HomeMy WebLinkAboutpcm_07222009 1 CITY OF UKIAH PLANNING COMMISSION
2 July 22, 2009
3 Minutes
4
5
6 COMMISSIONERS PRESENT OTHERS PRESENT
7 Judy Pruden, Chair Listed below, Respectively
8 Anne Molgaard, Vice Chair
9 Linda Helland
10 Linda Sanders
11 Mike Whetzel
12
13 STAFF PRESENT COMMISSIONERS ABSENT
14 Charley Stump, Director of Planning None
15 Kim Jordan, Senior Planner
16 Cathy Elawadly, Recording Secretary
17
18 1. CALL TO ORDER
19 The regular meeting of the City of Ukiah Planning Commission was called to order by
20 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
21 Ukiah, California.
22
23 2. ROLL CALL
24
25 3. PLEDGE OF ALLEGIANCE
26 Everyone cited the pledge of Allegiance.
27
28 4. SITE VISIT VERIFICATION - N/A
29
30 5. APPROVAL OF MINUTES—July 8, 2009
31 Commissioner Helland made the following change:
32 Page 2, Line 53, to read, "Desires to see a drinking fountain for the recreation area."
33
34 M/S Molgaard/Helland to approve July 8, 2009 minutes, as amended. Motion carried (5-0).
35
36 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
37 None.
38
39 7. APPEAL PROCESS— N/A
40
41 8. VERIFICATION OF NOTICE — Major Site Development Permit and Use Permit 09-10-SDP-
42 UP-PC & Downtown Zoning Code Workshop # 2 were properly noticed in accordance with
43 the provisions of the Ukiah Municipal Code.
44
45 9. PUBLIC HEARING
46 9A. Site Development Permit and Use Permit 09-10-SDP-UP-PC. Request for Continuance of
47 a Major Site Development Permit and Use Permit to allow the relocation of CALSTAR at the
48 Ukiah Airport 1357 South State Street, APN 003-280-05.
49
50 M/S Molgaard/Helland to continue this project to August 26, 2009. Motion carried (5-0).
51
52 9B. Downtown Zoning Code Workshop#2. Public review and discussion of Sections 4-5 of the
53 draft
54 Staff presented the staff report and provided additional information, maps/documents concerning a
55 zoning overview and existing zoning/proposed new zoning.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 1
1 Summary of Commissioners Comments/questions Section 4- Building and Site Uses (Table 3:
2 Allowed Uses and Permit Requirements)
3 The Commission generally discussed the language concerning establishment of an allowable use,
4 permit requirements for allowable uses, and use not listed as provided for on page 12, items A-C of
5 Section 4.
6
7 An exercise concerning examples of various proposed uses in the DZC was conducted for the
8 purpose of understanding how Table 3 works, including discussion whether the thresholds allocated
9 for these uses are what they should be, for instance in:
10
11 ➢ Exercise no. 1, Dwelling — Single Room Occupancy A (8) for all three transect zones,
12 meaning the use is allowed and the threshold is an allowed use on floors above the ground.
13 An Exception is required to allow the use on the ground floor per Section 12 —Administration
14 and Procedures.
15
16 ➢ Exercise no. 4, Medical Office — there are two types of inedical offices uses listed, Medical
17 Services — clinic, urgent care that for the GU zone would require a use permit compared to
18 Medical Services— Major for the GU zone would be a prohibited use. Medical services clinic,
19 urgent care use for the UC and DC zones, A(3), use allowed; any use that exceeds 5,000
20 gross square feet of floor area or 100 feet on the ground floor frontage when located on a
21 Required Storefront Frontage on the Zoning Map requires approval of a use permit. A
22 Medical Service — major for the UC and DC zones outright require a Use Permit. The
23 thresholds vary.
24
25 ➢ Exercise no. 5 proposed use, Food Vendor/Kiosk encouraged a lot of dialogue on this subject
26 in terms of how the community viewed this type of use and/or levels of use.
27 ■ In the past, a use permit was required for a kiosk and the use was considered to be
28 an outdoor sales establishment.
29 ■ In Table 3, Retail, Outdoor sales establishment requires a Use Permit for all three
30 transect zones.
31 ■ Does the Planning Commission/public want to have taco trucks and snow cone kiosks
32 in the Downtown? Are these uses appropriate for the Downtown? Some communities
33 do not want food vendors in their downtown area or main corridors/gateways. Would
34 the public like to see more of`Franks Hot Dogs' outdoor sales in the Downtown? How
35 does the sales establishment of Franks Hot Dogs differ from other food vendors
36 operating in the community?
37 ■ There are a number of kiosks for sale of coffee/snow cones in the community. There
38 have been other hot dog vendors in the Downtown from time to time.
39 ■ Should outdoor sales establishments require a use permit or is this too much
40 processing for a small establishment?
41 ■ Kiosks are typically portable and/or on skids giving the appearance of a permanent
42 structure, such as the coffee kiosk on E. Perkins Street.
43 ■ Should kiosks have a drive-thru component? Do such structures impede traffic and
44 traffic circulation? The kiosk in the middle of the parking lot where Ukiah Natural
45 Foods is located on E. Gobi Street is a fixed structure and impacts traffic circulation in
46 this shopping center.
47
48 Chair Pruden
49 • How will the designations of major and minor use permits be treated?
50 • Questioned the intent of the language on page 12, item c, that addresses a use not listed in
51 table 3.
52 • Proposed adding language to Footnote 1, indicating other regulatory licenses may be
53 required in addition to a business license. Flag such uses as child daycare center, homeless
54 facility and/or other similar uses indicating that additional licensing may be required.
55 • Inquired regarding the definition of`Specific Use Regulations.'
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 • Addressed the thresholds for uses and referenced footnotes 3 and 4, noting the thresholds to
2 be fairly low for the type of use that could occur in the Downtown area given these
3 thresholds.
4 • A use permit should be required for mobile food vendors and not be prohibited. The kiosk is
5 basically a fix structure and typically stays in place. Cart or trailer vendors are mobile. Kiosks
6 can create traffic and circulation problems such as the coffee kiosk in this community in the
7 middle of the parking lot where Ukiah Natural Foods and Mendocino County Department of
8 Social Services are located. It is important to look at where kiosk is placed.
9 • There should be a distinction made between portable versus non-portable outdoor sales.
10 • What about the persons selling fruit on street corners? They should have a business license.
11 Any retail sales must have a City business license to operate.
12 • Exempt cart vendors from requiring a use permit if no license from the DMV is necessary. A
13 business license would still be required. All kiosk and vendors having a license from the DMV
14 would require a use permit.
15 • The definition of outdoor sales establishment does not really cover the different types of food
16 vendors and should likely be reviewed.
17 • Some vendors operate from a self-contained vehicle (RV-type) while other vendors have a
18 trailer that carries the vending cart.
19 • Frank's Hot Dog has a use permit and his vehicles are licensed. She is of the opinion there is
20 no need to distinguish between those mobile vendors that leave at night or remain on site.
21 Both are required to have a use permit. She noted the mobile snow cone vendor can move
22 at anytime and is not typically at the regular site during the winter time.
23 • During review of a proposed use permit, the Planning Commission looks at hours of
24 operation and other relevant factors to determine whether the use permit is appropriate.
25 • The Planning Director and City Council determine the fee structure.
26 • A New York Hot Dog cart would have to have a business license and comply with the
27 corresponding regulations connected with the business license.
28 • Currently, Farmers' Market is regulated as an event. Does not want to exclude Farmers'
29 Market in the Downtown and in order for this use to be recognized, it must be identified in the
30 zoning text.
31 • Does not support Farmers' Market be allowed in the GU zone.
32 • Even though she likes advertising that the Farmers' Market is certified, she is reluctant to
33 include this element in the Code because she needs more information about the definition of
34 `certified.'
35 • Under the `Recreation, Education, and Public Assembly' use category, the term `public
36 facility' is not addressed.
37 • According to the use category in Table 3, there is no allowance for a Courthouse use in the
38 Downtown as a government center. What use category would a criminal justice office and jail
39 fit into if a Courthouse/Justice building is developed at the railroad depot site?
40 • The Railroad is another use even though the railroad is not currently in operation.
41 • How does the matter of `parks' fit into the use? There is a category for community garden,
42 playground, plaza, square under Recreation, Education and Public Assembly use
43 component.
44 • Does a senior center fit into the social hall, lodge use category? There is no definition for a
45 senior center because it is not listed in the uses in Table 3. There are many special needs
46 associated with a senior center even through the existing center is located outside the DZC.
47 The Veterans Memorial Building functions as a social hall and is located in the DZC. It also
48 has multiple functions.
49 • Concurs wine and liquor sales should require a use permit.
50 • How should gas station/mini marts be treated in the gateways where gas and alcohol can be
51 purchased.
52 • Would like to revisit the gas station/mini mart use as opposed to the boutique/wine store that
53 Lisa Mammina supports allowing possibly without a use permit.
54 • Wineries are located in the County and not the City and are allowed to have an off-site tasting
55 room where multiple wineries are represented. Tasting rooms are regulated. Recommends
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 exploring this matter within the wine and alcohol use discussion. City Code is silent with
2 regard to a tasting room. Tierra in the Downtown is the closest example of a tasting room.
3 Tasting rooms are very popular and service the individual wineries represented so that the
4 public is not impacting the agriculture community by traveling down country roads to wineries
5 for a tasting experience.
6 • A cannabis use would likely fit into the `Medical Services—clinic, urgent care.
7 • Fast food — idling cars waiting in line for service may constitute a problem the Planning
8 Commission can address.
9 • Drive-Thru service—the discussions lay out what comes to mind in this regard and how they
10 should be applied. The use for the former Wendy's site will have to be addressed. Does the
11 Planning Commission/public want another drive-thru fast food restaurant in this gateway
12 location?
13
14 Commissioner Helland
15 • Health permits, for example, are required for restaurants.
16 • Enjoys traveling to food vendors.
17 • Mobile Food Vendors — Why proposed to be prohibited as opposed to a use permit? If
18 allowed with a use permit, could be limited to those that sell healthy food. In New York City,
19 the Green Cart Program gives permits to vendors to sell fruits and vegetables, and allows
20 extra permits in areas where the residents eat few fruits and vegetables.
21 • Supports mobile food vendors in the City limits that sell health food that are pedestrian
22 accessible.
23 • Agrees that trailers/trucks used for food services at fairs should be required to have a use
24 permit.
25 • Would like to have a separate use and definition for `Farmers' Market.' Farmers' Markets are
26 allowed by right in commercial zones/other jurisdictions and cited examples from her handout
27 regarding uses.
28 • Proposes `Farmers' MarkeY as an allowed use with certain restrictions, such as certified
29 Farmers' Market' by right for all three of the DZC zones.
30 • Does not favor putting senior center use under the convalescent services use category.
31 • It may be that under the social hall use a Use Permit is required as opposed to the use being
32 prohibited for the GU zone.
33 • Wine and liquor sales — should require a use permit and allow the public to provide input in
34 this regard for the DZC district.
35 • Concurred that law enforcement writing a letter of public convenience or necessity as a
36 means of regulation of the number of alcohol outlets allowed is relatively ineffective and could
37 be improved. A use permit is required for the operation of a gas station/mini-mart so she is
38 not as concerned that this is an issue because the use and any potential impacts will occur
39 during discretionary review.
40 • Supports under `General Retail' and `Grocery store' there be a higher level of review if these
41 establishments will be selling alcohol.
42 • Is dry cleaning under the definition of a Laundromat?
43 • Fast Food — in Ukiah there are 4.8 fast food restaurants and convenience stores for every
44 one place to buy fresh fruits and vegetables. Studies indicate when people have easy access
45 to healthy foods they eat more fruits and vegetables and conversely, when fast food abounds
46 people, they eat more of it. Habitual fast food eating can contribute/lead to eventual health
47 problems.Would like to have more discussion about `fast food'; `Fast food' use should not be
48 included in the general allowed `Retail' use category and supports this use have separate
49 restrictions. From a statistical standpoint, persons that frequent fast food establishments
50 have a higher risk of illness.
51 • Drive-Thru — People contribute to air pollution by idling cars to purchase unhealthy foods.
52 They are completely car-oriented, not pedestrian friendly and can be dangerous to walkers.
53 They are unsightly and sometimes back up so far they block through traffic. They can be a
54 nuisance due to litter and odors. Some communities prohibit or restrict fast food/drive thru
55 services.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 • Drive-thru or drive-up services associated with any use is prohibited in the GU and DC zones
2 and would like to see it also prohibited in the UC zone.
3 • The definitions for `fast food' and `restauranY may differ, which would have an effect with the
4 use should it be allowed outright. `Fast food' should require a higher level of review with
5 public input.
6 • Part of the definition of fast food is having more than 10 establishments, as in a chain of food
7 outlets.
8 • Cautioned restricting `drive-thru or drive-up service associated with any use because
9 pharmacies provide a drive-up service for people having special needs.
10 • Does not support new drive-thru services with idling cars in the DC zone.
11 • While people have choices, but when there are 5 X's as many unhealthy choices as healthy
12 choices, there is not much of a choice.
13
14 Commissioner Sanders
15 • Supports having examples of uses to see how they fit with the allowed/permit requirements
16 for the use categories (A, AC, UP, Use Prohibited) in the GU, UC, DC transect zones.
17 • What is new about the language for the proposed zoning compared to the existing zoning
18 code language for items A-C? It would be helpful if new language could be pointed out.
19 • Footnote 1 is just a footnote and does not need to be amended to reflect other licensing
20 requirements.
21 • The distinction between Franks Hot Dog business and a kiosk is that a kiosk is fixed while
22 Franks Hot Dogs operates from a trailer that leaves Alex Thomas Plaza after he closes for
23 the day.
24 • Does the Planning Department monitor the number of different types of vendors that operate
25 in the City limits? Is there an unlimited amount of vendors that can operate?
26 • Has concern with keeping restaurant, cafe, bakeries without drive-thru/up services as an
27 allowed use because the restaurant could be a fast food restaurant without a drive-thru
28 service.
29 • Planning Commission actions as they relate to Form Based Zoning should be approving
30 policies that encourage people to visit our downtown.
31 • Requests that Section 13, Administration and Procedures, are scheduled as soon as possible
32 rather than the October 14t" date.
33
34 Commissioner Molgaard
35 • Specific Use Regulations - use alternative language that states `additional code sections
36 which may be applicable.'
37 • Inquired about the difference between Franks Hot Dog business that operates in Alex
38 Thomas Plaza and a person selling ice cream on a bicycle?
39 • Even though the snow cone vendor can remove his operation, he cannot move to another
40 location and conduct business. The use permit is where he presently operates.
41 • There are essentially three types of vendors: kiosk, a service unit that has a license plate,
42 and the self-propelled. The self-propelled is not regulated by the Planning
43 Commission/Planning Department.
44 • While having a variety of food vendors in Alex Thomas Plaza may be a good thing, she would
45 like the vendors to leave at night, particularly when events are planned for the Plaza.
46 • Desires to have more information regarding `certified' versus `non-certified' Farmers' Market.
47 • A senior center would likely fall under a social hall; the front area would be a social hall and
48 the back portion of the building used for professional office.
49 • Concurs that wine and liquor sales use require a use permit.
50 • Questions the definition of alcohol because alcohol is alcohol even if it is hard liquor or
51 beer/wine. Does the wine and liquor sales use pertain to on-site or off-site?
52 • Should mini-marts that sell gasoline and alcohol have separate uses? How is the primary use
53 determined if there are multiple uses. Table 3 lists only the primary uses. What if as a primary
54 use wine and liquor sales represent the larger profit for a retail establishment giving the
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 appearance that the sale of gasoline is the larger project when it is quite the contrary. Should
2 this be more regulated?
3 • Commented in response to Lisa Mammina's concern about decision making and the cost of
4 going through the use permit process and noted review of the decision-making process will
5 occur in section 12. Can the Planning Commission request the Planning Director make
6 decisions about a use permit as opposed to the Commission.
7 • Wine and liquor sales — concurs with Commissioner Helland's comments and supports doing
8 more research and exploration/discussion of opportunities to possibly streamline the process
9 for the benefit of the public and staff. She agrees that a use permit should be required for the
10 sale of wine and liquor.
11 • How does a cannabis use fit into the table of uses?
12 • Why is a Laundromat use prohibited in the GU zone in an area that has a residential
13 component? Having a Laundromat near a residential area is a very important service. Why is
14 this use under the `Retail' use category? Supports Laundromats as an A3 in the GU zone.
15 • Is a Laundromat(A3) use a good fit in the DC zone?
16 • Noted: `Retail' `Restaurant, cafe, bakeries without drive-thru/up service are allowed (A3).
17 • Banks also provide drive-up service.
18
19 Commissioner Whetzel
20 • A use permit should be required if mobile vendors are allowed in the Downtown because of
21 limited parking space. Is it appropriate to turn Alex Thomas Plaza into what resembles
22 PumpkinFest with all types of mobile vendors?
23 • It appears outdoor sales establishment is the only use category that pertains to food service
24 vendors whereby a use permit is required for all three transect zones.
25 • If a mobile vendor remains on site, is the use permit specific to that particular location?
26 • There should be a distinction between a New York Hot Dog cart and a manually propelled
27 vehicle/bicycle. A New York Hot Dog cart probably has some type of license compared to a
28 vehicle license through the DMV because it operates on the sidewalk and not the public
29 streets.
30 • Should the Farmers' Market fall under the Recreation, Education and Public Assembly use
31 category?
32 • Should a senior center use fit under Services-Business, Financial, Professional, convalescent
33 services, rest home, residential medical facility since the facility has mixed services?
34 • What about a privately-owned deli/meat shop in the downtown? Would this use be
35 considered `fast food?'
36 • A corporate chain typically serves fast food. People have choice whether or not to eat fast
37 food and it is not the Planning Commission's responsibility to dictate where a person eats.
38 • It is not necessary to have a drive-thru fast food restaurant in the downtown.
39 • The new restaurant on Washington Avenue does not have a drive-thru; It is a drive-up
40 restaurant.
41
42 Lisa Mammina
43 • Thinks the kiosks offer a variety of style/character and color to the community and should be
44 a part of the Downtown and primary gateways since kiosks are a part of the community.
45 • It is doubtful that a `New York Hot Dog Cart' has a license plate.
46 • Could the snow cone vendor put a non-operational registration sticker on his truck?
47 • She commends people desiring to be an entrepreneur and going through the process of
48 pursuing a business license and use permit.
49 • Would like the use permit process to be less costly.
50 • Would like to have Alex Thomas Plaza full of a variety of food service vendors as opposed to
51 spending time and gas money traveling to a restaurant.
52 • Should there be a distinction between hard alcohol and beer/wine since the State's licensing
53 in this regard differs.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 • She questions why thrift stores are not allowed in the DZC, noting concern has been
2 expressed about regulating beer/wine outlets. She cautions decision makers to ensure the
3 document is `user friendly' and in terms of what uses would be a good fit for the community,
4 particularly for those persons wanting to begin their own business. Having an eclectic mix of
5 uses may be a benefit.
6 • What uses are appropriate in the gateways? What if Rainbow Agriculture on Perkins Street
7 sold used tractors and displayed them on this primary gateway? Would this constitute a thrift
8 store use?Thrift stores encourage re-use and recycling.
9 • Addressed the artistic community and stated the bureaucracy does not support the creative
10 culture that people may desire whether it involves the sale of snow cones or beer/wine or
11 some other use that may have an artistic component/flavor. What is missing in the Downtown
12 is the multiplicity of street vendors that sell fabulous food in the Alex Thomas Plaza that is
13 otherwise empty or allow storefronts to showcase the nice wines grown in Mendocino County
14 and cited Tierra as an example. While these uses are not prohibited outright, the decision
15 makers should keep an open mind about determining which uses should be allowed to
16 promote the well-being of the community because going through the use permit process is
17 very costly. It may be that a differentiation should be made between a boutique, a winery or
18 the like because of the artistic component.
19 • Questioned the use, `Temporary uses less than 6 months and consistent with the purposes of
20 the this Code' and how this works in coordination with the timeline for the use permit process
21 and whether requiring a use permit is a feasible approach.
22
23 President of Mendocino Farmers' Market Association
24 • Questions the definition of a Farmers' Market. Anyone selling local produce can be
25 considered a Farmers' Market. A certified Farmers' Market has a different connotation in that
26 the produce being sold has a certain guarantee the produce being sold was actually grown by
27 the farmer as opposed to selling produce that came from a warehouse.
28 • Has a problem with people/farms selling produce at the certified Farmers' Market that come
29 from other counties and take away from potential income from this county. It may be that
30 such persons are not operating in compliance with the `certified' standards and/or the proper
31 permits and essentially have no business operating in this capacity where other farmers are
32 in compliance with the certified standards. There should be some type of regulations for
33 mobile Farmers' Markets, such as requiring a use permit from the City of Ukiah.
34 • If a Farmers' Market is allowed by right, she requests the language reflect a `Certified
35 Farmers' Market.'
36 • Current operation of the Farmers' Market requires a number of permits and would like to see
37 a less cumbersome process.
38
39 Charley Selzer
40 • Wine and liquor sales use—This use is prohibited in the GU zone and allowed by right in the
41 UC and DC zones. He recommends replacing allowed use by right with use allowed with a
42 use permit for the UC and DC zones. Ukiah has far more alcohol outlets than are authorized
43 by the State Department of Alcohol and Beverage Control for consumption of alcohol on site.
44 Not everyone consumes alcohol on the premises. Sometimes alcohol is purchased and taken
45 off-site. If the City allows this use by right, it is missing out on an opportunity to regulate
46 something the State should be doing and is not. He recommends the City require a use
47 permit for people desiring to have alcohol outlets within the Downtown and urban core.
48 • A non-scientific research study relevant to drug and alcohol use in connection with DUI's was
49 conducted in the County and the results demonstrated that wine was not among the liquor
50 that leads to DUI. The point being in the discussions about storefront wine displays/gas
51 station/mini marts and sale of alcohol is there must be an understanding as to how alcohol is
52 used.
53
54
55
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 Dotty Coplen
2 • Finds the process of review for the DZC very tedious, unproductive, difficult to follow and
3 prepare for. Would have liked to begin the public workshop session in Section 12 as to how
4 the SmartCode process works and the bigger picture is better understood.
5 • What about the recently approved new drive-thru restaurant on Washington Avenue and
6 South State Street?
7 • She is concerned the public has misunderstood how the DZC works/ is administrated at the
8 review level in that there will be no need for a Planning Commission, if decisions about
9 projects in the DZC are made by staff.
10
11 Anne Kelly
12 • Asked for clarification about the boundaries/zones for the uses being discussed in Table 3.
13 • Social hall, lodge — questioned why this use is prohibited in the GU zone. The associated
14 definition is vague. She would like to see more community gathering places in
15 neighborhoods. Recommends `Social hall, lodge' be an allowable use in the GU zone.
16
17 Chair Pruden asked if a use permit should be required to see whether the social hall would
18 be compatible with the neighborhood. Would she support an allowed use A(3) for the GU
19 than the social hall outright prohibited. A social hall exceeding 5,000 square feet would
20 require a use permit; A use permit would be the only other review process. .
21
22 • She does not favor requiring a use permit because of the cost factor since the social hall
23 would likely be a non-profit type of situation.
24
25 Commissioner Molgaard commented it may be beneficial to have two levels of use permits,
26 one by staff and the Commission.
27
28 There is a minor/major use permit system currently in place whereby minor permits unless
29 controversial are reviewed by the Zoning Administrator.
30
31 Staff explained how cost factors work for use permits.
32
33 • Agrees that a UP may be the better choice, allowing the neighborhood to decide whether
34 they want a community center.
35 • The GU zone has a mixed use designation whereby a community center would be an
36 appropriate use.
37
38 Chair Pruden referred to the former observatory now owned by the City that is essentially a
39 residential unit, but will eventually become a community center of some sort. It will always
40 retain the residential appearance. A community center could impact the neighborhood if it is
41 not managed properly and it is for this reason that a UP may be the more appropriate
42 approach.
43
44 Staff response to the questions/concerns raised by the Commission:
45 • Many of the discussion concerns/questions raised will be answered/possibly resolved as the
46 workshops and discussions progress through the other DZC sections.
47 • Major/minor use permits will be discussed in Section 12, Administration and Procedures.
48 • Modified the language on page 12, item C, to state, `Whenever a use is not listed in Table 3
49 as an allowed use by right, a use requiring a Use Permit or a Prohibited Use, the Planning
50 Director shall determine whether the use is appropriate for the zoning district, either as an
51 allowed use or a use subject to a use permit."
52 • Section 12 of the workshop sessions will address the process and procedures for
53 determination of appropriateness for projects where the use is not listed in the DZC.
54 • The language for items A-C concerning the use table is standard code language. The
55 language for item C is almost verbatim from the existing zoning ordinance.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 8
1 • Staff indicated City staff does an excellent job managing/overseeing business licensing
2 requirements and informing people of additional approvals/licenses that may be required.
3 Rather than amending Footnote 1, add language to the uses that require other regulatory
4 licenses or leave what other licenses that may be necessary to the discretion of the City
5 business licensing staff.
6 • Footnotes 3 and &4 are particularly important and further define the threshold for a particular
7 use listed in the DZC.
8 • The Commission may desire to modify the threshold for a use in Table 3. For instance in
9 Table 3, Home occupation (AC)(1)(5); the use is allowed provided it is an accessory use to a
10 residential use. A business license is also required. In other words, the use cannot be a home
11 occupation without the residential use component as the principle use. Also, there may be
12 circumstances where the use is not desirable on the ground floor and would be required to be
13 above the ground floor, therefore a use permit would be necessary to allow such a use to be
14 on the ground floor. This threshold can be implemented into the Table and this can be
15 accomplished by adding new footnotes.
16 • Specific Use Regulations — in addition to the table information, other sections (codes,
17 resolutions, etc. can also be referenced). For example a Dwelling, second unit use has
18 specific use requirements as outlined in City Code section 9016.
19 • The glossary of definitions is critical in understanding the uses. Many of us may have a
20 predetermined idea as to what the use is, so it is important to make sure how the code
21 defines the use.
22 • Does the Commission want to make a distinction between a coffee kiosk (a semi-permanent
23 structure) and/or a vehicle/trailer outdoor sales establishment versus a person selling ice
24 cream on a bicycle? Should a person selling ice cream be required to go through the use
25 permit process? Such vendors are not known to cause traffic problems. Persons selling food
26 and/or other goods are required to obtain a business license to operate in the City limits.
27 • Franks Hot Dog outdoor sales establishment is stationary while the person selling ice cream
28 is mobile.
29 • The Planning Department does not typically regulate street corner vendors. It is the City
30 Police DepartmenYs responsibility to monitor violations in the public right-of-ways.
31 • Is the Planning Commission/public accepting of a mobile vendor truck parking and selling
32 food versus a semi-permanent portable kiosk that is usually fixed on a site, an operation like
33 Franks Hot Dogs where the stand is loaded onto a trailer or the person on a bicycle. There
34 appears to be several levels of outdoor food sales establishments.
35 • Because a kiosk is stationary does not mean it functions effectively in that location. Requiring
36 a use permit would look at whether the proposed location is feasible and complies with the
37 setbacks.
38 • There is no minimum/maximum number of individual vendors operating in the community.
39 • Should there be distinction between those types of vendors on a mobile truck that leave at
40 night versus those that remain on-site? How should this be treated? Franks Hot Dog leaves
41 at night.
42 • Those mobile vendors that remain on-site with a use permit are considered, `site specific' and
43 would in violation of the existing permit it they move from one location to another. A use
44 permit would be required for each location.
45 • A separate definition of `Farmers' Market' should likely be created without having to change
46 the definition of`Outdoor Sales Establishment.'
47 • Provide direction to staff whether Farmers' Market should be an allowed use or require a use
48 permit in all of the zoning districts and determine which category of uses in the `Retail' class
49 this use should be associated.
50 • `Public facility' is not considered an actual use. The issue is how a building or property is
51 used, such as the Civic Center with uses that include: office, public safety, and other
52 types of offices uses. Building and/or land ownership has no bearing on the use. The
53 element of use is a separate issue whereby the focus of tonight's workshop is to
54 discuss how a building or property is used.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 • Clarified, the railroad is actually a transportation service and/or transportation terminal. At this
2 time, it is less relevant to discuss how property is zoned, but to direct the topic of discussion
3 on the use of the property.
4 • A courthouse would be considered as an office/government use under Services- Business,
5 Financial, Professional. A criminal justice center/jail would be included under the `public
6 safety' as the use for the building. 'Office- governmenY and 'public safety' should be an
7 allowed use, all of which are combined uses in one building. The Railroad depot site does not
8 have the space for a Courthouse and criminal justice building/jail.
9 • Parks represent a much larger facility. Parks were included in the Civic table reviewed and
10 discussed at the last workshop. Based on the description included a Park is typically 15 acres
11 and would not normally be located in the area included in the DZC. By comparison, squares,
12 plazas, and playgrounds require less space and are allowed uses by right in the three
13 transect zones.
14 • Recommends the Commission review the uses identified in the Table 3/definition section and
15 revisit those uses left out once the uses in the table and definitions have been discussed and
16 possibly add some of these uses.
17 • A senior center is a social gathering place for events and is essentially a social hall. The use
18 is not related to the age or other identifiers that may be used to describe a group of people.
19 • Currently, wine and liquor sales are considered a retail use under City code. Staff has not
20 changed this as part of the DZC.
21 • Concern has been expressed from the community that thrift stores may not be a desirable
22 use in the Downtown area/gateway corridors. Some members of the public expressed during
23 the charrettes that the Downtown and gateways should be preserved for a different type of
24 use and feel wherein such uses as a thrift store should not be within the boundaries of the
25 DZC.
26 • A bar would be considered on-site sales of liquor; the wine and liquor sales use in Table 3
27 pertains to off-site sales.
28 • Table 3 addresses the primary use of a site.
29 • The code does not currently define how the primary use is defined for a combination gas
30 station-minimarket. Any or all could be considered - sales of gas, sales wine/liquor, volume
31 sold, hours of operation for each use.
32 • The Code determines whether a use permit is necessary. If a use permit is not required
33 according to the table of uses and the use is not listed as an allowed or permitted use, the
34 Planning Director can make a decision about use appropriateness.
35 • Recommended the Planning Commission take notes about uses for possible consideration of
36 incorporating different levels for a use permit for later discussion in Section 12.
37 • During the permitting process for the gas station/mini mart on Perkins Street, many City
38 departments and the Planning Commission reviewed whether a use permit should be a
39 consideration as to appropriateness based on how the sale of beer and wine fits into the use.
40 • Wine and liquor sales - Would like to do further research with the State Department of
41 Alcohol and Beverage Control, City Police Department and other similar agencies to clarify
42 any distinctions for the purpose of creating categories for possible higher level of review if this
43 is necessary and/or if it is necessary to distinguish between primary and accessory uses,
44 such as for gas stations/mini marts where liquor is sold.
45 • Marijuana dispensaries are currently prohibited by ordinance in the City.
46 • Laundromat use in DC zone—The intent is to encourage people to live in the Downtown core
47 whereby this use would be a valuable service.
48 • Laundromats and dry cleaners are defined differently.
49 • Fast food use would not be considered under general `Retail', but likely under a `restaurant'
50 use category depending on the definition of restaurant.
51 • Whether to allow the element of `fast food' in a restaurant without drive-thru services has
52 been an ongoing legal issue with regard to the definition of fast food.
53 • Drive-thru service — Is the Commission supportive of `not new drive-thru services' for banks
54 and pharmacies where cars do idle waiting in line for service in the transect zones? This use
55 does not affect any of the existing drive-thru services.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
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1 • `Temporary uses less than 6 months and consistent with the purposes of this Code' does
2 require a UP and exits in the current code, Section 9176(E) and is being brought forward. It is
3 not a new use.
4
5 Consensus of the Commission:
6 • Kiosks, self-contained vehicles (RV-type) and mobile vendors that have trailers carrying the
7 vending cart must have a use permit and a business license. These are differentiated from
8 self-propelled vehicles operating in the public right-of-way which require a business license.
9 • Include a separate use for`Farmers' MarkeY with a definition.
10 • Staff provides more information regarding `certified' for Farmers' Market. Further review of
11 use for wine and liquor sales and make recommendations.
12 • Add Laundromat use to the GU zone and categorize the use under `Services' as opposed to
13 `Retail.'
14 • Drive-thru services is addressed under `Other' uses and is prohibited in the GU and DC
15 zones. The UC requires a use permit.
16 • The Commission flagged certain new uses that could impede health/well-being for further
17 review such as drive-thru services, fast food restaurants in association with idling cars waiting
18 in line for service.
19
20 Staff asked the Commission to discuss Zoning District Comparison Table — Uses Not Included in
21 Downtown Zoning Code (Attachment 4)and identify uses that maybe should be allowed.
22
23 • Auto repair shop, auto body and painting shop
24 ➢ This use has typically been allowed in the C2 zone. Currently, this type of use
25 requires a UP for C1. Should this type of use be allowed in the Downtown?
26 ➢ What about Ceja Tire service and sales? While this site is zoned retail/commercial, it
27 does function as a repair shop.
28 ➢ It is customary for auto repair shops to pick up vehicles in need of repair and take
29 them to another site for the actual repairs.
30 • Cabinet Shop
31 ➢ Does this represent fabrication?What about the artistic component?
32 ➢ The intent is not to allow a `Home Depot.'
33 ➢ It is unlikely the public would want to see a cabinet shop in the Downtown where
34 such impacts as dust and noise would be part of the operation.
35 Lisa Mammina
36 ➢ Agrees cabinet shops should be prohibited in the Downtown, and include in this category
37 door and window shops and/or woodworking facilities. Display and retail of cabinets, doors
38 and windows should be allowed.
39
40 • Circuses, carnivals, amusement parks, open air theaters and other similar temporary
41 establishments
42 ➢ How is `temporary' defined and is this event oriented? The section relative to
43 definition does not distinguish how temporary the use may be. It may be that UP
44 should be required for temporary establishments.
45 ➢ How should open air theaters be treated in this use category?
46 ➢ Should encourage people to visit the Downtown. Allowing for open air theatres is way
47 to get people Downtown as an allowed use.
48 ➢ Concern expressed that too many uses require use permits.
49 ➢ Use permits are a mechanism to ensure the use is a good fit for the zoning district by
50 determine how the use should be regulated.
51
52 Lisa Mammina
53 ➢ What about S.P.A.C.E.? There are times when this group performs in a temporary capacity in
54 the Downtown for certain functions. When S.P.A.C.E. performs at the Certified Farmer's
55 Market, the performers use the stage at Alex Thomas Plaza that otherwise is rarely used.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 11
1 Should open air theater uses be made more difficult by either prohibiting the use or requiring
2 a use permit.
3
4 ➢ The intent of this use is to decide whether or not circuses, carnivals should be
5 allowed for a temporary period of time in the Downtown and is not tied to events such
6 as performances by S.P.A.C.E.
7
8 • Construction sales and service
9 ➢ Is this the type of use where a trailer is setup to sell condominiums and the like?
10 ➢ Should have mechanism to ensure the use is a good fit for the zoning district by
11 determining how the use should be regulated.
12
13 Lisa Mammina
14 ➢ Would a business like Tom's Glass be required to have a UP?
15
16 • Dwelling— resident manager/security personnel housing
17 ➢ This use generally constitutes an on-site night watch person/resident manager that
18 lives on the property and this is no longer a requirement. Some apartments do have
19 resident managers living on-site.
20 ➢ Does this use pertain to a resident manager on a third floor of a building for instance?
21 ➢ This use is unclear as to intent.
22 ➢ There are 3 definitions for dwelling in the glossary(Dwelling group, Dwelling unit, and
23 Dwelling unit, secondary). This use needs to be clarified.
24
25 • Equipment repair shop
26 ➢ What about Danny's Vacuum Repair that exists in the Downtown? According to the
27 comparison table, such a use would only be allowed in the C2 zoning district as an
28 allowed use.
29 ➢ The definition of equipment repair: Repair of trucks, tractors, construction, equipment,
30 agricultural implements and similar equipment. Typical uses include truck repair,
31 tractor, and farm implement repair services, and machine shops, but exclude
32 dismantling or salvage operations.
33 ➢ The intent is directed toward tractors/trailers/heavy equipment rather than equipment
34 repair.
35
36 • Farm equipment sales and feed stores
37 ➢ These uses would fit well with the GU zone.
38 ➢ Rainbow Agriculture is a farm equipment sales and feed store located in the
39 Downtown and functions well. Is this an appropriate location for this type of use in the
40 Downtown in the future?The building is architecturally pleasing.
41 ➢ PV Ranch was another farm supply store that used to operate in the Downtown and it
42 was a good fit for Ukiah.
43 ➢ What should Ukiah look like? Should Ukiah be an eclectic mesh of mixed-uses? Is
44 Ukiah to look like a `wanna-be' artistic community or is Ukiah basically an agricultural
45 community? If so, should Ukiah hide this fact or celebrate it in a form that fits with the
46 Downtown uses and architecture?
47 ➢ Retail of heavy farm equipment may be a little doubtful in the Downtown, even
48 though this equipment is interesting to look at.
49 ➢ How the building is presented as a retail establishment can be more important than
50 the use.
51 ➢ Size of the equipment being sold is a factor to consider. The Sears store sells riding
52 mowing equipment and is often displayed outside of the store. This has always been
53 acceptable. Rainbow Ag displays some tractors/mowing equipment in the front of the
54 store, but most of this merchandise is located in the large area in back of the store.
55
56
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 12
1 Jim Mayfield
2 ➢ Is the owner of Rainbow Agriculture on Perkins Street. The presentation and feel of the
3 building and how it fits in the Downtown is really more important than the actual use. The
4 store is essentially a retail establishment as opposed to a `true' feed and farm equipment
5 store. The layout of the business allows the nature of the business to blend nicely with the
6 gateway corridor on E. Perkins Street. He supports the option to be able to continue the use
7 into the future. The question is how being able to effectively operate a business such as his in
8 a new zoning district with different rules/regulations. What if he needed to expand his facility
9 to be able to store more hay or for more retail? He is interested in how the new zoning could
10 affect his business that has been in existence for a long time at that location in the
11 Downtown. Speaking of farm equipment and sales, what would the Commission think about
12 an upscale Harley Davidson sales store in the Downtown?
13
14 Chair Pruden commented the concept of Form-Based Zoning/SmartCode essentially has less to do
15 with use and more to do with presentation whereby the use becomes secondary if all the
16 requirements for a street front are met. The question arises what should occur with the existing C1
17 and C2 zoning district uses in the Downtown area in the future with the onset of the proposed DZC
18 districts where such uses as auto repair and other uses listed in Attachment 4 are prohibited.
19
20 Lisa Mammina
21 ➢ A friend recently hosted relatives from New York City, who wanted to look at tractors and
22 went to Rainbow Agriculture.
23 ➢ Agriculture is a way of life in Ukiah.
24
25 Anne Kelly
26 ➢ Concurs with the aforementioned discussion.
27 ➢ It is important that businesses and the Downtown core reflect the character and economic
28 base of the City.
29 ➢ Remain open minded about allowing certain uses; She can envision a showcase of
30 alternative vehicles in the Downtown with a fancy showroom similar to The ZAP store in
31 Santa Rosa.
32 ➢ Likes looking at the tractors. Likes pet stores. Prohibiting all pet businesses in the entire
33 Downtown area is extreme.
34
35 • Kennel, pet shop, and pet services
36 ➢ Pet shops generate noise issues.
37 ➢ Can the kennel use be separated from the pet shop component allowing a pet shop
38 and pet services without overnight accommodations?
39 ➢ Pet shops/services are `General Retail.'
40
41 Lisa Mammina
42 ➢ Would like to see pet shops allowed in the Downtown. After all, pets are part of our society
43 and should not be excluded.
44 ➢ With regard to uses not included in the DZC, it was her understanding from the charrettes
45 that if a building architecturally complies with Code standards, there would be no controlling
46 of the use for the building.
47
48 Commissioner Molgaard stated while she agrees the intent of the charrettes was to encourage
49 presentation more than uses for a building, uses that create potential significant impacts must be
50 looked at in terms of whether they should be allowed or prohibited.
51
52 Anne Kelly
53 ➢ The artistic component of a use should be considered. A shared use may be very attractive in
54 the Downtown.
55 ➢ A pet shop/kennel would be more of a nuisance in a residential neighborhood than in the
56 Downtown because there is limited activity in the evening in the Downtown.
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 13
1 ➢ Eliminate the kennel use component and allow a pet shop.
2
3 Commissioner Molgaard stated the objective is to have a residential component in the Downtown.
4
5 • Laundry Service
6 ➢ This use involves chemicals and dry cleaning.
7 ➢ The definition provides for a variety of uses within this classification, including diaper
8 services.
9 ➢ There was never a compliant about the diaper service that operated across the street
10 from Nuestra Casa for a long time.
11 ➢ Should there be a different definition that addresses the nuisance element associated
12 with `laundry service.'
13 ➢ Most laundering facilities do not operate in the downtown, such as linens for
14 restaurants.
15 ➢ Should the implications of a laundry service/dry cleaners/dye service be
16 distinguished. What about a yarn shop where wool is spun, dyed, and sold? This is
17 beautiful and creative.
18 ➢ This use is typically associated with providing laundry service in bulk. According to
19 the definition of laundry services, typical uses include bulk laundry and cleaning plats,
20 diaper services and commercial linen laundry and supply services.
21 ➢ Should dyeing be a part of the definition? Is this really a laundry service?
22
23 • Light industrial and manufacturing
24 ➢ If this use has an artisan connotation/definition where by a product is manufactured
25 in a studio in an `artistic fashion' and sold should this use be prohibited versus a more
26 intense use that may have potential impacts?
27 ➢ Create a category that exempts the small manufacturing business having an artisan
28 definition.
29 ➢ Provide for an `artisan' use classification.
30
31 • Machine Shop
32 ➢ Has nuisance implications, such as noise.
33
34 • Mini/convenience storage
35 ➢ Not a good fit for the Downtown.
36
37 • Mobile home park
38 ➢ A comment made the one existing mobile home park in the Downtown was
39 eliminated and concern was expressed the affordable housing units lost have not
40 been replaced.
41 ➢ Not in favor of this use in the DZC.
42
43 • Public and quasi-public buildings and structures
44 ➢ Why would this use be prohibited?
45 ➢ Delete language and still be able to build a courthouse in the DZC.
46
47 • Sign shop
48 ➢ Sign shops have evolved from an antiquated system to a more efficient computerized
49 system.
50 ➢ If sign shops for fabrication of larger signs are prohibited, then signage could be
51 classified under`professional office', the new`artisan' classification or `light industrial.'
52 ➢ What about an artisan that make signs for a house or wall on the upstairs of a
53 building and sells them downstairs.
54
55 • Warehousing and distribution—general or limited
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 14
1 ➢ The railroad runs the Downtown area so consideration is necessary in this regard.
2 Warehouses still exist along the railroad that were once used for loading and distribution
3 of freight. Such structures are not as prevalent as they were in the past.
4 ➢ The warehousing and distribution of office supplies for retail such as office furniture is
5 another form of warehousing that may be considered `ancillary' requires consideration.
6 ➢ Recommend requiring a use permit for the property along the railroad corridor.
7
8 • Wholesale store
9 ➢ Implies use of large trucks and require sufficient access space for distribution purposes.
10 ➢ Wholesale businesses can have a retail component as an ancillary use, such as Ukiah
11 Paper Supply.
12
13 Lisa Mammina
14 ➢ Wholesale businesses are a good thing, such as Pamela's on Clara Street, the Cheesecake
15 Mama or some other specialty businesses. These businesses although wholesale primarily
16 have a `retail' ancillary use.
17
18 Staff comments:
19 • The Comparison Table is designed for future use as to what uses people may want to see
20 occur in the downtown. The existing uses within the DZC boundaries are allowed to stay.
21 • There are 3 properties in the Downtown zoned C2 relative to the existing zoning district; Is
22 this the type of use people want to see in the Downtown and City gateways for the proposed
23 three districts?
24 • Ceja Tire was required to have a UP.
25 • Cabinet shop — Does the public want to look at a shop that sells cabinets or go into a shop
26 where cabinets are made?
27 • Display and sale of cabinets, doors and windows would be categorized as a `General Retail'
28 use and would not be an issue. The manufacture of cabinets, doors and windows would be
29 an issue. If there is a question about distinguishing/clarifying the use, the Planning Director
30 can make a determination of appropriateness.
31 • The language that pertains to temporary establishment comes directly from the current
32 zoning code and referred to the definition thereof.
33 • Table 3 under `Other', Temporary uses less than 6 months and consistent with the purposes
34 of the Code might address Lisa Mammina's concern with regard to outdoor temporary
35 performances/events, such as by S.P.A.C.E. `Theatre' is addressed in the use table and
36 `open air theatre' could be added to this definition.
37 • Construction sales and service — an architecYs office is considered `professional office' and
38 referred to the definition of sales and services. Typical uses include building materials
39 centers, lumberyards, tool and equipment rental services, and contracting services.
40 • Tom's Glass would likely constitute `retail/sales.' Construction sales and service pertains
41 more toward bulk construction items used for building purposes that are typically sold in
42 lumberyards. This type of use is not usually allowed in downtown areas.
43 • There is no actual definition for farm equipment sales and feed stores. The type of activity
44 occurring at Rainbow Ag is more consistent with `General Retail' and less consistent with a
45 farm equipment sales and feed store. Could add language to `General Retail' related to some
46 of the activities that occur at Rainbow Ag in order to clarify that uses like Rainbow Ag are
47 allowed in the DZC. In this way, tractor and other heavy farm equipment sales such that
48 occur at Lampson Tractor and Equipment Sales and the activities that occur at Rainbow Ag
49 can be distinguished.
50 • Questioned if the Commission is not interested in selling automobiles Downtown why is there
51 an interest in selling tractors unless tractors are sold as an accessory component.
52 • Kennels, pet shop, and pet services - Many communities when trying to adopt such code as
53 the DZC where the intent is to mix residential and business uses find kennel and pet shops a
54 nuisance. Other communities do separate the kennel use from the pet shop and pet service
55 uses provided there were no overnight critters or, if there were overnight critters a UP would
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 15
1 be required. Typical pet shops have critters that are there overnight because they live there.
2 Pet shops are typically considered, `General Retail.' It may be that a kennel does not belong
3 in the Downtown. The definitions can be modified and separated
4 • Laundry service — Chemicals are typically associated with this use and most communities do
5 not allow this use in the downtown core. Does the Commission want to allow a laundry
6 service/dry cleaners with dyeing services in the Downtown? The art of using dyes has an
7 artisan connotation/association and should likely be distinguished in the definition.
8 • Public and quasi-public buildings and structures — The intent is to define uses without
9 focusing on ownership relative to quasi-public buildings. This use would not occur in the DZC
10 and would be addressed differently as a use with regard to allowing for a courthouse.
11 • Sign shop — Clarified this use pertains more toward fabrication of large signs as opposed to
12 smaller signs as part of a `professional office' use. Recommend sign shops with large sign
13 fabrication be prohibited; Sign shops making smaller sign less intense signs be categorized
14 under`light industrial' or `professional office'for sign shops in the business of sign design.
15 • Warehousing and distribution —general and limited — It is unlikely that large warehouses will
16 be constructed along the railroad track as was the case in the past. There may be
17 commercial uses at the depot site associated with passenger train service that may be a
18 reality in the future. This type of use is typically in the C2 zoning district.
19 • Asked the Commission to focus on the uses desired for the Downtown moving forward. Any
20 use that presently exists would stay as a non-conforming.
21
22 Consensus of the Commission
23 ➢ Auto repair shop- use prohibited.
24 ➢ Carwash, car sales— uses prohibited.
25 ➢ Cabinet shop for fabrication—use prohibited.
26 ➢ Add `open air theatres'to Table 3, 'Other'that requires a UP.
27 ➢ Circuses, carnivals, amusement parks, other similar temporary establishments — use
28 prohibited.
29 ➢ Construction sales and service—use prohibited
30 ➢ Dwelling— resident manager/security personnel housing—staff clarify
31 ➢ Equipment repair shop— Further define `General Retail.'
32 ➢ Kennel, pet shop, and pet services — Eliminate kennel and allow pet shop/pet
33 services
34 ➢ Laundry services — Define use as to chemical/nuisance impacts and distinguish the
35 dye component from the definition.
36 ➢ Light industrial and manufacturing — prohibit use and exempt small light
37 manufacturing businesses having an artisan definition. Provide new classification for
38 `artisan' use.
39 ➢ Machine shop— prohibit use
40 ➢ Mini/convenience storage—prohibit use
41 ➢ Mobile home park—prohibit use
42 ➢ Public and quasi-public buildings and structures—delete. These are included as uses
43 not related to public ownership of the building/property.
44 ➢ Sign shop— prohibit use if shop is fabricating large signs. Smaller signs produced by
45 artisans designate as `Light Industrial' and sign design done in office setting
46 categorize the use as `professional office.' Commissions likes that artisan can create
47 signs on the upstairs of a building and sell them on the ground floor.
48 ➢ Warehousing and distribution —limited — prohibit use in the DZC except along the
49 railroad corridors would require a UP.
50 ➢ Warehousing and distribution—general—prohibit use.
51 ➢ Wholesale store— prohibit use except in instances where there is a both a wholesale
52 and retail component. Such uses should be encouraged to promote pedestrian
53 orientation in the Downtown.
54
55
56
MINUTES OF THE PLANNING COMMISSION July 22, 2009
Page 16
1 Summary of Commissioners Comments Section 5—Development Standards:
2 This item was deferred for discussion to the regular August 12, 2009 meeting. At that time there will
3 be a field trip in the DZC boundaries to look at architecture and development standards followed by
4 discussion concerning section 6 of the DZC.
5
6 There was a brief discussion concerning the process and intent for discussion, review and adoption of
7 the DZC.
8
9 10. ONGOING EDUCATION
10 10A. Form-based codes— new approach to zonina
11
12 The above-referenced publication is for the Commissioner's information.
13
14 11. PLANNING DIRECTOR'S REPORT
15 Provided additional comments about the intent of the DZC and its application.
16
17 12. PLANNING COMMISSION REPORTS
18 Commissioner Molgaard commented on how nice the BeBop sign looks.
19
20 13. ADJOURNMENT
21 There being no further business, the meeting adjourned at 9:48 p.m.
22
23 Judy Pruden, Chair
24
25 Cathy Elawadly, Recording Secretary
26
27
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