HomeMy WebLinkAboutpcm_04102013 1 UKIAH PLANNING COMMISSION
2 April 10, 2013
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Kevin Doble Mike Whetzel
7 Linda Sanders Judy Pruden, Chair
8 Laura Christensen
9
10 STAFF PRESENT OTHERS PRESENT
11 Kim Jordan, Senior Planner Listed below, Respectively
12 Greg Owen, Airport Manager
13 Cathy Elawadly, Recording Secretary
14
15 1. CALL TO ORDER
16 Chair Pruden and Vice Chair Whetzel were absent. The regular meeting of the City of Ukiah Planning
17 Commission was called to order by Senior Planner Jordan at 6:00 p.m. in the Council Chambers of the
18 Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
19
20 2. ROLL CALL
21
22 Senior Planner Jordan suggested the Commissioners appoint an acting chair or ask for a volunteer
23 since there was no chair or vice chair present to conduct the meeting.
24
25 Commissioner poble volunteered to serve as acting chair.
26
27 3. PLEDGE OF ALLEGIANCE - Everyone cited.
28
29 4. APPROVAL OF MINUTES — The minutes from the March 27, 2013 are included for review and
30 approval.
31
32 M/S Sanders/Christensen to approve the March 27, 2013 minutes, as submitted. Motion carried (3-0)
33 with Chair Pruden and Commissioner Whetzel absent.
34
35 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
36
37 6. APPEAL PROCESS
38
39 7. SITE VISIT VERIFICATION - Confirmed by Commissioners
40
41 8. VERIFICATION OF NOTICE - Confirmed by Staff
42
43 9. PUBLIC HEARING
44 9A. Ukiah Municipal Airport Zoning Map Amendment and Establishment of Planned
45 Development Regulations. Planning Commission consideration and possible recommendation
46 to City Council for a Zoning Map Amendment to change the zoning of the parcels located at the
47 Ukiah Municipal Airport from Public Facilities (PF) and Manufacturing (M) to Planned
48 Development— Public Facilities (PD-PF) and to establish Planned Development Regulations and
49 a Planned Development Map for the Ukiah Municipal Airport.
50
51 Senior Planner Jordan: Gave a staff report and noted no development and no expansion of the Airport
52 are proposed as part of the proposed rezoning and establishment of PD Zoning District Regulations. All
53 development is subject to the standards and process prescribed as part of the proposed Ukiah Municipal
54 Airport Planned Development.
55
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 1
1 Commissioner Sanders:
2 • The environmental documents prepared for the Walmart Expansion Project and Costco Project
3 included an EPR Radius Map Report and Geotech information indicated there is contamination
4 on the Airport. Asked staff to comment on this.
5
6 Senior Planner Jordan:
7 • The State Water Resources Board 'Geotracker' website identifies sites with contamination and
8 their status.
9 • Confirmed there is one site on the Airport, City's corporation yard, that is `open and under
10 remediation.' The estimated timeframe for cleanup is five years and the City is approximately one
11 year into this cleanup.
12 • The direction of the groundwater movement runs to the southeast. To provide an example, the
13 new Sears building was affected by contamination and dealt with this as part of construction of
14 the building. The new US Cellular building located east of the Sears building was not affected by
15 any contamination.
16 • Monitoring wells are set up to test groundwater migration from known contaminated sites and are
17 shown on the Geotracker website.
18 • Demonstrated other areas on the Geotracker map that have been cited as being contaminated,
19 what sites are closed and/or open sites that are under remediation and where the monitoring
20 wells are located.
21
22 Airport Manager Owen:
23 • The City Corporation Yard is located in the Eastside North, Subarea 2.
24 • The Airport is required to follow environmental regulations and participates in a State Stormwater
25 Monitoring Program. During the wet season the Airport is required to provide outfall monitoring of
26 water that does include water sampling.
27 • The Airport must make sure water leaving the Airport is clean and that the Airport is not
28 discharging any contaminated water.
29 • The Airport even during the dry season has water in the storm drains and is required to find out
30 where this water is coming from.
31
32 PUBLIC HEARING OPENED: 6:10 p.m.
33
34 Don Albright, Airport Commission Chair:
35 • The Airport Commission worked diligently for 18 months to revise the Ukiah Municipal Airport
36 Guidelines adopted by Council to create a document that more appropriately ensures the
37 development of the Airport occurs in a manner consistent with the development standards, land
38 uses, and that the procedures included in the document are enforceable and implementable.
39 During this process, high consideration was given to present Airport operations and how future
40 operations and development can best be accomplished in order to promote/enhance/reserve the
41 economic vitality of the Airport.
42 • Recently, the Airport Commission was asked to consider and review the proposed Ukiah Airport
43 Planned Development (PD) Regulations and associated Planned Development Planning Areas
44 Map in which some revisions were recommended, as addressed in the staff report.
45 • Of primary concern during the 18-month discussion and revision of the Guideline document was
46 to ensure safety at the Airport. The Airport functions with fixed-wing aircraft and rotocraft having
47 the potential to conflict with one another. As such, the Commission spent considerable time
48 establishing/looking at areas/subareas where the different types of aircraft can best operate
49 safely. Considerable time and thought was also given to future development and identification of
50 land uses for the different planning areas that would be allowed by right, allowed with a use
51 permit or prohibited to best benefit the Airport. The Commission focused very closely on whether
52 or not a use was right/compatible for a particular area.
53 • Supports the rezoning of Airport parcels that comprise the Ukiah Municipal Airport from Public
54 Facilities (PF) and Manufacturing (M) to Planning Development (PD) — Public Facilities (PD-PF)
55 and approval of the associated PD Regulations and PD Planning Areas Map.
MINUTES OF THE PLANNING COMMISSION April 10, 2013
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1 Eric Crane, Airport Commissioner:
2 • The intent of the Guideline document was to make certain it reflects the historical use of the
3 Airport facility and found the former Guidelines document had little or no resemblance in this
4 regard and/or how the Airport actually functions. It was `sort of a second document away from
5 reality.'
6 • The Commission began the process of revising the Guideline document by describing how the
7 Airport is used and how it is intended to be used moving forward.
8 • The entire east side of the Airport facility is not currently beneficial for aviation with the exception
9 of the fuel tanks. Portions of the east side are used seasonally by agencies/organizations that are
10 involved with marijuana eradication and use helicopters. As this area is hopefully developed,
11 would like to take some of the less compatible uses in other areas and transfer them to the east
12 side, particularly helicopter operations.
13 • The intent of the Guideline document presently proposed as PD Regulations was to
14 evaluate/discuss what operations/facilities the Airport currently has and what the needs/plans are
15 for the future.
16
17 Acting Chair poble:
18 • Understands and appreciates how hard the Airport Commission worked on the Guideline
19 document.
20 • Page 10, Table 1: Eastside Uses and Permit Requirements, Professional offices — Aviation
21 related and Professional offices — non aviation related and questioned why the use differential for
22 aviation related and non-aviation related activities for professional office?
23 • Also, the warehouse and distribution use provided for in the adopted guideline document was not
24 included in the revised guideline document and/or proposed PD Regulation document. Asked
25 why this is?
26
27 Eric Crane:
28 • The intent with regard to Professional Office and separating aviation related from non-aviation
29 related involved a discussion and analysis of `what if.' In the best interest of the Airport the intent
30 for aviation related uses for professional office is they be allowed by right in the appropriate
31 designated planning area and non-aviation related uses for professional office require a use
32 permit in the appropriate designated zones and this is because the uses should be related to
33 Airport functions/activities to make certain the Airport has a future. Therefore, the preference is
34 for uses to be aviation-related.
35 • Related to warehouse and distribution uses, the intent is to discourage someone from building a
36 warehouse that would be used as such. On the other hand, if someone wanted to construct a
37 building that could be used for aircraft in the future, but the demand at this time was for a
38 warehouse more thought would be given as to how this would transition in the future.
39
40 Acting Chair poble:
41 • Related to warehouse and distribution use, what about a product such as wine that is
42 manufactured somewhere else but a space for distribution is needed and the interest for this
43 space happens to be on the Airport?
44
45 Eric Crane:
46 • If the product is not being distributed by air, the preference would be to have distribution
47 elsewhere because the use does not involve aviation. There are many areas where a building
48 can be constructed for warehouse and distribution purposes. There are very few places where a
49 building can be constructed to accommodate aircraft.
50 • The intent is to discourage those uses that can be done elsewhere.
51 • Available space is somewhat limited at the Airport. The concern is that the building would be
52 used for a non-aviation related purpose which would displace the ability to have a hangar
53 constructed.
54 • The Airport is a City facility and corresponding enterprise fund where construction of a hangar or
55 any type of construction must be at prevailing wage. This is very expensive per square foot. The
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 3
1 Airport does not have the cash flow to really fund the building of hangars so it important hangars
2 be preserved for aviation related uses and that available space for any type of construction be
3 reserved for aviation related uses as well.
4 • The FED-EX building is a land lease (ground lease) situation. The land is owned by the Airport
5 and the building is owned by FED-EX, but at some point when the lease expires and/or is not
6 renewed, the building would revert to Airport ownership. The building could be leased back to
7 FED-EX or to someone else. When the FED-EX building was initially designed, it did not include
8 the ability to house aircraft. At that time in the 1990s, the Airport Commission said since the
9 structure would be located on the flight line the structure must be built to accommodate aircraft.
10 FED-EX does use the building to store aircraft and does distribute by air.
11 • If someone wants to store wine, for instance, and is willing to build a structure for the City and it is
12 built to include a door that can accommodate aircraft, the Airport would be fine with leasing
13 ground for this purpose because at some point, the building will revert to City ownership.
14 • People desiring to construct a building at the Airport must consider whether or not they want to
15 make a significant financial investment in a building when at some point the building will revert to
16 Airport ownership.
17
18 Acting Chair poble:
19 • Understands the Airport does not necessarily want to discourage warehouse and distribution
20 uses per se, but rather require a structure be built to accommodate aircraft for future use even
21 though the immediate and/or intended use would be for warehousing and distribution purposes.
22 The Airport would like to have some oversight/authority about how the aforementioned scenario
23 would be implemented.
24
25 Eric Crane:
26 • The Airport does not want warehouse and distribution to be a use allowed by right. A use that
27 best benefits the Airport is one that is aviation related or has an aviation related use component
28 for future use as an aviation related use.
29
30 Staff:
31 • To explain how a warehousing and distribution use could occur at the Airport. If a use is
32 proposed that is not listed in the use tables or for some other reason/exception, a request for
33 Determination of Appropriate use could be requested. This request would be referred to the
34 Airport Manager and scheduled for consideration by the Airport Commission. The Airport
35 Manager and Planning Director would determine if the use was appropriate at the Airport and, if
36 so, make the required findings supporting the Determination.
37 • The requirement that the Determination be reviewed by the Airport Commission was added at the
38 April 2, 2013 meeting to allow the Commission to consider and have input on uses that are not
39 listed in the table and their ability to benefit the Airport or not.
40 • The Airport Commission spent considerable time reviewing and determining the uses that should
41 occur and the uses should be encouraged at the Airport. Typically, aviation uses that support the
42 Airport and should be encouraged were allowed by right. Uses that were non-aviation related
43 and may not be the best use of limited Airport resources require a Use Permit.
44
45 Acting Chair poble:
46 • How would a restaurant apply to specific uses? For restaurants, Table 1: Eastside Uses and
47 Permit Requirements require a use permit for Eastside North, Subarea 1 and 2, but prohibited in
48 Eastside North, Subarea 3, Eastside South, Subarea 1 and 2; For restaurants, Table 2: Westside
49 Uses and Permit Requirements, a use permit is required for Westside North, is allowed by right
50 in Westside Central, prohibited in Westside South and allowed with a use permit in Westside
51 Mixed South/Central.
52 • Would the public use a restaurant that is on an airport?
53
54 Eric Crane:
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 4
1 • How restaurants work for airports is pilots fly to an airport for lunch. It is called the $100
2 hamburger.
3 • Restaurants located near airfields attract transient aircraft. It is not about the airport, but rather
4 the pilots.
5 • The public could also use a restaurant located on the airport, particularly if people can dine and
6 watch planes come and go with a commanding view of the flight line. This is the case in at many
7 airports, including Petaluma.
8
9 Commissioner Sanders:
10 • Sees that Community Gardens related to Table 1: Eastside Uses and Permit Requirements are
11 prohibited in Eastside North, Subareas 1, 2, & 3, allowed with approval of a use permit in
12 Eastside South, Subarea 1 and prohibited in Eastside South, Subarea 2. Table 2: Westside Uses
13 and Permit Requirements, prohibited in Westside North, Central, South and Westside Mixed
14 South/Central and inquired about the reason they are discouraged?
15 • Table 1, page 10, picnic area/primitive parking and requested information more about this use.
16 According to the table this use is prohibited in Eastside North Subareas 1, 2, & 3 and requires
17 use permit approval to operate in Eastside South, Subareas 1 and 2. Also, questioned the reason
18 for the note that states, `only when allowed by FAA.'
19
20 Eric Crane:
21 • Someone specifically came to the Airport Commission and asked that the Commission consider
22 allowing gardens at the Airport.
23 • The Airport Commission had several discussions about a proposed Community Gardens at the
24 Airport and it was determined there was no real suitable location other than possibly Eastside
25 South, Subarea 1 because some aircraft still use lead fuel and this would not be a healthy
26 approach to grow food in possible contaminated soil. Other issues included problems with having
27 water that is easily accessible for the garden and/or other issues such as safety associated with
28 garden activities and people working in the vicinity of aircraft.
29 • Related to `Picnic area/Primitive parking, after the September 11 tragedy there was a big push to
30 fence airports and with keeping the public off of property and places where airplanes operate.
31 There was also some discussion about not allowing camping at rural airports and with airports
32 having more security precautionary measures in place. Related to the note, `only when allowed
33 by FAA' acknowledges this is the environment associated with picnic/primitive parking use so that
34 if the FAA says something about this use, it is documented the Airport must appeal to a higher
35 authority. The Airport Commission determined Eastside South, Subareas 1 and 2 would be
36 suitable for use as a picnic area and/or for primitive parking (camping).
37
38 Duell Parks:
39 • Is a pilot of both helicopters and fixed wing aircraft.
40 • Has questions concerning the proposed PD Regulation document as it relates to rotocraft and
41 fixed wing aircraft uses and locations.
42 • It will be a long time before rotocraft uses are permanently relocated to the east side of the
43 Airport.
44 • Acknowledged there are times when pilots that operate helicopters and fixed wing aircraft
45 miscommunicate and this becomes a safety issue. Supports the Airport look closely at the uses
46 and locations for rotocraft and fixed wing aircraft operations to make certain such aircraft do not
47 conflict by operating in close proximity with one another.
48
49 Airport Manager Owen:
50 • The way it is now rotocraft uses are still allowed in the Westside until which time the east side can
51 be developed with the proper infrastructure to accommodate a helipad and helicopters.
52 • The Airport is in the process of looking at FAA grant funding for a study to look at potential
53 development of the east side of the Airport relative to compatibility and future funding to develop
54 the east side.
55 • It will take time to develop a plan and a design for potential development of the east side.
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 5
1 • During the process of revising the Guideline document, the Commission looked at what exists
2 presently at the Airport and what would benefit the Airport by way of expansion.
3
4 Lori Brodosky:
5 • Owns a hangar at the Airport and has problems renting it.
6 • The City has a beautiful Airport and would like to see new businesses come to the Airport.
7
8 PUBLIC HEARING CLOSED: 6:28 p.m.
9
10 PUBLIC HEARING REOPENED: 6:29 p.m.
11
12 Commission:
13
14 ATTACHMENT 1
15 Paqe1, Sections 1,2,3
16
17 Asked about the blank spaces that reference ordinance and exhibit numbers.
18
19 Staff: The blank spaces are placeholders that will be filled in later.
20
21 No other questions/comments.
22
23 Page 2, Section 3 continued. Section 4, Section 5, Section 6, Section 7
24 No questions/comments.
25 Page 3, Section 7 continued
26 No questions/comments.
27 Paqe 4, Section 7 continued
28 No questions/comments.
29 Paqe 5, Section 7 continued
30 No questions/comments.
31 Paqe 6, Section 7 continued
32 No questions/comments.
33 Paqe 7, Section 7 continued
34 No questions/comments.
35 Paae 8, Section 8
36 No questions/comments.
37 Paqe 9, Table 1: Eastside Uses and Permit Requirements
38 No questions/comments.
39 Paqe 10, Table 1 continued
40
41 Acting Chair poble:
42 • Related to Professional Offices, aviation related and non-aviation related, appears to have a
43 different standard for both.
44 • Related to professional office, aviation related use is allowed by right while a non-aviation related
45 use requires a use permit.
46 • Would like to know how the Commissioners view possibly making these uses equal.
47
48 Commissioner Sanders:
49 • The intent of the Airport Commission was to preserve/protect as much space as possible at the
50 Airport for aviation-related uses.
51 • Is of the opinion if the use is broadened this could negatively compromise aviation related
52 business opportunities because of competition for space. Competition for space does not appear
53 to be a problem currently at the Airport, but it could be in the future. The intent is to protect the
54 space for aviation related uses.
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 6
1 • Related to professional office, understands the rationale for separating aviation related from non-
2 aviation related uses so as to preserve as much space as possible for future aviation related
3 purposes.
4 • Would like to hear more comments about the importance of making the uses equal.
5
6 Acting Chair poble:
7 • Business opportunities can happen around the Airport.
8 • There are many airports that have professional offices of all types and sorts which are leased and
9 generate revenue for the airports.
10 • To make a discretionary process more restrictive for one type of professional office versus
11 another seems to deter the potential for business development opportunities.
12 • Business development opportunities are highly important and a good thing for the City whether
13 located at the Airport or somewhere else.
14 • Is of the opinion it is restrictive to separate aviation related from non-aviation related use for
15 professional offices and to require different types of permitting.
16 • Asked if the Airport Commission has a comment about professional office and the difference in
17 how aviation and non-aviation are treated.
18
19 Don Albright:
20 • Worked for the Saving Bank of Mendocino County for 20 years and noticed as a matter of
21 banking policy that if someone wanted to construct professional offices it is highly beneficial if the
22 building/land is privately owned in terms of getting financing, down payments, etc. because the
23 bank then has some collateral in the event of a default on a loan and/or for other reason.
24 • Cited examples of privately owned buildings on the Airport that are typically aviation related as
25 opposed to non-aviation related uses because the owners understand such buildings/hangars
26 will eventually revert back to City ownership such that the cost of the investment to construct a
27 building must be financially worthwhile as opposed to, for instance, leasing a building for a non-
28 aviation related use. It is likely more cost effective to own the building and operate as an
29 aviation-related use than to risk of the same as a non-aviation related use because the function
30 of an airport is for aviation purposes.
31
32 Acting Chair poble:
33 • So the incentive for someone from a financing perspective for an aviation business at the Airport
34 is going to be greater if the particular business owns the building and land as opposed to a non-
35 aviation related use that likely rents space.
36
37 Don Albright:
38 • Most of buildings are not really customized or designed to accommodate professional office
39 uses.
40
41 Acting Chair poble:
42 • Questioned what type of aviation related professional office uses are we specifically talking
43 about?
44
45 Don Albright:
46 • Examples of professional office aviation related uses include: flight schools, car rentals and the
47 like such that these uses have a reason to purchase fuel at the Airport.
48 • Fuel sales represent the highest source of revenue generation for the Airport so it is important to
49 have uses that have a need to purchase fuel and these are mostly aviation related uses.
50
51 Acting Chair poble:
52 • Flight school and restaurants are already listed uses in the Use Tables in the regulations.
53 • Is looking for examples of aviation-related uses for professional office.
54
55 Eric Crane:
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 7
1 • Related to professional offices, aviation related versus non-aviation related uses, the problem
2 when the Airport Commission looked at this use is not knowing what someone might propose so
3 rather than allow whatever use someone might propose, the Commission wanted to have the
4 ability to look more closely at a particular proposed use on a case by case basis if the use is not
5 directly related to the Airport.
6 • If someone comes in with a use that actually works with the Airport, this would be great. But, if a
7 dentist were to express an interest in renting a space in the main terminal area for a dental office,
8 for instance, and then a car rental agency also expressed an interest, would rather see that space
9 leased to the car rental agency because that is an aviation related use and supports the function
10 of the Airport. Does not want to see space locked in by a non-aviation use when that space could
11 be used for an aviation related use.
12 • Cited as an example the small saw/engine shop that operates on Airport property (Westside
13 North) that this non-aviation use is appropriate because the business is located in an area with
14 access from State Street and no direct access to the Airport, making aviation-related uses at this
15 site unlikely. Therefore, the use can be whatever it needs to be, non-aviation or otherwise. It is a
16 space that brings in revenue for the Airport.
17 • The closer one gets to the flight line and the closer one gets to the center of the Airport, the more
18 important it is to have checks and balances in place in terms of the allowed uses in order to
19 protect from potential displacement of a use that is aviation related and valuable to the Airport.
20
21 Acting Chair poble
22 • Would like an example(s)of aviation-related professional office uses.
23
24 Staff:
25 • The uses named in the use table are those that have been specifically identified and
26 acknowledged there are those uses that remain unnamed because they are unknown.
27 • Related to professional offices, aviation related and non-aviation related, the Commission
28 essentially wanted a placeholder. An aviation-related professional office would be determined
29 when someone requested to use space at the Airport.
30 • To speak why the two uses are treated differently, i.e., allowed by right versus a use permit, the
31 Airport Commission spent considerable time looking at the amount of space that is available at
32 the Airport versus what is available Citywide for businesses. The Commission really wanted to
33 preserve space at the Airport for aviation related uses. Someone could build or find tenant space
34 in the City and/or County rather than utilize space at the Airport that would take away from an
35 aviation related use and use limited Airport resources.
36 • Separating the two uses into allowed by right or use permit required encourages the aviation-
37 related use at the Airport and provides an incentive for non-aviation related uses to consider
38 locations other the Airport.
39
40 Acting Chair poble:
41 • Again, the separation of uses for professional offices provides for a prescriptive allowed use by
42 right for aviation related professional office use, but there is no description about what this may
43 be and this aspect is of concern.
44
45 Eric Crane:
46 • Other examples of an aviation related professional office uses are: aviation photography
47 business, repossession of airplanes, a doctor's office that does flight physicals, a consulting firm
48 that is aviation related that does the same work that the City hires out for to name a few uses.
49
50 Airport Manager Owen:
51 • Some aviation related professional offices businesses that operate on the Airport include: 1) an
52 FAA office; 2) a courier service office; 3) an aviation consultant who did aircraft appraisals that
53 operated in an office at the Airport for approximately a year; 4) Smith Air formerly operated a
54 charter air service at the Airport. The point is there are aviation related office functions at the
55 Airport.
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 8
1 Acting Chair poble:
2 • It appears the two different professional uses can be defined and/or clearly broken out as to what
3 uses are aviation related.
4 • If both aviation-related and non-aviation related uses require a use permit, questions what
5 parameters would be used to identify their functions in terms of how the use benefits the Airport.
6 • The fact that an aviation-related professional office use does not require a use permit and can
7 essentially get started by right, there needs to be some sort of clear definition how such a use can
8 be helpful to the Airport if this is the reason for having two different use categories for
9 professional office. For instance, an engineering firm could have one aeronautical engineer on
10 staff at the Airport and questioned if this would qualify as an aviation-related professional office
11 use?
12
13 Airport Manager Owen:
14 • An aviation-related use would apply if the business is doing aeronautical activities.
15
16 Acting Chair poble:
17 • Is of the opinion some `gray area' exists when it comes to clearing defining/distinguishing aviation
18 related from non-aviation related uses for professional office. In this regard, the process is
19 considered discretionary. In which case, there are procedures/rules in place concerning the
20 process.
21 • It is important any time a particular use is allowed outright, the parameters related to the use
22 need to be clearly defined for the purpose of good decision making.
23 • Is of the opinion a distinction needs to be made about the two use types for professional office.
24
25 Commissioner Sanders:
26 • Asked Acting Chair poble if he is requesting non-aviation and aviation uses be allowed by right or
27 for both uses to be better defined.
28
29 Acting Chair poble:
30 • Is not advocating non-aviation uses be allowed by right, but rather the use types for professional
31 office be defined because the process is basically ministerial. It is for this reason, the category of
32 businesses for professional offices needs to be defined that fit under this ministerial process and
33 for a person to understand how to proceed.
34 • The process could involve: 1)defining the use; or 2) make all professional offices an allowed use.
35
36 Staff:
37 • Is not sure whether it is necessarily possible to come up with a definition for the uses.
38 • Is concerned with the process of just listing examples because this may not be
39 practical/productive or a process that can be done properly/accurately.
40 • What typically occurs for planning projects/business licenses is staff asks the applicant for a
41 written description of the project that explains the business operations and functions. Staff will
42 then review the project description to see if the use is allowed or not or allowed with approval of a
43 use permit for a particular zoning district.
44 • In the case of the Airport, what would occur for a proposed professional office use is it would be
45 reviewed by the Airport Manager to see if the use is aviation related and if it is and does not meet
46 the definition of a professional office non-aviation related use, the use would be allowed as an
47 aviation-related professional office.
48 • During the Guideline revision process, the Commission was not able to define the use types for
49 professional office.
50 • After working closely with the Airport Commission on the Guidelines document, making all
51 professional offices an allowed use was not the intent of the Commission.
52 • The Planning Commission is a different body so the Planning Commission can recommend
53 defining and/or making all professional offices an allowed use if this is its preference. However, it
54 was made very clear by the Airport Commission the approach of making all professional office an
55 allowed use was never the intent.
MINUTES OF THE PLANNING COMMISSION April 10, 2013
Page 9
1 Commissioner Christensen:
2 • Questioned how cumbersome it would be to just require a use permit for all professional office
3 use types because with this process, you would not be differentiating between the two uses.
4
5 Staff:
6 • The way in which the Airport Commission dealt with the use tables was to first look at what the
7 Airport currently has operationally, ask the question where the Airport wants be in the future and
8 if the use being evaluated will effectively get the Airport to the place it wants/needs to be in the
9 future and is this use aviation related and will it further the needs of the Airport.
10 • The aviation-related professional office use was one of those uses that could clearly enhance
11 the needs of the Airport and the Airport Commission's preference was to make those
12 professional office uses that are aviation related allowed by right if the use was found
13 compatible with Airport functions and require a use permit for those professional office uses that
14 were not aviation related.
15 • The Planning Commission could require a use permit for all professional office uses, but this is
16 contrary to what the Airport Commission wants to see. Again, the Planning Commission is a
17 different body and if it is the Commission's preference to make all professional offices require a
18 use permit the Commission has the authority to do this.
19
20 Commissioner Sanders:
21 • The use tables contain some examples of services/businesses such as Calstar, Reach, and
22 under rotocraft maintenance there is repair, service, painting etc., and inquired if is it possible to
23 add examples of aviation related uses for professional offices with a few potential uses?
24
25 Acting Chair poble:
26 • Is there an Airport Commissioner that can clarify what an aviation-related professional office use
27 might be?
28
29 Carl Steinmann, Airport Commissioner:
30 • Related to an example of a professional office use, are you looking at an office for a person to
31 set up in or a complex?
32
33 Acting Chair poble:
34 • The professional office use could be just a small office or a complex.
35
36 Carl Steinmann:
37 • The Airport and FAA have regulations related to height, width, trees, parking, and type of activity
38 that occurs near the runway.
39 • There is room in the entrance to the Airport for professional buildings, but the footprint of the
40 Airport is `pretty compact.'
41 • The east side of the Airport is not really a possibility at this time for professional buildings other
42 than Eastside North where the former lumber company operated.
43
44 Eric Crane:
45 • Referred to Attachment 2 (Airport PD Planning Area Map) to demonstrate the location of flight
46 lines and building restriction lines for the east side of Airport where construction is restricted or
47 prohibited. Concurred that the Eastside South is not conducive for professional office uses at this
48 time.
49 • Talked about the Westside North/Central where FBOs such as FED EX, Featherlite, T & M
50 Aviation operate and where the large hangars are located, including where the building
51 restriction lines for this side of the Airport are located. The Airport does not really have a lot of
52 space for office buildings/complexes because much of the space is built out and/or used for
53 aviation related activities, such as Calstar, Cal Fire and/or aviation related businesses that
54 operate from hangar buildings that also house aircraft and/or helicopters. Demonstrated space
55 on the west side that could be used for office space provided consideration is given to the flight
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1 line and/or other building restriction areas. Talked about Westside Mixed South/Central and
2 Westside South having the potential for non-aviation related uses and noted where the flight
3 school and City-owned hangars are located.
4
5 Carl Steinmann:
6 • Again, there is office space available in the front entrance of the Airport where the Calstar
7 administrative buildings were formerly located. There are other office buildings in this location.
8 The Old Flight Service Station where Airport staff operates from has office space available for
9 small professional office uses.
10 • The Airport does not have the footprint for someone to build a two-story building with 25 offices,
11 for instance.
12 • FED EX is a nice professional office building that can be used as a hangar building in the future.
13
14 Eric Crane:
15 • The Airport has privately owned hangars, City-owned hangars that are leased and FBO hangars
16 that businesses operate from and demonstrated the location. Hangars are not really built to
17 accommodate professional office uses.
18 • Acknowledged that professional offices that are aviation related are allowed by right in Eastside
19 North, Subareas 1, 2 & 3 and Eastside South, Subarea 2 and Westside North, Central, South and
20 Westside Mixed South/Central with a use permit. As such, the Airport Commission is okay with
21 someone constructing a building that has offices that are in support of aviation related uses.
22
23 Acting Chair poble:
24 • It appears the Airport Commission does not support the need to clarify and/distinguish between
25 aviation related and non-aviation related uses for professional office in the proposed PD
26 Regulation document.
27 • Related to the warehouse and distribution use, is not clear why this use was addressed in the
28 original Guideline document but not in the revised Guideline/PD Regulations document. From a
29 business development standpoint, the opportunity to have some kind of warehouse or distribution
30 by aircraft should be available as a use.
31 • Related to the proposed new code document a warehouse/distribution use can only be
32 considered if there is a request for a Determination of Appropriate Use because it is not listed in
33 the use table as an allowed or permitted use, which is of concern from a business development
34 standpoint.
35 • Is of the opinion there should be at least a warehouse and distribution use category requiring a
36 use permit like other use categories so this use type can be fairly/reasonably evaluated.
37
38 Eric Crane:
39 • Warehouse and distribution should be a minimum consideration because one way airports die
40 and go away is non-aviation related uses move into `cheap' buildings on airports and displace
41 airplanes that drive fuel sales and support the infrastructure of airports. What happens is that
42 airports end up being `strangled to death.'
43
44 Acting Chair poble:
45 • Understands the Airport Commission's job is to advocate for the good of the Airport. The Planning
46 Commission's job is to advocate for business development throughout the City.
47 • Is of the opinion there should at least be a category in the use table for warehouse and
48 distribution. These uses would then have to go through a process just like all the other uses. Is of
49 the opinion, this could be a win-win situation. Warehousing/distribution was a use in the original
50 Guideline document and it is not in the proposed code document.
51
52 Eric Crane:
53 • The Airport Commission discussed and considered the Guideline document very
54 comprehensively and the product that came about is the document the Airport Commission
55 supports.
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1 • Accordingly, if someone wants to do something that is not in the use category, it needs to be
2 evaluated.
3
4 Commissioner Sanders:
5 • The Airport Commission is skilled and knowledgeable about matters that concern the Airport and
6 its operation.
7 • Does not want to require the Airport Commission to further review the Guideline document that is
8 now the proposed code document after spending 18 months looking at how the Airport operates
9 now, future development and compatibility of uses that would best benefit the Airport.
10 • Additionally, during the process of revision of the Guideline document there was considerable
11 Airport Commission discussion about compatibility of aircraft in terms of safety related to fixed
12 wing aircraft and rotocraft operating in close proximity to one another and looking at the eastside
13 as a potential area where rotocraft can be relocated to when the necessary infrastructure is in
14 place. Is of the opinion, the Airport Commission has worked diligently to bridge that gap between
15 rotocraft and fixed wing aircraft operations by recommending areas where the uses are most
16 compatible now and in the future.
17 • Is of the opinion the Planning Commission support the work done by the Airport Commission on
18 the code document because the Airport Commission is the expert on Airport matters and
19 functions.
20
21 Commissioner Christensen:
22 • Acknowledged the Airport Commission put in a lot of work on the PD Regulation document and
23 supports a recommendation to Council for adoption as written.
24 • Understands the Airport does not have the space to build large buildings that are not necessarily
25 to be used for aviation related purposes.
26
27 Eric Crane:
28 • Supports that development has an aviation-related component so that in the future when the
29 building reverts back to City ownership, it can be used for aviation related purposes, such as a
30 hangar.
31 • Has no problem with a non-aviation related use operating on the Airport for the short term as a
32 source of revenue if there is no demand for an aviation-related use.
33 • The work done on the Guideline document was formulated in the best interest of the Airport as it
34 presently exists/operates with consideration given to uses and potential improvements related to
35 future operation and development so the Airport can continue to be a growing, economically
36 viable and thriving municipal airport. During the process consideration was given to building
37 restrictions for compliance with Airport and FAA regulations and to explore ways to effectively
38 maximize and utilize the space that is available to its highest and best use for each of the zoning
39 districts.
40
41 Don Albright:
42 • Emphasized the importance of allowing for Aviation related uses as much as possible because
43 such uses support the economic viability of the Airport in that they typically purchase fuel and fuel
44 sales represent the largest source of revenue for the Airport that operates as an Enterprise Fund.
45 • There is a need to protect space for aviation related uses where feasible.
46
47 Acting Chair poble:
48 • The matter of professional office uses — aviation related versus non-aviation related and
49 warehouse and distribution uses were two items of interest to him requiring clarification.
50
51 Staff:
52 • Related to Commissioner Sanders' suggestion of adding some examples for professional office—
53 aviation related uses, supports including examples in the use table such as appraisal of aircraft,
54 insurance for aircraft, FAA offices, consultant, and courier businesses.
55
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1 Planning Commission Consensus:
2 • Supports the aforementioned change to professional office —aviation related uses by adding the
3 examples listed above.
4
5 Airport Manager Owen:
6 • The Airport receives grant funding from the FAA. As part of the grant assurances the Airport has
7 to use the money it receives from the FAA for the Airport and the Airport has to have airport
8 related uses.
9 • There are things we cannot do at the Airport because they are not aviation related.
10 • Uses that are not aviation related could jeopardize grant funding from the FAA. This was some of
11 the thinking that went behind the making of the use tables. If the Airport does allow a non-
12 aviation related use, a process is in place to make an informed evaluation/decision for the good of
13 the Airport that says this is why the use is allowed and what the terms are. As such, if a non-
14 aviation related use has a short term lease this would allow for an aviation related use to come
15 forward should there be a demand.
16 • Much of the thinking concerning the use table has to do with FAA grant assurances because the
17 FAA is very specific about having an airport and maintaining it as such.
18 • When there is non-aviation related activity at the Airport, every effort has to be made to
19 demonstrate to the FAA why this particular activity is occurring at the Airport. Related to the small
20 saw/engine shop that operates as a non-aviation related use in Westside North and is an
21 acceptable non-aviation related use at this location is because there is no access to the Airport.
22 • Where the City Corporation Yard is located there is no access for airplanes. The City Corporation
23 Yards pays the Airport to be at that location. The FAA does check to make sure airports are
24 receiving compensation for use of their facilities.
25 • When the Airport Commission reviewed the Guideline document, it was important the Airport not
26 violate the grant assurances.
27 • While the Airport can make policies/rules about rotocraft operations, the Airport is required to
28 make sure space is available for helicopters to operate because rotocraft are required by the FAA
29 to be allowed at the Airport.
30
31 There was discussion regarding rotocraft and uses and the locations where such aircraft uses are allowed
32 by right and where a use permit is required as shown on the use tables.
33
34 Paqe 11. Table 1 continued
35 No further questions/comments.
36 Paqe 12, Table 2: Westside Uses and Permit Requirements
37 No questions/comments.
38 Paqe 13, Table 2 continued
39 No questions/comments.
40 Paqe 14, Table 2 &Section 9
41 No questions/comments
42 Paae 15. Section 9 continued
43 No questions/comments
44 Paae 16. Section 9 continued
45 No questions/comments
46 Paqe 17. Section 9 continued
47 No questions/comments
48 Paqe 18, Table 3: Number of Parkinq Spaces Required, Parkinq requirements
49 No questions/comments
50 Paqe 19, Parkinq reauirements continued &Table 4: Parkinq Desiqn Standards
51 No questions/comments
52 Paqe 20, Table 4 continued, Landscapinq requirements and Table 5: Landscapinq Requirements
53 No questions/comments
54 Paqe 21. Table 5 continued, Liqhtinq Standards and Table 6: Liqhtinq Requirements
55 No questions/comments
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1 Paqe 22. Table 6 continued, Section 10, Table 7: Site Development Permits
2 No questions/comments.
3 Paqe 23, Table 7 continued
4 No questions/comments
5 Page 24, Section 11 and Section 12
6 No questions/comments
7 Page 25, Section 12 continued and Section 13
8 No questions/comments
9 Page 26, Section 13 continued
10 No questions/comments
11 Paqe 27, Section 13 continued
12 No questions/comments
13
14 PUBLIC HEARING CLOSED: 7:38 p.m.
15
16 M/S Sanders/Christensen to recommend City Council adopt the Ukiah Municipal Airport Zoning Map
17 Amendment and Establishment of Planned Development (PD) Regulations and Planning Areas Map, as
18 presented with revision to the professional office by adding examples of aviation related uses as
19 discussed above. Motion carried (3-0)with Commissioner Whetzel and Chair Pruden absent.
20
21 10. PLANNING DIRECTOR'S REPORT
22 Senior Planner Jordan talked about the agenda for upcoming Planning Commission meetings.
23
24 11. PLANNING COMMISSIONERS' REPORT
25
26 12. ADJOURNMENT
27 There being no further business, the meeting adjourned at 7:51 p.m.
28
29
30 Cathy Elawadly, Recording Secretary
31
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40
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