Loading...
HomeMy WebLinkAbout1141 Zoning Map for Airport 1 z ORDINANCE NO. 1141 3 a AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING 5 THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA AND 6 ESTABLISHING THE UKIAH MUNICIPAL AIRPORT PLANNED DEVELOPMENT 7 8 The Ciry Council of the City of Ukiah does hereby ordain as follows: 9 io Section One 11 Pursuant to the procedures set forth in Ukiah City Code Section 9009, the Official Zoning Map 12 for the City of Ukiah is amended to change the zoning on parcels located at the Ukiah Municipal 13 Airport from Public Facilities (PF) and Manufacturing (M) to Public Facilities-Planned in Development (PF-PD) as shown in Exhibit 1 herein attached. 15 16 Section Two i� This amendment to the Official Zoning Map for the City of Ukiah and rezoning action are 18 necessary to establish the Ukiah Municipal Airport as a Planned Development District with 19 standards that establish six planning areas with associated subareas; allowed, permitted and 2o prohibited uses; development standards for each planning area that are consistent with the z1 existing development pattern and existing and preferred land uses; and the procedures for 22 processing and making decisions on site development permits and use permits that reflect the 23 unique setting, safety and security concerns associated with the Ukiah Municipal Airport. The za zoning requirements established for the Ukiah Municipal Airport Planned Development are as 25 shown in Exhibit 2 and the Development Plan Map identifying the planning areas and subareas z5 are as shown in Exhibit 3 of this ordinance. 27 2s Section Three 29 The standards established for the Ukiah Municipal Airport Planned Development are based on 3o the Ukiah Municipal Airport Building Area and Land Use Plan Development Guidelines approved 31 by the Ukiah City Council on April 7, 2004, the Ukiah Municipal Airport Master Plan adopted by 32 the Ukiah City Council in July 1996, and Zoning Ordinance, Article 15: Public Facilities and 33 Article 20: Administration and Procedures. 34 35 Section Four 36 In 2010 and 2011, the Airport Commission held a series of public workshops over 18 months to 3� develop regulations for uses and development at the Ukiah Municipal Airport. The Planning 3s Commission held public workshops on June 22, 2011 and July 27, 2011 to review the draft 39 regulations developed by the Airport Commission. On September 28, 2011, the Planning 4o Commission held a public hearing and voted (2-1) to recommend the City Council approve the 41 regulations developed by the Airport Commission revised to include the minor modifications 4z recommended by the Planning Commission. 43 44 On April 2, 2013 the Airport Commission reviewed the revised Ukiah Municipal Airport Planned 45 Development Regulations and Planned Development Map and voted unanimously (4-0) to 46 recommend the City Council approve the Zoning Map Amendment and associated Planned 4� Development Regulations and Planned Development Map. 48 i On April 10, 2013, the Planning Commission held a public hearing as required by the Ukiah City 2 Code and State law for adoption of a Zoning Map Amendment and the establishment of a 3 Planned Development district. The Planning Commission voted unanimously (3-0) to 4 recommend the City Council approve the Zoning Map Amendment and establish the Ukiah 5 Municipal Airport Planned Development District and associated Planned Development 5 regulations and map. � 8 Section Five 9 This ordinance, or summary thereof, shall be published as required by law in a newspaper of 10 general circulation. 11 1z Section Six 13 This ordinance shall become effective thirty (30) days after adoption. 14 15 Introduced by title only on May 1, 2013, by the following roll call vote: 16 1� AYES: Landis, Rodin, Thomas, Baldwin, and Crane 18 NOS: None 19 ABSENT: None 20 ABSTAIN: None 21 22 Passed and adopted on May 15, 2013, by the following vote: 23 24 AYES: Landis, Rodin, Thomas, Baldwin, and Crane 25 NOS: None 26 ABSENT: None 27 ABSTAIN: None 28 29 ^� 30 � 31 32 Do glas F. Crane, Mayor 33 34 35 ATTEST: �� 36 37 / 3S ristine Lawler, City Clerk Ordinance, Exhibit i Airport PD Rezoning Parcels APN Current Proposed Zonin Zonin 003-230-22 Public Facilities (PF) Planned Development- Public Facilities PD-PF 003-230-23 Public Facilities (PF) Planned Development- Public Facilities PD-PF 003-230-28 Manufacturing (M) Planned Development- Public Facilities PD-PF 003-280-OS Public Facilities(PF) Planned Development- Public Facilities PD-PF 003-280-06 Public Facilities(PF) Planned Development- Public Faciiities PD-PF 003-280-07 Public Facilities(PF) Planned Development- Public Facilities PD-PF 003-280-08 Public Facilities(PF� Planned Development- Public Facilities PD-PF 003-310-03 Public Facilities (P� Planned Development- Public Facilities PD-PF 003-310-04 Public Facilities (PF) Planned Development- Public Facilities PD-PF 003-310-06 Public Facilities (P� Planned Development- Public Facilities PD-PF 003-310-07 Public Facilities (PF) P�anned Development- Public Facilities PD-PF 003-310-08 Public Faciiities (PF) Planned Development- Public Facilities PD-PF 003-310-09 Public Facilities(PF) Planned Development- Public Facilities PD-PF 003-310-10 Public Facilities(PF) Planned Development- Public Facilities PD-PF 003-330-62 Public Facilities (PF) Planned Development- Public Facilities PD-PF 180-120-03 Public Facilities(PF) Planned Development- Public Facilities PD-PF i Ordinance, Exhibit 2 z 3 Ukiah Municipal Airport Planned Development a Zoning District Regulations s 6 SECTION 1 7 8 Purpose and Intent: The purpose of the Ukiah Municipal Airport ("Airport") Planned Development is to 9 further define Chapter 6: Building Area Development and Chapter 7: Land Use and Environmental Issues l0 of the Ukiah Municipal Airport Master Plan ("Master Plan") by establishing development requirements 11 and allowed, permitted and prohibited land uses. This intent of this is to provide direction for the future 12 public and private development or redevelopment of land located at the Airport in a manner that is 13 consistent with the Master Plan and ensures future land uses will complement Airport functions and 14 related commercial services. 15 16 SECTION 2 17 18 Zoning Map Amendment and Planned Development Regulations: Ordinance _ formally 19 amended the Zoning Map for the City of Ukiah by rezoning the Airport parcels identified in Exhibit 1 and 20 zoned Public Facilities (PF) and Manufacturing (M) to Public Facilities - Planned Development (PD-PF) 21 and establishes the zoning requirements for the Ukiah Municipal Airport Planned Development . The 22 purpose of the rezoning to PF-PD is to: develop zoning regulations that are specific to the Airport; 23 convert the applicable requirements of the Ukiah Municipal Airport Building Area and Land Use 24 Development Plan Guidelines to zoning requirements; create zoning requirements that address the 25 unique circumstances and needs of the Airport; and provide specific direction for the future development 26 or redevelopment of the Airport in a manner that is consistent with the Ukiah Municipal Airport Master 27 Plan, and ensure that future uses will complement Airport functions and related commercial services. 28 29 SECTION 3 30 31 Planned Development Map and Planning Areas: The Ukiah Municipal Airport Planned Development 32 map identifies the location of each of the six planning areas and associated subareas within the 33 boundaries of the Airport PD. The Planned Development Map divides the Airport lands adjacent to the 34 runway into six (6) planning areas defined by the existing and preferred land uses and their potential to 35 accommodate specific types of development. The six (6) planning areas established by the PD are 36 Eastside North, Eastside South, Westside North, Westside Central, Westside South, Westside Mixed 37 South/Central planning areas as shown on Exhibit 2 of this document. The Eastside North and Eastside 38 South areas are further divided into subareas. The characteristics and purpose of each planning area Draft Ukiah Municipal Airport Planned Development Regulations City Counul Hearing May 1,2013 1 1 and subarea, if applicable, established for the Airport PD are as described below and shown on the 2 Planned Development Map Exhibit 2. 3 The Airport Planned Development map also identifies the boundaries of the Airport, the location 4 of the runway center line, building restriction line (BRL), and aircraft parking limits (APL), as well as the 5 location of development adjacent to the boundaries of the Airport. 6 7 SECTION 4 8 9 Enterprise Fund: The Airport is an officially designated Enterprise Fund. As such, all land uses and 10 development projects must enhance Airport revenues or provide services considered integral to Airport 11 operations. 12 13 SECTION 5 14 15 Airport Uses: Airport Uses are comprised to two general categories of uses, Aviation Related Uses and 16 Airport Support Uses as further defined below. 17 i8 Aviation Related Uses: Aviation related uses consist of City-operated and maintained uses 19 considered essential to Airport operations, including but not limited to hangars, fueling services, 20 staff facilities, equipment storage areas, and aircraft tie-down aprons. Other aviation related uses 21 consist of privately operated businesses known as Fixed Base operators (FBOs) that require 22 proximity to runways, taxiways, fueling services, and airport services. These include �3 manufacturers of aircraft or aircraft parts and businesses that provide flight instruction or 24 maintain, repair, rent, or charter aircraft. They also include FBOs, such as electronics or machine 25 shops, where all the aircraft-related goods and services make up only a percentage of the overall 26 goods and services, and businesses that prefer to locate at the airport for the convenience of 27 operation, such as manufacturers or distributors who use both air and ground transportation. 28 29 Aviation Support Uses: Airport support uses are uses that are supportive of, but not essential 3o to, the operation of the Airport and are typically found in or near airport terminals. These uses 31 include but are not limited to vehicle rental agencies, restaurants, travel ticketing offices, and 32 other services that would be useful and beneficial to persons that work at or visit the Airport. 33 34 SECTION 6 35 36 Compatibility Criteria: All uses and development at the Airport Must be found to be compatible with 37 Airport operation, safety, and security, including the compatibility criteria of the Ukiah Municipal Airport 38 Master Plan which is incorporated herein by reference. 39 40 �31 Drak Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 2 1 SECTION 7 2 3 Planning Areas and Subareas: The characteristics and purpose of each of the six (6) planning areas 4 and associated subareas, if applicable, are described below. The development standards, allowed, 5 permitted and prohibited uses, and process for the review and processing of applications for 6 development at the Airport are included in Section 8. 7 8 9 A. Eastside North Area Plannina Area 10 The Eastside North area is bounded by Hastings Avenue on the north, Airport Road on the east, 11 the Airport's Segmented Circle on the south, and the APL (Aircraft Parking Line) and Runway 12 Protection Zone (RPZ) on the west. Within the Eastside North Area, three (3) subareas with the 13 potential for distinctly different development patterns have been identified. Each is described 14 below. 15 16 1. Eastside North Subarea 1 17 18 Description: Subarea 1 consists of approximately 2.8 acres of developable land that is 19 currently available for lease. This area, which extends northward from the City Corporation 20 Yard, is designated for aviation related land uses and has been identified as having revenue 21 enhancing potential because of its access to high traffic city streets and its proximity to retail 22 commercial businesses, restaurants, and hotels located in the Redwood Business Park 23 (RBP). 24 25 Purpose: This subarea is intended to be developed as a gateway with a connection to the 26 restaurants, retail stores and hotels located in the RBP located to the east of the Airport. The 27 intent is to create an area to attract and serve transient users of the Airport by providing the 28 necessary facilities, such as aircraft parking, shuttle senrice to the RBP, and the facilities 29 necessary to serve the pilots and passengers. 30 31 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 32 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 33 34 2. Eastside North Subarea 2 35 36 Description: Subarea 2 is the current location of the City of Ukiah's Corporation Yard, which 37 includes City-operated offices, machine shops, vehicle repair facilities, maintenance yards, 38 and storage. Upon relocation of the City's corporation yard, this area should be incorporated 39 into Subareas 1 and/or 3. 40 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 3 1 Purpose: Upon relocation of the corporation yard, this subarea is intended to be 2 incorporated into Eastside North subareas 1 and/or 3. In the case of subarea 1, this would 3 allow the expansion of uses and structures that support and encourage increased use of the 4 Airport by transient pilots and passengers or create an area large enough to support 5 commercial passenger service. In the case of subarea 3, this would allow the expansion of 6 rotorcraft uses that are anticipated for subarea 3, subject to the construction of the 7 improvements required to serve these uses. 8 9 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 10 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 11 12 3. Eastside North Subarea 3 13 14 Description: Subarea 3 is bounded City corporation yard to the north, the Segmented Circle 15 to the south, Airport Road to the east, and the APL to the west. This subarea is currently 16 undeveloped, bare land with no infrastructure. 17 18 Purpose: This subarea is intended for permanent(non-transient) rotorcraft uses and should 19 remain vacant until such time as the infrastructure (such as a taxiway, utilities, etc.) can be 20 provided to support these uses. Although this subarea is intended for rotorcraft related uses, �l fixed-wing aircraft may locate in this area provided they are associated with a rotorcraft use. 22 Fixed-wing aircraft as a stand alone use is prohibited in order to retain adequate land area for �3 rotorcraft. 24 25 Ukiah Municipal Airport Master Plan Compatibility Zone: A(Runway Protection Zone or 26 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 27 28 B. Eastside South Plannina Area 29 The Eastside South area is bounded by the Segmented Circle to the north, the Airport boundary 30 line to the south, Airport Road to the east, and aircraft parking limits (APL) to the west. There are 31 two subareas in the Eastside South area and both are designated for aviation related land uses. 32 33 1. Eastside South Subarea 1 34 35 Description: Subarea 1 is a long, narrow strip of vacant, undeveloped land located on the 36 northern portion of the Eastside South Area. Due to the narrowness of this area and possible 37 drainage issues, the uses are limited and the area may not be developable based on today's 38 standards. 39 40 Purpose: This subarea is intended for uses that are low intensity and do not require the �i construction of buildings, structures, or the provision of utilities. Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 4 1 2 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 3 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 4 5 2. Eastside South Subarea 2 6 7 Description: Subarea 2 is located adjacent to the southeastern end of the runway and 8 consists of approximately 17 acres of land that is vacant and undeveloped, except for the 9 distance measuring equipment(DME) antenna and localizer enclosure. This area has been l0 identified as an ideal location for a new California Department of Forestry and Fire Protections 11 (Cal Fire) Fire Attack Base or for other large aviation-related operations. 12 13 Purpose: This subarea is intended for permanent aircraft operations that use large aircraft, 14 such as the Cal Fire air attack base, commercial carriers, or medical emergency flight 15 services, and the facilities associated with these uses. This area should remain vacant until 16 such time as this subarea is developed with this type of use. 17 18 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 19 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 20 21 C. Westside North Plannina Area 22 23 Description: The Westside North area is bounded by Hastings Avenue to the north, the toe of a 24 small embankment to the south, the building restriction line(BRL)to the east, and South State 25 Street to the west. This area is the largest piece of developable land on the Airport grounds. 26 Existing development in the Westside North area includes both medium and large hangars, with 27 the majority of the large hangars occupied by Fixed Base Operators (FBOs). Transient helicopter 28 parking and seasonal helicopter operations are also located in this area. 29 30 Purpose: This area is intended for commercial activities and storage of commercial/private 31 aircraft. In order to utilize the remaining vacant land efficiently, development of inedium/large 32 buildings for commercial activities and medium/large hangars for the storage of private or 33 commercial aircraft is intended for this area. The development of private hangars is consistent 34 with this purpose so long as the lease will transfer to the City within a timeframe that allows the 35 use of the hangar for commercial activities. 36 37 The existing transient helicopter parking , seasonal CAMP (Campaign Against Marijuana 38 Planting), and seasonal firefighting helicopter operations located in this area should be relocated 39 to Eastside South subarea 1 once the infrastructure to support these uses have been 4o constructed. 41 Dreft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 5 1 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 2 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 3 4 D. Westside Central Plannina Area 5 6 Description: The Westside Central area is bounded by the Westside North area to the north, the 7 Westside South area to the south, the western edge of the taxiway/runway to the east, and South S State Street to the west. This is the main entrance to and public face to the Airport and includes 9 the main Airport entrance from South State Street, the terminal buildings, and a public viewing lo area. Cal Fire's air attack base is located at the southern end of this planning area. Also located 11 in this area are other structures, several large parking lots, and access roads that run to the north 12 and south. 13 14 Over the last forty years, the Westside Central Area has been developed with a variety of 15 structures with an incongruous layout. This area has been identified as the location of a new 16 terminal building in the future depending on funding availability. A new terminal building would 17 improve the aesthetics of the area and serve airport pilots, tenants, and visitors more e�ciently. 18 19 Purpose: The area is intended to serve as the primary public area at the Airport and for Airport 20 administration. As the primary access to the Airport for the general public, this area may provide 21 office space for the scheduling/ticketing of flights and/or charters or tours with the operator having 22 a presence in this location to serve the public with the primary facility located elsewhere on �3 Airport grounds. 24 25 Ukiah Municipal Airport Master Plan Compatibility Zone: A(Runway Protection Zone or 26 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 27 28 E. Westside South Plannina Area 29 30 Description: The Westside South Planning Areas is bounded by the Westside Central area to 31 the north, the southern property line for the airport to the south, the BRL for the west side of the 32 runway on the east, and South State Street on the west. A commercial nursery and a paved 33 access road that extends onto the airport property occupy the southwest corner of this planning 34 area, with an electric gate controlling ingress and egress onto the Airport grounds. A large 35 building with eight(8) hangar spaces is located south of the access roadway. Concentrated 36 groupings of small and medium size hangars make up the majority of development in this area. 37 38 This area also contains fixed base operators (FBO)that provide services to the aviation 39 community, as well as older hangars and buildings that have been identified for redevelopment or a0 replacement with small and medium size hangars and the development of public restroom �1 facilities. Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 6 1 2 Purpose: The Westside South Planning Area is intended for small general aviation hangars and 3 associated storage and maintenance of aircraft stored in these hangars. In the event that the 4 commercial nursery located in this planning area ceases to be in operation, additional general 5 aviation hangars are intended for this location. 6 7 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 8 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 9 l0 F. Westside Mixed South/Central Plannina Area 11 12 Description: The Westside Mixed South/Central Planning Area is bounded by the Westside 13 Central area to the north and east, the Westside South area to the south, and South State Street ia to the west. This planning area was originally the northernmost section of the Westside South 15 planning area. This area is vacant and undeveloped and is one of the largest undeveloped areas 16 on the Airport grounds with utilities more readily available to serve development than in some 17 other areas of the Airport (such as Eastside South). 18 The area has convenient access to Airport parking and the terminal building. 19 20 Purpose: The Westside Mixed South/Central Planning Area provides an opportunity to extend 21 the Westside Central area further south, allowing the public and administration areas of the 22 Airport to expand to meet the future needs of the Airport. At the same time, it may also be 23 appropriate to expand the small general aviation hangars and associated storage and 24 maintenance into this area. The uses considered for this new planning area were the allowed, 25 permitted, and prohibited uses for the Westside Central and Westside South Planning Areas. The 26 allowed, permitted, and prohibited uses for this planning area reflect the best and highest uses 27 considered appropriate for this area. 28 29 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 30 Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to Runway). 31 32 SECTION 8 33 34 Allowed, Permitted, and Prohibited Uses. The regulations for the Ukiah Municipal Airport Planned 35 Development required by Zoning Ordinance Article 14 (Planned Development) are as follows. 36 37 Table 1: Eastside Uses and Permit Requirements and 2: Westside Uses and Permit 38 Requirements identify the uses of land allowed and the planning permit required to establish each 39 use. Tables 1 and 2 below provide for land uses that are: 40 Dreft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 7 1 1. Allowed subject to the compliance with applicable provisions of these PD regulations, the 2 Airport Master Plan, and the Ukiah City Code and shown as "A" uses in the tables; 3 4 2. Allowed subject to approval of a Use Permit and shown as "UP" in the tables; 5 6 3. Allowed as a use that is accessory to an Allowed or Permitted Use and shown as "AC" 7 uses in the tables; or 8 9 4. Not allowed and shown as "- " in the tables. 10 Table i: Eastside Uses and Permit Requirements Specific Uses(1) Eastside Eastside Eastside Eastside Eastside Notes A Use Allowed by Right NOrth North North South South AC Use nllowed accessory to Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2 a Primary Use (Z) UP Use Allowed with a Use Permit - Use Prohibited Fixed Wing Uses Airattackbase—fixedwingand _ _ _ A rotorcreft Airfreight UP UP UP - UP Airplaneavionics UP UP - - UP Airplane maintenance,service, UP UP - - UP repair Avplane painting,bodywork, UP UP - - UP machine shop Airplane parking&tie downs A A UP UP UP uCt section s0a9 Airplane parking&tie downs- A p UP UP UP trensient Airplane sales&leasing A A - - UP Airplaneshadeports-trensient A A - - UP Airplane-charters&tours A p UP - UP office/ticketing Aifplane-Commer[ial e.g.FAA Part 139 scheduled passenger service A A - - A (non-charter) Airplane-rental A A UP - UP Airplane-flightinstruction A� A� A� withinterminai classrooms 6uilding Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 8 Table i: Eastside Uses and Permit Requirements Specific Uses(1) Eastside Easuide Eastside Eastside Eastside Notes A Use Allowed by Right North North North South South AC Use Allowed Accessoryto Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2 a Primary Use (Z) UP Use Allowed with a Use Permit Use Prohibited Airplane-flight schools with classrooms UP UP - - UP Rotorcraft Uses Heliport - UP A - UP Rotorcraftflightschoolwith UP A A UP dassrooms Rotorcraft hangars - p p _ Up Rotorcraft medical emergency May also include flightservi[e5(e.g.CALSTAR, - UP A _ �p fized-wingaircrak REACH) Rotorcraft maintenance,repair, service,painting,bodywork UP A - UP Rotorcraftparking-transient A A q p Up uccsectionsoa9 Rotorcraft parking&tie downs p p q p V p ucC sec[ion soa9 Rotorcraft rental - p p _ Up Rotorcraftsales&leasing UP A A - UP Rotorcraft storege&support UP A A A UP equipment Other Uses Automobileparking A A - �Jp Up UCCSec[ion50a8 Charters&tours—hot air balloon,rigid airship o�ce A A UP - UP - - - �fP _ Incompliance Community garden with special standards Conference room/facility AC AC - _ p� Convenience store AC AC - - AC Corporationyard - q�3) _ _ Fuelingservices A p _ _ Up Light manufacturing—non- aviation UP UP - - UP Manufacturing&machining— UP UP - - UP aircraft,aircraft parts Picnicarea/primitiveparking - _ _ Up Up onlywhen Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 9 Table 1: Eastside Uses and Permit Requirements Specific Uses(1) Eastside Eastside Eassside Easuide Eastside Notes A Use Aliowed by Right North North North South South a,c Use Allowed Accessoryto Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2 a Primary Use (2) UP Use Allowed with a Use Permit - Use Prohibited allowed by FAA Pilot lounge UP UP - - AC Powergeneration - - - UP UP Professional offices—aviation related(such as insurence, appreisal,consulting,FAA, A A A - A courier services,flight-related medical) Professional offices—non UP UP - - UP aviation related Rental car parking—vehicles with office in only,no office customer service A A - _ �p terminal building area Restaurant UP UP - - - Shuttle pickup/drop-off and A A _ parking Storage(month-to-month)— Surface only,no vehicle,equipment,material permanent A A - A A building.MUStbe renewed annually. Storage(up to 1 year)—vehiCle, Surta<e only,no equipment,material permanent A A - A A buddmg.Must be renewed annually. 7ransportationterminal—bus, UP UP - - UP train taxi 1. Uses mu5t he consistent with the Ukiah Municipal Airport Master Plan,including Table 7A(CUrrent Compatibility Criteria). 2. There are no permitted or interim uses for this subarea since the intent is to allow this area to remain vacant and unused until the infrastructure to support the allowed uses have heen construc[ed. 3. If the corporation yard relocates,the uses revert to the uses allowed and permitted in Eastside North Subarea 1 and Eas[side North Subarea 3. 1 2 3 4 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 10 Table 2: Westside Uses and Permit Requirements Specific Uses(1) Westside Westside Westside Westside Mixed Notes n Use Allowed by Right North Centrel South South/Central AC Use Allowed Accessory to a Primary Use UP Use Allowed with a Use Permit Use Prohibited Fixed Wing Uses Air attack base—fixed wing and rotorcraft UP A - - Airfreight A UP A UP Airplaneavionics p p p Up Airplane maintenance,service, A A A UP repair Airplane painting,bodywork, machine shop A - UP UP Airplane parking&tie downs A p p �Jp UCC section 5019 Airplane parking&tie downs- A A A UP UCC section 5019 trensient Airplane sales&leasing A A q �Jp Airplaneshadeports-transient UP UP A UP Airplane-charters&tours A A UP UP o�ce/ticketing Airplane-commercialscheduled A A �P e.g.FAAPart139 passenger service(non-charter) Airplane-rental A A A UP Airplane-flightinstruction _ AC _ AC Withinterminal classrooms only(2) building Airplane-flightschoolsco- UP p UP UP located with classrooms Rotorcreft Uses Heliport - - _ _ Rotorcraft flight school with classrooms UP - Rotorcraft hangars q(Z) _ q(Z) _ Rotorcraft medical emergency May also include flight services(e.g.CALSTAR, p(2) - UP - fixed-wing aircraft REACH) Rotorcraft maintenance,repair, A A A - service,painting,6odywork Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 11 Table 2: Westside Uses and Permit Requirements Specific Uses(1) Westside Westside Westside Wesuide Mixed Notes A Use Allowed by Right NOrth Centrel SO�th $OUth/C2nt�01 AC Use Allowed Accessory to a Primary Use UP Use Allowed with a Use Permit Use Prohibited Rotorcraftparking-transient A A - - UCCsection5019 Rotorcraftparking&tiedowns A A UP(2) - UCCsection5019 Rotorcraft rental A�2) A(2) UP(2) - Rotorcraft sales&leasing A(2) A(2) UP(2) - Rotorcreft storage&support A,2) _ UP(2) - equipment Other Uses Automobileparking UP UP UP UP UCCSection5018 Charters&tours—hot air balloon,rigid airship office A A - UP Community garden - - - - Within terminal Conference room/facility - AC - AC building Within terminal Convenience store - AC - AC building Corporetion yard - - - - Fuelingservices UP A UP UP Lightmanufacturing—non- UP UP UP UP aviation Manufacturing&machining— aircraft,aircreftparts A - UP UP Picnicarea/primitiveparking- _ _ _ UP Onlywhen airside allowed by FAA Pilot lounge - AC AC AC Powergeneration - UP - UP Professional o�ces—aviation related(such as insurence, appraisal,consulting,FAA, A A A UP courier services,flight-related medical) Professional o�ces—non aviation related UP UP - - Rentalcarparking—vehicles UP A _ �P Withofficein only,no office customer service terminal building Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 12 Table 2: Westside Uses and Permit Requirements Specific Uses(1) Westside Westside Westside Westside Mixed Notes A Use Allowed by Right North Central South South/Central AC Use Allowed Accessory to a Primary Use UP Use Allowed with a Use Permit - Use Prohibited area Restaurent UP A - UP Shuttle pickup/drop-off and UP A - UP parking Storage(month-to-month)— Surface only,no vehicle,equipment,material permanent A A - A building.Must be renewed annually. Storage(up to 1 year)—vehicle, Surface only,no equipment,material permanent - - - A building.Must be renewed annually. Transportationterminal—bus, UP UP - UP train taxi 1. UsesmustbeconsistentwiththeUkiahMUnicipalAirportMasterPlan,mdudingTable7A(NrrentCOmpatibilityCri[eria�. 2. When the east side of the Airport is developed and leases expire,these uses shall be reloca[ed to the east side of the Airport to Eastside North Subarea 3 provided the necessary infras[ructure is availa6le. 3. Aircrak are located elsewhere on the Airport grounds with only classroom facilities in the terminal building. 1 2 3 SECTION 9 4 5 Development Standards and Site Planning Considerations 6 7 A. Site Development: New construction and modifications to existing structures are required to 8 comply with all applicable development standards as prescribed by the PF zoning district unless 9 modified by these PD regulations. Additional development and site planning considerations 10 specific to each area or subarea are identified below. 11 12 Height: As required by FAA Part 77 and Ukiah City Code section 9170.30(A). 13 14 Setbacks: As required by Ukiah City Code section 9170.50. 15 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 13 1 B. Development&Site Planning Considerations: Development and site planning considerations 2 have been developed for each area and subarea since each is unique and subject to specific 3 constraints and opportunities, including the location of the building restriction line (BRL), aircraft 4 parking limits (APL), and Ukiah Municipal Airport Master Plan compatibility zone designation. 5 6 Eastside North Subarea 7: A portion of this subarea includes the building restriction line and is 7 designated Master Plan compatibility zone A, which prohibits the assemblage of people 8 significantly limiting the use of this portion of the subarea. The remainder of the subarea is 9 designated Master Plan compatibility zone B1 which allows the development of certain low- 10 intensity land uses. 11 12 The development of structures or other permanent fixtures in the area beiween the Airport 13 Property Line and the Building Restriction Line are prohibited if it is determined by the Airport 14 Manager in conjunction with the Planning Director, Building Official, and City Engineer that they 15 could impede aircraft operations. 16 17 Eastside North Subarea 2: A portion of this subarea includes the building restriction line and is 18 designated Master Plan compatibility zone A, which prohibits the assemblage of people 19 significantly limiting the use of this portion of the subarea. The remainder of the subarea is 20 designated Master Plan compatibility zone B1, which allows the development of certain low- �l intensity land uses. 22 23 The development of structures or other permanent fixtures in the area between the Airport 24 Property Line and the Building Restriction Line are prohibited if it is determined by the Airport 25 Manager in conjunction with the Planning Director, Building Official, and City Engineer that they 26 could impede aircraft operations. 27 28 Eastside North Subarea 3: Approximately half of this subarea includes the building restriction 29 line and is designated Master Plan compatibility zone A, which prohibits the assemblage of 30 people significantly limiting the use of this portion of the subarea. The remainder of this subarea 31 is designated Master Plan compatibility zone B1, which allows the development of certain low- 32 intensity land uses. 33 34 The location and size of the building footprint in this�subarea will be determined as part of the 35 discretionary review process. Structures or other permanent improvements would be located in 36 the area between the BRL and the eastern property line of the Airport. Due to the narrowness of 37 this area, the construction of structures and/or permanent improvements in this area is 38 constrained. The development of structures or other permanent improvements are prohibited if it 39 is determined by the Airport Manager that they are not compatible with aircraft operations or 40 could impede aircraft operations. �1 Draft Ukiah Municipal Airport Planned Development Regulations Ciry Council Hearing May 1,2013 14 1 Eastside South Subarea 1: Most of this subarea includes the BRL and is designated Master 2 Plan compatibility zone A, which prohibits the assemblage of people significantly limiting the use 3 of this portion of the subarea. A small portion of this subarea located adjacent to the east 4 property line of the Airport is designated Master Plan compatibility zone B1, which allows the 5 development of certain low-intensity land uses. 6 7 The location and size of the building footprint in this subarea will be determined as part of the 8 discretionary review process. Structures or other permanent improvements would be located in 9 the area between the Building Restriction Line and the eastern property line of the Airport. Due to 10 the narrowness of this area, the construction of structures and/or permanent improvements in this 11 area is constrained. If it is determined by the Airport Manager in conjunction with the Planning 12 Director, Building Official, and City Engineer that structures or improvements in this subarea 13 could impede or are not compatible with aircraft operations said improvements are prohibited. 14 15 Eastside South Subarea 2: Most of this subarea is designated Master Plan compatibility zone 16 B1, which allows the development of certain low-intensity land uses. The remainder of this 17 subarea, located between the APL and the BRL, is designated Master Plan compatibility zone A, 18 which prohibits the assemblage of people thereby significantly limiting the use of this portion of 19 the subarea. 20 21 The development of structures or other permanent improvements in this subarea between the 22 Airport Property Line and the Building Restriction Line are prohibited if it is determined by the 23 Airport Manager in conjunction with the Planning Director, Building O�cial, and City Engineer that 24 they could impede or are not compatible with aircraft operations.. 25 26 The preferred use for this subarea is an air attack base. Should development of a different use be 27 proposed in this subarea before an air attack base is developed, the size of the use, location of 28 improvements, and access to and from the taxiway shall be designed in a manner that also 29 allows the development of an air attack base in this subarea. Compliance with this site planning 3o requirement shall be evaluated as part of the discretionary review application. 31 32 Westside North: Most of this subarea is designated Master Plan compatibility zone B1, which 33 allows the development of certain low-intensity land uses. The remainder of this subarea, located 34 between the APL and BRL, is designated Master Plan compatibility zone A, which prohibits the 35 assemblage of people thereby significantly limiting the use of this portion of the subarea. 36 37 Site planning for future development shall include the efficient utilization of the limited remaining 38 vacant land in this area. Building footprints and locations for new structures shall be compatible 39 with the building footprints of existing structures, consistent with the parking and landscaping 40 standards included in these PD regulations and provide safe and convenient circulation for 41 vehicles and pedestrians. Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 15 1 2 Due to its irregular shape and the slope at the west and south boundaries and of this area, 3 creative site planning and design will be required. This is particularly pertinent in the 4 northernmost area, which may only be able to accommodate medium size buildings due to a 5 wedge-like shape that becomes narrower near the Hastings Avenue frontage. 6 7 Westside Central: Most of this subarea is designated Master Plan compatibility zone B1, which 8 allows the development of certain low-intensity land uses. The remainder of this subarea, located 9 between the APL and BRL, is designated Master Plan compatibility zone A, which prohibits the l0 assemblage of people thereby significantly limiting the use of this portion of the subarea. 11 12 Permanent structures (i.e. located on a foundation) shall be a minimum of 1,000 square feet. 13 There is no minimum building footprint for non-permanent structures. 14 15 Westside South: Minimum building footprint of 900 square feet configured to accommodate fixed 16 wing/rotorcraft with hangar doors a minimum width of 40 feet and height of 11 feet. Pre- 17 manufactured structures shall be large enough to accommodate and provide access for aircraft. 18 19 C. Parking 20 �1 Description: Parking arrangements on the Airport are varied and include communal parking lots, 2 parking lots associated with individual businesses, and parking provided adjacent to private 3 hangars. The Westside Central area includes a communal parking lot in the vicinity of the 24 terminal building. The Westside North area includes parking facilities associated with specific 25 businesses. The Westside South area includes parking facilities for Cal Fire, as well as parking 26 spaces adjacent to private hangars. Parking for automobiles is also known to be provided within 27 hangars after the aircraft has been moved out of the hangar. 28 29 Number of Parking Spaces Required: The number of required parking spaces at the Airport is 30 determined by the proposed use(s) as prescribed by Table 3: Number of Parking Spaces 31 Required. 32 33 34 35 36 37 38 39 40 �1 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 16 Table 3: Number of Parking Spaces Required Use Parking Requirement Aircraft storage,maintenance,repair,painting, One parking space for every 1,000 square feet of gross leasable floor area bodywork,and similar Freight/shipping with no customer counter One parking space for every 1,000 square feet of gross leasable floor area servke Freight/shippingwithcustomercounter Oneparkingspaceforevery1,000squarefeetofgrossleasablefloorarea service plus at least two customer parking spaces O�ce-medical,dental One parking space for every 250 square feet of gross leasable floor area Rental car facility One space for each rental car located on the site plus parking based on the square footage of office space (a minimum of one space shall be provided for the office space) Retail,office,commercial 1 space for every 300 square feet of gross leasable floor area Restaurent,cafe,deli 4 parking spaces plus 1 space for each 3 seats Restaurant—takeout 1 space for each employee on the maximum shift (no eat-in facilities) plus 1 space for every 100 square feet of floor area Manufacturing,warehouse,wholesale, One space for each employee on the maximum shift distribution plus customer parking plus one parking space for each vehicle operated from or on the site or one parking space for every 500 square feet whichever is greater Single aircraft hangars,port-a-port,and similar Vehicle shall park in the vacated aircraft parking with overflow parking accommodated in the communal parking lot Mixed uses The sum of the total number of spaces required for each use as determined (two or more uses under the same or different by this table.(1) owners located in the same structure and/or common development) Other Uses Default to Zoning Ordinance or One space for each employee on the maximum shift plus customer parking,whichever is greater 1. No parking space or portion thereof shall serve as a required parking space for more than one use unless approved as part of the discretionary review process. 1 2 Exemptions from Required Parking: A reduction in the number of parking spaces required by 3 Table 3 may be allowed in the following manner: 4 5 Bicycle Parking Facility: A parking space exemption may be granted to projects involving new 6 construction at a rate of one vehicle space for every five(5) bicycle spaces provided. This 7 exemption shall not exceed iwo (2) vehicle parking spaces per parcel. A bicycle parking space is 8 a designated area with a facility designed for the parking and securing of bicycles. 9 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 17 1 Transportation Demand Management(TDM): Parking space credit may be considered for 2 those businesses that have employees which bike, walk, use public transit, or carpool to work as 3 part of a Transportation Demand Management program that has been approved by the Planning 4 Director or as part of the discretionary review process . 5 6 Discretionary Review: Relief from the number of parking spaces required by Table 5: Number of 7 Parking Spaces Required may be approved through the discretionary review process, provided 8 that a finding can be made that there is a unique circumstance associated with the use or 9 property that results in a demand for less parking than required by Table 5. The finding shall be lo based on information provided by the application as part of the discretionary review application. 11 12 Design of Parking Spaces: New parking spaces on the Airport grounds shall be developed as 13 prescribed by Table 4: Parking Design Standards. 14 Table 4: Parking Design Standards Standard AII Areas Location-generel Parking spaces shall be located on the landsides of buildings or in other areas where vehicle operation and parking would not adversely affect aircraft movements or otheraviation- related operations. Location-higher density Parking spaces for higher density land uses(such as retail or professional office land uses development)or concentretions of smaller structures(such as individual hangars)should be in communal parking lots whenever possible. Parking space size Ukiah City Code section 9192 Parking Facility—All Areas(2) Canopy coverage Design shall provide a tree canopy coverage of ffty(50%)percent over paved parking spaces within fifteen(15)years of planting.(1) Species Tree species shall be primarily deciduous,have a wider canopy,and not attract birds. Tree Height at Maturity Shall not exceed 30 feet. Trees and shrubs Planting areas shall include both trees and shrubs. (1) Landscaping As required byTable:Landscaping Requirements Lighting As required by Table:Lighting Requirements Communal Parking Facility—All Areaz Pedestrian Communal parking lots containing 12 or more spaces should be developed with the walkway/sidewalk landscaping and deflned pedestrian sidewalks orwalkways outlined in the Landscaping section below.(1) Linear planting strip Communal parking lots containing 12 or more spaces should be developed with a tree placed between every four�4)parking stalls within a continuous linear planting strip,rather than individual planting welis,unless clearly infeasible.(1) 1. Based upon the design of the parking lot,modification of this requirement may be considered through the discretionary review process. Dreft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 18 Table 4: Parking Design StandaMs Standard AllAreas 2. If these requirements conflict with the requirements included In Table 5:Landscaping Requirements,Table 5 shall control. 1 2 D. Landscaping Requirements 3 4 Purpose: The purpose and focus of providing landscaping is to create an aesthetically pleasing 5 landscaping plan that is low maintenance and ecologically and financially sustainable and does 6 not compromise Airport security and aircraft safety. 7 8 Applicability: All projects requiring a discretionary permit shall include a landscaping plan that is 9 commensurate with the size and scale of the proposed development project. Landscaping plans l0 shall be submitted as a required component of all site development and use permits at the time of 11 application filing. 12 13 Landscaping Standards: All proposed landscaping shall comply with the standards included in 14 Table 5: Landscaping Standards. 15 Table 5: Landscaping Requirements Standard (1) All Areas Landscaping Landscaping on the airside of buildings is discouraged. When planted,the landscaping shall be consistent with the requirements ofthis table. Airside Landscaping is prohibited unless approved by the Airport Commission. Landside Landscaping on the landside of buildings is required. Treesize MinimumsizeofNlS (1) Shrubsize Minimumsizek5 (1) Species Should not attract birds Trees Planting of trees on the airside is prohibited Shrubs—hedge rows Mass planting of hedge rows is prohibited. Shrubs•ornamental Ornamental plantings at normally occupied building sites or parking lots are allowed and encouraged. Shrubs-ai�eld Planting in open areas of the airfield is prohibited. Shrub-height A maximum shrub height of 6-feet at maturity is preferred in order to reduce maintenance. Shrubs with a mature height of more than 6-feet shall 6e maintained at a maximum height of 6-feet. Grasses,Forbs Native grasses that grow well in Ukiah's climate are preferred. Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 19 Table 5: Landscaping Requirements Standard (1) All Areas Landscaping-height All landscaping shall comply with FAA Part 77 height requirements. Qualiq All landscape planting shall be of sufficient size,health and intensity so that a viable and mature appearance can be attained in a reasonably short amount oftime. Maintenance All required landscaping shall be maintained in a viable condition,including anytree trimming required to comply with the height requirements of the airport. Plans—Landscaping and All discretionary applications shall include a landswping and irrigation plan. Irrigation Plans-Lighting Landscaping plans shall include a lighting plan. 1. Relieffrom these requirements may be requesied as part ofthe discretionary review process. 1 2 F. Lighting Standards 3 4 Purpose: The purpose of this section is to permit reasonable uses of outdoor lighting for safety, 5 utility, security and productivity that are compatible with and do not interfere with Airport 6 operations or safety, conserve energy, and protect the nighttime environmental from glare and 7 obtrusive lighting. 8 9 Applicability: All other outdoor lighting at the Airport shall comply with the provisions of Table 6: �0 Lighting Requirements. 11 Table 6: Lighting Requirements Standard(1) All Areas Lighting Plan All discretionary permits shall include a lighting plan that includes,at a minimum,the location, height,and intensity of all lightfxtures,the manufacturers name and style of light fixture,and specif cations for each type of fixture. Flood lights Outdoor flood lights shall not be projected more than 20-degrees below the horizontal plane. Hooded,screened All outdoor lighting shall be hooded or screened to direct the source of Iight downward and focus onto the property from which it originates and shall not negatively impact adjacent properties. Parking lot,security Parking lot and other security lighting shall be top and side shielded to prevent the light pattern lighting from shining onto adjacent property or roadways,excluding lights used for illumination of public roads. Sign,building lighting External lights used to illuminate a sign orthe side of a building or wall shall be shielded to preventthe light from shining off ofthe surface intended to be illuminated. Ezempt Airportlightingwhichisrequiredforthesafeandefficientmovementofaircraftduringflight,take off,landing,and taxiing is exempt from the requirements of this Table. 12 13 �4 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 20 1 SECTION 10 2 3 Administration and Procedures 4 5 1. Use Permit: All uses identified as permitted uses require application for and approval of a use 6 permit pursuant to the procedures prescribed in Zoning Ordinance Section 9262. In addition to 7 the findings included in Zoning Ordinance Section 9262(E), the review authority shall also make 8 the following finding: 9 10 A. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah 11 Municipal Airport Master Plan, Airport Layout Plan, Airport Planned Development 12 Regulations, and Airport Grant Assurance Guidelines. 13 14 2. Site Development Permit: A Site Development Permit is required for new construction in the 15 Public Facilities (PF) Zoning District, the zoning designation of the Airport. Site development 16 permits shall be processed as prescribed in Zoning Ordinance Section 9263. Site development 17 permits for projects at the airport are divided into two categories, Minor and Major as prescribed 18 in Table 7: Site Development Permits. 19 Table 7: Site Development Permits Permit Type By Right Site Development Permit Minor Site Development Major Site Development Building Permit Required Permit Permit (1) P�ojett Type Structures and additions less than 300 Structures and additions 300 sf to Structures and additions greater sf 900 sf than 900 sf Hangars less than 1,200 sf Hangars 1,200 sf to 3,600 sf Hangars over 3,600 sf Application Filing& Building Permit Planning PermitApplication Form Planning PermitApplication Form Submittal Filing Fees filing Fees Filing Fees Requi�ements Site Plan,Elevations,Floor Plans As prescribed by UCC section As prescribed by UCC section Additional Information as determined 9263(B) 9263(B) by the Planning Director Additional Information as Additional Information as determined bythe Planning determined by the Planning Director Director ApprovalAutho�ity Planning&CommunityDevelopment ZoningAdministrator PlanningCommission Department Public Notice Processed as a building permit. As prescribed by UCC Section As prescribed by UCC Section No public notice provided. 9263(C) 9263(C) Findings for Grant Building permit plans must be As required by these PD As required by these PD of Permit consistent with all applicable regulations(supersedes Zoning regulations(supersedes Zoning requirements. Ordinance Section 9263(E)) Ordinance Section 9263(E)) 1.7he project is required to comply with all applicable development standards. Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 21 1 Findings: Due to the unique characteristics of the Airport, the following findings shall be made in 2 place of the findings included in Zoning Ordinance Section 9263 (E): 3 4 A. The proposed project is consistent with the goals, objectives, and policies of the City of 5 Ukiah General Plan. 6 7 B. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah 8 Municipal Airport Master Plan, Airport Layout Plan, the Airport PD Regulations, and 9 Airport Grant Assurance Guidelines. 10 11 C. The location, size, and intensity of the proposed project will not create a hazardous or 12 inconvenient aircraft, vehicular or pedestrian traffic pattern. 13 14 D. The accessibility of off-street parking areas and the relation of parking areas with respect 15 to traffic on adjacent streets will not create a hazardous or inconvenient condition to 16 adjacent or surrounding uses. 17 18 E. The proposed development will not hinder the development, operations, or use of 19 buildings on the Airport, or impair the value thereof. 20 �1 F. The improvement of any commercial or industrial structure will not have a substantial �2 detrimental impact on the character or value of an adjacent operation or business. 3 24 G. The design of the project is compatible with existing structures on the airport. 25 26 H. The project includes landscaped areas that are consistent with the landscape 27 requirements, including the requirements for airport security and aircraft safety. 28 29 3. Appeals. Appeals of decisions on site development permits and use permits shall be 30 as prescribed by UCC section 9266. 31 32 4. Amendment. Amendment to this ordinance and the associated Development Plan (Exhibit� 33 is subject to the requirements of requires City Council action in accordance with UCC section 34 9168(C6). 35 36 5. Relationship to 2oning Ordinance. Development standards not addressed in these PD 37 regulations shall be as determined by the Zoning Ordinance and Ukiah City Code. 38 39 40 �1 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 22 1 SECTION il 2 3 Relationship to Lease Agreement 4 Development projects at the Airport will typically require City Council approval of a lease agreement and 5 a permit from the Planning and Community Development Department. The required permit may be 6 ministerial (i.e. building permit or grading permit) or discretionary (i.e. site development permit or use 7 permit). Coordination of a lease agreement and any required permits should be considered early in the 8 development stages of a project. Concurrent processing of the lease agreement and any required 9 permit(s) is encouraged and a sample of concurrent processing is provided in Exhibit 4. lo 1i SECTION 12 12 13 Determination of Appropriate Use 14 Whenever a use is not listed in these PD regulations as an allowed or permitted use, the Planning 15 Director and Airport Manager shall determine whether the use is appropriate for the Airport either as an 16 allowed or permitted use (Use Permit required). As part of making the determination, the request for the 17 determination shall be referred to the Airport Commission for a recommendation to the Airport Manager. 18 The review of the determination shall be scheduled for the first available Airport Commission meeting. 19 After receiving the written request for the determination, the Airport Manager shall schedule the 20 requested determination for consideration and recommendation at the next available Airport 21 Commission meeting. 22 23 In making this determination, the Planning Director and Airport Manager shall find as follows: 24 25 1. The use would not be incompatible with other existing or allowed uses at the airport. 26 27 2. The use would not be detrimental to the continuing development of the area in which the use 28 would be located. 29 30 3. The use is compatible with airport operations and security, including the compatibility criteria 31 of the Ukiah Municipal Airport Master Plan and will enhance airport revenues and/or provide 32 services integral to airport operations. 33 34 4. In the case of determining that a use not articulated as an allowed or permitted use could be 35 established with the securing of a use permit, the Planning Director shall find that the 36 proposed use is similar in nature and intensity to the uses listed as permitted uses. All 37 determinations of the Planning Director and Airport Manager regarding whether a use can be 38 allowed or permitted at the airport shall be final unless an applicant, or any interested party, 39 submits a written appeal stating the reasons for the appeal, and any applicable appeal fee, to 40 the City Clerk within ten (10) days of the date the decision was made. The City Council shall 41 then conduct a duly noted public hearing on the appeal in accordance to the procedures set Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 23 1 forth in Article 20 (Administration and Procedures) of the Ukiah Municipal Code. At the close 2 of the public hearing, the City Council may affirm, reverse, revise or modify the appealed 3 decision of the Planning Director. All City Council decisions on appeals of the Planning 4 Director's actions are final for the City. (Ordinance 1006, Section 1, adopted 1998) 5 6 SECTION 13 7 8 Glossary of Terms 9 The following words or terms are regularly used throughout the Ukiah Municipal Airport Building lo Area and Land Use Development Plan Guidelines. Additional definitions related to airport use 11 may also be found in the glossary included as Appendix I of the Ukiah Municipal Airport Master 12 Plan. 13 14 Accessory Use: A use or activity which is incidental to and customarily associated with a 15 specific principal use on the same site. City of Ukiah ZO 16 17 Air attack base: An established on-airport base of operations for the purpose of aerial 18 suppression of large-scale fires by specially-modified aircraft. Typically, such aircraft are operated 19 by the Cal Fire and/or the U. S. Forest Service. Ukiah Municipal Airport Master Plan 20 �1 Aircraft: A device that is used or intended to be used for flight in the air. FAA FAR Part 1 �2 23 Airplane: An engine-driven fixed-wing aircraft heavier than air that is supported in flight by the 24 dynamic reaction of the air against its wings. FAA FAR Part 1 25 26 Aircraft avionics: The development and use of electric and electronic equipment for aircraft. 27 28 Airfreight service: The transportation of goods by air. 29 30 Airside: That portion of the building that opens directly to a taxiway or taxi apron, as well as the 31 sides of the same building extending twenty (20)feet back from airside opening. 32 33 Automobile parking IoUfacility: An area used for parking automobiles, including one or more 34 parking spaces with driveways, aisles, maneuvering areas, clearances, and similar features. This 35 term includes parking lots and garages. 36 37 Balloon: A lighter-than-air aircraft that is not engine driven, and that sustains flight through the 38 use of either gas buoyancy or an airborne heater. FAA De�nitions 39 4o Flight school: A school that provides a course of study in piloting an aircraft. The overall purpose �i is the acquisition and honing of basic airmanship skills. Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 24 1 2 Fixed Base Operator(FBO): A business operating at an airport that provides aircraft services to 3 the general public, including but not limited to sale of fuel and oil; aircraft sales, rental, 4 maintenance, and repair; parking and tie-down or storage of aircraft; flight training; air taxi/charter 5 operations; and specialty services, such as instrument and avionics maintenance, painting, over- 6 haul, aerial application, aerial photography, aerial hoists, or pipeline patrol. 7 In addition, FBO usually operates out of the larger hangars. Within the hangar there is normally 8 an office, employee lounge, customer area and restroom. FBO often have employees and 9 customers, which require a parking area. FBO buildings generally require landscaping. Ukiah 10 Municipal Airport Master Plan 11 12 Freighting. To send or transport goods or cargo by commercial carrier. Dictionary 13 14 Hangar.A building in which aircraft are kept or repaired. Dictionary 15 16 Hangar ports and sunshades: Something under which an aircraft is protected from the sun. 17 18 Helicopter: A rotorcraft that, for its horizontal motion, depends principally on its engine-driven 19 rotors. FAA FAR Part 1 20 21 Heliport: An area of land, water, or structure used or intended to be used for the landing and 22 takeoff of helicopters. FAA FAR Part 1 23 24 Landside: The portion of a building that does not open directly to a taxiway or taxi apron and is 25 20 feet, or more, from the airside of the building. 26 27 Primitive Camping/Picnic Area: An area devoted to open camping by pilots or other persons 28 attending an airport-related event. 29 30 Professional office: Provision of professional or technical services including accounting, 31 counseling, architecture, design, engineering, law, management, and similar professions. 32 33 Restaurant: A retail business selling ready-to-eat food and/or beverages for on- or off-premise 34 consumption. These include eating establishments where customers are served from an ordering 35 counter for either on- or off-premise consumption ("counter service"); establishments where 36 customers are served food at their tables for on-premise consumption ("table service"), which 37 may also provide food for take-out; and exclusively pedestrian oriented facilities that senre from a 3S walk-up ordering counter. Examples include cafes, ice cream shops, and delis. 39 40 Rotorcraft: A heaviervthan-air aircraft that depends principally for its support in flight on the lift 41 generated by one or more rotors. FAA FAR Part 1 Draft Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 25 1 2 Ukiah Municipal Airport Master Plan: The Ukiah Municipal Airport Master Plan prepared by 3 Shutt Moen Associated and adopted by the Ukiah City Council on July 3, 1996. Herein referred to 4 as the Master Plan. 5 Drak Ukiah Municipal Airport Planned Development Regulations City Council Hearing May 1,2013 26 '. 6;p'�' � .'°0�C—m •T nr,�vRrooro `'_' C ' i ' l.T%��'• '— nntvavs pnllnance,E�ibit3 P., }}f� q � � ` ���Fr �!��I � a� 1:�.:�:+.� 20NE RfV 4E5(XIPf10N � 4,6�.aJ���r ,n .. \ Y� ' 1 J W -4° .. � +J . `°°a ^,+� • ; + . • �� . �'-1YJ, ' \ �Cxr'c�v.,�5 . i �.: i� . �.. ;Fi 'Y. .. �... t .T., 'i ��� , . 0' t� N� -. " _- . • �P' !�a a 4at',-4.�k`:.�.,.. ��iNi .��.> r � ' . :.�rmL�n9c���� � I I q , , �. .'1 - `t.. r . � " � .. . _ _ '�i:y�E�.�'',,'r 3 ' , �"i�`1i 1' :.r' ��� •s tce^b' v��� ,. ' •. '' �in�n" � r;'T, yl,,�' �'.i..,�l'�':P•... �.: : ,4 :ih'q. � �- - . t 93; �t'� ' 9S�sW f��C4.�'YS�uy " -.:r,�,," , . �E �:', � LL .:y' , . . u.'m.:1.� . �' � , �, : �R. �a�D:8,.;;°;a"^�'.�'-, - - , " .�.� . � �_ ��+.�,.. �� ' �:� i.�,. � .µ,,.;?kj ' EASTSIU�Sp �Q�i�:=i.�`��++ ' ".J �j, 'n . .a i xa�. '.'. ,:p r� �,4'.. "t. . .T' "' � . .:4'�� _ ., ,r �-^ �''.s �� `'�.: .., , �m�. " a�nu�i" _ ��� ��.���^.Yrc� ~..+;� .. Y�';.�.` i 1 �.t: .45y; , �:�.�;iN .., .._ '"'f..:�. �<, o}}@�° �. 1 ..r'. ' :ri i.r:" r `S.>':� "'�: ..13.'^yW..�.h^'�: n.�' � 'z;i,: ti:� .b�f.$(�Ny" � " : - � t.r,. `{�',"p�•��g•R{in�,.t� _ ��]' ,i��y, •�,wr �.:as�,� �;,...eny �.Ja.� :e\��- �;4 R`y� x'y"ks � ' � , 'L -T! ^ iE '+'��. . E � ✓��1 l�! ��- i '_'� ' ': � y 3�� � � ' • I r Y � Y .,�e," . �' . _�l .�360' _ � ', . �'w '. �c _ '. . � s S:y � ' � .a.:'.A..� -"'� ' PL ' . 1 �� ;+:.;,x r.ci t , t rr�, ��y ,r'�r, ' �. 2$0 , ?r.' ,� syK,'�,'J_.;�tWk�Y. �. r ��. t�a> ,, ,� '� + �S4;TPa a.� '+ ..,, - +J eC� `ecnfrs ���r t�n , � i.:.�r�? ,n1��• � ��'L3VAY CENTE�{t�INE� , ;�',a ;: ;3.',� 'a. ` �,,pr�� , , ,4 ' �,��$ � „�'� - _ _350 425' , ti '` �'y'' � ty"4, ,+� � ��`���� ,,. AI�L'�AIRGIYAFT�"�iF1��YJ'b'�I�� :•� .`,� . £ AW. ",�. �t � - n �': �� � � ` . .. ,.— — � —_ , ' . ' y �'L- �,1�'�'+. ;�..?...� 4 ��Y t�. �y-y-� T � / s- �� Y .fi �}�.4' '�`�-.. .�..`.:�..;� ' ��!,'cc?��t .;,�,� "'R.'P �' "� ��$v.�'- ,{�y wi3'$: a+.".. . . "-���lYi6S,ROBdi '�..'�n�" !�-� z�.'.� SI`r� �, 7�.. . . "72�b. ��'��`'�;�'�� �Z'�'".Y'�.,�,•,�� ^- 2,• � ��� SR,t`� o' �:a' � �';'rS�n„` ,�, �¢ �.� �y�. .^'°i' ' IYdiyp,i' , .'_ ^ � t i�: �� .' ..4 :`yl�p Y��" '�f..�.. ,.<< � , '� � � , �,', ,: Q' ;":4 ^� �' A-�°. � �' � �} Y , `'Z.�"-";.sp�'I' wii�s �"`°Nec, `,}�" ,�',�„- � - '�� '- � �.....S� ,:. �`.'I•�,. I y�=� . ��.� '�.��4. n �{ <a.:� �e, 3'�.b� � a �� p� _ ,"31 � `�� �4 �3ltr „�t� �a� c '��4;i� ����. .�� ,�, . 3. .`�� ` C1 .� ,� �+ � '' � Ifi � .��f,�� ,y��.�.�k, .. ,�-�:' � :��y., :4, 1'�� y¢,-�-��,� ��, � , �u e• � V` �r �' �+�.� ..� .`��� �j A`� �. � h � �� � . � d � .�.-_h � o !� 1 i x ,..J�" �w+.v. � �. -:il � . . .a �u 1 ` � .• •y :' ' '� � � . � ,��� {� ' + � ` °"f!',� *rt' � t�c�.�. , y C" .9 � y�� '�^��f � �r yf ' �; . _ �S[� � II `�'' 1 � f(�RC n ' y: . .9 i ' . `F'^ . 41 S:�• ?'q . q . �' ... .. .��. �l �.�?; , m-�� - CIfiY OF UKIAH � �r ' �LF UMah Munidipal AI�pRrt Pfanned Devatopment ' °--� ;.-7�.�r,�.4 ' � � tl - - �!�f�� - Planning�AreacMap �'~ _ ',�°. � �• . a.. �.... `. n � � � �',.' . ��f^'y� �yy r -� �-�.'"� 1 . - � . �I�.�W"� ��. /�14�p Y'�^'�+ � ��L -� , ��'�� �1 -t. � . � .�+ � �a n�.xo. wvc xo I q�v �L�� x����'"'."����' �"'�t�l. { . ,.�'.y :,�{ o L.• —_—_-- B � �C a.-i.. ( i�.'" __ scuE f,nro��sirt[r � or i � IJue_.� ' �&*'.. _ 7�.-. :�"-._ - .J t:3,n:. _ Mv.or�.�n,o..on.bro+r�o-e.,..n�roon une.,a�no\n.o��nonrn r..� nn�nnrona� 0�.5�>s au on� .