HomeMy WebLinkAbout2011-08-22 Packet - DZCCITY OF UKIAH
CITY COUNCIL AGENDA
Downtown Zoning Code Workshop
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
Monday, August 22, 2011
6:00(p.m.
1. ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. PETITIONS AND COMMUNICATIONS
4. APPROVAL OF MINUTES
a. Minutes of 7/25/11
5. 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.
6. 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.
7. WORKSHOP DISCUSSION
a. Community Workshop For Discussion of the Proposed Downtown Zoning Code
(DZC)
8. 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 Thursday, 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 24 hours prior to the meeting set forth on this agenda.
Dated this 18th day of August, 2011.
JoAnne M. Currie, City Clerk
CITY OF UKIAH 4a
CITY COUNCIL MINUTES
Special Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
7/25/2011
1. ROLL CALL
Ukiah City Council met at a Special Meeting on July 25, 2011, the notice for which being
legally noticed on July 21, 2011. Mayor Rodin called the meeting to order at 5:35 pm. Roll
was taken with the following Councilmembers present: Landis, Thomas, and Mayor
Rodin. Councilmembers absent: Councilmembers Crane and Baldwin. Staff present:
Planning Director and Community Development Stump, Senior Planner Jordan, and City
Clerk Currie.
Councilmembers Crane and Baldwin were not present because both have a conflict of
interest by owning property within a 300 square feet radius of the DZC boundaries and
cannot by law participate in the discussion and/or vote on the matter.
Mayor Rodin owns property within a 300 square foot radius of the DZC, but since Council
needed to have a quorum, one member of the three with the conflict needed to
participate, so there was a selection process between these three Council members and
Mayor Rodin was selected to participate.
2.
3. PETITIONS AND
4.
a. Minutes of 7/12/11
M/S Landis/Thomas to
AYE voice vote. Absent:
5.
6.
S
rove minutes of 7/12/11, as submitted. Motion carried by all
Ancilmembers Crane and Baldwin.
7. WORKSHOP DISCUSSION
a. Community Workshop For Discussion of the Proposed Downtown Zoning Code
(DZC)
Director of Planning and Community Development Stump and Senior Planner
Jordan presented the item. Recommended Action(s): Conduct a City Council
workshop on the draft Downtown Zoning Code and take public comment.
Page 1 of 5 7/25/2011
Code Boundaries
By consensus, City Council directed staff to include 262 Smith Street APN 002-191-
23 in the boundaries of the DZC.
By Consensus, City Council removed APN 002-193-44 from the Boundaries of the
DZC.
By Consensus, City Council did not remove the Pear Tree Center and APN 002-
200-38 from the DZC boundaries.
Zoning Designation
By Consensus, City Council expanded the Downtown Core zoning district from the
two full blocks and 4 partial blocks to include the six (6) full blocks.
By Consensus, City Council did not change the zoning as shown in the DZC for the
Pear Tree Center and APN 002-200-38.
Use Tables
Schools
By Consensus, City Council did not change the zoning as shown in the DZC for
Schools - elementary, middle; School- college, high school; and Schools -
specialized education and training.
Hotels/motels/beds & breakfasts vs
By Consensus, City Council
by right; no use permit. Strik
& breakfasts are allowed
Alcoholic
Outside Dinina/Sidewalk Cafe
biting in all zoning districts in DZC
isensus, City Council permits Outside Dining/Sidewalk Cafe with an
chment permit and regulations should be integrated into the permit. This item
ne back to City Council with standards for the specific use based on what
ommunities have done and what would work for Ukiah.
Mary Ann Miller expressed concern over noise, light, litter, amplified music, and
hours of operation.
Restaurant - formula fast food
Councilmember Landis read an email exchange from Michael Shuman, a speaker
at a Business Alliance for Local Living Economies (BALLE) conference. Excerpts
are provided below.
To Michael,
Did I capture your thoughts from our conversation correctly in my notes below, so if I
mention our conversation it represents your viewpoint accurately?
Page 2 of 5 7/25/2011
I . I spoke with Michael Schuman at BALLS who said he was wary of excluding all
formula businesses in a downtown, in part due to the current economic climate, the
need for competition and that other methods existed that could control a cookie cutter
downtown. He proposed considering requiring an economic impact study for these
stores, but reflected quickly that that would be cost prohibitive in terms of supporting
new economic activity. Then said that other methods that were more quantifiable would
probably work better - among those, caps on % of formula businesses or number of
such businesses in a given block or area of the downtown.
To Landis:
"...your effort to find a decent path forward for your community that is simultaneously
pro-business and pro-local business. A couple of small amendments to your report of
my thoughts:
It's not just the need for competition, it's that we want local businesses to rise to the
competitive pressures and be better than the chains. Chains (like Starbucks)
sometimes improve the lure of a destination, which inures to the benefit of local
businesses. I also worry that tough zoning restrictions can trigger lawsuits.
I think that you could add an economic-impact component to your zoning process,
without necessarily requiring it. That is, you
opponents of a given business to come form
decision-makers take it into account. That n
Id allow both supporters and
with their evidence and require that
;ive the locavores something they
value, without imposing undo costs on new
Councilmember Landis expressed concern over signage. Landis suggested
allowing formula businesses in different zones.
City Attorney Rapport commented that since the City is looking at a ban in certain
areas it would be easier to defend than if the regulation was City wide. Rapport said
one option is to require a use permit and adopt criteria. Need to add statements of
purpose which currently do not exist because one does not want to leave open the
possibility that the motive is to favor local business over out of state businesses that
would trigger a higher scrutiny by a court. For example, the City would not want to
leave a "support local business" statement by itself, but make it part of a broader
statement regarding mix of uses.
Gene Hoggren expressed concern that the DZC is going to control food choices
people have. Some fast food restaurants provide affordable food options which are
important to seniors on fixed incomes; cited Wendy's baked potato as an example.
People should have the freedom of choice.
Mary Anne Miller does not support everything looking good but not feeling good.
She is concerned with having too many of one thing which prohibits mixed use.
Suggests placing limitations on the number of certain types of businesses and cited
San Francisco as an example of this type of restriction.
Marvin Trotter does not support fast food or liquor stores because of community
health issues anywhere in Ukiah.
Page 3 of 5 7/25/2011
Miles Gordon expressed concern over health issues and fast food in the downtown.
He suggests looking at the long-term health and economic criteria.
Mark Oswald does not think fast food will come to the downtown since they would
want to be near freeway. Does not think formula businesses should be excluded
downtown. The sewer plant needs hookups to pay bond debt so exclusion is
counterproductive. Mom and pop businesses do not always pay above minimum
wage or provide benefits.
Ted Mayfield does not support a ban on formula businesses or alcoholic beverage
sales. He does not support restriction by numbers of certain types of businesses,
but does support aesthetics and a level playing field. The economy and investment
regulates itself.
David Fisher, owner of bank building on Perkins and State Streets, hopes for a
compromise and supports the page 2 exception that allows coffee houses, ice
cream shops, etc. Could also allow - use permit. Does not support a ban.
Alan Nicholson provided a written proposed compromise by defining the downtown
"local area zone" that does not allow formula businesses. See attachment 1.
Phyllis Web supports a ban of formula fast food in the downtown and supports the
restrictions.
Planning Commissioner Helland supports a ban and does not think this will
eliminate formula fast food. The health issues are a concern for those with fast food
close by based on studies.
Councilmember Landis would like staff to return with several methodologies to
define a middle qround considering what other communities have done.
Councilmember Thomas has heard from the business community through the
Chamber of Commerce and Main Street Program has recommended the exception
to fast food for ice cream shops and coffee houses in regards to formula businesses
downtown.
Councilmember Thomas is concerned for the health crisis in the community; the
health of children and the easy access of fast food are of distress. When it comes to
compromises, what he will be looking for are things that do the most to address the
question of health, promote the local economy, and provide a vibrant, attractive
downtown.
Mayor Rodin interested in a compromise and to not lose Ukiah's character and
supports leaving a zone closer to the freeway for formula businesses. Wants to
know what a permit process looks like rather than an exclusionary area. Rodin
supports narrowing the formula fast food down to three choices.
Ted Mayfield thinks small businesses can compete with large corporations and the
market does work.
Page 4 of 5 7/25/2011
Unnamed Speaker asked what is the definition of Restaurant - Formula Fast Food
because the current definition appears vague. Does it prevent franchises which can
be mom and pop businesses?
City Attorney Rapport stated the definition would prohibit a locally owned franchise.
Councilmember Landis stated downtown already has food options; people have
options.
8
Staff to look at all the information provided and work with City Attorney Rapport to
come back with 3-5 compromise approaches considering public, council, and other
community concepts for the formula fast food issue. The rest of the items will be
heard at the next meeting, which will be scheduled.
ADJOURNMENT
There being no further business, the meeting adjourned at 7:25 pm.
JoAnne M
Page 5 of 5 7/25/2011
ATfA w 9
s~
Creating Downtown
My proposal is that we need to adopt planning policies that support local economies.
When studying the Economic Value of independent businesses, researchers look at employment
and dollars spent, product choice and merchandize diversity for a particular locale, community
involvement, and maintaining local character. It can be confusing to say the least, but all studies
show that formula chain stores, what ever they sell, drain the city of dollars as well as driving local
business out.
Many towns and cities have been successful in keeping and revitalizing their downtowns.
Some elements of success include:
• concentration of stores and activities: a downtown should have clear and limited boundaries;
• solidifying two or three roles (government, finance, culture and arts, specialty retail, legal
and business services) in which it excels and that attract workers and visitors;
• access to circulation roads and parking;
• visual attractiveness, with historic renovation, consistency of signs, sidewalks and benches for
pedestrians;
• unified marketing and image; and residences nearby or built into downtown.
Business priorities are changing: Many massive, globe-spanning corporations are now trying to
figure out how they can be "local" too. Starbucks, a company that has spent untold millions
developing one of the most recognizable brands on the planet, is now beginning to un-brand
some of its outlets. The first of these just reopened as "15th Avenue Coffee and Tea" in Seattle
and, unless you read the fine-print on the menu, you would quite easily assume it was an
independent coffee house. These companies spend enormous sums on market research and
they would not be doing this unless they had detected a sizeable shift in public attitudes.
It's frankly astonishing that the merchant groups are willing to see their neighbor coffee shops go
out of business in favor of corporate owners.
To quote Dave Smith of Mulligan Books;
"Peet's at Peet's or Peet's at Schat's? The Peet's Corporation has asked the Ukiah City
Council not to ban it from downtown. The choice could not be clearer. People have access
to Peet's fresh-brewed coffees at Schat's Bakery downtown, owned by Zachery Schat and
his family. Now the Peet's Corporation, traded on the NASDAQ stock exchange, wants the
right to move into the Ukiah downtown."
To quote Marvin Trotter;
"Certainly, we already have more than enough fast food restaurants per capita. It's difficult
even to walk a mile without running into one. At the least, by barring fast food chain growth
downtown we can promote healthier lifestyle choices, support locally-owned businesses and
nourish our sense of pride in what makes Ukiah unique."
While local public officials, time and again, fall for the temptations and political appeal of national
chains, they often fail to consider the greater and real losses to the community that occur when
the local business base is undermined.
Locally owned businesses reinvest in the local economy at a 60% higher rate than formula chain
retailers. City leaders and policy makers can encourage local businesses through zoning and
permit procedures, business subsidies, and city purchases.
If you look at all the desirable cities of the state, country or world, it is the Cities that are keeping
the Formula Chains out that are the most prosperous and desirable cities to live in and visit. Go to
Marysville to see what chains do. Go to Healdsburg, Sausalito, Carmel, La Jolla to see what a
City with principles and a vision with backbone do for the local economy. Why are these
communities appealing and different? Because the policy makers realized they had a jewel and
acted to protect it.
There are many economic studies which amply illustrate these words with facts; I can find no
studies that substantiate the economic or character value of formula chains. Let us not forget the
lessons learned at our "Citizen U" economic workshop several years ago.
There are other aspects to 'Shop Local' besides tax dollars and jobs: consider what drew you in
the first place to the neighborhood or city you reside in; what is the type of community you want to
live in? Do we want to preserve our community's one-of-a-kind businesses and distinctive
character? Are we interested living in a city or town that has chains that are run by ever-rotating
managers rather than long-time owners who know many customers by name?
We will have a stronger local economy for not allowing formula chains into the downtown core.
That not having a Chevy's or Haagen-Dazs is better than having one, downtown; let them battle it
out in Redwood Business Park, or up with our popular Taco Bell neighborhood. There can be no
exceptions in the downtown core.
I humbly submit a simple border to define our downtown "Local Area Zone". Please see the
attached map.
Alan Nicholson
July 25, 2011
Downtown Zoning Code Section I Zoning
n.
C~ dWba,b. ~pa3IN o ,1 p
G d o
N c 3^v 6abHOao;~ o
o
V
M ao bll3 ~S 41
E
O
C v
-E z O u' a, m
O LA a.. x o $
N ° aQ a U1 C N rv 2!0 N38INIV w
O Emo° o
y-+ p E r
~ ao ~ oC ll II II 1' II
O C7 C > rho UESOIE•S7.
a - Nb,N C Q) o
ff lL
\ ,r o U m
y..
9a ibl SOH N y
.0 Cn,
t , o (5
p
C
3
E o
pE Nosbw Z
Y
M
N ~ a •N
O r xc U
N w W I V rn
A v1 O ® J ® C '!v 2 Q
•C O) Q
S '
S
0-0
V C N ■ rn E 10 a a
C m T z
m
.Cp E ®:h
C ~ to
M f W
d Q N
.y ~
w L°
t STATE T. d
r E Z' c °1 c
E c,
City Council Dra1t_04062011
> U C 4 o
a cm N D j o
s ~ U) >Z ® N v 0
it g aD o
z • 10 11
U)
e®
9
City (JI Zlkiafi
ITEM NO.: 7a
MEETING DATE:
AGENDA SUMMARY REPORT
August 22, 2011
SUBJECT: COMMUNITY WORKSHOP FOR DISCUSSION OF THE PROPOSED DOWNTOWN
ZONING CODE (DZC)
Background: On April 6, 2011, the City Council received an introductory presentation on the Downtown
Zoning Code (DZC). On April 27, 2011, the City Council and Planning Commission held a joint community
workshop to review the draft DZC and received public input. On May 24, July 12 and 25, 2011 (see approval
of minutes for this meeting), the City Council held community workshops to continue review of the draft
DZC.
Discussion: At the July 25th meeting, the City Council began its review of the unresolved items included in
the DZC and received public comment. All of these topics have been discussed at previous City Council
DZC workshops. The remaining unresolved items in the DZC include, but are not limited to, the following:
■ Permit requirement for various uses included in the Table 3: Allowed Uses and Permit Requirements
(outdoor dining, tasting rooms, maintenance/repair, drive-thru's)
• Requirements for specific uses and/or processes (such as outdoor dining, lot line adjustments)
■ Possible reduction in the number of parking spaces required.
• Street extensions for Clay Street, Stephenson Street, Church Street, Hospital Drive as shown on
Figure 8: Circulation, Page 65.
■ Frontage improvements, including sidewalk widths.
■ Possible prohibition and/or limitations on formula fast food restaurants.
To facilitate the review and discussion of the remaining items, staff recommends that the City Council
continue its review of Table 1: Unresolved Downtown Zoning Code Issues beginning where the discussion
left off at the July 25th meeting, Use Tables - Tasting Rooms. Staff has also provided the following
requirements for specific uses and processes for City Council review and direction: Tasting Rooms;
Sidewalk Cafes, and Lot Line Adjustment Procedures. Additional information on formula fast food
restaurants is provided below.
Continued on Page 2
Recommended Action(s): Conduct a City Council workshop on the draft Downtown Zoning Code
and take public comment.
Alternative Council Option(s): Do not conduct the City Council workshop on the draft Downtown
Zoning Code and provide direction to staff on how to proceed.
Citizens advised: All Property Owners within the Proposed DZC Boundaries, Downtown Zoning Code
email list, Planning Commission and Design Review Board
Requested by: Charley Stump, Planning and Community Development Director
Prepared by: Kim Jordan, Senior Planner and Charley Stump, Planning and Community
Development Director
Coordinated with: Jane Chambers, City Manager and David Rapport, City Attorney
Attachments: 1. Table 1: Unresolved Issues
2. Sidewalk Cafe Standards
3. Tasting Rooms
4. Lot Line Adjustment Procedures
5. Formula Fast Food Alternatives
Approved: L.
Jars Chambers, City Manager
Formula Fast Food Restaurants. At the July 25th meeting the City Council directed staff to prepare
several options for limiting formula fast food restaurants within the boundaries of the DZC for consideration
at the next meeting. Based on staff research, most cities that place limitations on formula businesses,
including formula fast food restaurants, include more than one type of limitation. Staff has prepared a
"menu" of possible limitations that could be placed on formula fast food restaurants based on the types of
limitations discussed at the July 25th meeting and research of limitations enacted by other cities. Using
attachment 5 as a guide, staff requests the following of the Council:
■ Review and identify the possible limitations (location, number, size, design/sign review) for
formula fast food restaurants from the alternatives included in attachment 5 and/or from other
alternatives identified as appropriate by the Council in order to create a customized list of limitations
to apply within the boundaries of the Downtown Zoning Code.
■ Determine the type of permit requirement: allow by right (no use permit): allow with a Minor
Use Permit (Zoning Administrator review and approval); allow with a Major Use Permit (Planning
Commission review and approval); prohibit within the DZC (Planning Commission
recommendation). Should the Council determine that the appropriate permit requirement is a Minor
or Major Use Permit, staff requests that the Council select the appropriate findings.
■ Identify the preferred findings required in order to approve a formula fast food restaurant.
■ Identify the purpose(s) and/or desired outcome of a prohibition or limitation of formula fast
food restaurants.
■ Determine the definition of formula fast food to be used in the DZC, including whether or not
to include the exceptions for ice cream shops, coffee houses, bakeries, hot dog stands, and other
businesses whose primary function is not the service of full meals.
Receiving direction from the Council on the remaining unresolved issues will allow staff to complete the
environmental review required for the Downtown Zoning Code.
Next Steps:
■ Airport Comprehensive Land Use Plan: The Draft DZC will be referred to the Airport Land Use
Commission as required by the Public Utilities Code.
■ California Environmental Quality Act: Staff will complete the Initial Environmental Study required
for the project by the California Environmental Quality Act (CEQA).
■ Design Guidelines: Design/Architectural Guidelines are being developed in conjunction with the
Design Review Board and would be included as an appendix to the DZC.
■ City Council Public Hearing on Environmental Document and Zoning Code Amendment
Fiscal Impact:
1-1 Budgeted FY 10/11 1-1 New Appropriation
Not Applicable Budget Amendment Required
1-X I
ATTACH NT- I
G7
d
a
Q
to
c
N
N
a3o
LL
a;
a1
W
a
Q
w
.C
O
N
~
coo
LL
a;
a1
ho
nm
Qv
(o E
to u
•C U
O L
N O
= a
v N
can
of t
a1 u
4O 10
a Q
Q
m
c~
'c
N
v
b3.0
iz
cr
a1
0O
a
Qv
E
w u
•c U
N L
3
a
~ N
:3
txo
oft
a1 u
bO 10
d Q
v
E
0
U
i~
m M a.
~ vii N
0
H
-1 rn t
a1 a1 1-1
CO w y
a a Q
m
N
4
a1
ho
a
w
~n
N
Z
c
+ c
, w c ca
Y O a1 o r-
i2
7 ~n
O
E i
c
a)
O Lni
N c
v
c
Q c g Y
.
O p Q a1
v
i
N
~ O
Y
O
c
N
N -O j p O a1
L O O a1 a+
_
•
y c c - A (U
u
u
L a1
a1 to Q Q w
a1 - 0
- > Y 12
U
w
0 3 V O O
i/ E w c
° Y
O y
'O
N Y co F O v
L a1
r4 0 0
a1 L '
O
E m c ,O w
L 3
N
Q
7
V
vl
a1 °
v~ c L i
C a, u Y
Y U N L2
01 m
F
L L a1 m
:F
c
o
Q al N
V O a/ u a,
Y
a1 _U
a1
O
n3
'
p'
L N
b
.0
co - •
c-I a1 X m O
N -
L t
0
t
O L
a1 O
c O w
N
O - O
p
a U ,L
Q
, f0
t
H a1
N
c
d
'Q c al c UA
y.., c a1 L
O
.
o
c
° o
a1
-0 Qj t,
3
a1
c
° f6 a1
'
° r
L
v O
L
-
(U N v O c
cn
m 3
-o c
in
j
v
v v 0
o v
.c
v
-C
c
N
`c° v m v o
v Q'
a, °
ca
•y
CJ Q v v
Q~ N v
N
° v a n3 r L
o
O c
,
In
L '
C:
C:
3
-6
-O i
co Q)
a) (6 L y 6
3 L N N c 'O i
4 O
a1 L (a (O O
4 0 Q-
N
~ y N y
Q
3 O •3 U
v
O
N a) VI
U t6
c
c
a/
L
a1 c
~ N +
+
L a
O
E
O O a~ p- O
c c O
p
v
=
Ln In y Q
'
O L c y yO -p
c c c y
bA
c
a1
N
1
L
N
v Q
w
O
6 L Q) al
w n3 O a1
o
N
L
ti0
_W
~L
ai
C
'
a1
.O
O v M, N
a.+ a1
° u
to ~ fU w
~
Y
V,
+L+ bA N
to a1 c N
c
-6 h
O
_
Q
O
O
-O C)
m O
IC
+
+
a1
c
v
p
E
fA
+
-
W
u u
- E o o c v
a1
=
o Y > (v
°
Q cO v
a, o a
v v t
a!
c
v y to L
> y
L Q-
_
•
_
a)
a1 - a1
u N f0 O V1 Q
U IA y
c
V
.Z
a,
L u
p- >
(6
ra a1 O '
Q_a c t L
0
p - a1 ~n 'O N
Q
U
E
to a1 cn a1 a+
O' - +p+ a1
u c
fO
a1 O O
v..
3
O
O
m
y •E
p
Y 3
-Q., i Q
C
(v 7
w c6
v a i O cw
a) i
c o aci c ° ,°o E
47
amt =3 p
is
L
(O c O
u u Q Q _C 7
° y 0 N 0 Q a/ c
u
w O L "Q p
N
L w f6
a,
fa
Q
'
c a1
CL m O'
>
=
T ON
c QL
c
j
c V a1
_
V)
O
u
6 L
y
p a/ hO
-c:
_
o
Q
a1 a, a1
'a
=
m y N [2
3 3 a v
E -6
E
>
v o Q Y a v L a1 a1
Q
L N
c r
_r_ m Q
N
a1
-p
7
U
7
a1 O Q f° L f0
U
-O
3
'
N
0
cO c N
c Q f6 N
a1 O c W w - •p
_O L 3 Y
E
L L
E
f0
E .c
Y
m
to
p GO
E Y Q c
a1
L c X a1 v L
C:
(
E
L.
y
u
L
c
N Y
o a-
y
o °
m
c
y o v y o F
3
p
y Q
O
E v
a1 ro
Q"
A
(O
L
U
a1
1 Y
°
)
a1 L c c i a
ro
c N '
_
N O a1
° 01 t
N L O N 3 0
c v v v a o
4.0 L
c v E 3
E
G1
v
~
o n
c:
0 -0
u °y/ ° Q v
v c L aa)
v a1 O E 7 c N
U
o
E
o
E v
y
N
v v v v ,N Y
E co 3 t~
O v v u
v
L
.Y
o ra
Y
E
O O
n 3 v
a, 0L N c
a1
-O
E u- c
p c
-a
v -
a1 °
Q
a1
L1 2
~
-O
Q)
2
c
V O
a• C '
Ft c:
c Q
a1 y v
O
u
O 0A 7
c
N Q
a/
~ a1
'6 C N
a) a)
-
p
6
U
m y L
i a1
N
i Y
- N 3
E
1-+ u
Q
c
c Q
a/ j O O 'O a1 L
c vi E Q°
(A u
V to a1 3 aJ
a1 j
E L a >
ns
7 N p•
-C
O
O tN6
O
Cl ca a1 3 c Q 0.0
c
'p a1 y O
N
n' > O a1 u - u d
L u
O' aJ a1 L
u
(6
V
N L
L
H -
t
L a O c
Y
y
il u c L N
C O f6
L
L yO m N
L
y c a1 O L
i
C
N
E
E
6
E
C N (O
7 c U Ul
0 c N V al v
a
E N y dA
O c N i N~ ICU ° y
aJ
a1 N >
a1
_
•
0 3
O j
-
> T 00 j v a L
O o O T c-
U
> o a O (7
E T a)
E
=
ao>,
Fa
0U c~
c p < In F-
mo 7- c:
~ c m~
c~ Ep -Fa 3 o N~
v c~ o
E
E
O
c
C
c Q u
'C
a Q o c a`o) ° 3
'
c Q o Q ro
C
3 v as Q o° a1
o f
° E
n3
o
N
n
c
w
c w
v
o r N v a
a °
c c vi
u
c a1
o
L 3
E
y
_
Y
Y
c
(O
fII A V
L
N i m N al
L
~a a1 f0 m a) N
y
L
L
6
i
c f0 v
i
4 f6 a1
3
d d
d V CL
a %
I O V O V a
O 0
N v
3 a
H O U N to Q N i
O V1 Q 'O
U
41
L'
N
y
u
3
z
N
c
v
O
a °
v
0
N
N
-O n3
c
al
O
m
cm)
O
c
°
0
u
o
E
NN
a N
OL
aa1+ 0
v O
O
L
N
75
~
a)
Q) u
0 -0
u
E
L
U)
2 L
U
a1
c
L O
^L
{A
~
N w
O
al N
ci
a1
F
3
O ip
00
0 m
i
m
o w
y
o f
y
3
^
E °O
c
aci
N
v
Q) p
o
N
O
n
N
z p
p t
N N
O
a1
a/
Q'
c
lD 7
d vi
Q U1
L 00
y m
N
L
a1
L O
y
>
> Q
3
v
W
CD
y
v
O
c
O N
c v
Q
c
° bA
O
E °
E N
X
_c
_
L 0
t
u C
Q) O
K L
a1 O
m O
0
W a-+
L
U m
N u
N
r-I
c
N
Gl
H
~
~
a
E
E
v
U
i°
f4 a
vii N
_O Y
C7 ac
io E
rn L
a) u
na Y
nD Q
E
E
u
U
L°
m m m a
W N
-Q _O _O Y
H LD 0 ac
m Lri O E
ci 00 m L
a) a) a) u
W on en y
a s ri Q
E
E
v°
U
°
m m rz
a) v'^i N
_O Y
H L7 v
-zf u- E
1-1 00 L
a) a) U
to to Y
a i Q
E
E
u
U
3
m a
O N
-4 y
H ac
F E
-i L
a) u
w y
a Q
E
E
u
U
L
m m a
N vii N
-0 O y
H L7 ~
z Lri E
-i rn L
a) a) U
to on y
a a Q
c
E
T
p
T
0
0
-0
aj
-0 Q) 0)
_0
'6
C 3 c
a) c
E m
a)
Y
~n O
N
m
C C L N
m m O
a1
,L.,
O C
O O
-0
i
O a)
0 Y
Y
LO
u v on
c c
v 3 ~
c
N Q
o
Y Y
3 .
E
nU x
L
n
v Y Y
Y c
o
n L
c
_
_ O
E a) - U
v
u
-0
m E
c
c
°
m c m
E,
v
y
Q C
Y
y
0 'Q
m
v
Y w
a
v
v
m x
i O
C
n U
av
N v Q
Y ro
p c
° p
s Q° "
_
° a)
° Q
~o
v m
m E
m
m
3 ai
Y>
Y ° v
w
E c
E
E- O
p E
E
v o
m
E
v o 3 Y
o
p 0 CL
i s
m
c
_ v u
'
c
aLi
O
m o"^
O
Q
3
O
° x
v
c v
4
0
V Oq
a)
L
7
> c
a v 0
_
-p
c 41
YO a)
.N a)
Q
7 m F
Q
° p
v
C 0
O
° i
'O
N
v O
=
O a)
as c
m m
i
c
C
t
a v
O
ai m v
v
_
-0
'
m o
°-0
O
U
v
i
Q m a, N E
m
Y
o
m
•
Y v v
42 O
-
O
° m L
O
Q
'
°
T
CL N Q N m
y
c
t '6
a)
Z
E
O E
p
CL
O
a)
Y
p
7
m O O. v
i
m
o
3
y
Y
N L
v
3 w °
°
3
c
v c
m -p ° a) c
>
Qj
tz
-
v m
a) m
t
v Y Y
N
:Q ,
m
3
-0 a
i Q) t
5
~ 3
o a
O
E
E
O
-O
O a)
O °
m O E
O
c
O
v>
Y
O
N
I-
-
:3
-0
O O m
'
CL
CL
(31
0)
Y O
U
p
m
m
Laj
CA
O
C
Q)
O
Y>
v
7
~
U L
~n
m
v~
p
ar L
Y
L
y O F
7
p.
E
L
(V
a)
U
v
w
E
,
C
u E 3 c
T
v
E
v w
OL
o
m
°
3
=
E
m
o
°c
v o ai
v
-u
°0
CL
° ao u
0
v
0-0
m
v
E
v U
v o 0
Qj
H
v
16
O
-
v
Q L
L
L
40
Y
y _ .
i
Q
H
3
v-. Y O
m Y
•
3
-
> -6 tZ
txo
O
N O
'
, .U
y
m
Q C a
°
'
O
°
pZ:
U Y
m c
:
3
O
a) = Q
o -
e
-a >
-
c
E
E Qj a)
0
CL E
E
v Y
m a) Q N
.
4
> m
E a)
Y
2:
-c
-O Y Y m
U
a1
Q. c
°
H
o 0 E
Y °
G
c c-
C
on v
L
Q)
U
v o 3
O
> n .v
w
O O ~n w
-
c
a
n a
o _m
t
U
c
C -
O
r-+ O E
O+ O
tr1
Y O
u
L
Y
p
)
N
v
3
O OA E
°
`n
O
a
m
57
_
v
°
3?
a) 0) m
O
~n N °
L
,
i v
v M
-
X
-
a) m
L
O
Y O
c (D Y
0 0 3 y a) Y
O Q.
U 3 m
C
O
w 'E
- T O
a U u
v m
O
c L
O N
0
v a
a) v
v
a 3 L a) 3
L
v
a) t C
o
w C
n :3
N° u
S
N '3
m
m n
)
m
> 3 a
° °
a)
3
a
v° a c
~
N o v
Y
c
Y v a
yo bn
3 U
m m o
v
L v c N
c
co:
z~ c E o
u Q a)
p 3 ,L
a) 3
Q Q
L
a
a
L L c
o m v v
a)
E
C o
Q) O
T vc
^
c n c
O
E v
E
p E
U
v
_u L
N L
a) 'p
E
U
C L
a c c
O
= v_
U
o
U O
o U
v v
~ C
in
c
7
~ v
'
°
m
C
.
>
3
c Y c
m
0
3
0~
a
Q~
v t
o v
O '
L
L
U
m
v
O
E U°~
a
L L ~
N
a)
U
_
C
1 U
-
7 w
7 a
+ Y U
c
3
a)
Q
o
)
L
N y
v m
E
'Q O
°
a
o
o Y
3 0
L c o
Y m
a Y
v O O m Y
r,
Q
L
o ti°
C
a) E a)
I L
~n v
O w
7
Q 2
v a)
a) Y
v L
O
N c
a)
N
w
O C
T L L
c bA
M
m
L a) E
°
0 Y
U -
O
a)
v L
° ~n y
°a
^ o
3
D
~ 3 ~
c = °N c c '
c
o >
s° E E °
~ c °
O
m =
m
c o
a) v m
O
p w
7
v
3
O
v°°
Y
a)
E c
E 'c
0
3 yo
iz
v^ o
v°
U
v
a)
N V
N Y
Y c I
a1 C
Q
°
L
3
m
Q 3 °
E
a
v Q a) -0 -o
U
V
L
1
Q) W >
a)
O
r
o
a
00 _0
N N
F-
t
E
p .r
°
d x N a)
3
°
E
C Y
N O °
E
rr)
o c
oa
•
o W
w~
c
o
•
Q
a
i
E
°
c v a
-
O
z;
E
v
Q
c s a
c v
L
•
•
T .NN
W T
c
_T d O a)
v
O =
m
T
N
L
'6 Q
a) L v
n
T 7 m
O
U
E
a+
E
3
3 Hv= N
j, ~i O
=
m x
E o
-
m" 3 E
^
t 0 an 0°
C
0
° v v m
-
m e
O
C C N N
Q
_
O N
'
v
C
O Q
Q N
N Q/
W
C
v
Y
o
a/
°
C u
4
m~
E
m
C3 -I-
H Y 3
C rL N
N
v y a)
~c
c
U
M
3
o
a) c
Q
c
m
-0
Q
o
o
c
u
c v
°
v
Q c
v
c
v
Y
_
c v
3
a a)
•
u
~
a) ~ 7
O m
m L a)
O N .LA
t
0
M L
6
C
0
O
m
N
5 a
v
C a n
N N
N
1
in L O
0 4
3
0 vyi O
r
3
w 3 mn
C
UQ
tnH~~
~o o
to Y
m
y
V E
)
rnw c
U
a
N
o z
-8 3: m
.r
A °
O
C
O
D
'Q
v
o
N
U
U)
v
m
d
H
06
o
3
m
L.
N
a)
?
£
`
w
v
>
o
n
c
I
O
0
r+
c
tko
E
u
N
m
L
C
H
O
Q
C
d
°
n
i
a+
Q
=
U
Q
0
N
z
c
C7
Z
m
~
G7
'
E
E
V
u_
C s
O O
M d
~ C N
F~ p a)
Fr-~ E
1-1 0) s
a) a, U
a a Q
E
E
U
u_
n
3
M O d
~ ,~i, N
v~ E
,m oo s
a) u
a a Q
E
E
U
u
-
3
M a
O N
F
vim E
~i a, s
a, v u
mm:tf Q
E
E
U
v_
=5
m a
O N
vi,i E
,i o, s
a) a) U
a a Q
0
o
u
u
N
i
, a)
Q1 ate
vj
s 0-
-0
C 7 al
3
=
C
C v N
° a)
3 0
-
co a u
3
o 3
a
N
Q
u>
0° a) 'Q o
a,
c
a,
3
s
v
s
v
C u p v
Q)
Q,
v
3 c Y a
o
Q u
I
+
Y
Y 3
E
3 v
c
L
a)
a cn
E
v
v o
Z3
v
0° E v
3
y a 3
O T
a)
.Q
~ '6 p O t 7
a
7
0
Y a)
(V
O
o
0 -O n
m E v,
3 s
o -O 3 Y r u
o a
a
Q
o , s
s Y
a)
c v m
3 Y
v
Y
Y 3
N -0 N
O
ate.,
p
C a+ u 0
ca
L
M M W
a) a1 al
Y
u
a)
c O
c
0 ca
0
Q O E
ro 2
Q oD
h O L v
u
a
Y
O
u O
i c
)
0
o Y n
s oa
v+
t
v m °c°c
a)
t
E v
L a1 •p
v u
LA aj
a) Q) a," v, 7 v, 3-0
a
Y .u
Y
'p
.c
Q
O Y C
3
O Q Q) 0
O v
v
u
_
0 -0
6 Qs
y
CL
(7 0
Y
v
a)
N a Y O
-C
E
c 3
v i
E
c
O +
o
> 0
o v
>
u
E
v
v
°
v
u
c
Q)
v
c
f O
'
.Y c 3
Y
o v
~
c
p a)
v
-
s
a)
V, N d
:
c
C n3
C O a) a)
C
V
0
V
3
s
v, Y O. p-
a)
a,
0 o
C Q Y
v
Q -0 'O
3 a
l
v
-0 -C
o
v n N
3
=
>
4-
- ° o
c c
c
°
c
o
_C a0, 3
U O a) N O -6 3
o
O
o
C Q
o
- T a)
(O
o
C
= O a0,
3
v v
c
0
7 3 c p
s m
Q
m c c
(3) Q) o
° y a) o- x
>
3
o
o a
u
s c Y o
v
a
H:^
E
v v a
N Y a
a v
o
E =3
3-
-0
0
c
3
- u
c s
U
o
-
v E
v a,
C
0
, Q)
U N U Q) C C
fa
c
O
Y
p
- C C 3
O
cp
s Q
Y D.-
r-+
_p o_
m
O
v to
-
O Q C m Y to ~
Y
L
u
- a
c
O
0
E
C- L
u a) c
a) a)
v n v
'y
u
°
a
a) x
>
a) Q
(V
S a)
O
o
c
o
L o w
v
o
° y=
te
te
a
~
Q
o
E
3
v
_
w
p
N
a
, a
,
C
~
7
V
° v p>
Q. U p
0 o
Y o i E s
.V
-6
O O
Y
C a
a)
u
C w-
'(6
s a
Y a1
o
C
Y
h t0 p,
f0
O
a) a) •C U Rf
a)
1
O
N
p'
Q) O v,
O-
v,
Q) -O
0
aJ -O Y Q
Y CO ~a
0 Q- u a) L -6
al Y
y
u 00 C ns
t
p
-6 -G
a)
al
C
C
a) o a1 a) a)
L Y Q
`
O bA
U '
C
a1 m
a1
N u w
a) p t
0 LA Y a) to u
O
Q
3
Z
O
C
n3 CL +T O 'N
t
(a
O Q U a)
j
v Y
o
C
7 C -O
a
U
bA Y 7 u m C Y
° s v
s
v c
a)
3
m Q) Y v, 7
v c
cos
Y
E
C
u•
s
3 Y v
o v 3
_ n o
c- o
n) t fl- Y
C
,
t
i
a)
v c v c
c 'a
a)
Y
V -
t C bA
'
Y
O
p
_
O
>
u v, E O
3
E
,F 7
a) N
O v,
N p0
=
> C
N p
Y
u a) c -0 as -
c
I
.
c h
~
i o
m
u v n ,o m y
3 E 0 0)
c °
u
a
Q
W
T W ns x ra
0
w
Q
a,
p u p Q Y
N
-
c
c Q O -0
a)
_
L O
- Y E E Q)
a) Q
o
a)
a
i N Q) v
(
>
E
O 3
7
N
F v
> M
Q
s v a 0 Y a)
Q N
c6 u L
U0
s
c
N C
H
N
3
s v
Y cn O
Y
;E, a
C Q) 0 O
Y
v
u t
>
al f6 -
O
N
'i L O a1 a1 O Y
O
C DJ
c L a
Y
t
L' iY..
'
ca
ti- al - 3
f0 Y
Q L M
O a) -O
T O 'O O
Oo
+ -
m
m e V
Q
i 'a a)
a
m
ca p j
a
01 bi0 h
Q,
p
Q (V
Lu
v u
Vl
V c
v v
c
O N
s a)
_0 a o v c o to
Y
c
E
= e
Y a
L
a
Y
Q v v
a) Q a
m
s
a E
^ Q c
(H
H
Y a _0
3 v, v o
o
M
_0
cu
v vi
Q)
S a
p
+
-
a)
+ 3
a) Q N
s
n v
L p u
u
u
u
a
0 a v
i
ro
O
° o v 3
O
m E v Y a, ° c
v
5
c o
C."
&
v
p o c>
a) 3 0
V
r-+ C C E L _O
7
N N Q)
v Q
H
7
Q al a)
c
7
7 C O E
C f6
o o
O
Y
-0 c °
(6 N
o f E-o Q Y
ai
> ut
a v E
v 3
E ma
- oo T v ns
v
v v
-O
.Q
V
p a)
3
O N a)
V
V a
~
a) r. N
p)
O 7 C Y O_
V
t U
Q)
~
O
,n
0
O
O
0 t°
v
O -p
y v
V
c
c
O N
.C Q Q
i
C (6
m= E
o
c
O O
v
i
Q
v
v v
C
0 E
v v co •N c
'
a)
J CL
'
a a
a
v
vi
Y a1 u
'
v
)i u c
.
O
Ro
-
E O
N 3 V p Y (q
' C
E
N 3 `ti
O
T
O O N
U
O U
w
E Q)
-A -O Q)
m
0
E
N
C
p a)
a) i to
te'
C O
a)
N Q1
v,
RS
"
E
N
A
-
L
v,
E
O
T C v
= Q
c6 O
E
F
f0 E
a
)
Q
O
a)
v
(O
'O
- E
0
Y O > v,
E v
O N c
O
u
N
C a
p
V c
Y _O Q
C a
o
p
v
Q)
E c
_C
Q)
Y v
N
E
c
n
u
Q° a) tea) a v
Q CU Q
v p
v
Q a)
u
a)
Q V o*
^ 7
=
v
L
0 LJ
f
)
O
E
y
p
3 v
Y O
Yj
-
m a) v u
Q u
n
N
O
+
'
u O
O H
L O E
Y
~
V) m Q
V) - n m M
d
k
V) ca W
3
O
u L
Q
o
d V
N
L L
i
3
.
Y
a o
,o
a
Ln
m a)
O
u
3
°
c
v
~
Y
N
A
W
M
N
`
/
a)
u
O
C)
u
c
A
W
U)
L
CL
L
L.
c
{A
C.
O.
L
v,
v
CU
ho
E
\
\
ri
O
vi
ca
M
co
~
C
C N
C
_Q-
H
m
H
co
3
v
M
`r/
11
(D
m
f0
a
a
c
E
V
u
i s
m a
al vii N
Q _O Y
a)
lD M E
c-I Ol L
a, a s
OA OA y
a s Q
m
N
L
i
v
OA
a
c
E
V
m _
v ~
a
H (V
N
E
to L
a) u
bA y
a Q
~
N
4
F
N
a)
OA
a
O
m
0
m
c
O
u
V)
CV
V
a)
OA
a
v
m
-O
C O
O IS
L
o
o v
3 a)
Y OA Y
c:
c
`a
v a
.1 -C
O
:
O 4
°
a) O O
E
0 C
Y C
3
v o Y 3
^ E
v
w u O y
O t
c
i co
v E o
L
Y
Q fq
_
0
C O Y pN m °
L
=3
to r'I Y Y
'
..p v L
o
o ° 3
Q v v v v
-
3
o o v
.
>
E 3 v
°
p C Y 3 O f°
~ c °
v
0
v, X
z
a
-0
3
a) s c
'
~
o o
Q
v
-
-0
Y
L /
E o
V (6
L _
Y C
_
O
C C
N y\
C Q
° 'Y C C
6 N
M N
a+ E to a) Q
fts -
j i
Q .E Q
pp L O m p p
C
N C a) C w C
.
C C L N
0
E
al Cy
v v
c C Q v
v X> v z tiv
v
-
v c y om
N o Q
v
u
f
3 p Q t
O "O Y
a) °
E v u)
V a) c y -p 3 > '
F
C U a) ~O •Y C
A c Q o
F C p
M Q
A
,
N
Y
O
O
D
O
> C
~A C
i
O N
C
Y
CY i
al L
N
v
Q
a1 Y
o •(~-J Y f0 E u
+ a)
L a
3
O Y Q a)
N
L cp
-
N Y Y 'O =3
-O C
fA a)
l.()
L O O
U O C a) Q°
a)
+ O u O+ U O
v Y a) L
i
L
O
'p Q v c
pp
cO O L
C
E
c -O v O Q N
3
--Q
p a
-
v
v
p ..O O
u
W
OA c
Q C v n
i a) Q o
a)
c y v
<
'
>
L v
C
I'"'
C •vI C
O C
3 N
O
Q a)
D_ - C L N C
L
N C
D C
6 .
7
D -C al
Y
N
E
.N O a) N
a)
CO
H
-p
C O a) O 'p L
al Q' y Y y Y
_0
_
a) a1 N E u
a) O
-C C
C
L M
3 OA p C
w
Y OA Y C L C 4- L
O
Y Y p Q
L f2 O
_
C C vi
rr z
-O
°
O Y p -0 a,
N
Y
C .
a)
t .
U)
U)
W a) Q
a
f0
C
N C
a)
'6 > C
L Y
p a) Q v C O
C a1
U O O
3 +L+ N
Y N '6
C
O
E
v
Y a c o
Q N O a) a L fl-
-
a) a Oa o -p m 2
C
0
,0..
~ c
)
E a) a)
C IO O- L
t6
Y
0
C M a) Y to Y C
Q o
4 O C -O v to
o
c
0 W
E Y cr a)
C:
p
o 3
v v E aT
3
3
u O a a, a?
3 w o
'0
m
~ o o v
Q
ca
co O
p
YO Q
_
c t U c y m v a)
Y
p
O
N Y
E v p L
L
c
u a/
Y
m a)
O
W Y
U O
O.0 Y_ U m a)
V
\ -O C a) VI In L f6
3
Q aJ f6 a) Y Q
v
I I
'•f
Q- O L C Y
U F
f6
L
a)
C td
a OA
Y ° o
bA C Y y
v
oA o p v .3 oQ
d L
-Q M F- -p v
a)
O
ao a, E Q
U)
'
L
w T a/
C
L
N to N
b C d4 V
bD
Y Y vi fU N
Y
IM
fq
6
E C
(a Y
Q N N p + Q
>
C
a+ L O 3 > '6 N c Q
b
0 D 0 C m C
v U
°
u
a)
3 ° .x '
o
N
° v C n
>
=3
o r bn
u m 72
n
CA I
v
a
a) h a) N O m
o
o
'i Q N
s
.C O C N
=
-0
v v' h OA
°
'p
c c m° t v
O t- = v o
Y p L .X v
Y
a v N v
v
E O-
i c: Q~ fa
C C C O L C C C E N
t y a) to L C
ILA
a1 C W L C
Q U O U Y
M
L
L °
Y
Y Y a)
1Q
O
CIA a)
O
Y
v- d
Y
O
-
m
0
-
(3)
v
Cp
-
L
o
Q v Y °
L Y
Y
O aJ Y
m 3
'
c -
-
a
c
:
Y a) O O
a p x O
v
C
6 M u C
L
E
C m
m
a
Q L Q 3
Y fA
o v
0
a
Q
v
Q O L
) O a) C
Q.~ E
E
C
O
C
W 3 Y o w
a1 _0 O
-6
°
(6 C
i
C
Y
a)
i
Y cO O O
w N
C
C
N C
v O Y 'Z3 O a)
W v
C C
C
a a y
(o
41
O vI O
3
L>
y
.
O w m N a)
O
u a, v- E
C
c 0 p
{A
L/ C
'
y
N
C (O y
C p L
. N a1
w Q a) a) Q
w O
C N N 3 i Y C
°
-0
o
-0
o o r o~ 2
v m a Y °o W v
> c w w c 1°
o ao -
o a o
o
O E
'
N a) -0 'p to
Q 3 O U en U
L w m :F N v a)
U -p Y a) d hp .0
C -
t
-O }
a) td
a) C C
C
N
C
a1 0 U w N N O
Y
w
-
U O O Y a)
-
C L)
O C6
-p N N OA
Y
~p
C
QL
C
p
A
o c
a
v
N
C = - C c c a
3
a1
6
i
v v M
Q
- Q >
a C
a) 'C an
o
Q
W Y
aJ
Y
) Z- m
a) L - 6 M
cr a) a!
a) Q' Q N w w O C L
'
O a1 a1
7 N E -6 C Q E v
O
LJ (V
a1
to
U
E y °
li
Y C C y
m Q dA 3 d0 y
a) 2
O a) n L L
L
N K F Y Q C L
a
-
C
O OA O
p
c v_I O N O
a)
"
C
c O O O c ra
W
C
Y
L u Y v
~ -
vyi vI v_I O~
a/
-
O
a)
U C
) E
to
p U S
E .N L O
Q H Y a) c u
j
C
•
E 'O
C
Y H 0 vI 'O
O
Q
•v
a) a) V1
O L
C
a)
C u •
-
•
a
N
E
O
E O
T C n) c -O
N
N
> p i O
a)
- a) a) 2
N N
E =
I Y C C 'p
O .6 > -p Ca °p C
tn -
N
A 'p O
0- Q ra
L
=
~
m °
o f0 fl 'c 3 °
'
,
o v E° v Cn
3
i v m= v a) C-, M
v N N o c
C a) a)
-O
O
u C Y O OA y
u a O N C V a)
U y m c Q c m
L7 to
E a O O L OA
C
-0
a) 3 C aJ - OA
O O a V L M C
.0
- OA O C N
U
Y
-
a
-
N
F
-
C N O E
V
u
N N 01 22 O ~C
~
E t C L a) C a-'
E
C
Q
C w O C
C
=
c ,N
(1)
O ra v v
U Q Q
L
t r N m o p U N
cc w ¢ am+ L o> o x
O o +m+ O c X c
p
3
ti a N
L M a
N
CL Q CA O C N O a
G (6 w Y Q u b4 a)
V d N U V W
U
Q
Q
fA
U
y
7
C
E
O
G7
O
N
a
L
=
y
o
Q
CL
{
A
~
3
a
to
>
>
t
N
N
M
G
~C
O
ti
M
O
l4
L
aY'
a
fC
o
Z
m
H
a
o
a`
Z
s
N
}O
u
Gl
f0
~
a
n
a,
_
H
CF
w
n3
a
U
o
o
ai
C
O
+
U
N
~ ry~
Q)
h0
(O
o_
~
Q
O
m0 V
m O
O Np
0 ~
y
U C
In O
Y
V
V in
N V
a) ai
W w
(O fo
a o_
~
Q
O
m0
of
O
°
Y
V
In
cy~
V
N
Q)
w
fo
o_
ccQ
G C
O ~
~
yo E
i v
U
~ .n
co 7
~
v
O N
C
aJ
O L
U
w y
f6 Y
a Q
c
> a
i
(O
O C
v
0
a,
O
L OD
_
N
O 0 E 0
L E >
N
_0
L
C C
' p
0
L O
7
Q
U Q
aJ
N
~
+ H C O
E
m
a1
N
-6
0
V
0
aJ
bD
a1 N
O t6
Y
N
O
~1
'
E
i
aJ L a1
-0 Y >
m
O
Q
O
-
0 M N
Y N -O
-
7~
w
O O_
Q)
V
O O
° C
0 2
aJ
>
O 0
O
f0
d
a)
Y
a)
L
_ Y
O
x
-
-
f6
E
O
L
Q O
w
a1
L
Y
V
O
U
_0
0
3
o: O
aJ
w
bA p
Y
p
u
O_
v~
O .n
aJ v~ aJ 7
O a1 p
C
O
cQ O aJ aJ
u
U
f0
fl_
C
Y 0 -
(o C
L
a1
L a1
Y•'
C L
Y
E In N v u
l0 Y U
{n
0
u1
L
C
-
3
VI
Y
H Q a1
O
,H
N
L
0
u
ai 0
p
m
aJ
Q
'
d>
~ 0 O
d0
E
'
O
'O
N =
a,
of L
C
a1
0- j.
a) -O
CD L
0 0 N
O
v fO
O
C
3 O
a- a1
fo
O L
O
L
7 m
a1 L CL ' V Y O
p C Y
M
Vi
E
= 7
Y
U O
o L
Y -p
c
O
2 -O
6 a-+
al 0
2 c
O
V -0 a, l0 a)
ro w
O
a) ai
al
c
p
0
E
o
o
N
C w
t
a, -
(I -
(U
s-0
u
o p
e
-
X
O M ~c W> v
0
3
Q) M C
3
=
a1
O bA
u
a)
> N N 0
0 0
v
O
O
Q
O
a
O
u a
W C O p 0_
3 v
o
O
T
v
p
p
Y
to
° M
c
o
W
c
x
co
a
L
E p C
n
O
m
°
o
O_ 0
-
CA
o
3 0
Y
v
L aJ
w c
O C 0 p y
a
o v
a)
w
Q
t
3°
O
s Q E Q
m e
N a)
0
o
Y ayi
v c L 'o c W
C
0
CL
O
m
p
-
U
Y
ra
Q)
O O
E
E i
'O
a/
D
a
W C
E aJ
O
O
x
H a1
(O a1
a)
Y O co
=
(o
Qj
Y -
CL
f6 LL a)
O_
a) 0
L
O
y
N
Y
7 0 N
L
T
a
O
a)
O
Y
3
m
~
Y
w
-0 _0
V L
0 f
y
E
Y
7
Vl
4p-
V
O w
m (6
O a1
al ~n
C V
M
U O
O u
O
CL
N
- >
o . O a) N
V Y 0
O
y
_ 0
E
p y
C
0
L C
0
O
C
7
w
y N
y
0
O
.
N OO 'Q
m
E-
O
C 0
O -0
O-
'06
u Y
O O
p
'O O
O
O Q
N v
L
E
V v
i a
~
T O O
N
L i v
Ca NO
CL
>
M 0
m
'O y 0 (o L
u 0
"
C:
Y w
a)
aL+ y0
O in
=
v
0
Q O C v vyi
O
V
" >
C
.
N
c p
E Y
O O
Se
O
Q
a1 > -O 3 v O
L
I
A
E 0 N
-0
v
L
v o
Y Y
= E
a) O
C:
S Q
-
V
u
C
-0 i1 v
.-I
_
.
O L
O
C
p Y
U
O
aJ
VI
O O
w W W
aJ n3
L i
C O
E
Q
6 a1 3 0
p
0
O
0 E
.Q
-
U
C
E
O
C
U
C
O
(o a1
Y f6
a)
a1 M
O
T
M
co
=
N
a) 6 w E
-O E
a,
(u
7 D O O
0
7 a)
-0
al
O
O
O O
aJ
}
bA
O
7 Q
- m
O
L E
Y
L
aJ C
U
v~ 0 C E a1
^ O O
v a1 M
Y
0
co)
m
'O
`
u
c
O C
O
v
co
°
3 O
Y O.
> O
>
V
X O
aJ
v~ r6
O N -O
te
v a
>
C
0
y a--I Y
L
N
a
) a)
L L
•
- Y C
a1 3
-
bD
in C
,
.
al O N
E
0 0
L
a
C
N l0 a1 O 0
O
•
m
a1
O N
Y C
bD co
C
CL
a/
L
t Y
C
(o (O
(o 0-
O
yL,
0
V Y
u
-6 N
v L
~
Y ~
Y 0
w Q
L Y O_ -0
'o
w L L
0
Y
W
0
w a)
a) a
C
O Q
C
Y = O
L In
Q- .n N U L a0+
O
UD 3 L
O
-
O
O
c0
M
_
O L
U
N T O
N
U
0
L
O_ N
'
V
L 0
C
O aJ
In O a1
0-
O
C v1 Y
C y
tl.0
3
C
Y n3
_
O0
Q -
N C
f6
yj
Y
C
Y
C 0
'
N
aJ O
V- O v L C a1
01
(O i N 3
-O C
aJ
V
i
(O m
O_
_
'O
(6
aJ 7 C
-O N w 0
_ C
'i p
O
a/
E
Y
N t i
y
N C
p Y cp
3 v
C O. (6
3
o
{f)
0
O Q E
0 m
0
Q
C>
m
O L Y
>O U U N
6 -
N O
~ y
v
O 0
o
ns
v C O S T m
H
o
v
N
+
v n
-
-O
a u u
2
-2 -E
-
v
0
= Q
7
c-
-
a x
w
u o- v a
co 0-
C
O
c
}
E v
O_
Q
V f6
s v
L
O
v v
O_
3
>
o
_
N
s v
7
v
3
Q
Y
C
a, 0 ns cc o v E m
(o
3 vi
C
O s
L
E ro
m
C
0
-O
ai -
N
N O Y
O .0 'O
c
c
hA C in 6
C Y Y a1
O
cu
0_
v
.Y
4 o p
aJ a1
>
O- O Q) L O
x ns 0 O Y u
E
m
~n
.y N C
0 0
v~
-u
a1 C w O
C
O
O
0 u E
v
0 L x -0 0 0 O
E
U
s C E
E
F-
C
~ O.5
cL E S
0 '
i
7 Y
y0
L i
h
-O
v
6
0
O
O
c
v
O
E
F
0
a! N D i
L Q
~ V
`
a
i
V1 v .3
a~ Q
L
N
a1 ro
_
O Q C
2
p C O
E 3
Q
0
0 L
C •D
..O
O M
0 0 I- Q) 0 N i
7
N fo
T CL
>
E
1A
T
m
U Q
6
N C a1
L
y 3
C S
O p
V
N
O
Y
Y 4
N
C
O 0
y1 -O
-0
3 U
O
p
C
p 0
O
0 0
N
O
w
v 0
~o C
N w O m
C
C
O p v a)
v
N O
T a1
a
E
T
ci F
V
r0 O a1 C 0
C
n
O
L
E on
E Y
c
2
-
c c 'Y G)
O W
E N v
i E
c E V p c t
N
N c
u oC
0
c s
< i6 o
C
-
C ai
cu
.
v C
v o
> E° Q a
w
0
x
M 0
m
O
u
o
3
3 >
0
U
m
O 4
~ N
~
5
Q
CD w -
E
O
-
Y
N aJ
a
v
w
s
f0
H
v
U E
m U a/ O
o
Y Q
a! aJ
Y
U
m =
H 7
(v cr
L F- v
O v
u a1 u _
m
O
y
N Y v
a1
F
3
> a
o
o
f
CL
+
a ns
v
0
-
41
3
O
a
0
y
ar
m
u
a)
0
a)
i
E
N
CL
0
L
{A
L
,0
Y
m
N
a
=
H
~
G.
al
L
0
(U
0
cY.7
s
S
9
(A
(IJ
VI
O L
G7
ao
~
3
aJ p0
C Y
O VI
c
u
c
L
c
L
Y 7
F-
a
z cm
uii u
Ln
c
0
U
G7
m
F
ly.
O_
ccu
G C
c ai
o E
co E
u u
u
00 3
(1) a
3 N
U-
to L
U
Clp m
a Q
Q
c0
G c
c ai
o E
E
u u
u
CJ
00 3
(1) al
3 N
LLLp
Lr
w L
a) u
11 co
a Q
u
w
p
a
U O
f
co
O
o
0)
,
Y
_
a)
fo
a) W
L
a)
Y
Q
vl L
a) Y
U y,
C
N
y,
L
3
N
Y
_
v 6
L a1 v
~
hi0
p y'
N co aj
a) ~p
U
+L+
-6
a)
i-1
a)
Y Y
Y v
>
>
Z
a)
L
3
O
-O tYn
E v a
Y -O c
a)
U> N
O
~
c
c
c co
a) L c
c c O
O ro ut
Y v
d N
O
Y
Q
L (v
°j `o "
op
c
O
o
a)-0 c
a) al
O -O
O d L
Y
c w L y,,
LU
>
Y
-O 'L
it i1
c 3
° v
Y
N
a) +
o
o* v
3 v
Q
T
v
a)
c Y
+
v
C U
o
o
Y
v
o v%
v
Ln
_O
a) w 'O
ut
T -0
h O '
i'
°
Q
'Y
N N
O
ai ~
O N O
0 aJ N W
Y
Q
0 O
h Vf (1
a)
L U
'
~
ut L
c '6
~
O 1
> U
-
a) T
T aJ U
-
'O
p
ut
c c c
.
U c
ut Y al
v c _O
Y ut c 3
c T p V
'
-O
N
O
cvl
a) (6
-O -6
fD O
3 E
w Y
v
-0 0
x
0
'a)
_
u s
c '
O
u
~
V
a)
sa..)
'O
'd
a)
O
U
O p O_
a)
3
E cr
6 0) LQ N
Y
0 0
3
S i
'
_
a)
-0
a)
_c
3
Y
a
L
Y U
O
O
O
op
O U
N
O
3 N
O N a1
O
0
ut c -O
u
3 i
(o
y Y
U (O
p aJ
u ro
c 3 a1 v
3
ns
N
c
c
vO °
O
° O
u `
L
Y L
fl- c
L Y
M
O Y
a)
-
o
O
O
V' a)
-
E Y a)
-
° Q Y
s
v
c 'u °
p0 3 Y
a
4- io
c
c c
V
c
Y
°
Y
w
aJ CUD T)
y
}I
ai
a3 fo
D
L
a) a)
a)
c a
i
aJ
u
U
c 3
p
n3 ut
'
c
Y O Y c
to i M
>
i
a7
v
O_
Q
O a1
op
a
Y
a)
u
o h
3
. >
3
o
E
x
a)
) op
a w
Q
a) 3
Y
u
O U
N U
t*a
O
N
O
3 v
O U O
fl_ C: a)
v a
C
U
O 'n
-
c c
O c
co a
j Q
E L
0
E-
a) t6
a1 3
3
u m
Q
i °
Q
Y
O
a)
>
a)
E a1 c a)
c0 a) 0
'Q
L L a
Y
O
L.
•
n) 'D 3
N p
U
Q\
w
a c
a) c aO' E
-O E
{A
n) E
U
Q
3
O Y
Q
c
'
O
'
aJ
-O O
U
c N
v
-
O Q
E -o
Y
v
3 n7
2
c
O
co O
O
- n) >
O
S
4)
7,; 0 0
Y T
EL O.
O
y
) a,
w
°
41
to
3 a)
a)
Y nl
'6 O
O -
•
O U
x
'n
.
O E 70-
w O
)
3
-0 Q
E
L
f6
p
v a)
_
3 c
O c
>
°
.
Q a) L
3
N
o ~
ZS
c O
c
p
hp
L a) >
t U
O O
c
°
n7
Q
> O 41 =
C:
>
m
Y O N a)
°
> n3
N
N C
,N
00
U C)-
n
O
N
c
'n p
a)
c O
+ a7
a) O
L
a u O
L v
i
N T
43
=
o (1) L
`ti - I--
Q
6
E
a)
3
o C: '
>
m
O L >
Q y Y
O
Z,
M
Y 4
O
d
O
O
3 O
'O
Y a
L
_
a)
n3 O
L -O
-6
O
o
u
v
Y
'n
E
v
v v v
)
3
°
M a)
> a
_
L o
3 c
- _O
v) m o
a) 3
E
) v
T
c
>
o a)
c L
o_
H
0 U
U.
_O T Q L
a)
Yi
U
+
p
al
N
VI 4-
E
Y
c
c
O
O -O Y
O n1
°
E _ a7 i Y
'
1
'O c
c
-O
E >
-
Y c Y Q)
a) 'O
a) Q
E
U U n3
`
a3 w O
v- O
-
c 3 O
Q -O
a) ns
Q
O
l'
O a1
a1 v u
O
N
~ Q/ -
3
O
- c
N
7
0
3 v1
O
c
a E d i
O
aJ
ut
T
N
'01
O
c
U O c0
(o ,C
i U
4 (o a1
L
_
L
c
Y
% O
O c
L (u
L
O
i1
Q)
L
_ a
ro O v a
Y
y
3 O
O L U
U C . N
°
•N aJ X a~+
Q
N NY
3
U
U
N
Y M
0)
c6 a) a)
•
°L U 7
L c>
L
N
U
v
a1
c 3 )
M c
c w v
c L a)
Y 'n
- N 3 N
3- M O M
w
=
,
Q a)
o c
ut
x ^
Y v
c
4_- 6
fO a)
ut
-Y v
7
Y
> 'O x
c
x a)
a) a)
O' O
L
-O
-
c
a)
C Y 3
,Q
Y
O
N a
c1
a1
-
v 'n
YO Y
c
U O
_
Y
O O
u, a)
.
Q
L 'n L v
3 •'n u
O
a) 7
+
a) V 1
Y
0 0 0
4 a n O
O Y 3
O u N ns
n U
O
ut
n±
C VI
t2
a1 Y a)
n
N F L
O c i
V
O N
c 'O
H c Q
' c
F' to L u,
O Q c
U O p N
a)
_ L
c
O E
:
O N
"O E
a) N
O of
O Y
Q Y U
N
a1 -O p
3 p
'n v
a) Y
3 a)
Y
P. a)
u
L
W
U O
VI
v 'O
X al
Y
a) L
U U
N
a) t ro
E cL c
Vl
O
O
n
Y
~1
'6
> CL
1
c 0- U
i
a)
_
m U N
ns
c
t
c N
a5 V)
O
a1
Y
-O Y
4
_Q
a1
T
fa
c
i a)
(9 O
s
E 0)
O
6 op
w
N
O
a
O
'n
-
_
O
U
c L
°
C 3
op
v c
r- O_ n5
co
C L 'n
3
O
O 'O to
-
N ca -O
O a) ,
T O
O O
L U co
N
'n -O
Q ut V
O
Q N -O
a> N N
a)
Q op o c vi
m
c
>O c
c
Ln
U _v O>
3 I O
N
O
O
v
~
E v
'
'O O u
Q
`t O 2
U
co
co
'
U vi Y
v u a/
`
+
+
+ a, a)
+
~ L
c a1
« c y,
o
L.1 a)
X
E
V YO
L
Q
L
L Q
$
3
-0
LA c
F
3 o c
in v
Q m
cS v
H Y
3 0
O
C
O
D
o
a)
u
75
v
of
(D
Y
y
O
L
=
V1
H
V)
N
Q
a)
Y
O
O
Vf
U
3
ri
°
°
3
C
O
C
O
Y_
_
N
y
m
a)
a)
a)
W
W
{A
iD
0
U
Gl
d
.fl
H
~
~
~p
a
~
~
H
cf
N
a1
bA
m
a
v
v
H
ri
N
aJ
bA
co
a
n
v
F
cri
M
a1
bA
m
a
v
~
u C '
co
Y aJ
0
N
O
m "a
c
Q
aJ v v
aJ U o f
O
Q)
Y
LJ
m
L
Y 3
O
~
L O
41
F Q N 'O
.2
co
c
i aJ
L a)
o 16
- 9' c a1
O
'O c0
m
i .Q O
i
i p
N A Y L Ou
T of
Q vui
'
Q.
O
Y 3 v
L
p
O
E
c
v
n O
N O -6
a) a) o > 6
L - a
yn
p
U
v 3 tx
_0 c cc
)
v m c Qu ~
c
co
to
c
O
p a,
E -M :t
U
-
bA
v1
a)
>
m
OJ
N by
7 N rO
cc
a1 L G
U v~
N 'Q
m
m
O
c
aJ
N
i
Q
7
Q O CU m
E -r- -0
3
4
c
Y
c
m Y
Y C
o Y
Y
O m
F
m
N
~
x
Q
L
m E
o
O
a 6
N
L _6 O
h
30 c N
E
.
a,
c Y aL ~O y u
T
y
a N
y
p Y
Y
=
6
m
al - v w
d
a1
U
c Q
L ai
Y
>
bA O
i
i
Q
U O
y
Y Q O
L m c O E c
a1
J-+ VI
v
h
Q
0
c E
Q- a Q-
^
6
c
Y a) L
3 c E T x
Y m
.6
E m
Q Q
3
T
y a1 a1 N v O L
>
bA
v
_
L
Q
E
v c~
u
*m o
H C
j ai
cc
m G 3
m vii Q/
L
v
N Y -6
N t cr -0
)
7
c
Q
3:
U O
~
c L
bA Y
t;
m
Y L
y
O
C U W c W
-O
_ T
c
L'
U
O O
.
vi Q
c
6 0 bA
c c 0
4
c
(J
a
1
O c c 0 3 L 0
a/ 6 w T
m
O
N Q
o
•
a)
O L
.y Q v
U L
a
+
-6
L
Y
c
E N aJ u c
c
0
a1 Y
y
N
> 'Op
L) Y
L.
i v c
° •Q
0
y
U m aT+ 'Q t
b - m
N O
-
v
- N
a1
v
X
o
t
U m
y = bA Q
Q
0
V
U 16
00
Y
=
c
o o `
Y X O
0 b4 -2 v u
E
u
to
L Q
Q
a1 >
w m
O
o
m
N a)
O
C
v
Q m 7 c a1
O m p
L -
m
7
3
v
3
Y
N
o m
00
_
w E E
c
E
N
v
N
CL
w
0
Y r4
i
L
O
a
i
co
O 6
Y
Q
m
U
(v
E
p
O
1
b c
m
-
L c
0 Y V c
b
=3 m
'O O
u N
T
t' 'Q ta
b
LbA
6
_
- aL+
N
O
T
=
6
i
a
Q c
by v -0 n. Q.
V
m
~
m '6
p
Q > N
i
6 3
N
p
U c Q c t p t63
Q
F
Q aJ M
w V W'
Q
-
m
> p_ Y
m Q Q)
a)
-
c •N i in N Y C
m
~ Q 6 T N
W
u
m
of
Q
p
Q CL
N
L
c +
O
_
T ±
=
v t c Y a
v
L
n
Y W
7 m
.
m
O
7
3
m-
c: a) Y aJ ~ F
O
O >
y
v p aL
.
m
O
E
0 •N N
Vl
Y
b
A
N
3
3: -0
m y
.
E L w
v
3
m
y
c
E t Q o E E ai
-
y
a
-
c
{A
u~ O
> y
E Y c
tLo
E
~ F Y o c =3
0
m
:E
L N Y
c
v
L c
'J
-0
Ou 3
_
0
-p N
E c` m E m N
tb
+L+
4
a c a
t
Q
c-6
E v 3
~
= te n a
3~
m
Y
x m m v
y
a M
n
v
n
o
'a
g
L y E
u a1
v
v'
c m
O
y
L cb
N 6
-6
m
E- c p E -6
m
N
c
v
V
y
-0
O
o
N
O
0-
H
O
a1
in
O O W
a1
c m a1
L Y
n o Q
U
>
v L
.0 6
E c-
m
6 +
m m
L-
a1
u
m
v + + v O - V
O
U
O
+
m
Y
Y
c O
c
Y
-
m
E
N
bA H m
N
E
L w a) m
Q
Q
•
Y
H N
~
~
U
O
Y U
N
'
O
- L
- Y L
tn N_
'
m
c
"
vf
•
E E
v 3 L
v
?
01 h m
"
y
2 Y v
m
3
> v
0)
E -0
bp v
c -0 -0
m
v
c u o 1 v o
E
~
Q
p
E
3
L L
Q 6°
'u
Q v o v WU bo a i
'u
Q
N
v
V
3
O
-
E
i
m m
w
c
`m ~ L -Q X N m
a
c
w •6
Q O Q
E
_
U
'D
y- y
Z
Y
) w Q
0
3
Q
d V
CL N N
w .E
U
-r
to Q O Y m
U
a)
to L
-
0
0
0
W
L
{A
U
s
b5
Y
s
u
G7
bA
~
Y
ar
L
A
A
~
_
•N
~
r
m
Q
F
r,
ATTACHMENT 2
Sidewalk Cafe Standards
Sidewalk Cafes. A Sidewalk cafe shall comply with the requirements of this Section where
allowed by Table 3: Allowed Uses and Permit Requirements.
A. Purpose. The provisions of this Section are intended to allow a sidewalk cafe to operate in
association with an allowed restaurant use, where the sidewalk cafe is clearly incidental to
the restaurant use and will not negatively impact the restaurant.
B. Permit Requirements. A sidewalk cafe shall require the approval of an encroachment permit
from the Department of Public Works and Planning and Community Development
Department.
C. Limitations and Requirements. A sidewalk cafe maybe allowed only where allowed by Table
3 and only when the sidewalk's cafe is incidental to and a part of the operation of such
adjacent restaurant and when in compliance with the following requirements of this
Section.
1. Where permissible. A sidewalk cafe may be located on a public sidewalk immediately
adjacent to and abutting the indoor restaurant which operates the cafe provided that
the area in which the sidewalk cafe extends no farther along the sidewalk frontage of
the operating indoor restaurant.
2. Number of sidewalk cafes. An indoor restaurant may operate only one sidewalk cafe
and each cafe shall be confined to a single location on the sidewalk.
3. Hours of operation. Sidewalk cafes may operate on days whenever fair weather would
enhance outdoor dining. The hours of operation shall be between 8:00 a.m. and 9:00
p.m. Tables, chairs and all other furniture used in the operation of an outdoor cafe shall
be removed from the sidewalk and stored indoors at night and whenever the cafe is not
in operation. Additional hours may be approved with Zoning Administrator approval of
a Minor Use Permit.
4. Sidewalk clearances. A sidewalk cafe may be allowed only where the sidewalk is wide
enough to adequately accommodate both the usual pedestrian traffic in the area and
the operation of the proposed cafe. A sidewalk cafe may not occupy more than 50
percent of the sidewalk's width at any point and not less than eight consecutive feet of
sidewalk width at every point shall be kept clear and unimpeded for pedestrian traffic.
5. Live entertainment, special events. A sidewalk cafe shall not be used for live
entertainment or special events. Special events or live entertainment may be approved
with Zoning Administrator approval of a Minor Use Permit.
6. Tables and chairs, location requirements or furniture, signage:
a. All table and chairs shall comprising a sidewalk cafe shall be set back not less than 2
feet from any curb, and from any sidewalk or street barrier, including a bollard, and
shall not be situated within eight feet of any designated bus stop.
ATTACHMENT 2
b. The dining area shall not impede or diminish use of public furnishings such as
lighting, benches, parking meters, etc.
c. A minimum of 48 inches of unobstructed space shall be maintained for
ingress/egress between al doorways and the pedestrian traffic corridor or as
required by the Building Code.
d. A minimum of 60 inches of unobstructed space shall be maintained between
emergency exits and any furniture or fixtures related to outdoor dining, or as
required by the Uniform Building Code, whichever is greater.
e. All outdoor dining furniture, including tables, chairs, umbrellas, and planters shall be
movable.
f. Umbrellas shall be secured with a minimum base of not less than 60 pounds and
shall leave a vertical clearance of seven feet from the sidewalk surface.
g. Outdoors heaters, music, or speakers shall be prohibited.
h. No signage shall be allowed at the outdoor cafe except of the name of the
establishment on an awning or umbrella fringe and as required by this Chapter and
Sign Ordinance.
i. All furnishings and other items associated with the sidewalk cafe shall be removed
from the sidewalk during non-operating hours of the cafe.
7. Maintenance. All outdoor dining furnishings shall be maintained in good condition, and
all exterior surfaces within the outdoor dining area shall be kept clean and free of debris
at all times.
8. Food and Beverages. A sidewalk cafe may serve only food and nonalcoholic beverages
prepared or stocked for sale at the adjoining indoor restaurant; provided, however that
the service of beer or wine or both solely for on-premise consumption by customers
within the area of the sidewalk cafe may be authorized by the Zoning
Administrator/Police Department as part of the required encroachment permit if each
of the following requirements are met:
The sidewalk cafe operation is duly licensed, or prior to the service of any beer or
wine at the cafe will be duly licensed by state authorities to sell beer or wine or both
for consumption within the area of the sidewalk cafe.
The sidewalk cafe is situated immediately adjacent to and abutting the indoor
restaurant which provides it with food and beverage service.
c. The area in which the sidewalk cafe is authorized is identified in a manner, as part of
the encroachment permit, which will clearly separate and delineate it from the
areas of the sidewalk that will remain open to pedestrian traffic.
ATTACHMENT 2
d. One or more signs, as approved as part of the encroachment permit, are posted
during all times the sidewalk cafe is in operation, which shall give notice to the
cafe's customers that the drinking of beer or wine of the carrying of any open
container which contains beer or wine is prohibited and unlawful outside the
delineated area of the sidewalk cafe.
9. Service Requirements.
a. The outdoor preparation of food and busing and service stations are prohibited at
the sidewalk cafes.
b. The presetting of tables with utensils, glasses, napkins, condiments and the like is
prohibited.
All exterior surfaces with in the cafe shall be easily cleanable and shall be kept clean
at all times by the permittee.
Restrooms for the cafe shall be provided in the adjoining indoor restaurant and the
cafe seating shall be counted in determining the restroom requirements of the
indoor restaurant.
Trash and refuse storage for the sidewalk cafe shall not be permitted within the
outdoor dining area or on adjacent sidewalk areas and the permittee shall remove
all trash and litter as they accumulate.
f. The permittee is responsible for maintaining the outdoor dining area, including the
sidewalk surface and furniture and adjacent areas in a clean and safe condition.
D. Power to prohibit operation of the sidewalk cafe. The City shall have the right and power,
acting through the City Manage or designee, to prohibit the operation of a sidewalk cafe at
any time because of anticipated or actual problems or conflicts in the use of the sidewalk
area. Such problems may arise from, but are not limited to, schedule festivals and similar
events, or parades or marches, or repairs to the street or sidewalk, or from demonstrations
or emergencies occurring in the area. To the extent possible, the permittee shall be given
prior written notice of any time period during which the operation of the sidewalk cafe will
be prohibited by the City, but any failure to give prior written notice shall not affect the right
and power of the City to prohibit the cafe's operation at any particular time.
Conditions. In connection with granting the encroachment permit for a sidewalk cafe,
conditions may be imposed in granting approval as deemed necessary for the proposed
operation to meet the operating requirements of this Section.
F. Modifications. In the event the City determines during the operation of an approved
sidewalk cafe that additional or revised conditions are necessary in order for the sidewalk
cafe to comply with the requirements of this Section, The City shall have the ability to add
additional conditions to the approved encroachment permit.
3
ATTACHMENT 2
G. Revocation. The encroachment permit to operate a sidewalk cafe may be revoked by the
City upon finding that one or more conditions of the permit or this Section have been
violated or that the sidewalk cafe is being operated in a manner that constitutes a nuisance,
or that the operation of the sidewalk cafe unduly impedes the movement of pedestrians
past the cafe.
4
ATTACHMENT 3
Tasting Rooms
Proposed Name and Definition
Specialty food and beverage sales with tastings. A retail beverage and/or food store characterized by
its small size, a limited number of high quality specialty food items and/or beverages typically including
premium wine and beer. This use may also include tastings of the products sold on site.
Section 5.100: Tasting Rooms on page 25 of the Downtown Zoning Code could be revised as follows.
A. Day and hours of operation. Days and hours of operation shall be limited to daily from 10:00
a.m. to 8:00 p.m. Additional hours may be authorized with approval of a Minor Use Permit
(Zoning Administrator).
B. Special events. No special events are allowed as part of this use. Special events may be
authorized with approval of a Minor Use Permit (Zoning Administrator).
C. Live entertainment. No live entertainment is allowed as part of this use. Live entertainment
may be authorized with approval of a Minor Use Permit (Zoning Administrator).
D. Outdoor seating. Outdoor seating shall comply with the applicable requirements for a sidewalk
cafe.
E. Minor Use Permit. An application for a Minor Use Permit application to allow additional
operating hours, special events, and/or live entertainment shall address the following
considerations:
1. Potential for loitering.
2. Adequacy of lighting for security and safety purposes.
3. Compatibility and suitability with the existing and allowed uses in the area and/or character
of the area, including but not limited to proximity to sensitive land uses such as residences,
schools, day care facilities, churches and parks.
4. Likelihood that the use would facilitate the vitality, economic viability, and/or provide
recreational or entertainment opportunities in an existing commercial area without
presenting a significant impact on health and safety.
5. Comments from the Ukiah Police Department and Fire Department, including a projection of
the increased burden to providing Police services, potential for the use to add to law
enforcement problems in the area and/or to contribute to or aggravate an existing crime
problem in the area.
6. The potential for the need for annual review of the Use Permit.
7. Other information as deemed necessary on a case-by-case basis.
ATTACHMENT 3
Findings. The above considerations shall be incorporated as findings for approval, conditional
approval or disapproval of the Use Permit in addition to the findings required by UCC section
9262(E).
2
ATTACHMENT 4
Lot Line Adjustments
Purpose. This chapter prescribes the procedures for the preparation, filing, processing, and approval or
denial of Lot Line Adjustment consistent with the policies of the General Plan, the requirements of this
Code, and the requirements of California Subdivision Map Act Section 66412 (d).
Applicability. As provided by Map Act Section 66412(d), the Lot Line Adjustment procedure is for the
purpose of relocating lot lines between four or fewer existing adjoining parcels where the land taken
from one parcel is added to an adjoining parcel and where a greater number of parcels than originally
existed is not created. For the purpose of this Chapter, an "adjoining parcel" is one that directly touches
at least one of the other parcels involved in the adjustment.
Application and Processing. A Lot Line Adjustment application shall be prepared, filed, and processed
as prescribed by this Section.
A. Application content. A Lot Line Adjustment Application shall include a completed application
form and all information and other materials required by the Public Works Department.
B. Processing. Lot Line Adjustments shall be submitted to the Planning Department and shall be
processed in compliance with the procedures specified by Chapter...
C. Environmental Review. No environmental review shall be required, in compliance with the
CEQA Guidelines.
D. Public Notice. No public notice is required as the lot line adjustment application is a ministerial
action.
Approval or Denial of Adjustment. The City Engineer shall determine whether the parcels resulting
from the adjustment will conform with the applicable provisions of this Code and the Ukiah Municipal
Code. The City Engineer may approve, conditionally approve, or deny the Lot Line Adjustment in
compliance with this Section.
A. Required Findings. A proposed Lot Line Adjustment shall be approved if the City Engineer finds
all of the following:
The adjustment will not create a greater number of parcels than existed prior to the
adjustment;
The adjustment will not result in an increase in the number of non-conforming parcels;
ATTACHMENT 4
The adjustment will not increase the non-conformity of any parcel; and
All of the parcels resulting from the adjustment are consistent with the General Plan, Zoning
Ordinance, and Building Code and Ukiah Municipal Code.
B. Conditions of Approval. In approving a Lot Line Adjustment, the City Engineer shall adopt
conditions only as necessary to conform the adjustment and proposed parcels to the
requirements of the General Plan, Zoning Ordinance, Building Code, Airport Master Plan or to
facilitate the relocation of existing utilities, infrastructure, or easements.
C. Appeal. The decision of the City Engineer may be appealed to the City Council. Said appeal shall
be filed with the City Clerk within 10 days of the date of the decision, shall state the reason(s)
for the appeal, and be accompanied by the appeal fee, if any, established by the City Council
from time to time by resolution.
Completion of Adjustment. Within 12 months after approval, the Lot Line Adjustment process shall be
completed in compliance with this Section through the recordation of a deed, after all conditions of
approval have been satisfied.
A. Completion by Deed. A Lot Line Adjustment shall not be effectively or finally completed until
recordation of a grant deed or deeds signed by the record owners. The applicant shall submit
deeds to the City Engineer for review and approval in compliance with Subsection B below,
along with the payment of review fees, before recordation of the grant deed. The legal
descriptions provided in the deeds including accompanying plat shall be prepared by a qualified
registered civil engineer, or a licensed land surveyor licensed or registered in the State.
B. Review and Approval by the City Engineer.
The City Engineer shall:
Examine the deeds to ensure that all record title owners have consented to the
adjustment;
Verify that all conditions of approval have been satisfactorily completed and that the
deeds are in substantial compliance with the Lot Line Adjustment as approved by the
Review Authority;
Verify that the property owners have either obtained partial reconveyances from any
mortgagor or other lien holder for any portion of a parcel being transferred to an
2
ATTACHMENT 4
adjacent parcel and that any liens covering the adjacent property have been modified to
cover the newly created larger parcel; This requirement may be waived at the discretion
of the City Engineer.
If satisfied that the deeds comply with the above requirements, place an endorsed
approval upon the deeds; and
After approval of the legal description, assemble the deeds and return them to the
applicant's title company for recordation.
C. Expiration. The approval of a Lot Line Adjustment shall expire and become void if the
adjustment has not been completed as required by this Section within 12 months of approval.
ATTACHMENT 5
Menu of Alternatives for Limitations on
Formula Fast Food Restaurants
Limitations on Location. Staff requests that each council member review and determine the limitations
on location, if any. In order to facilitate this discussion, staff has provided the following list of options
based on Council direction and a review of limitations placed on formula businesses, including formula
fast food restaurants by other communities.
■ No more than one (1) on a parcel, site or lot.
■ Not located on a street corner, except where the immediate prior use was a formula fast food
restaurant.
■ Not within a specific number of feet of another formula fast food restaurant, such as 60 feet,
100 feet, 600 feet, etc.
In order to provide some perspective, the typical storefront width on School Street is 30 feet and
typical block length on School Street is 200 feet.
■ Not within a specific number of feet of sensitive land uses such as schools, churches, hospitals,
and residentially zoned properties (e.g. R1, R2, and R3 zoning districts).
■ Not within a historic district.
The City of Ukiah does not have a designated historic district. This could be interpreted as the
Historic Design District that has been identified as part of the Design Guidelines being developed
for the DZC (see map included as part of this attachment).
■ Not on a city gateway identified on the city's General Plan.
State Street and Perkins Street are identified as gateways in the General Plan.
■ Not within a specific zoning district.
The DZC includes three zoning districts: the Downtown Core (DQ Urban Center (UQ and Urban
General (GU) (see zoning map on DZC page 9 for the location of each zoning district).
■ Not located in a building that is shared with at least one other business that is a formula fast
food restaurant and/or formula retail establishment.
■ Located proximate to freeway access, such as Perkins Street from the eastern boundaries of the
DZC to Main Street or the railroad tracks (see zoning map on DZC page 9).
Limitation on Number. Some communities limit the number of formula restaurants or businesses city-
wide and/or in a given zoning district or other special district (such as a commercial district or historic
district). Staff requests that each council member review and determine the limitations on number, if
any and has provided the following examples of the limitations enacted in other communities.
No more than a specified number within certain zoning districts.
No more than a specified number city-wide.
ATTACHMENT 5
No more than a specified number city-wide and in specified zoning districts.
No more than a specified number of a certain "brand" (such as one Starbucks, one Burger King,
etc.).
Limitation on Size. Staff requests that each council member review and determine the limitations on
size, if any, and has provided the following examples enacted in other communities.
■ Maximum of 2,500 square feet.
The size of a formula fast food restaurant depends on the brand and can be as small as 1,000
square feet. The typical square footage for Taco Bell is 2400 square feet while the typical
square footage for a McDonald's or Burger King is 4,000 square feet.
The size at which a use permit is required by Table 3 is 5,000 or 15,000 square feet depending on
the use.
■ Maximum frontage width of 50 feet.
In order to provide some perspective, the typical storefront width on School Street is 30 feet. The
maximum width of a single fagade in the DZC is 75 feet (see page 38, Table 11).
■ Maximum height of two stories.
Design and Sign Review. Staff requests that each council member review and determine whether or
not design and/or sign review should be required for formula fast food restaurants and has provided the
following examples enacted in other communities.
■ Buildings shall be designed so that facades, signs and other appurtenances have an integrated,
harmonious and attractively arranged appearance, and in size and manner, which will not
adversely affect the appearance of surrounding developments.
■ In place of box-type or internally illuminated signs, the use of halo-lit signs and dye cut metal
sign panels with individually illuminated letters or logos, the requirement for alternative
materials or lighting solutions, and/or adjustments to the scale of trademarks, logos, or
trademarks may be required.
■ No advertising or anything with the corporate logo allowed to be displayed in the windows.
■ No internally illuminated signs allowed.
■ Adjustments to the extent, size, or scale of the color scheme, trademark, service mark, signage
and decor/design used throughout the exterior of the establishment may be required in order to
mitigate contrasting color schemes and/or to harmonize with the color scheme, trademark,
service mark, signage and decor/design of the surrounding neighborhood.
■ Design review required for exterior modifications for a formula fast food restaurant.
Additional Requirement. Several communities require a trash removal plan for formula fast food
restaurants. Staff requests direction as to whether or not this should be a requirement for formula fast
food .restaurants.
ATTACHMENT 5
Type of Permit. Based on consideration of the limitations above, staff requests that each council
member review and determine the type of permit requirement for formula fast food restaurants in each
district (Urban General, Urban Center, and Downtown Core). The following types of permit
requirements could be considered for regulating formula fast food restaurants.
■ Allow by right in compliance with the limitations determined by Council (no use permit
required)
■ Allow with approval of a Major Use Permit (Planning Commission review and approval)
■ Allow with approval of a Minor Use Permit JZoning Administrator review and approval)
■ Prohibit (as recommended by the Planning Commission)
■ Prohibit and allow with the following exceptions to the definition (exceptions for ice cream
shops, coffee houses, bakeries, hot dog stands, or other businesses whose primary function is
not the sale of full meals).
Findings. Should the Council determine that a Minor or Major Use Permit should be required for
formula fast food restaurants, staff has prepared the following possible findings based on a review of
findings from other communities that could be required in order approve a Use Permit. The findings
required should reflect the limitation(s) placed on the use as well as the purpose(s) of limiting the use.
■ Designed to be pedestrian oriented rather than automobile oriented and to encourage walking
within the district.
■ Would not increase the intensity on the site in a manner that adversely affects land uses in the
area, pedestrian or motor vehicle traffic, or the public welfare.
■ Would contribute to the creation of a vibrant and desirable living, working, and business
environment that is responsive to residents in the surrounding area and city-wide.
■ Would result in a unique retailing personality comprised of mix of businesses ranging from small
to medium to large from local to regional to national with a blend of diverse offerings for
residents and visitors.
■ Create and promote a thriving and attractive district with retail, merchandising, dining,
entertainment and cultural offerings for both residents and visitors that are identifiable with
the City of Ukiah. In order to use this finding, what is "identifiable" with Ukiah would need to be
explained.
■ Establishing the formula fast food restaurant will not increase the intensity of use on the site to
a level that will adversely impact land uses in the area, pedestrian or motor vehicle traffic, or the
public welfare.
■ Would be compatible with existing surrounding uses, and has been designed and will be
operated in a non-obtrusive manner to preserve the community's distinctive character and
ambiance.
■ Would promote a diversity and variety of dining options to serve both residents and visitors.
3
ATTACHMENT 5
■ Would contribute to an appropriate balance of local, regional, and national based businesses in
the community.
■ Would be mutually beneficial to and enhance the economic health of surrounding uses in the
district.
■ Would with its design and improvement be consistent with the unique character of the district
and would preserve and enhance the character of Ukiah and would preserve the unique visual
and shopping appearance of Ukiah for its resident and visitors.
■ Utilizes a unique visual appearance that reflects and compliments the character of the area and
does not project an appearance that is the same or similar to the appearance of such businesses
in other communities.
Purpose Statements. Should the Council choose to place limitations on formula fast food restaurants,
purpose statements explaining the reasons for the limitations will be required. Based on the purpose of
the DZC, the types of limitations the Council discussed at the July 25th meeting, and a review of
ordinances prohibiting or limiting formula businesses that have been adopted by other communities,
staff has provided the following sample purpose statements for consideration.
To place limitations of formula fast food restaurants to achieve the following objectives:
Enhance and not detract from the appeal of the streetscape and overall pedestrian and
downtown experience.
Mitigate the impact on the unique character in the downtown from businesses that are required
to operate in accordance with a standardized plan for such things as architecture, menu
offerings, decor, signage, and the like, which if unregulated, could undermine the unique
identity of the downtown and increase the pressure to alter historic buildings and decrease the
variety of dining offerings in the downtown. At the same time, other areas of the City offer
opportunities for auto-oriented, formula fast food restaurants that are more likely to better
accommodate their architectural, parking, access, and circulation needs.
Promote a blend of unique and diverse dining options for residents and visitors in the
downtown area and throughout the City.
■ Advance the long-term health of the City by promoting a blend of unique and diverse
commercial offerings for residents and visitors.
Downtown Zoning Code Section 3. Zonina
City Council Draft 04062011
0
a
N
a
C
7
N
d Q
O V
N Q
U)
V
I>3
L
Y
N
N
T
N
N ~
(E
a
a
o
1A Q
4! ~
L
R
O 4j
m i~
70
0 l
C1 (D O
C U-
O C o
0
0
tm -0 CD of
L cJ
o
0 0 o c~
C o ,
c i
3 v
o
V~ n
O
~ c
O
.N o c
L -
m N) c N
CL C
x +o a
W ' ~ C u m
N
-p C U)) N w cu
'x a Q
~
0 W d rn U v
E -0 65
CIL
O
N
N
C
U0
u u o
a C C
_ ra
to N
10N
9
Charley Stump
From:
Mary Anne Landis <malandis@pacific.net>
Sent:
Monday, August 22, 2011 3:23 PM
To:
Kim Jordan; Charley Stump
Subject:
Fwd: Re: sidewalk cafe standards
FYI re sidewalk cafes,
MAL
Original Message
Subject:Re: sidewalk cafe standards
Date:Mon, 22 Aug 2011 15:21:56 -0700
From:Craig Strattman <craig3@pacific.net>
To:Mary Anne Landis <malandis@pacific.net>
Hi Mary Anne,
Thank you for sending us the Sidewalk Cafe Standards.
Here are a few considerations:
1. Restrictions of service should be based on existing licenses ( ABC, Health
department, license... I need to have a full bar service as I do now)
2. Hours of operation again based on existing licenses (not Sam to 9pm)
3. 50% of the sidewalk should be based on ADA requirements (50% of a thin
sidewalk will not meet ADA)
4. The operator should not have to forfeit the space for festivals or events
( It would be a conflict to the liquor license and insurance) see section D
5. Table need to be pre set in busy times. (see section 9B)
6. A removable bus station or an attended beverage service area within the
fenced in area will help turn tables and keep thing clean see section 9A
I believe Sage has most of this from a meeting a couple of months ago. I am in Mammoth
fishing so phone is better today, sorry I can't meet with you, but please feel free to
call me anytime.
We will be home on Wednesday, driving Tuesday.
Thank you
Craig
391-7740
On Aug 22, 2011, at 9:41 AM, Mary Anne Landis wr
> Hi You Two!
1
> I'm wondering if you have seen the Sidewalk Cafe Standards which will be discussed
tonight at another Downtown Zoning Code workshop .
> I particularly would like your comments on whether you think the requirements are
doable- like the section on Tables and Chairs; that includes outdoor heaters and
removing all furnishings during non-operating hours.
> I hope you see this before we meet so I can hear your viewpoint about any of the
details included in staff's recommendations.
> Here is the url to access it quickly.
> http://cityofukiah.granicus.com/MetaViewer.php?view id=2&event id=19&meta id=13935
> Comments on any aspect of what's being proposed are appreciated, if you have time,
> Mary Anne Landis
2
Charley Stump
From:
Mary Anne Landis <malandis@pacific.net>
Sent:
Monday, August 22, 2011 1:50 PM
To:
Kim Jordan; Charley Stump
Subject:
Fwd: RE: sidewalk cafe standards
FYI,
MAL
Original Message
Subject:RE: sidewalk cafe standards
Date:Mon, 22 Aug 2011 12:21:46 -0700
From:Zach Schat <zach@schats.com>
To:'Mary Anne Landis' <malandis(c?pacific.net>
Hello Mary Anne,
Thank you for inviting my comments. I'm going to try and make the meeting
tonight if I can. In regards to Sidewalk Cafe' Standards as listed in
Attachment 2 I have the following comments.
Under section C, condition 3.
I believe hours of operation should be extended to 6:00am until 9:30 p.m.
Are the current hours an arbitrary time frame or do they coincide with other
use permits?
Under Section C, condition 4.
I believe you cannot attain the desired effect for a "sidewalk cafe" if
there is not enough sidewalk width to allow enough seating to make an
impact. Sidewalk caf6 is only successful if a "room" feel is created.
Sidewalk traffic can't interrupt your room. Sidewalk traffic needs enough
room to walk on the outside of the "room" that is created.
Under Section C, condition 6b.
Outdoor dining should not impede public furnishings, but rather enhance
access to bike racks, shade , recycle receptacles ect, ect..
Under Section C, condition 6i
I think this is a case by case encroachment permit. If the storage of cafe
tables and chairs isn't impeding any sidewalk traffic why not lock it up
outside? I would imagine most business owners wouldn't leave it out anyway
because of Vandalism.
Under Section C, condition 9b
I'm not sure what the rational is for not allowing pre setting of tables
during business hours. You either look open and inviting or you don't.
Under Section C, condition 9e
1
Certainly no one wants to store trash outside, but I would imagine trash
receptacles are o.k.
Mary 8,nne,
I see a vision for a downtown that includes wider sidewalks, bulb outs,
tree's, bike racks, tree's, planters. I believe all of these add to the
overall effect of what we are trying to do to the downtown. I feel we don't
need to "tryout" certain spots, because if it's done right it will work. I
have no doubts. Pardon my French, but doing things "half ass" won't provide
good data. The approach to the downtown and its overall revamping, doesn't
need to be focused on sidewalk cafe's for certain shops, but rather on
creating an ambiance for the entire core of downtown with wide sidewalks,
bike racks, benches, shade and signage. Once that's in place, people will
appreciate the changes and cafe's will feel inclined to create an outdoor
room and the entire feel of the downtown will change.
Thanks again for asking for my comments.
Best Regards,
Zachary Schat
Schat's Bakery
-----Original Message-----
From: Mary Anne Landis [mailto:malandis@pacific.net]
Sent: Monday, August 22, 2011 9:48 AM
To: zach@schats.com
Subject: sidewalk cafe standards
HI Zack,
In anticipation of the future expansion of sidewalk dining, I'm hopeful
you will be willing to comment on this section- or any part of what is
being discussed tonight regarding the Downtown Zoning Code.
http://cityofukiah.granicus.com/MetaViewer.php?view id=2&event id=19&meta id
=13935
Here's the website where you can find the recommended standards for
sidewalk cafes, hoping you will take a bit of time to think about
whether they are reasonable and either come comment about them or send
me your thoughts.
Thanks,
Mary Anne
2
Gmail - Honeywell
littps://mail.googic.com/mai I/?ui=2& ik=b9O595aOb7&view=pt&sea...
t i vo
m
Peter Good <ukiahnow@gmail.com>
Honeywell
20 messages
Peter Good <ukiahnow@gmail.com>
To: ukiahguy@yahoo.com
Tue, Aug 16, 2011 at 3:44 PM
Dear Councilperson Thomas,
in answer to your question what is the connection between laid off city water/sewer workers and
Honeywell. Since the beginning of Ukiah water meters have been replaced by city workers. Now for
the first time we are cutting City worker hours to 36 hours and hiring Honeywell in a no bid contract to
do the work that was previously done by City workers.
Unanswered Questions about Honeywell contract
1. Why is the City awarding a no bid contract to Honeywell?
We understand you are not required to bid this contract because of a legal exception.
2. What evidence is there that 3.2 million is a fair price for water meters?
3. Did you know Redwood Valley had one guy install 1000 smart meters?
4. Why does the City Council/Staff refuse to admit that the new water meters will be paid for by City
ratepayers in higher water bills when the new fair and accurate meters are installed?
5. Why does the City Council/Staff refuse to admit that the new water meters will be paid for with
borrowed money? This is money the ratepayers will borrow and payback over the next 13 years.
Your comment in the UDJ that we had the money for this project but not for street projects was simply
not true. We are borrowing the money for water meters. We have never done that before.
6. Honeywell says the meters will last between 15 and 20 years. When these meters wear out the city
will not have the money for another giant project so Honeywell will again be there to provide loans
and no bid work. So we the ratepayers will forever be borrowing for no bid water meters
7. Why are we in such a bid hurry to only consider Honeywell as a solution to problems? The City
and ratepayers should not have to adhere to their schedule (although we have to date).
8. If the Council/staff has to have a giant corporation do our work at least bid the water meters.
There are several very large companies with much more experience than Honeywell in water meters.
9. why contract with a company that only installs what it sells?
We are preparing a community based solution for the water meters.
Many small districts are able to buy some water meters to have in stock and install them with City
workers and local contractors. High use or older meters would be replaced first generating
immediate revenue for the City. A phased plan would avoid the interest cost. We had no problem
coming up with $100,000 for Honeywell. We should have no problem hiring back our workers and
buying some meters.
Using such a plan would save money. Honeywell meter and leak detection cost about $640 per meter
for 5,000 meters. Water meters are simply not that expensive. Miliview and Rogina use $45 meters
and one hour$100 for installation. That is $750,000 for 5000 meters. Add another 750,000 for leak
detection and just because and you get the job done for 1.5 million. This would be paid for the same
way as Honeywell is paid by increased water bills with the new accurate meters. If you get the job
done for 1.5 million your payback would be six years instead of 13. After six years the City not
Honeywell would still be getting the increased revenue which could be used to actually fix water
pipes.
Why just one choice? Why just Honeywell? Why is this good for community as you say? Why is
8/22/20112: 11 PM
1 of 7
Gmail - Honeywell
littps://mail.google.com/mail/?ui=2&ik=b9O595aOb7&view=pt&sea
this a wonderful private public partnership as Mayor Rodin states? Why are you and the Mayor so
sure when you haven't even seen the contract?
I look forward to your reply. Peter Good Ukiah ratepayers for fair bidding 2-
PS There are many more questions but this should get us started. Lets have a community not a
corporate solution.
<'-~t ~o lea r N j'd'(l~~E
ukiahguy <ukiahguy@yahoo.com> Thu, Aug 18, 2011 at 1:41 PM
To: Peter Good <uklahnow@gmail.com>
Cc: Jane Chambers <jchambem@cltyofukiah.com>
Peter,
I have forwarded your questions to Jane Chambers and I will wait to hear from her before
getting back to you with more specifics. I have told her that in my opinion your questions,
valid as they are, don't warrant a speedy response given the other stuff happening. So
don't hold your breath, but I will follow up.
Thanks,
Benj
The City of Ukiah Official Website
http://www. cityofukiah. corn/
,r Ignore your community Thd -Sho `Be to al
eFi D 4-, loco
Annual Events
City Sports, Classes
and Programs
More
Community...
City Council Agendas
and Minutes
Planning Commission
Agendas and Minutes
Sales Tax Street Map
More
City Hall...
Police Department
Utilities Department
Field Inspectors for
Public Works, Fire,
Sewer and Building
More
Departments...
Starting a Business
Business License
More
Business...
Subscribe to
City Updates
PDF Forms Archive
Welcome to the City of Ukiah, California
Ukiah, California, is a superb
place to work, locate a business
and to establish a comfortable
lifestyle. Protected by the
encircling coastal ranges, the
City of Ukiah is nestled in the
Yokayo valley in southern
Mendocino County. Within the
city limits are approximately
15,500 residents. The Greater
Ukiah area, including adjacent
valleys and connecting
communities, is home to more
than 40,000. Situated on the
busy Highway 101 corridor,
Ukiah has managed to preserve
its small-town feel while acting
as a focal point for business and
culture throughout Northern
California. Many people who
have come to live in Ukiah have
chosen our community for the
high quality of life it offers.
Learn more about our Ukiah
Community.
A Message from the City
Manager:
We welcome you to our
website. Our web pages provide
you with many features to keep
you up to date with the current
issues at the City Council and
Planning Commission meetings
including the latest approved
minutes and agendas with PDF
Ukiah Featured Topics
City Hall Closure
Regular Civic Center hours are
Monday Thursday, 7:30 am to 5
pm. Closed Friday.
The Civic Center will be
closed Monday, September 5, 2011
in observance of Labor Day.
Contact Information by Topic
Public Notice
New City Hall Hours
Railroad Depot Negative
Declaration
Walmart Expansion Draft
Environmental Impact Report (EIR)
Proposed Ordinance-Voluntary
Alternative Redevelopment Program
Waugh Lane Bridge Closure
Ukiah is Business Friendly
Walmart Expansion Project
Draft Environmental Impact Report
DEIR
DEIR Appendices A-B
DEIR Appendices C-F
Comments on Draft Environmental
Impa_t_Re.port_( DER)
Project Description
Elevations
Landscaping Plans
Lighting Plans and Architectural
Details
Signage
Site and Grading Plans
Get your 2011 Summer
Activity and Recreation
Guide(PDF version) on our
Citv Snorts, Classes and
Programs page.
SUNDAYS IN THE PARK
Free Concert Series
20711 ANNUAL
SUMMCN I~11 SfU~ES
Click on icon to go directly
to the Sundays in Park
information oaae.
1 of 3 8/22/2011 2:17 PM
Keyword Search: