporation Yard was purchased by the
City in the 1930s.
• It is unknown when the Corporation Yard was located at its present site.
Aerial photographs indicate that the Corporation Yard was in operation at
this site in the 1950s.
• The size of the Corporation Yard grew in the 60s and 70s whereby the
south fence of the yard move further south.
• In 1984, the Airport's bulk fuel storage facility was constructed adjacent to
the south fence eliminating any further south mgration.
• For decades, Airport staff has asked for rent from other departments for
usage of the site, which has occurred during the Horsley administration.
• The site is approximately 3112 to 4 acres and the Airport fund receives
$23,000 annually from the departments which use it. This rental rate was
increased from $22,200 last year. Most of the fees received for rent are
collected in lieu from the Public Utilities and Public Works departments.
• There is no rental/lease agreement on the site as the City would
essentially be leasing from itseff. The departments which use the site have
been very generous and provide services to the Airport beyond the
capabilities of staff where a valuable working relationship has been
established over the years.
• Usage of the site is relevant to City departmental needs and this usage
may not violate any airspace restrictions required by the FAA or
interfere/hinder Airport operations.
Minutes or the Airport Commission August 29, 2006
Page 6
Ciiy of 4l~ak
ITEM NO.: 11c
MEETING DATE: September 17, 2008
AGENDA SUMMARY REPORT
SUBJECT: CONSIDERATION OF A POSSIBLE DONATION OF 37 ACRES OF OPEN
SPACE ALONG GIBBON CREEK IN THE WESTERN HILLS FROM MR. DAVE
HULL AND RIC PIFFERO; AUTHORIZATION OF THE CITY MANAGER TO
NEGOTIATE AND EXECUTE THE CORRESPONDING LAND AGREEMENT;
AND APPROVAL OF A CORRESPONDING BUDGET AMENDMENT TO PAY
FOR CLOSING COSTS AND AUTHORIZED REIMBURSABLE SELLER
EXPENSES.
Background: Open spaces are land and/or water areas that serve as a protected resource in which the area is
generally finite, exhaustible, and vulnerable. Pursuant to the Council prescribed duties for the Paths, Open
Space, and Creeks Commission, the Commission identified property in the Western Hills available for sale
that maybe appropriate for public acquisition in accordance with the Open Space and Conservation Element
of the City of Ukiah General Plan. The 37 acre site consists of five legal parcels that are transected by
Gibson Creek (APN# 156-240-02,03,06,07,08). Along with the year round creek, the landscape consists of
hillside slopes and native plants/trees. Janix Drive and Standley St provide access points onto the property.
However, public access from Janix Drive would be excluded from a sale to the City. The property is
currently owned by Dave Hull and Ric Piffero. Attachment #1 includes a location and site map for review.
Note: There are two privately owned island parcels within the boundary of the 37 acre property that are not
for sale and owned by separate individuals (APN#: 156-240-04, OS).
Generally, open space preservation contributes to three broad areas of the community including social quality
of life, environmental preservation, and economic vitality. Photos illustrating the unique qualities of the
property are included as Attachment #2 for review. Among the related open space benefits of the subject site
are:
• creating a passive recreation area
• providing opportunity for unique educational experiences
• controlling sprawl and growth patterns
Recommended Action(s): Consider the possible donation of 37 acres of open space along Gibson
Creek in the Western Hills; authorize the City Manager to negotiate and execute the land agreement; and
approve a corresponding budget amendment utilizing 699 Open Space Acquisition funds to pay for
closing costs and authorized reimbursable seller expenses.
Anernative t:ouncu option(s): Determine that the Gibson Creek land agreement is not appropriate
and/or provide additional direction to Staff.
Citizens advised: Dave Hull and Ric Piffero
Requested by: City Council and Paths, Open Space, and Creeks Commission
Prepared by: Sage Sangiacomo, Director of Community/General Services
Coordinated with: Jane Chambers, City Manager and David Rapport, City Attorney
Attachments: 1. Location and Site Map
2. Photos of the Gibson Creek Property
3. Draft Land A reement
Approved: ~ ~ /rte ~~~ ~~,,,,~
J e Chambers, ity Manager ~-
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 2 of 13
• establishing and maintaining aesthetic appeal
• stimulating economic vitality
• creating important buffer zones between developments and the local water shed
• preserving water quality and wildlife habitat
• developing eco-tourism opportunities
• protecting property values
• creating ecological balance
Discussion: Under the direction of Council, Staff has negotiated terms and conditions for the possible
transfer of the property to the City of Ukiah as open space. From the discussions, Mr. Hull and Piffero have
agreed to donate the property if they are successful with their application for boundary line adjustments to
other contiguous property. Specifically, four of the five parcels on the property will be eliminated and
realigned with four other contiguous properties. Two of the lot line adjustments are proposed for each of the
property owner's lots within the Hull/Piffero Subdivision. The other two remaining adjustments are yet to be
determined.
The application for boundary line adjustments is a separate issue from the donation requiring City and
County approval. The agencies can not prejudge the outcome of any lot line adjustment or any other land
use application. Both of the agencies will process and act upon those applications as required by law and
without consideration of the potential donation.
If the property owners are able to extract four of the five parcels from the subject property, they have agreed
to make a charitable donation of the one remaining parcel which will include the full 37 acres of the original
five. As an additional condition of the gift, Mr. Hull and Piffero have agreed to add deed restrictions on the
realigned lots prohibiting the construction of a second unit. The restrictions would result in a net decrease of
eight units that could have otherwise been constructed in the Western Hills.
The draft land agreement is included as Attachment #3 for review. In addition to the conditions identified
above, the City of Ukiah will be responsible for closing costs and up to $5,000 of reimbursable expenses for
professional services utilized by the property owners to assist with the transaction. if authorized to proceed,
Council will also need to approve a corresponding budget amendment utilizing 699 fund reserves in the
Open Space Acquisition account to pay for these costs.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation
Amount Reserved Source of Funds (title and #1
$155,980 Open Space (699)
Not Applicable ~ Budget Amendment Required
Account Number Addtl. Approariation Requested
699.3110.020 Estimated at $10,000
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 3 of 13
Attachment #1
Subject: Gibson Greek Land Agreement
Meeting Date: September 17, 2008
Page 4 of 13
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Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 5 of 13
Attachment #2
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page7ofl3
Attachment #3
DRAFT AGREEMENT FOR ACQUISITION OF REAL PROPERTY
This Agreement is entered by and between the David Hull and
and Rick Piffero (collectively "Sellers"), and the City of
Ukiah, a general law municipal corporation("Purchaser" or
ABuyer@) on 2008 (AEffective Date@), in Ukiah,
California.
1. Sale of Property: Sellers agree to sell and Purchaser
agrees to buy that certain unimproved real property located in
the City of Ukiah ("City"), Mendocino County, California and
commonly known as Mendocino County Assessor's Parcel Nos. 156-
240-02, 156-240-03, 156-240-06, 156-240-07 and 156-240-08
(collectively, Athe Property@), and as more fully described in
the attached Exhibit A which is incorporated herein by
reference. The Property consists of approximately 37 acres of
vacant land.
3. Purchase Price: Sellers shall donate the Property to
the Buyer upon close of escrow. The Buyer hereby acknowledges
that the donation represents a charitable contribution and shall
sign any documents reasonably requested by Sellers in connection
with Seller's claiming a deduction under state and federal
income tax laws.
4. Condition of Title: Title to the Property shall be
free and clear of all liens, except for taxes not yet due, and
all easements and encumbrances not approved by Purchaser, which
approval shall not be unreasonably withheld.
5. Escrow: The parties shall open escrow with First
American Title Company within five (5) days from the effective
date of this Agreement. The parties shall deliver escrow
instructions to the escrow agent within 14 days from the
effective date of this Agreement, which shall include the
following conditions which must be satisfied before escrow may
close:
Septembe~l2. 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 8 of 13
a. Closing date: Escrow shall close on or not later
than ten (10) days following the approval of the lot line
adjustments described in paragraph 5.d.
b. Preliminary title report and title insurance:
Purchaser shall have 30 days from the Effective Date to obtain
and approve a preliminary title report, including all exceptions
noted therein. Prior to close of escrow, Sellers shall remove
all encumbrances not reasonably approved by Buyer. If Buyer
fails to notify Sellers of any objections to the preliminary
title report, including any exceptions contained therein, within
said 30 days, it shall be deemed to have approved the report and
to have waived any objections to title to the Property.
c. Inspections and Condition of Property: Purchaser
shall have 90 days from the Effective Date to obtain and approve
any inspections of the Property as it deems necessary. Sellers
shall provide Purchaser and its inspectors with reasonable
access to the Property for inspection purposes. If Purchaser
wants to perform any destructive testing, it shall so notify
Sellers, who shall agree to the testing or inspection, provided
Purchaser agrees to restore the inspected or tested property to
the condition it was in prior to the test or inspection upon any
termination of this Agreement. If Purchaser disapproves a timely
inspection report, it must provide written notice of such
disapproval to Sellers. Purchaser shall have no further
obligations under this Agreement and shall be entitled to the
return of any documents deposited with the escrow agent, if it
gives Sellers timely written notice that it disapproves of a
timely inspection report, a copy of which it has provided to
Sellers. If Purchaser fails to provide such timely written
notice, it shall be deemed to have waived all objections to the
condition of the Property.
(1) Flood Hazard Area Disclosure: The Property
or a portion thereof is located within a Federal Emergency
Management Agency (FEMA) "Special Flood Hazard Area."
September 12.2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 9 of 13
(2) Geologic Hazard Zone: The Property is not
located within a Special Studies Zone as designated under Public
Resources Code 2021-2625.
d. Lot Line Adjustments: Sellers must receive all
legally required approvals from the City of Ukiah and the County
of Mendocino for lot line adjustment applications under which
two or more of the parcels on the Property will be eliminated
and those lots will be realigned through contiguous properties
to parcels owned by Sellers; provided, however, that Sellers
shall execute a legally enforceable and recorded restriction on
the use of the adjusted lots owned by Sellers that prohibits the
construction of a second unit as is otherwise permitted under
Ukiah City Code Section 9016 and Government Code Section 65852.2
on any of the adjusted lots.
City shall reimburse Sellers for not to exceed
$5,000 in documented expenses incurred by Sellers in obtaining
approval of these lot line adjustments upon, but only upon,
Close of Escrow. Such expenses may include fees and expenses of
surveyors, civil engineers, filing and recording fees. The
documentation of the expenses shall be to City's reasonable
approval, such approval not to be unreasonably withheld.
Sellers acknowledge and agree that the Buyer has
not and does not prejudge the outcome of any lot line adjustment
or other land use approval applications Sellers may submit to
the City of Ukiah or any of its officers, employees, commissions
or departments. The City shall process and act upon those
applications as required by law and without any consideration of
the donation of the Property to the City pursuant to this
agreement, except to the extent that such consideration is
permitted or required by applicable law.
e. Closing costs: City shall pay the cost of all
escrow and title insurance costs of said conveyance. Real
property taxes, assessments and insurance premiums, if any,
shall be prorated between the parties from the date the deed is
recorded in the official records of Mendocino County. All pro-
September 12.2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page l0 of 13
rations shall be made on the basis of a 365 day year or 30 day
month as applicable.
f. Tax Withholding: Under the Foreign Investment in
Real Property Tax Act (FIRPA; 26 USC '1445), every buyer of U.S.
real property must, unless an exemption applies, deduct and
withhold from a Sellers's proceeds 10~ of the gross sales price.
No withholding is required if the Sellers certifies under
penalty of perjury that it is not a foreign person within the
meaning of the Act. The Sellers hereby certifies under penalty
of perjury that it is not a "foreign person" within the meaning
of FIRPA and Buyer is not required to and shall not withhold any
portion of the gross sales price for state or federal capital
gains tax.
g. Condition to Sellers' Obligation to Sell Property
to Purchaser: Sellers shall have no obligation to sell the
Property to Purchaser and this agreement shall terminate and
have no further force or effect, if Purchaser has not on or
before received approval of the lot line
adjustments described in paragraph S.d.
h. Title Insurance. The Title Company issues a CLTA
title insurance policy to Buyer, subject only to those
exceptions as approved under subparagraph b, above, in an amount
of not less than $100,000.
i. A paved road known as Janix Drive provides access
to the Property from Standley Street, the nearest public road.
Title to the Property includes an easement to use Janix Drive
for access to the Property. City agrees that it will not allow
general public use of its easement in Janix Drive.
6. Right of Possession: Purchaser's right of possession
shall commence upon close of escrow.
7. Notice: Whenever notice is permitted or required under
this Agreement, it shall be deemed given when personally served
by personal delivery, fax or overnight courier, or when
September 12. 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 11 of 13
deposited in the United States mail with proper first class
postage affixed thereto and addressed as follows:
PURCHASER:
City of Ukiah
Clo City Manager
Ukiah Civic Center
300 Seminary Ave.
Ukiah, CA 95482
FAX: 462-6204
SELLERS:
Ukiah,CA.95482
FAX:
Either party may change its official address by giving notice as
provided in this paragraph.
9. Counterparts: This Agreement may be executed in
counterparts.
10. Partial Invalidity: If any term or provision of this
Agreement shall be deemed to be invalid or unenforceable to any
extent, the remainder of this Agreement will not be affected
thereby, and each remaining term and provision of this Agreement
will be valid and be enforced to the fullest extent permitted by
law.
11. Possession of the Property: Sellers will deliver
possession of the Property to Purchaser upon the Close of
Escrow.
12. Waivers: No waiver of any breach of any covenant or
provision contained herein will be deemed a waiver of any
preceding or succeeding breach thereof, or of any other covenant
or provision contained herein. No extension of time for
performance of any obligation or act will be deemed an extension
of time for performance of any other obligation or act except
those of the waiving party, which will be extended by a period
of time equal to the period of the delay.
September 12.2008
Ciiy of 4l~ak
ITEM NO.: 11c
MEETING DATE: September 17, 2008
AGENDA SUMMARY REPORT
SUBJECT: CONSIDERATION OF A POSSIBLE DONATION OF 37 ACRES OF OPEN
SPACE ALONG GIBBON CREEK IN THE WESTERN HILLS FROM MR. DAVE
HULL AND RIC PIFFERO; AUTHORIZATION OF THE CITY MANAGER TO
NEGOTIATE AND EXECUTE THE CORRESPONDING LAND AGREEMENT;
AND APPROVAL OF A CORRESPONDING BUDGET AMENDMENT TO PAY
FOR CLOSING COSTS AND AUTHORIZED REIMBURSABLE SELLER
EXPENSES.
Background: Open spaces are land and/or water areas that serve as a protected resource in which the area is
generally finite, exhaustible, and vulnerable. Pursuant to the Council prescribed duties for the Paths, Open
Space, and Creeks Commission, the Commission identified property in the Western Hills available for sale
that maybe appropriate for public acquisition in accordance with the Open Space and Conservation Element
of the City of Ukiah General Plan. The 37 acre site consists of five legal parcels that are transected by
Gibson Creek (APN# 156-240-02,03,06,07,08). Along with the year round creek, the landscape consists of
hillside slopes and native plants/trees. Janix Drive and Standley St provide access points onto the property.
However, public access from Janix Drive would be excluded from a sale to the City. The property is
currently owned by Dave Hull and Ric Piffero. Attachment #1 includes a location and site map for review.
Note: There are two privately owned island parcels within the boundary of the 37 acre property that are not
for sale and owned by separate individuals (APN#: 156-240-04, OS).
Generally, open space preservation contributes to three broad areas of the community including social quality
of life, environmental preservation, and economic vitality. Photos illustrating the unique qualities of the
property are included as Attachment #2 for review. Among the related open space benefits of the subject site
are:
• creating a passive recreation area
• providing opportunity for unique educational experiences
• controlling sprawl and growth patterns
Recommended Action(s): Consider the possible donation of 37 acres of open space along Gibson
Creek in the Western Hills; authorize the City Manager to negotiate and execute the land agreement; and
approve a corresponding budget amendment utilizing 699 Open Space Acquisition funds to pay for
closing costs and authorized reimbursable seller expenses.
Anernative t:ouncu option(s): Determine that the Gibson Creek land agreement is not appropriate
and/or provide additional direction to Staff.
Citizens advised: Dave Hull and Ric Piffero
Requested by: City Council and Paths, Open Space, and Creeks Commission
Prepared by: Sage Sangiacomo, Director of Community/General Services
Coordinated with: Jane Chambers, City Manager and David Rapport, City Attorney
Attachments: 1. Location and Site Map
2. Photos of the Gibson Creek Property
3. Draft Land A reement
Approved: ~ ~ /rte ~~~ ~~,,,,~
J e Chambers, ity Manager ~-
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 2 of 13
• establishing and maintaining aesthetic appeal
• stimulating economic vitality
• creating important buffer zones between developments and the local water shed
• preserving water quality and wildlife habitat
• developing eco-tourism opportunities
• protecting property values
• creating ecological balance
Discussion: Under the direction of Council, Staff has negotiated terms and conditions for the possible
transfer of the property to the City of Ukiah as open space. From the discussions, Mr. Hull and Piffero have
agreed to donate the property if they are successful with their application for boundary line adjustments to
other contiguous property. Specifically, four of the five parcels on the property will be eliminated and
realigned with four other contiguous properties. Two of the lot line adjustments are proposed for each of the
property owner's lots within the Hull/Piffero Subdivision. The other two remaining adjustments are yet to be
determined.
The application for boundary line adjustments is a separate issue from the donation requiring City and
County approval. The agencies can not prejudge the outcome of any lot line adjustment or any other land
use application. Both of the agencies will process and act upon those applications as required by law and
without consideration of the potential donation.
If the property owners are able to extract four of the five parcels from the subject property, they have agreed
to make a charitable donation of the one remaining parcel which will include the full 37 acres of the original
five. As an additional condition of the gift, Mr. Hull and Piffero have agreed to add deed restrictions on the
realigned lots prohibiting the construction of a second unit. The restrictions would result in a net decrease of
eight units that could have otherwise been constructed in the Western Hills.
The draft land agreement is included as Attachment #3 for review. In addition to the conditions identified
above, the City of Ukiah will be responsible for closing costs and up to $5,000 of reimbursable expenses for
professional services utilized by the property owners to assist with the transaction. if authorized to proceed,
Council will also need to approve a corresponding budget amendment utilizing 699 fund reserves in the
Open Space Acquisition account to pay for these costs.
Fiscal Impact:
Budgeted FY 08/09 ~ New Appropriation
Amount Reserved Source of Funds (title and #1
$155,980 Open Space (699)
Not Applicable ~ Budget Amendment Required
Account Number Addtl. Approariation Requested
699.3110.020 Estimated at $10,000
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 3 of 13
Attachment #1
Subject: Gibson Greek Land Agreement
Meeting Date: September 17, 2008
Page 4 of 13
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Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 5 of 13
Attachment #2
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page7ofl3
Attachment #3
DRAFT AGREEMENT FOR ACQUISITION OF REAL PROPERTY
This Agreement is entered by and between the David Hull and
and Rick Piffero (collectively "Sellers"), and the City of
Ukiah, a general law municipal corporation("Purchaser" or
ABuyer@) on 2008 (AEffective Date@), in Ukiah,
California.
1. Sale of Property: Sellers agree to sell and Purchaser
agrees to buy that certain unimproved real property located in
the City of Ukiah ("City"), Mendocino County, California and
commonly known as Mendocino County Assessor's Parcel Nos. 156-
240-02, 156-240-03, 156-240-06, 156-240-07 and 156-240-08
(collectively, Athe Property@), and as more fully described in
the attached Exhibit A which is incorporated herein by
reference. The Property consists of approximately 37 acres of
vacant land.
3. Purchase Price: Sellers shall donate the Property to
the Buyer upon close of escrow. The Buyer hereby acknowledges
that the donation represents a charitable contribution and shall
sign any documents reasonably requested by Sellers in connection
with Seller's claiming a deduction under state and federal
income tax laws.
4. Condition of Title: Title to the Property shall be
free and clear of all liens, except for taxes not yet due, and
all easements and encumbrances not approved by Purchaser, which
approval shall not be unreasonably withheld.
5. Escrow: The parties shall open escrow with First
American Title Company within five (5) days from the effective
date of this Agreement. The parties shall deliver escrow
instructions to the escrow agent within 14 days from the
effective date of this Agreement, which shall include the
following conditions which must be satisfied before escrow may
close:
Septembe~l2. 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 8 of 13
a. Closing date: Escrow shall close on or not later
than ten (10) days following the approval of the lot line
adjustments described in paragraph 5.d.
b. Preliminary title report and title insurance:
Purchaser shall have 30 days from the Effective Date to obtain
and approve a preliminary title report, including all exceptions
noted therein. Prior to close of escrow, Sellers shall remove
all encumbrances not reasonably approved by Buyer. If Buyer
fails to notify Sellers of any objections to the preliminary
title report, including any exceptions contained therein, within
said 30 days, it shall be deemed to have approved the report and
to have waived any objections to title to the Property.
c. Inspections and Condition of Property: Purchaser
shall have 90 days from the Effective Date to obtain and approve
any inspections of the Property as it deems necessary. Sellers
shall provide Purchaser and its inspectors with reasonable
access to the Property for inspection purposes. If Purchaser
wants to perform any destructive testing, it shall so notify
Sellers, who shall agree to the testing or inspection, provided
Purchaser agrees to restore the inspected or tested property to
the condition it was in prior to the test or inspection upon any
termination of this Agreement. If Purchaser disapproves a timely
inspection report, it must provide written notice of such
disapproval to Sellers. Purchaser shall have no further
obligations under this Agreement and shall be entitled to the
return of any documents deposited with the escrow agent, if it
gives Sellers timely written notice that it disapproves of a
timely inspection report, a copy of which it has provided to
Sellers. If Purchaser fails to provide such timely written
notice, it shall be deemed to have waived all objections to the
condition of the Property.
(1) Flood Hazard Area Disclosure: The Property
or a portion thereof is located within a Federal Emergency
Management Agency (FEMA) "Special Flood Hazard Area."
September 12.2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 11 of 13
deposited in the United States mail with proper first class
postage affixed thereto and addressed as follows:
PURCHASER:
City of Ukiah
Clo City Manager
Ukiah Civic Center
300 Seminary Ave.
Ukiah, CA 95482
FAX: 462-6204
SELLERS:
Ukiah,CA.95482
FAX:
Either party may change its official address by giving notice as
provided in this paragraph.
9. Counterparts: This Agreement may be executed in
counterparts.
10. Partial Invalidity: If any term or provision of this
Agreement shall be deemed to be invalid or unenforceable to any
extent, the remainder of this Agreement will not be affected
thereby, and each remaining term and provision of this Agreement
will be valid and be enforced to the fullest extent permitted by
law.
11. Possession of the Property: Sellers will deliver
possession of the Property to Purchaser upon the Close of
Escrow.
12. Waivers: No waiver of any breach of any covenant or
provision contained herein will be deemed a waiver of any
preceding or succeeding breach thereof, or of any other covenant
or provision contained herein. No extension of time for
performance of any obligation or act will be deemed an extension
of time for performance of any other obligation or act except
those of the waiving party, which will be extended by a period
of time equal to the period of the delay.
September 12.2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 12 of 13
13. Successors and Assigns: This Agreement is binding
upon and inures to the benefit of the permitted successors and
assigns of the parties hereto.
14. Professional Fees: If any party to this agreement
prevails in any action or proceeding to enforce the terms of
this Agreement, the prevailing party shall be entitled to
recover from the opposing party or parties its costs of suit,
including the reasonable fees of attorneys, investigators,
expert witnesses or consultants necessarily incurred by the
prevailing party in prosecuting or defending the action or
proceeding.
15. Entire Agreement: This Agreement (including all
Exhibits attached hereto) constitutes the entire contract
between the parties hereto and may not be modified except by an
instrument in writing signed by the party to be charged.
16. Time of Essence: Sellers and Purchaser hereby
acknowledge and agree that time is strictly of the essence with
respect to each and every term, condition, obligation, and
provision hereof.
17. Construction: This Agreement has been prepared by
Sellers and its professional advisors and reviewed by Purchaser
and its professional advisors. Sellers and Purchaser and their
respective advisors believe that this Agreement is the product
of all of their efforts, that it expresses their agreement and
that it should not be interpreted in favor of or against either
Purchaser or Sellers. The parties further agree that this
Agreement will be construed to effectuate the normal and
reasonable expectations of a sophisticated Sellers and
Purchaser.
18. Governing Law: The parties hereto expressly agree
that this Agreement will be governed by, interpreted under, and
construed and enforced in accordance with the laws of the State
of California. The parties mutually consent to jurisdiction and
venue in the courts of Mendocino County and waive any objections
to the jurisdiction or venue of such courts.
September 12, 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page l3 of 13
19. Paragraph headings: The paragraph headings contained
herein are for convenience and reference only and are not
intended to define or limit the scope of this agreement.
SaHEREFORE, the parties have entered this Agreement on the
Effective Date,
SELLERS
CITY OF UKIAH
By:
ATTEST:
By:
PURCHASER
Seplembe~ 12.2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page 12 of 13
13. Successors and Assigns: This Agreement is binding
upon and inures to the benefit of the permitted successors and
assigns of the parties hereto.
14. Professional Fees: If any party to this agreement
prevails in any action or proceeding to enforce the terms of
this Agreement, the prevailing party shall be entitled to
recover from the opposing party or parties its costs of suit,
including the reasonable fees of attorneys, investigators,
expert witnesses or consultants necessarily incurred by the
prevailing party in prosecuting or defending the action or
proceeding.
15. Entire Agreement: This Agreement (including all
Exhibits attached hereto) constitutes the entire contract
between the parties hereto and may not be modified except by an
instrument in writing signed by the party to be charged.
16. Time of Essence: Sellers and Purchaser hereby
acknowledge and agree that time is strictly of the essence with
respect to each and every term, condition, obligation, and
provision hereof.
17. Construction: This Agreement has been prepared by
Sellers and its professional advisors and reviewed by Purchaser
and its professional advisors. Sellers and Purchaser and their
respective advisors believe that this Agreement is the product
of all of their efforts, that it expresses their agreement and
that it should not be interpreted in favor of or against either
Purchaser or Sellers. The parties further agree that this
Agreement will be construed to effectuate the normal and
reasonable expectations of a sophisticated Sellers and
Purchaser.
18. Governing Law: The parties hereto expressly agree
that this Agreement will be governed by, interpreted under, and
construed and enforced in accordance with the laws of the State
of California. The parties mutually consent to jurisdiction and
venue in the courts of Mendocino County and waive any objections
to the jurisdiction or venue of such courts.
September 12, 2008
Subject: Gibson Creek Land Agreement
Meeting Date: September 17, 2008
Page l3 of 13
19. Paragraph headings: The paragraph headings contained
herein are for convenience and reference only and are not
intended to define or limit the scope of this agreement.
SaHEREFORE, the parties have entered this Agreement on the
Effective Date,
SELLERS
CITY OF UKIAH
By:
ATTEST:
By:
PURCHASER
Seplembe~ 12.2008