HomeMy WebLinkAboutpcm_03242010 1 CITY OF UKIAH PLANNING COMMISSION
2 March 24, 2010
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Judy Pruden, Chair Mike Whetzel
7 Anne Molgaard, Vice Chair
8 Linda Helland
9 Linda Sanders
10
11 STAFF PRESENT OTHERS PRESENT
12 Charley Stump, Planning Director Listed below, Respectively
13 Kim Jordan, Senior Planner
14 Cathy Elawadly, Recording Secretary
15
16 1. CALL TO ORDER
17 The regular meeting of the City of Ukiah Planning Commission was called to order by
18 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
19 Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE
24
25 4. SITE VISIT VERIFICATION - Planning Commission confirmed site visit for agenda item 9A.
26
27 5. APPROVAL OF MINUTES— February 10, 2010
28 Commissioner Helland made the following correction:
29
30 Page 2, lines 54-55 should read, `How will the building footprint and design sustain energy efficiency and
31 provide for the required passive orientation?
32
33 M/S Sanders/Helland to approve February 10, 2010 minutes, as amended. Motion carried (3-0).
34 ABSENT: Commissioner Whetzel
35 ABSTAIN: Chair Pruden
36
37 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS- None.
38
39 7. APPEAL PROCESS - Chair Pruden read the appeal process. For matters heard at this
40 meeting, the final date for appeal is April 5, 2010.
41
42 8. VERIFICATION OF NOTICE- Item 9A was properly noticed in accordance with the UMC.
43
44 9. PUBLIC HEARING
45 9A. Aaction Rents Use Permit No. 10-02-UP-PC. Request for approval of a Major Use permit to
46 allow Aaction Rents to operate an equipment rental business at 1400 Hastings Road, APN
47 180-070-18.
48 Staff presented the staff report and noted:
49 ■ The property is zoned C-1 and this zoning district does not allow an equipment rental business.
50 ■ The Planning Director has made a Determination of Appropriate Use that the proposed rental
51 business would be appropriate at this location with Planning Commission approval of a Use
52 Permit.
53 ■ A letter in support of the project was received by staff from Wipf Construction.
54
55 Staff requested the Commission address following issues:
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 1
1 ■ Siqnaqe, page 4 of the staff report, Table 1, General Plan Goals and Policies, Community Design
2 o Monument sign — Staff has included a draft condition of approval that requires a
3 monument style base rather than a pole in order to comply with the General Plan
4 Gateway goal and policies, to be consistent with the previous freestanding freeway facing
5 sign, and other freestanding signs located along the Highway 101 gateway.
6 Determine if retain draft condition for monument base or provide direction to staff.
7
8 o Building mounted sign — Need to determine if the proposed internally lit `can' style sign is
9 consistent with the General Plan Gateway goals and policies. Signs located on the west
10 side of the Highway 101 do not use `can' style signs? Applicant has proposed alternate
11 channel letter sign to address this issue. The alternate signage is at places.
12 Determine if `can' sign is appropriate or the channel letter alternative proposed by
13 applicant or provide direction to staff.
14
15 • Future Potential Use, pages 5 & 6 of the staff report, Table 2, Zoning Ordinance and Site
16 Analysis.
17 o Order of Expansion -Applicant has proposed an order for potential expansion labeled #1,
18 #2, #3 on the site plan.
19 Determine if order to expansion proposed is appropriate or provide direction to staff.
20
21 o Process for Expansion - Staff has included a draft condition #3 that the Planning
22 Department would review any expansion into areas#1, #2 and #3.
23 Determine if this is appropriate or provide direction to staff for a revised condition of
24 approval.
25
26 ■ Vehicle Parkinq, page 6 of the staff report.
27 Zoning requires 18 parking spaces based on the square footage of the uses. Based on the
28 number of daily customers plus the number of employees, the applicant has proposed 14 parking
29 spaces as shown on the site plan. Staff included draft finding #3 to support the reduced parking.
30 Does the Commission agree that 14 spaces are adequate to serve the project?
31
32 Commission question: If 14 parking spaces were a sufficient number for the project as currently
33 presented would this preclude the ability to provide additional parking in the event of a future expansion?
34
35 Staff: The matter of parking would have to be revisited if the number of employees or customers is
36 increased. Based on the site plan, four additional parking spaces could be striped.
37
38 ■ Bike Parkinq, Page 7 of the staff report
39 The project does not provide for bicycle parking. Based on 18 required parking spaces, 2 bicycle
40 parking spaces would be required if the Commission determines the use would attract bicyclists.
41 Staff did not include a condition to provide bike parking.
42 If Planning Commission would like bike parking, this needs to be included as a condition of
43 approval.
44
45 ■ Landscapinq, Page 7 of the staff report
46 The landscaping plan includes 3 or 4 raised pads for display of equipment. Staff has included
47 draft condition #4A that requires 4 pads.
48 What is the Commission's preference?
49
50 ■ Liqhtinq, Page 7 of the staff report
51 Project includes path lighting in the landscaping, up-lighting in the landscaping to highlight the
52 equipment on the pads and existing building mounted lighting that the applicant intends to retain
53 and use. The building mounted lighting is not entirely downcast. Planning Commission policy has
54 been to require that all exterior lighting be downcast.
55 Commission needs to review the proposed lighting determine if the proposed lighting in
56 attachments 8 and 13 are appropriate.
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 2
1 What is the Commission's preference regarding security lighting techniques?
2
3 Questions of staff:
4 1. Page 6 of the staff report, is the standard parking stall and backup distance as shown on the site plan
5 of 26 feet a sufficient distance?
6 2.Will there be a sign at the entrance of the site?
7
8 Staff:
9 1. 26 feet is the recommended distance and will provide adequate backup for vehicles. Staff has also
10 included a condition that requires the perimeter of the outside rental area located in the center of the site
11 to be striped in order to make it easier for people to determine backup distance.
12 2. The site plan does not include a sign at the entrance of the site. However, the applicant is requesting
13 this additional sign, for a total of 3 signs.
14
15 PUBLIC HEARING OPENED: 6:21 P.M.
16
17 Planning Commission asked the applicant to address the following:
18 ■ Expressed concern about lighting impacts. Commission policy has been that lights are downcast
19 and International Dark Sky Association compliant. The preference is for all lighting on the site to
20 be downcast or angled down.
21 ■ Understands that there are likely security and theft concerns related to the business which makes
22 lighting important.
23 ■ Concerned the mounted building sign would not be disproportional with the signage across the
24 street. Also concerned about the height of the lettering with regard to the `T' for the `Aaction Rent'
25 for the building mounted sign.
26 • Would the 4 raised pads be spaced symmetrically?
27 ■ Would prefer a different roof color. The green shown on the plans is too bright. An earth tone roof
28 color would be preferable.
29 ■ Very complimentary about the extensive landscaping plan. Arbutus are identified on the
30 Landscaping plan and have not been successful here as a street tree. They may do better in this
31 location with the type of soil.
32 ■ Would applicant be amenable to having one bike parking space?
33 ■ Is there room inside for employee bicycle parking?
34 ■ Will the showroom be lit at night?
35 ■ Expressed concern about the height of the pads and inquired whether these are necessary.
36 ■ Is the applicant aware that this site floods?
37
38 John Grill, Applicant/owner:
39 ■ The intent of up-lighting is to enhance the landscaping and equipment displayed on the
40 pad/mounds. All landscape lighting will be directed east toward the building and not toward the
41 freeway and would be 20 watts.
42 ■ Security lighting is important to prevent `smash and grab' type of robberies. The building mounted
43 lights are located under the eaves and could be placed on a motion sensor.
44 ■ Confirmed the raised pads can be spaced symmetrically.
45 ■ The showroom can be dimly lit at night for security purposes.
46 ■ Confirmed that a small rectangular sign is proposed at the entrance to the site that will be
47 unlighted 4 feet tall by 8 feet wide with vinyl letters. The building mounted sign on the front of the
48 building will be internally lit individual channel letters with maximum height of 3 feet. The Highway
49 101 freestanding sign would be two-sided internally lit `can' style measuring 5 feet tall on a 5-foot
50 tall monument base.
51 ■ `Aaction Rents' is a logo and exists on all of the other Aaction Rent businesses.
52 ■ Roof color on the attachment is not the proposed color. The proposed color is 'John Deere' green
53 and more similar to the color in the color renderings provided at tonighYs meeting.
54 ■ There is plenty of room inside for employees to park their bikes. Has never had a customer visit
55 any of his other rental businesses by bicycle.
56
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 3
1 Mark Perine, Landscape contractor:
2 ■ The area to be landscaped sits at a lower elevation than Highway 101. The top of the pad would
3 essentially be the height of the showroom floor.
4 ■ The up-lights would be directed at the equipment on the pads and can be directed at a less than
5 90-degree angle.
6 ■ The path and up-lights would have clear lens, not colored or frosted, and the style proposed finish
7 is `weathered bronze.'
8 ■ Briefly commented on the landscaping features proposed.
9 ■ The path lighting would be somewhat camouflaged with landscaping features.
10 ■ Recommends the 20 watt instead of the LED because the LED has a blue tinit.
11
12 PUBLIC HEARING CLOSED: 6:21 p.m.
13
14 Commission consensus:
15 • Zoninq Ordinance - Agrees rental equipment business that is essentially a C2 operation is an
16 appropriate use for this site, especially given the surrounding uses.
17 ■ Signage - Supports the signage as discussed above e.g., building mounted sign with channel
18 letters instead of the 'can' style, Highway 101 freestanding sign on a monument style base, and
19 freestanding entry sign.
20 ■ Parkina— 14 parking spaces are adequate.
21 ■ Bicycle Parking - Provide for 1 `Inverted U' bike parking space.
22 ■ Raised Pads - 4 raised pads in the landscaping area as shown on the landscaping plans are
23 acceptable. They should be placed symmetrically.
24 ■ Li htin - Has no problem with motion detectors and lighting in the back yard area for security
25 purposes, or the subtle path lighting (20 watts rather than LED).
26 Proposed up-lighting should not be illuminating outward; Supports they be angled not to exceed
27 85 degrees (20 watts rather than LED); Supports up-lighting finish of`Weathered Bronze.'
28 Showroom lights dimmed (low) after closing hours.
29 Add a condition to address if security becomes a problem.
30 The exterior lights after operating hours should be on motion sensor.
31 Complaints concerning lighting issues will be addressed.
32 ■ Siqns - Supports the building mounted sign be channel letters with a maximum height of 3 feet for
33 all letters except the "T" in Aaction may be proportionally taller as shown in the color rendering.
34 ■ Roof color— Prefers an earth tone color, such as bronze, over the proposed John Deere Green.
35 The bronze would be more compatible with the Aaction Rents colors for the building mounted
36 sign. Concerned that the green is too bright and would clash with the green in the sign.
37 ■ Future Potential Use for expansion of Areas 1, 2, &3—Supports the order of expansion.
38 Area 1 —Review by Planning Commission.
39 Areas 2 &3—Review by Zoning Administrator.
40
41 The Commission recommends the following additions/modifications to the project Findings and
42 Conditions of Approval and renumber accordingly.
43
44 New Findinq No 4:
45 Zoning Ordinance section 9100(E) requires bicycle parking equivalent to 10% of the number of vehicle
46 spaces required for new commercial developments where it is determined that the use would attract
47 bicyclists. Based on 18 required vehicle parking spaces, two bicycle parking spaces would be required.
48 Based on the information provided by the applicant that he has not had customers come to his other
49 rental businesses by bicycle and the inventory list for the business which includes some items that could
50 be transported by bicycle, one bicycle parking space is adequate for the project.
51
52 Revised Conditions of Approval:
53 Revise Condition of Approval No. 4E: Exterior lighting as approved by the Planning Commission (see
54 condition #11).
55
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 4
1 Revise No. 6, The signs approved by Planning Commission in condition #10 require application for an
2 approval of a Sign Permit from the Planning and Community Development Department prior to
3 installation.
4
5 Revise No. 3 (renumbered No. 8)to reflect Planning Commission recommendation:
6 Future expansion of the rental equipment outdoor area(s) shall be subject to the
7 following as required by the Planning Commission:
8 A. Expansion into area #1 is subject to Planning Commission review and approval of an
9 application for an amendment to this use permit.
10 B. Expansion into area #2 and/or#3 is subject to Zoning Administrator review and approval
11 of an application for an amendment to this use permit.
12
13 C. The application submitted for the use permit amendment required by condition #8A and
14 #8B above shall include additional landscaping including trees, all existing and proposed
15 exterior lighting, information on the parking demand of the facility with the proposed
16 expansion, including the number of employees and the number of anticipated daily
17 customers. The landscaping and lighting proposed as part of any expansion shall be
18 consistent and compatible with the landscaping and lighting approved as part of this use
19 permit.
20 D. Any expansion is subject to all applicable requirements in place at the time including but
21 not limited to the provision of additional parking spaces, the requirement to install specific
22 type of surface treatment (such as gravel, decomposed, granite, asphalt, or concrete) as
23 required by the Public Works Department.
24
25 New conditions of approval to address bicycle parking, roof color, raised pads, signage, and lighting
26 issues:
27 ■ Plans submitted for building permit shall include the following and are subject to
28 staff review and approval: (renumber No. 9)
29 A. One inverted "U" bicycle parking space.
30 B. Bronze paint color for the new metal roof, color noted on the plans, and a paint sample
31 provided.
32 C. The four raised pads noted in condition #4A shall be symmetrically spaced and the
33 landscaping shown in the area of the third southernmost pad shall be removed from the
34 area identified as this pad and redistributed in the planting area as determined
35 appropriate by the landscape designer.
36
37 ■ The signs for the project shall comply with the following: (renumber No. 10)
38 A. Building mounted sign. Internally lit channel letters, maximum height of 3-feet for
39 all letters except the "T" in "Aaction" which may be proportionally taller as shown on
40 the building mounted sign exhibit provided at the meeting. The length of the sign
41 shall be 19' 3"feet as shown on the exhibit provided at the meeting.
42 B. Highway 101 freestanding sign. Two-sided internally lit"can style" sign measuring
43 5 feet tall by 10 feet wide, mounted on a 5 foot tall monument base as shown on the
44 exhibit provided at the meeting.
45 C. Freestanding Entry Sign. Unlighted 4 feet tall by 8 feet wide plastic sign with vinyl
46 letters, mounted as shown on the sign photo included as part of attachment 6 and
47 dated March 18, 2010.
48
49 ■ The lighting for the project shall comply with the following: (renumbered No. 11)
50 A. Path lighting as shown on the approved landscaping plan, 20 watt, clear lens (no color),
51 and weathered bronze finish.
52 B. Up-lights as shown on the approved landscaping plan, 20 watt, clear lens (no color),
53 weathered bronze finish, and the angle of the tilt of the light not to exceed 85-degrees.
54 C. After operating hours the exterior lights shall be on motion sensor.
55 D. After hours, the interior showroom lights shall be on low in order to address security
56 concerns while limiting light pollution.
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 5
1 E. If security is a problem, the applicant may request additional exterior lighting consistent
2 with the above. The applicant shall make the request for additional lighting in writing
3 which shall include a description of the security/theft issues. The additional lighting shall
4 be reviewed by the Planning Department as part of the building permit required for the
5 additional lighting if a building permit is required or, if no building permit is required, the
6 written request and lighting plan will be reviewed by the Planning Department.
7
8 M/S Molgaard/Helland to approve Major Use Permit No. 10-02-UP-PC with Findings 1-8 with the
9 addition of a new Finding no. 4 and Conditions of Approval 1-24 as revised and added in the discussions
10 above. Motion carried (4-0). Absent: Commissioner Whetzel.
11
12 Findings
13
14 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
15 Plan as described in Table 1 of the staff report.
16
17 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
18 Tables 2 of the staff report.
19
20 3. The zoning ordinance parking standards require 18 parking spaces as noted in Table 2 of the
21 staff report. Based on 4 employees and 14 to 16 customers per day, the 14 parking spaces
22 shown on the site plan are adequate to meet the parking demand for the proposed use.
23
24 4. Zoning Ordinance section 9100(E) requires bicycle parking equivalent to 10% of the number of
25 vehicle spaces required for new commercial developments where it is determined that the use
26 would attract bicyclists. Based on 18 required vehicle parking spaces, two bicycle parking spaces
27 would be required. Based on the information provided by the applicant that he has not had
28 customers come to his other rental businesses by bicycle and the inventory list for the business
29 that includes some items that could be transported by bicycle, one bicycle parking space is
30 adequate for the project.
31
32 5. The proposed signs, as conditioned, are consistent with the requirements of the Sign Ordinance
33 as described in Table 3 of the staff report. The proposed freestanding sign and building mounted
34 sign that would be located along Highway 101, as conditioned, are consistent with of the required
35 findings for a Site Development Permit pursuant to zoning ordinance section 9263 (e) based on
36 the following.
37
38 A. The proposed signs are consistent with the gateway policies of the General Plan in that
39 the signs are similar in deign to the signs that have been approved along the Highway 101
40 gateway.
41
42 B. The location, size and intensity of the signs will not create a hazardous situation for
43 pedestrian or vehicles in that it is set away from both the flow of traffic and pedestrian
44 walkways. Furthermore the proposed sign is consistent with what had been previously
45 approved for this site.
46
47 C. One sign will be mounted on an existing building so it will have no impact on the
48 surrounding neighborhood, buildings, or uses. The freestanding sign is not large enough
49 to restrict light or air and or hinder development of neighboring parcels.
50
51 D. There are no residential zoning districts adjacent to the project site.
52
53 E. There are no natural features on the site that would be affected. One sign will be
54 mounted to the building and one sign will be freestanding and located in an area
55 covered in grasses that has previously been the location of a freestanding sign.
56
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 6
1 6. The project, as conditioned, is compatible with surrounding uses in that the properties to the north
2 and east are developed with a construction yard and office space for the construction businesses.
3 The property to the east includes a mix of uses, including a cabinet shop, race car use, and office
4 space. All of these uses include the outdoor storage of materials and vehicles.
5
6 7. The proposed project, as conditioned, will not be detrimental to public health, safety and general
7 welfare based on the following:
8
9 A. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
10 and Public Works and found to be meet City and other applicable requirements.
11
12 B. The project site has access via an easement from Hastings Road. In the past this
13 easement provided access to a more intensive use (Thurston Honda). There were no
14 reported problems related to site access.
15
16 C. The project is required to comply with all federal, state and local laws. The applicant has
17 provided information as to compliance with applicable requirements.
18
19 8. The proposed project is exempt from the provisions of the California Environmental Quality Act
20 (CEQA) pursuant to Section 15303 (c), New Construction and Conversion of Small Structures,
21 which allows structures up to 10,000 square feet in urbanized areas when the use does not
22 involve significant amounts of hazardous materials, where all necessary public services and
23 facilities are available, and the surrounding area is not environmentally sensitive; and Section
24 15304 (b), Minor Alterations to Land, which allows new landscaping based on the following:
25
26 A. The total building square footage is 7,316 square feet. The showroom building that would
27 be used for the rental equipment and office is 4,116 square feet. The detached building
28 that would be used for equipment repair and maintenance and would include up to 860
29 square feet of office space is 3,200 square feet.
30
31 B. The business does not use large amounts of hazardous materials. The project, including
32 a materials list, was reviewed by the Fire Marshal who provided no comments or
33 conditions related to the project.
34
35 C. The location is not environmentally sensitive since only a portion of the site is located in
36 the 100-year floodplain, there is no habitat on the site, no trees, and no drainage courses
37 or bodies of water(such as creeks or streams).
38
39 D. The site is developed with two existing building which will be used by Aaction Rents and
40 public utilities and services already are available at the site and no expansion of the
41 existing buildings are proposed as part of the project.
42
43 E. The site has no formal landscaping with a large part of the site covered in weeds,
44 grasses and gravel. The project includes the planting of trees and shrubs.
45
46 9. Notice of the proposed project was provided in the following manner as required by the Zoning
47 Ordinance:
48
49 A. Posted in three places on the project site on March 10, 2010.
50 B. Mailed to property owners within 300 feet of the project site on March 10, 2010.
51 C. Published in the Ukiah Daily Journal on March 14, 2010.
52
53 The Commission revised the conditions of approval as follows:
54
55 1. Approval is granted for the operation of an equipment rental business as described in the project
56 descriptions submitted to the Community Development and Planning Department and date
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 7
1 stamped March 5, 2010 and as shown on the Landscape plan submitted to the Community
2 Development and Planning Department and date stamped March 2, 2010 and as shown on the
3 Site plan date stamped March 18, 2010 except as modified by the following conditions of
4 approval.
5
6 2. This Use Permit is granted subject to the following hours of operation:
7
8 ■ Monday through Friday 6:00 AM to 6:00 PM
9 ■ Saturday and Sunday 7:00 AM to 6:00 PM
10
11 3. Plans submitted for building permit shall include the following and are subject to staff review
12 and approval:
13
14 A. A landscaping plan that includes four raised pads as shown on the plans submitted to the
15 Planning Department and date stamped March 2, 2010.
16
17 B. An irrigation plan for the approved landscaping plan.
18
19 C. Striping for the outdoor storage area located in the center of the site.
20
21 D. Notes on the plans that indicate that the parking spaces will be striped as shown on the
22 approved site plan. Any existing striping that is not on the approved site plan shall be
23 removed.
24
25 E. Exterior lighting as approved by Planning Commission (see condition#11).
26
27 4. The signs approved by Planning Commission in condition #10 require application for an
28 approval of a Sign Permit from the Planning and Community Development Department prior
29 to installation.
30
31 5. On plans submitted for building permit, these conditions of approval shall be included as notes
32 on the first sheet.
33
34 6. All landscaping shall be installed prior to occupancy of the building is issued.
35
36 7. Prior to occupancy, the approved parking space striping plan referenced in condition #3C above
37 shall be completed.
38
39 From the Planninq Commission
40
41 8. Future expansion of the rental equipment outdoor area(s)shall be subject to the following as
42 required by the Planning Commission:
43
44 A. Expansion into area #1 is subject to Planning Commission review and approval of an
45 application for an amendment to this use permit.
46
47 B. Expansion into area #2 and/or#3 is subject to Zoning Administrator review and approval
48 of an application for an amendment to this use permit.
49
50 C. The application submitted for the use permit amendment required by condition #8A and
51 #8B above shall include additional landscaping including trees, all existing and proposed
52 exterior lighting, information on the parking demand of the facility with the proposed
53 expansion, including the number of employees and the number of anticipated daily
54 customers. The landscaping and lighting proposed as part of any expansion shall be
55 consistent and compatible with the landscaping and lighting approved as part of this use
56 permit.
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 8
1
2 D. Any expansion is subject to all applicable requirements in place at the time including but
3 not limited to the provision of additional parking spaces, the requirement to install specific
4 type of surface treatment (such as gravel, decomposed, granite, asphalt, or concrete) as
5 required by the Public Works Department.
6
7 9. Plans submitted for building permit shall include the following and are subject to staff
8 review and approval:
9
10 A. One inverted "U" bicycle parking space.
11 B. Bronze paint color for the new metal roof, color noted on the plans, and a paint sample
12 provided.
13 C. The four raised pads noted in condition #4A shall be symmetrically spaced and the
14 landscaping shown in the area of the third southernmost pad shall be removed from the
15 area identified as this pad and redistributed in the planting area as determined
16 appropriate by the landscape designer.
17
18 10. The signs for the project shall comply with the following:
19
20 A. Building mounted sign. Internally lit channel letters, maximum height of 3-feet for
21 all letters except the "T" in "Aaction" which may be proportionally taller as shown on
22 the building mounted sign exhibit provided at the meeting. The length of the sign
23 shall be 19' 3"feet as shown on the exhibit provided at the meeting.
24 B. Highway 101 freestanding sign. Two-sided internally lit"can style" sign measuring
25 5 feet tall by 10 feet wide, mounted on a 5 foot tall monument base as shown on the
26 exhibit provided at the meeting.
27 C. Freestanding Entry Sign. Unlighted 4 feet tall by 8 feet wide plastic sign with vinyl
28 letters, mounted as shown on the sign photo included as part of attachment 6 and
29 dated March 18, 2010.
30
31 11. The lighting for the project shall comply with the following:
32 A. Path lighting as shown on the approved landscaping plan, 20 watt, clear lens (no color),
33 and weathered bronze finish.
34 B. Up-lights as shown on the approved landscaping plan, 20 watt, clear lens (no color),
35 weathered bronze finish, and the angle of the tilt of the light not to exceed 85-degrees.
36 C. After operating hours the exterior lights shall be on motion sensor.
37 D. After hours, the interior showroom lights shall be on low in order to address security
38 concerns while limiting light pollution.
39 E. If security is a problem, the applicant may request additional exterior lighting consistent
40 with the above. The applicant shall make the request for additional lighting in writing
41 which shall include a description of the security/theft issues. The additional lighting shall
42 be reviewed by the Planning Department as part of the building permit required for the
43 additional lighting if a building permit is required or, if no building permit is required, the
44 written request and lighting plan will be reviewed by the Planning Department.
45
46 From the Department of Public Works (Ben Kaqeyama)
47 12. All areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base, concrete, or
48 other suitable all weather surface approved by the City Engineer. This includes the proposed
49 driveways and parking areas. If heavy truck traffic is anticipate from the solid waste company,
50 delivery trucks, or other heavy vehicles, the pavement section should be calculated appropriately
51 to ensure that it can withstand the loading.
52
53 13. Applicable Ukiah Valley Sanitation District sewer connection fees shall be paid at the time of
54 building permit issuance.
55
MINUTES OF THE PLANNING COMMISSION March 24, 2010
Page 9
1 14. If the building permit value of work exceeds $101,180, of the proposed improvements create the
2 net addition of two or more plumbing fixture units to the building, the existing sanitary sewer
3 lateral shall be tested in accordance with Ukiah Valley Sanitation District Ordinance No. 30, and
4 repaired or replaced if needed.
5
6 From the Fire Marshal ( Chuck Yates�
7 15. In locations where flammable vapors could be present, precautions shall be taken to prevent
8 ignition by eliminating or controlling sources of ignition. Open flames and high-temperature
9 devices shall not be used in a manner which creates a hazardous condition. Heating equipment
10 shall be of a type approved for hazardous locations (CFC 3403.5). Exhaust systems shall be
11 provided if there are flammable vapors and vented according to manufacturer's requirements.
12
13 16.Portable fire extinguishers are required: one (minimum), classification 2:A10:BC extinguisher
14 spaced for each unit and for each 3000 square feet of floor space, with travel distance to any fire
15 extinguisher not to exceed 50 feet (California Code of Regulations, Title 19, Sec. 568, table 2 and
16 3). Extinguishers are to be located in accessible and visible locations, mounted not more than
17 five feet above floor level (NFPA Page10-9, Chap. 3) Where extinguishers are not readily visible
18 from all directions within 50 feet, a sign shall be placed above the location of the extinguisher
19 stating "FIRE EXTINGUISHER."A minimum of four extinguishers will be required for this location.
20
21 17. Portable propane cylinders, which are being stored awaiting use, exchange, sale, or resale shall
22 be located at least ten ft. from any doorway frequented by the public in accordance with Table 5-
23 4.1 of NFPA chapter 58 and (CFC table 3804.3).
24
25 Standard Citv Conditions of Approval
26 16. Business operations shall not commence until all permits required for the approved use,
27 including but not limited to business license, tenant improvement building permit, have been
28 applied for and issued/finaled.
29
30 17. No permit or entitlement shall be deemed effective unless and until all fees and charges
31 applicable to this application and these conditions of approval have been paid in full.
32
33 18. The property owner shall obtain and maintain any permit or approval required by law, regulation,
34 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as
35 applicable. All construction shall comply with all fire, building, electric, plumbing, occupancy,
36 and structural laws, regulations, and ordinances in effect at the time the Building Permit is
37 approved and issued.
38
39 19. A copy of all conditions of this Use Permit shall be provided to and be binding upon any
40 future purchaser, tenant, or other party of interest.
41 20. All conditions of approval that do not contain specific completion periods shall be completed
42 prior to building permit final.
43
44 21. This Use Permit may be revoked through the City's revocation process if the approved
45 project related to this Permit is not being conducted in compliance with these stipulations and
46 conditions of approval; or if the project is not established within two years of the effective date
47 of this approval; or if the established use for which the permit was granted has ceased or has
48 been suspended for 24 consecutive months.
49
50 22. This approval is contingent upon agreement of the applicant and property owner and their
51 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
52 agents, officers, attorneys, employees, boards and commissions from any claim, action or
53 proceeding brought against any of the foregoing individuals or entities, the purpose of which is
54 to attack, set aside, void or annul the approval of this application. This indemnification shall
55 include, but not be limited to, damages, costs, expenses, attorney fees or expert witness fees
56 that may be asserted by any person or entity, including the applicant, arising out of or in
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Page 10
1 connection with the City's action on this application, whether or not there is concurrent passive
2 or active negligence on the part of the City. If, for any reason any portion of this indemnification
3 agreement is held to be void or unenforceable by a court of competent jurisdiction, the
4 remainder of the agreement shall remain in full force and effect.
5 23. All required landscaping shall be properly maintained to insure the long-term health and vitality
6 of the plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
7 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
8 according to the season, i. e., more water in summer, less in the winter.
9 B. Additional watering shall occur during long periods of severe heat and drying winds,
10 and reduced watering shall be used during extended periods of cool rainy weather.
11 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
12 fertilizer according to the recommendations of a landscaping professional.
13 D. Weed killers shall not be used on or near trees.
14 E. The tree ties and stakes shall be checked every six months to ensure they do not
15 constrict the trunks and damage the trees.
16 F.Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage
17 the trunk of the tree and its overall growth.
18 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
19 vandalism, shall be replaced with the same or similar tree species, or an alternative
20 species approved by the department of Planning and Community Development.
21 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
22 pruning shall follow standard industry methods and techniques to ensure the health and
23 vitality of the tree.
24 I. Failure to comply with the requirements listed above could result in revocation of the Use
25 Permit/Site Development Permit.
26 24. This approval is contingent upon agreement of the applicant and property owner and their
27 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
28 agents, officers, attorneys, employees, boards and commissions from any claim, action or
29 proceeding brought against any of the foregoing individuals or entities, the purpose of which is
30 to attack, set aside, void or annul the approval of this application. This indemnification shall
31 include, but not be limited to, damages, costs, expenses, attorney fees or expert witness fees
32 that may be asserted by any person or entity, including the applicant, arising out of or in
33 connection with the City's action on this application, whether or not there is concurrent passive
34 or active negligence on the part of the City. If, for any reason any portion of this indemnification
35 agreement is held to be void or unenforceable by a court of competent jurisdiction, the
36 remainder of the agreement shall remain in full force and effect.
37
38 10. OLD BUSINESS
39 10 A. Draft General Plan Housing Element Update: Continued review and discussion of the Draft
40 General Plan Housing Element Update.
41 Planning Director Stump requested the Commission, Lisa Hillegas Supervising Attorney for Northern
42 California Legal Service and staff review the document page by page and provide comments/input:
43 • All grammatical/typographically errors were noted and will be incorporated into the revised draft
44 document.
45 • Paqe 6, Note the Median Income is actually higher.
46 • More clearly define the term `disability.'
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1 • Paqe 8, revised bullet to read, `Cleveland Lane & Main Street for low and moderate income
2 housing opportunities.
3 • Page 9, item 4, Modify sentence: Increase energy efficiency in our homes and promote green,
4 sustainable building and careful infill development to reduce green house gas emissions and the
5 City's carbon footprint. These steps will decrease our contribution to global warming and will
6 reduce energy costs to renters and owners.
7 • Paqe 11, What are the sources of Greenhouse gases?, Modify sentence: These are driven
8 largely by automobile use, current manner of economic growth, fuel used for electricity
9 generation, and weather patterns affecting heating and cooling needs. Add sentence:
10 Transportation creates 38 percent of greenhouse gas emissions in California.
11
12 Conclusion: Modify sentence: In response to greenhouse gas emissions and global warming, as
13 well as other basic planning principles, a Guiding Principle for future housing development is to
14 promote green and sustainable building, energy efficiency, water conservation, pedestrian
15 oriented and careful infill development.
16
17 Increase in automobile trips: Modify sentences: This spawling low density development generates
18 automobile trips that lead to substantial greenhouse gas emissions and, more specifically, carbon
19 dioxide (CO2) emissions. Indeed, the automobile is the preferred if not the only possible choice
20 for transportation, as public transit, cycling and walking are often inaccessible, uneconomical or
21 unsafe.
22
23 Who Needs Housing In Ukiah?
24 Add another special needs category: Large Female Head of Household Families
25 Persons with Special Needs — Expand the definition to more clearly identify the need and
26 corresponding programs.
27
28 • Paqe 12, picture is Walnut Village.
29 • Paqe 13, `Progress House' at 200 Ford Street, Modify sentence: This facility is located across the
30 street from Ford StreeYs main campus and houses homeless single males who have completed
31 an aftercare program.
32 `Unity Village' at 133 and 135 Ford Street, Add a sentence regarding purpose and function that
33 explains the facility
34
35 The Ford Street Project Supportive Housing Program — Discussion whether Ford Street Project
36 receives `SHP' and clarification whether this assistance comes directly from Mendocino County
37 Department of Social Services. Modify sentence: Since 1996, the Ford Street Project has
38 received funding from HUD's Supportive Housing Program (SHP) through Health and Human
39 Services of Mendocino County to provide housing and services for homeless families and
40 homeless individuals with disabilities in Mendocino County.
41
42 • Paqe 14, the 3 bullets, strike, `There needs to be' and `There needs to be increased opportunity
43 for.'
44 Strike `While' for sentence that begins, `While some have argued that the current permanent
45 shelter has too many rules for a number of the chronically homeless ........'
46 Needs of the Homeless — discussion about providing recognition that the Ukiah Community
47 Center (UCC) and identify other community agencies/organizations that have provided local
48 homeless services.
49 Modify sentence: The City should support the local Homeless Services Planning Group and its
50 members and other active groups and organizations when practical to assist in their efforts to
51 provide shelter, clothing, food, counseling, and life's essentials to the homeless population.
52
53 Add a sentence addressing community resources and contributions and the UCC.
54
55 • Paqe 15,What can the City do to assist the homeless over the next five years?
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1 Modify sentence, `Second the City should/shall examine its zoning districts and consider making
2 homeless facilities an allowed use rather than requiring discretionary review.'
3 Discussion concerning farm workers and that most of these persons reside outside of the City
4 Limits with the point being farm workers do utilize City services.
5 Modify sentence, `The Assessment found that 47% of the farm workers or approximately 1,957
6 live in the Ukiah Valley area.'
7
8 Discussion about the need to conduct an analysis and provide statistical information to identify
9 the needs for all of the special needs populations such as the elderly, disabled and other special
10 needs groups whereby an assessment of the quantification as to what is actually
11 occurring/existing for these types of households.
12
13 The intent of the Housing Element is to identify the housing need for the different types of
14 households in the City wherein the obligation is to show that effort is being made to try and meet
15 the needs.
16
17 What Types of housing are needed?
18 Rental Units — Modify sentence: `Small rental and for sale units, such as single room occupancy
19 studios, particularly for seniors, students, and low wage workers.'
20
21 Smaller for-sale housing — There was discussion about apartments versus condominium and
22 housing stock. Lisa Hillegas indicated the need for the next five years is 260 units of very low and
23 low income housing and 120 units for moderate income levels.
24
25 It was noted the real need is being able to afford a home or to pay rent.
26
27 • Page 16, Limited population Growth
28 Modify sentence: As noted in Table 1, there are 187 fewer people in the City than when the 2004
29 Housing Element was prepared.
30
31 Modify sentence: Over the past year, prices have dipped due to the slumping economy, yet are
32 not expected to remain at this level.
33
34 Table 5, add a category, `Extremely Low.'
35
36 • Paqe 17,Where can new housing be located?
37 Modify sentence: The 2004 Vacant and Underutilized Land Map was updated in May 2009
38 (reference the page number for map).
39
40 Table 7— Redevelopment Sites
41 Discussion that table will have to be updated as developments occur or changes are made to
42 uses that are presently existing.
43
44 Add a footnote to the table explaining how the number of potential units was determined.
45
46 • Discussion:
47 Whether`Key' on map is necessary for distinguish 'Floodway' areas.
48 For FEMA Bench Marks, Why only 100-year flood areas shown on map.
49 Consider enlarging the map.
50 • Paqe 22,What are the current land use controls for housing development?
51 Add category: Parking requirements; add discussion about `Fees and Exactions;' Provide a
52 statement about infrastructure availability.
53 Add Planned Development(PD)zoning designation to table 11.
54
55 • Paqe 23, Paragraph 3, Modify sentence: Properties funded with Redevelopment Agency funds
56 generally require a minimum affordability term of 30 years.
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1 Discussion about Table 12, At-risk units, particularly Ukiah Terrace Apartments is `at-risk' in 2011.
2 Is it necessary to list apartment complexes that were formally at-risk in a different Housing
3 Element planning period?
4 For those properties identified at-risk within the new Housing Element planning period, an
5 analysis is necessary to determine whether there is replacement, preservation or some other
6 approach possible and to be able to identify entities that are qualified to preserve that housing
7 and contact them. Also, it is necessary to identify financing and subsidy resources so as to allow
8 for an extra threshold of burden when there is a site targeted. Ukiah Terrace Apartments is
9 currently a low-income tax credit property that is possibly up for losing that status whereby it
10 could go to market-rate housing.
11
12 • Paqe 27, Housing Goals and Policies — the goals/policies are from previous Housing Element
13 updates and some of the policies are new.
14
15 • Page 29, Implementing Tasks, How Results Will be Achieved, subsection H-2d: Review the
16 zoning code and consider eliminating constraints to condominium developments and cooperative
17 living projects. There was discussion about building code requirements/zoning standards that
18 address the constraints.
19 Condominium conversions from rental housing are a concern throughout the State because rental
20 housing is essentially decreased.
21
22 Discussion followed regarding the need for condominium conversions versus the need to protect
23 rental units, the importance of tracking vacancy rates for statistical housing purposes in order to
24 make informed decisions, how condominium conversions do provide an opportunity for first-time
25 buyers as an affordable house to purchase and/or other related housing topics. It may be
26 beneficial to provide for a specific policy or law that clearly addresses the housing need for the
27 various income levels that identifies the types of housing needs that would best benefit the
28 income groups.
29 It may not be necessary to establish a need for condominium conversions at this time and for this
30 Housing Element planning period.
31
32 There was discussion about loss of housing stock with regard to entry level housing and the
33 conversion of bungalows/small houses to office space and the possible need for statistical
34 documentation.
35
36 It was noted many housing to professional office occurred in the 1980s and early 1990s. This
37 trend was actually stopped by the 1990s because it was determined the use permit was not a
38 compatible use in a residential neighborhood. The intent is not to take away from a housing need.
39
40 There has been loss of housing stock with the demolition of apartment units over the years that
41 should require an analysis to determine to what degree the housing stock was depleted and
42 whether or not a threshold has been reached. There is likely a cumulative impact with regard to
43 loss of housing stock over the course of 25 years due to demolition of housing units.
44
45 It does not appear the Housing Element addresses demolition of housing units and the overall
46 effect on housing stock. A paragraph might be necessary that addresses the threshold for
47 projects coming forward that decrease the housing stock.
48
49 • Paqe 30, Implementing Task H-2J, strike 2015 to read `Prepare a Nexus Study by 2014 .......'
50 It was noted a Nexus Study was not necessary for past inclusionary housing unit requirements,
51 but would be required to determine a housing impact fee.
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1 Lisa Hillegas — Encourages the Commission and City Council relative to the Implementation
2 Tasks to possibly move some of the dates forward. An Inclusionary Zoning Ordinance was
3 supposed to have been adopted for the 2004 City Housing Element Update. The County
4 presently has an Inclusionary Zoning Ordinance that was recently adopted as part of its current
5 Housing Element.
6
7 While the establishment of an Inclusionary Zoning Ordinance is a goal, such a document may not
8 be necessary.
9
10 Item 7, add `extremely low' to the income categories.
11
12 • Paqe 35, Implementation Task, H-5-j, include the element of `safety' in the sentence as research
13 has demonstrated that mixed-income housing also improves safety.
14
15 Why are this Goal and Policies Important? Modify sentence: We want healthy and safe housing
16 for all residents.
17
18 • Page 36, Tracking Progress, How Success Will be Measured, the first bullet refers to a previous
19 goal and replace with `What progress has been made to maintain a collaborative working
20 relationship with all groups and organizations dedicated to providing affordable housing in the
21 community, and ensure broad public participation in the development of housing goals and
22 policies.'
23
24 • Paqe 39, Housing, Program, Implementation: What, Who, How Much, and When?
25 Implementation H-2f, Timeframe, 2013—maintain date.
26 • Paqe 40, Implementation H-2g, Timeframe, 2013—maintain date.
27 • Paqe 41, Implementation H-2h, Timeframe, 2013—maintain date.
28 There was a discussion whether or not to maintain the 2013 timeframe dates referenced above.
29 • Paqe 42, Implementation H-2J: Timeframe, strike 2015 for Nexus Study.
30 • Paqe 43, Implementation H-2e, Timeframe, strike 2015.
31 • Paqe 45, Implementation H-5J: add `safety' after human interaction to the language in first
32 column. Neighborhood-scale services to read, `neighborhood services.'
33 Lisa Hillegas—Appendix 3, The 2009 Vacant and Underutilized Land Survey requires more analysis
34 regarding programs and identification of potential constraints.
35 11. PLANNING DIRECTOR'S REPORT
36 1. The Courthouse relocation project is progressing.
37 2. The Water Rights Code Amendment EIR will be occurring.
38 3. City Planning Staff is working on the Airport B2 Infill area modification project and will meet with
39 the Mendocino County Land Use Commission in this regard.
40 4. City staff continues to work with LAFCO regarding the Municipal Service Review (MSR).
41 5. City View Trail has been completed and there are plans being formulated for a grand opening.
42 This trail will be formally incorporated into the City's parks system.
43 6. On April 21, 2010, the Creeks Maintenance Policies and Procedures will be presented to Council.
44 7. City staff is working the Solar Living Institute relevant to the `Greenworks Program.'
45 8. The City has a contract with the CDC relevant to the Housing Rehabilitation Program and First
46 Time Buyers Program.
47 9. Planning Staff is working on revising the Fa�ade Improvement Program (FIP). Provided
48 comments regarding City's Redevelopment funding.
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1 10. A community garden project in the vicinity of Mulberry Street and Washington Avenue will be
2 reviewed by the Zoning Administrator next week.
3 11. Provided an update on City Building and Planning Department revenue for this fiscal year and
4 finalizing the departmenYs expenditure and revenue projections.
5 12. The City Police Department and City Building Official have been addressing code compliance
6 issues in the City.
7
8 There was discussion regarding the Radio Car Track in the vicinity of the City Men's Baseball Field and
9 whether a Use Permit was necessary for this facility.
10
11 13. The bids for the Skateboard Park came in too high. The City will be going out to bid again for
12 construction of the facility.
13
14 12. PLANNING COMMISSION REPORTS
15 Commissioner Helland attended a Bay Area Best Practices Planning Transportation Tour of the East
16 Bay and noted it to be excellent.
17
18 Chair Pruden:
19 • Went on a tour of the recently completed Train Depot.
20 • Attended the `Walmart scoping section' concerning the EIR.
21 • Also attended an MCOG meeting for project funding. Clara Avenue was not one of the projects
22 that will be funded.
23
24 13. ADJOURNMENT
25 There being no further business, the meeting adjourned at 9:28 p.m.
26
27 Judy Pruden, Chair
28
29 Cathy Elawadly, Recording Secretary
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