HomeMy WebLinkAbout04102013 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Wednesday April 10, 2013
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS CHRISTENSEN, DOBLE,
SANDERS, WHETZEL, CHAIR PRUDEN
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the March 27, 2013 meeting are included for review and approval.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to
be heard, please limit your comments to three (3) minutes per person and not more
than ten (10) minutes per subject. The Brown Act regulations do not allow action to be
taken on audience comments.
6. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning
permits are final unless a written appeal, stating the reasons for the appeal, is filed with
the City Clerk within ten (10) days of the date the decision was made. An interested
parry may appeal only if he or she appeared and stated his or her position during the
hearing on the decision from which the appeal is taken. There are no appealable items
on this agenda.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. Ukiah Municipal Airport Zoning Map Amendment and Establishment of
Planned Development Regulations. Planning Commission consideration and
possible recommendation to City Council for a Zoning Map Amendment to change
the zoning of the parcels located at the Ukiah Municipal Airport from Public Facilities
(PF) and Manufacturing (M) to Planned Development — Public Facilities (PD-PF) and
to establish Planned Development Regulations and a Planned Development Map for
the Ukiah Municipal Airport.
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 March 27, 2013
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Kevin Doble Judy Pruden, Chair
7 Linda Sanders
8 Mike Whetzel
9 Laura Christensen
10
11 STAFF PRESENT OTHERS PRESENT
12 Kim Jordan, Senior Planner Listed below, Respectively
13 Jennifer Faso, Associate 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 Vice Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary
19 Avenue, Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE - Everyone cited.
24
25 4. APPROVAL OF MINUTES —The minutes from the January 23, 2013 and February 27, 2013 are
26 included for review and approval.
27
28 M/S Sanders/Doble to approve the January 23, 2013 and February 27, 2013 minutes, as submitted.
29 Motion carried (4-0)with Chair Pruden absent.
30
31 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
32
33 6. APPEAL PROCESS—Vice Chair Whetzel read the appeal process. For matters at this meeting,
34 the final date to appeal is April 8, 2013.
35
36 7. SITE VISIT VERIFICATION - Confirmed by Commission.
37
38 8. VERIFICATION OF NOTICE - Confirmed by staff.
39
40 9. PUBLIC HEARING
41 9A. Pit Stop Use Permit Amendment and Outdoor Sales/Display, 777 South State Street, APN
42 003-050-47 (File No: 13-01-UP-PC). Planning commission consideration and possible action to
43 amend the current Use Permit allowing an oil change business to also include: 1) minor vehicle
44 maintenance; 2) sales of tires, wheels, rims and truck accessories; and 3) outdoor sales and
45 display at 777 South State Street.
46
47 Associate Planner Faso: Presented the staff report.
48
49 Commissioner Sanders:
50 • Related to parking spaces 4 and 5 there appears to be a conflict with information submitted by
51 the applicant received on March 6, 2013 and requested clarification whether the applicant intends
52 to conduct oil changes in these spaces or is this area to be kept clear of vehicles?
53 • Related to the site plan asked where the bike rack will be located of if a location has yet been
54 identified?
55
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 1
1 Staff:
2 • To clarify, spaces 4 and 5 will be kept free of vehicles and would not be used for oil changes or
3 parking.
4 The location for the bike rack has not been finalized. Condition of Approval 8 requires that prior
5 to issuance of the business license, the required bike rack must be installed.
6 • The Commission may have a suggestion or a preference where the bike rack should be located
7 or this can be discussed with the applicant.
8
9 Commissioner Christensen:
10 • Questioned the reason a bike rack is required for an oil change business?
11
12 Staff: Employees may want to bike to work and is a project requirement. The intent is to
13 encourage/promote walkability and bicycling whenever possible.
14
15 PUBLIC HEARING OPENED: 6:08 p.m.
16
17 PUBLIC HEARING CLOSED: 6:08 p.m.
18
19 Commissioner Sanders:
20 • Referred to Condition of Approval 12 as it relates to storage of tires and asked about the
21 procedure and how often the old/used/waste tires will be hauled away.
22
23 PUBLIC HEARING RE-OPENED: 6:10 p.m.
24
25 Justin Pryse, Business Owner and applicant:
26 • Recycling of the tires is done regularly and explained the procedure.
27 • Preference for the bike rack is in front of the fenced-in area to the north of the building and
28 showed the location on the site plan.
29
30 Commissioner Whetzel:
31 • Added the process of recycling old/used tires is heavily regulated by the State.
32
33 Commissioner poble:
34 • Commended the applicant on the building aesthetics and likes what has been done.
35
36 PUBLIC HEARING CLOSED: 6:12 p.m.
37
38 M/S Doble/Sanders to approve Pit Stop Use Permit Amendment to allow 1). Sale and installation of tire,
39 wheels and rims. 2). Minor auto maintenance and 3). Outdoor sales and display
40 File No: 13-01-UP-PC with Findings 1-7 and Conditions of Approval 1-22. Motion carried 4-0 with Chair
41 Pruden absent.
42
43 USE PERMIT FINDINGS TO ALLOW
44 AN AMENDMENT TO USE PERMIT 11-08-UP-PC TO ALLOW THE SALE AND INSTALLATION OF
45 TIRES, MINOR AUTO MAINTENANCE AND INSTALLATION OF CAR AND TRUCK ASSESSORICES
46 777 SOUTH STREET, APN 003-050-47
47 FILE NO: 13-01-UPA-PC
48
49 The following findings are supported by and based on information contained in this staff report, the
50 application materials and documentation, and the public record.
51
52 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
53 Plan as described in the staff report and Table 1.
54
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 2
1 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
2 Table 2 of the staff report.
3
4 3. The proposed project, as conditioned, is consistent with the purpose and applicable requirements
5 of the zoning district based on the following:
6 A. With an approved use permit amendment the proposed project is a permitted use within
7 the C-1 zoning designation.
8 B. The project meets the intent of this zoning district in that the automobile service business
9 will provide commercial opportunities along South State Street which is the primary North
10 - South transportation corridor within the City.
11 C. The proposed project meets the parking requirements of the zoning code in that the
12 project will provide eight (8)vehicle parking spaces and one bicycle rack.
13
14 4. The proposed project, as conditioned, is consistent with the Airport Compatibility requirements for
15 the B1 zone based on the following:
16 A. The automobile service business will be similar to a low intensity retail business in that
17 there will only be 3-4 employees on the site at a time and given that there are only three
18 auto lifts the number of vehicles and customers will also limited.
19 B. The anticipated number of people on the site is 10. This includes four employees and
20 customers. Based on the size of the lot (11,252 square feet) the maximum allowable
21 density is 15 people, as noted it is anticipated that there will be 10 people on the site,
22 therefore the proposed project is consistent with the required B1 density.
23 C. The open land requirement is intended to apply to the whole B1 zone. The footprint of the
24 building and the site configuration will not change as a result of this application, therefore
25 the open land available in the B1 zone will not change.
26
27 5. The proposed project, as conditioned, will not be detrimental to public health, safety and general
28 welfare based on the following:
29 A. Through the use permit the operational characteristics will be regulated. The project would
30 not be detrimental to the surrounding uses because draft conditions of approval have been
31 added that relate to the outside display area, site circulation and customer parking along with
32 the fact that the project would be required to adhere to all standard city requirements related
33 to business operations. This includes the City's noise ordinance.
34 B. The hours of operation would not change as a result of this use permit amendment (Open
35 Monday through Friday 8:00 am-6:00 pm and 9am to 3 pm on Saturday. Closed on Sunday).
36 These hours of operation are consistent with other businesses in the area and are typical
37 business hours; therefore when residential occupants are home in the evenings the business
38 would not be operating.
39 C. The project has been reviewed by the Fire Marshal, Police Department, Building Official, and
40 Public Works and any requirements have been includes as conditions of approval.
41 D. The project is required to comply with all federal, state and local laws including the City's
42 Noise Ordinance.
43 E. The project is consistent with the Airport Master Plan B1 compatibility zone requirements as
44 noted in Table 3.
45 F. The properties to the east are zoned Neighborhood Commercial and contain residential units;
46 however, the structures on the residential lots are not located directly behind the project site
47 and there is at least 20 feet between the Pit Stop building and the nearest residential unit.
48 This distance would create a buffer between the two uses. Furthermore there are no
49 openings along the rear elevation of the Pit Stop building. This creates a barrier for the
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 3
1 residential units located on Cherry Court and would provide visual screening, sound barrier
2 and privacy.
3 G. The project site is located within an existing commercial area and is surrounded mainly by
4 commercial uses.
5 H. The properties to the east are zoned Neighborhood Commercial and contain residential units
6 however the structures on the residential lots are not located directly behind the project site
7 and there is at least 20 feet between the Pit Stop building and the nearest residential unit.
8 This distance would create a buffer between the two uses. Furthermore there are no
9 openings along the rear elevation of the Pit Stop building. This creates sound barrier for the
10 residential units located on Cherry Court.
11 I. The proposed project will occupy a building which is currently used for auto related services.
12 If approved the project would expand the services provided however the expansion would not
13 require changes to the building.
14 J. The hours of operation would be consistent with other business in the area and is consistent
15 with the hours of operation of the previous business.
16 K. The City has not received any complaints related to Pit Stop Oil Change regarding their
17 current operating characteristics.
18
19 6. 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 based on the
24 following:
25
26 A. The total building square footage is 2,700 square feet.
27 B. The Fire Marshall has reviewed the tire disposal plan and condition of approval No. 6 A
28 and B has been added to address that.
29 C. The location is not environmentally sensitive and no drainage courses or bodies of water
30 (such as creeks or streams).
31 D. The site is developed with an existing building which already has utilities and services
32 available at the site and no expansion of the existing building footprint is proposed as part
33 of the project.
34
35 7. Notice of the proposed project was provided in the following manner as required by the Zoning
36 Ordinance:
37
38 A. posted in three places on the project site on March 15, 2013;
39 B. mailed to property owners within 300 feet of the project site on March 13, 2013; and
40 C. published in the Ukiah Daily Journal on March 17, 2013.
41
42 USE PERMIT CONDITIONS OF APPROVAL TO ALLOW AN AMENDMENT TO USE
43 PERMIT 11-08-UP-PC
44 777 SOUTH STATE STREET, APN 003-050-47
45 FILE NO: 13-01-UPA-PC
46
47 1. Approval is granted for an amendment to Use Permit 11-08-UP-PC. The amendment would allow
48 the sale and installation of tires, installation of car and truck accessories, minor automobile
49 maintenance and daily outside display in addition to the existing oil change business at 777 South
50 State Street. Approval is granted for this amendment as described in the project descriptions
51 dated January 22, 2013 and March 6, 2013 and shown on the plans submitted to the Community
52 Development and Planning Department, date stamped March 6, 2013, except as modified by the
53 following conditions of approval.
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 4
1
2 2. In addition to the services approved in Use Permit 11-08-UP-PC, this use permit amendment
3 allows the following additional services to be provided:
4
5 A. Tires services that include sale and installation of tires, wheels and rims.
6 B. Minor automobile maintenance such as to brakes, mufflers, shocks, alignments, and
7 rotors and similar services.
8 C. Installation of car and truck accessories such as truck toolboxes, lights, steps, mud flaps
9 and floor mats and similar items.
10
11 3. Major automobile repairs such as painting services, towing, collision repair and similar are
12 prohibited.
13
14 4. Outside storage is prohibited.
15
16 5. Vehicles that are waiting for service shall be turned off; there shall be no idling of engines.
17
18 6. All conditions of approval from Use Permit 11-08-UP-PC remain in effect unless modified by this
19 amendment.
20
21 7. Prior to commencement of the services allowed by this amendment and issuance of a business
22 license, a revised site plan showing the following shall be submitted to Planning Staff for review
23 and approval.
24
25 A. Location of required bike rack and specifications of proposed bike rack. Inverted "u"
26 preferred.
27 B. Location of Painting of"No Parking"on parking spaces 4 &5.
28
29 8. Prior to commencement of the services allowed by this amendment or issuance of a business
30 license, the following shall be completed and are subject to staff approval:
31
32 A. The required bike rack shall be installed as required in 6 and 7. Inverted "U "style rack is
33 preferred.
34 B. Application for and approval of sign permit for the four existing wall signs from the
35 Planning and Community Development Department.
36 C. "No Parking" shall be painted on the pavement within the parking spaces labeled as 4
37 and 5 as required in 6B.
38
39 9. Items shall only be displayed outside in the area labeled "Display Area" as shown on the site plan
40 date stamped March 6, 2013. Items to be displayed shall be removed from the display area and
41 placed inside at the end of each business day. Display items shall only include items that are
42 offered for sale by this business. Items shall not be located within the public right-of-way and the
43 display area shall be maintained in a neat and orderly manner.
44
45 10. The existing landscaping shall be properly maintained.
46
47 From the Buildinq Official (David Willouqhbv 467-5718)
48
49 11. If the racking is greater than 5'8" then a building permit is required. Provide 3 sets of plans
50 designed by a California licensed Architect or Engineer. If new electrical work is required for
51 lighting or new equipment then an electrical permit is also required.
52
53 From the Fire Marshall (Chuck Yates 463-6264)
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 5
1 12. The California Fire Code requires that tires must be located at least 50 feet from the lot lines and
2 buildings (CFC 2505.4). There is not sufficient area to comply with this code section.
3
4 A. An exception to the code may be permitted if storage of used/waste tires is ONLY
5 allowed in a waste trailer as requested. This exemption will include no storage outside
6 the trailer, nor storage in this area of any other items. This trailer and the fenced area
7 shall be locked when the occupancy is closed.
8 B. If this requirement is not followed, CFC 2505.4 will be enforced and tires sales will be
9 permanently removed and the use permit will be revoked.
10
11 Standard Citv Conditions of Approval
12
13 13. This approval is not effective until the 10 day appeal period applicable to this Use Permit has
14 expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the
15 outcome of the appeal and shall be revised as necessary to comply with any modifications,
16 conditions, or requirements that were imposed as part of the appeal.
17
18 14. Business operations shall not commence until all permits required for the approved use,
19 including but not limited to business license, tenant improvement building permit, have been
20 applied for and issued/finaled.
21
22 15. No permit or entitlement shall be deemed effective unless and until all fees and charges
23 applicable to this application and these conditions of approval have been paid in full.
24
25 16. The property owner shall obtain and maintain any permit or approval required by law,
26 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
27 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
28 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
29 Permit is approved and issued.
30
31 17. In addition to any other condition imposed, any construction shall comply with all
32 building, fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in
33 effect at the time the Building Permit is approved and issued.
34
35 18. A copy of all conditions of this Use Permit Amendment shall be provided to and be binding upon
36 any future purchaser, tenant, or other party of interest.
37
38 19. All conditions of approval that do not contain specific completion periods shall be completed prior
39 to commencement of services allowed by this use permit amendment.
40
41 20. This Use Permit may be revoked through the City's revocation process if the approved project
42 related to this Permit is not being conducted in compliance with these stipulations and conditions
43 of approval; or if the project is not established within two years of the effective date of this
44 approval; or if the established use for which the permit was granted has ceased or has been
45 suspended for 24 consecutive months.
46
47 21. This approval is contingent upon agreement of the applicant and property owner and their agents,
48 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
49 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
50 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
51 aside, void or annul the approval of this application. This indemnification shall include, but not be
52 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
53 by any person or entity, including the applicant, arising out of or in connection with the City's
54 action on this application, whether or not there is concurrent passive or active negligence on the
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 6
1 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
2 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
3 remain in full force and effect.
4
5 9B. Hospice Thrift Store Use Permit, 401 South State Street, APN 002-269-05
6 (File No: 13-06-UP-PC). Planning Commission consideration and possible action on a Use Permit
7 to allow a thrift store to operate at 401 South State Street.
8
9 Associate Planner Faso: Presented the staff report.
10
11 Commissioner poble:
12 • What is the location of the striped parking spaces required for the Project?
13 Staff:
14 • The site plan indicates parking is available in the rear of the site. The site allows for five spaces
15 that have not yet been configured for striping purposes.
16 Commissioner Sanders:
17 • The site is located within the boundaries of the DZC where landscaping is encouraged and as
18 such, questions why landscaping is not required for the Project. The site offers two opportunities
19 to provide landscaping in the front of the building and in the planter area.
20 • Is of the opinion landscaping would be appropriate for aesthetic purposes since the building is
21 located on State Street.
22 Staff:
23 • The DZC does not require landscaping.
24 • If the applicant is not proposing any changes to the parking lot itself, no landscaping is required.
25 • The Commission can require landscaping as a condition of approval provided there is an
26 expressed interest and the appropriate rationale given.
27 • Historically, landscaping has not been required for projects of this scale that do not propose any
28 modifications to the site or building.
29 Commissioner Christensen:
30 • Hospice is a great organization.
31 • Hospice serves our community very well.
32 • Is pleased to see Hospice will be operating at the proposed location on State Street.
33 • Agrees while landscaping would improve the site aesthetically, is of the opinion it should not be
34 required if landscaping is not a standard requirement for this project.
35 • Hospice is a charitable organization that is trying to raise funds for a very great cause and should
36 not have to go to the expense of having to provide landscaping.
37 • Volunteers might be willing to put in some landscaping.
38 Commissioner poble:
39 • The applicant may be able to address the landscaping and whether or not it might be possible to
40 provide for some landscaping on the site.
41 PUBLIC HEARING OPENED: 6:21 p.m.
42
43 Dr. Robert Werra, applicant:
44 • Is dedicated and highly supports the Hospice organization that provides a wonderFul and very
45 valuable service to our community.
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 7
1 • Provided historical information about how and why Hospice originated in England some 50 years
2 ago and eventually became very popular in the United States.
3 • Explained in more detail the service Hospice provides to communities and how Hospice
4 organizations function.
5 • The proceeds from the sale of new and used clothing, linens, household goods, jewelry,
6 electronics, books, furniture and miscellaneous items are the primary support of the present
7 volunteer hospice and palliative care services provided to Ukiah citizens.
8 • Is pleased and excited to present the proposed project to the community and emphasized the
9 importance of the Hospice Thrift and Gift Shop that provides funding so the organization can
10 continue to function and best assisUserve the needs of the community.
11 • Explained Hospice in Willits operates differently than Ukiah Hospice in that the Willits
12 organization is affiliated and is financially dependent on Medicare while Ukiah is not since it is
13 supported by volunteers, donations and the thrift store.
14 • Related to landscaping, at this time would not like to further encumber the organization financially
15 since it just moved into the new building and it was costly to go through the Use Permit process.
16 Also, the irrigation system for the landscaping is no longer operable since the lines are broken.
17 Has spoken to the property owner who does not want to repair it because of past problems with
18 the public tampering with it and using it to fill water bottles. It may be that once Hospice is
19 operational that landscaping may be an option for consideration.
20 Commissioner Sanders:
21 • It appears providing landscaping at this time is not feasible and withdrew her request in this
22 regard.
23 Elizabeth Sanders:
24 • Is a residential care provider for senior citizens and seniors with disabilities/handicaps and
25 understands the importance of having Hospice in the community.
26 • Highly supports approval of the Project.
27 John McCowen:
28 • Strongly supports approval of the Project and emphasized the valuable service Hospice provides
29 to the citizens of this community and all communities.
30 Jan Freeman:
31 • Related to the thrift and gift shop, tourists like a little bit of'funk' and is of the opinion the Hospice
32 Thrift and Gift store will be a real attraction for people coming through Ukiah who want to stop
33 and shop at the thrift store.
34 Dr. Robert Werra:
35 • Is interested in adding another component of Ukiah Hospice for an Alzheimer's Caregiver support
36 service to assist persons and their families suffering from Alzheimer's.
37 • Is hopeful the Hospice Thrift and Gift shop at its new location will thrive in its continuing effort to
38 help serve the community.
39 PUBLIC HEARING CLOSED: 6:44 p.m.
40
41 M/S Sanders/Christensen to approve Hospice Thrift Store Use Permit, File No: 13-06-UP-PC with
42 Findings 1-8 and Conditions of Approval 1-5. Motion carried 4-0 with Chair Pruden absent.
43
44 Commissioner Whetzel: There is likely a few landscaping persons who would be more than willing to
45 donate some time and provide for some landscaping.
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 8
1
2 USE PERMIT FINDINGS TO ALLOW
3 HOSPICE OF UKIAH
4 TO OPERATE A THRIFT STORE AT
5 401 SOUTH STATE STREET, APN 002-269-05
6 FILE NO: 13-06-UP-PC
7
8 The following findings are supported by and based on information contained in this staff report, the
9 application materials and documentation, and the public record.
10
11 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
12 Plan as described in the staff report and Table 1.
13
14 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
15 Table 2 of the staff report.
16
17 3. The proposed project, as conditioned, is consistent with the purpose and applicable requirements
18 of the Downtown Zoning Code based on the following:
19
20 A. With an approved use permit the proposed project is a permitted use within the UC
21 zoning designation.
22 B. The project meets the intent of this zoning district in that the thrift store business will
23 provide commercial opportunities within Ukiah's Downtown.
24 C. The proposed project site is located within the boundaries of the Downtown Parking
25 Improvement District therefore off street parking is not required.
26
27 4. The proposed project, as conditioned, is consistent with the Airport Compatibility requirements for
28 the B2 zone based on the following:
29
30 A. The proposed project would be a retail store for the Hospice Thrift and Gift. This use is
31 consistent with low intensity retail uses which are allowed in the B2 zone.
32 B. The In-Fill policy allows 90 people per acre for non-residential uses therefore given that
33 the site is .35 of an acre the maximum density cannot exceed 31 people (.35 acre site X
34 90 people/acre). The applicant has indicated that the proposed thrift shop would have
35 approximately three employees on a daily basis and it is not anticipated that there would
36 be more than 31 customers in the store at any one time.
37 C. The size of the parcel is 15,100 square feet (.35 acre). The proposed footprint of the
38 building is 8,000 square this leaves 53 % of open space for this specific parcel. Within
39 the 62 zone the 30% open land criteria is only a recommendation not a requirement.
40 Furthermore the In-Fill policy allows new development that is similar in intensity to that
41 of surrounding already existing uses. Based on a field survey it is staff's opinion that
42 that the proposed project is similar to other existing development in the 62 zone.
43
44 5. The proposed project, as conditioned, will not be detrimental to public health, safety and general
45 welfare based on the following:
46
47 A. Through the use permit the operational characteristics will be regulated, therefore the
48 project would not be detrimental to the surrounding uses.
49 B. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
50 and Public Works and any review comments from these departments have been included
51 as conditions of approval.
52 C. The project is required to comply with all federal, state and local laws.
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 9
1 D. The project is consistent with the Airport Master Plan B2 compatibility zone requirements
2 as noted in Table 3.
3
4 6. The project approved with conditions is compatible with surrounding uses based on the
5 following:
6 A. The project site is located within an existing commercial area and is surrounded mainly
7 by commercial uses.
8 B. The proposed project would occupy a building which has been vacant for several years.
9 Occupancy of this building would bring new business/foot traffic to the downtown area.
10 C. The location has in the past been used for retail uses.
11 D. The hours of operation would be consistent with other business in the area and is
12 consistent with the hours of operation of the previous business.
13 E. Drop off of donations shall not be permitted after business hours. Draft condition of
14 approval 5 has been added that requires Hospice to install signs that clearly notes that
15 donations shall not be left outside after business hours.
16 F. Outside storage or display of items would not be allowed. Draft condition of approval has
17 been added 2B.
18
19 7. 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 based on the
24 following:
25
26 A. The total building square footage is 8,000 square feet.
27 B. The project does not involve the use of hazardous materials.
28 C. The location is not environmentally sensitive and no drainage courses or bodies of water
29 (such as creeks or streams).
30 D. The site is developed with an existing building and parking lot, utilities and services
31 already are available at the site and no expansion of the existing building footprint is
32 proposed as part of the project.
33
34 8. Notice of the proposed project was provided in the following manner as required by the Zoning
35 Ordinance:
36
37 A. posted in three places on the project site on March 15, 2013;
38 B. mailed to property owners within 300 feet of the project site on March 13, 2013; and
39 C. published in the Ukiah Daily Journal on March 17, 2013.
40 USE PERMIT CONDITIONS TO ALLOW
41 HOSPICE OF UKIAH
42 TO OPERATE A THRIFT STORE AT
43 401 SOUTH STATE STREET, APN 002-269-05
44 FILE NO: 13-06-UP-PC
45
46 1. Approval is granted for operation of Hospice Thrift and Gift at 401 South State Street APN, 002-
47 269-05 as described in the project descriptions dated March 11, 2013 and shown on the plans
48 submitted to the Community Development and Planning Department, date stamped March 13,
49 2013, except as modified by the following conditions of approval.
50
51 2. The use permit is granted subject to the following operating characteristics:
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 10
1 A. Days and hours of operation would be 9:00 am to 9:00 pm Monday thru Friday and 10:00
2 to 6:00 on Saturday and Sunday.
3 B. Donations shall be accepted Monday thru Friday 10:00 am to 5:00 pm and 10:00 am to
4 4:00 Saturday and Sunday.
5 C. There shall be no outside display or storage of items.
6
7 3. Prior to issuance of a business license, a revised site plan showing the following shall be
8 submitted to Planning Staff for review and approval.
9 A. Location of required bike rack and specifications of proposed bike rack. Inverted "u"
10 preferred.
11 B. Location and detail of required signs to be installed front and back of site. The signs shall
12 instruct customers not to leave donations after hours and shall be in both English and
13 Spanish.
14 C. Details for parking lot showing parking spaces striped.
15 4. Prior issuance of a business license, the following shall be completed and are subject to staff
16 approval:
17
18 A. The required bike rack shall be installed as required in 3. Inverted "U "style rack is
19 preferred.
20 B. Installation of signs required in 3B.
21 C. Completion of parking lot striping as required in 3C.
22
23 5. Signs require application of and approval of a sign permit prior to installation of signs.
24
25 6. Prior to issuance of business license and subject to staff review and approval a sign shall be
26 installed at the rear of the building that says that donations are not accepted after close of
27 business and that donation items shall not be left after close of business.
28
29 Standard Citv Conditions of Approval
30
31 7. This approval is not effective until the 10 day appeal period applicable to this Use Permit has
32 expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the
33 outcome of the appeal and shall be revised as necessary to comply with any modifications,
34 conditions, or requirements that were imposed as part of the appeal.
35 8. Business operations shall not commence until all permits required for the approved use,
36 including but not limited to business license, tenant improvement building permit, have been
37 applied for and issued/finaled.
38
39 9. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable
40 to this application and these conditions of approval have been paid in full.
41
42 10. The property owner shall obtain and maintain any permit or approval required by law,
43 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
44 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
45 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
46 Permit is approved and issued.
47
48 11. In addition to any other condition imposed, any construction shall comply with all building, fire,
49 electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect at the
50 time the Building Permit is approved and issued.
51
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 11
1 12. A copy of all conditions of this Use Permit Amendment shall be provided to and be binding upon
2 any future purchaser, tenant, or other party of interest.
3
4 13. All conditions of approval that do not contain specific completion periods shall be completed prior
5 to commencement of services allowed by this use permit amendment.
6
7 14. This Use Permit may be revoked through the City's revocation process if the approved project
8 related to this Permit is not being conducted in compliance with these stipulations and conditions
9 of approval; or if the project is not established within two years of the effective date of this
10 approval; or if the established use for which the permit was granted has ceased or has been
11 suspended for 24 consecutive months.
12
13 15. This approval is contingent upon agreement of the applicant and property owner and their agents,
14 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
15 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
16 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
17 aside, void or annul the approval of this application. This indemnification shall include, but not be
18 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
19 by any person or entity, including the applicant, arising out of or in connection with the City's
20 action on this application, whether or not there is concurrent passive or active negligence on the
21 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
22 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
23 remain in full force and effect.
24 11. PLANNING DIRECTOR'S REPORT
25 Senior Planner Jordan:
26 • Provided an update on the Costco EIR.
27 • There will be a Planning Commission meeting on April 10 for review of rezoning the Ukiah
28 Municipal Airport to a Planned Development(PD).
29 • A Planning Commission meeting is also scheduled for April 24 for review of the Greenhouse Gas
30 Emissions Workshop and Climate Action Plan Workshop.
31
32 12. PLANNING COMMISSIONERS' REPORT
33
34 13. ADJOURNMENT
35 There being no further business, the meeting adjourned at 7:02 p.m.
36
37
38 Cathy Elawadly, Recording Secretary
39
40
41
42
43
44
45
46
47
48
MINUTES OF THE PLANNING COMMISSION March 27, 2013
Page 12
1 ' ITEM NO. 9A
2
Community Development and Planning Department
�Zty � ukah 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
3
4 DATE: April 10, 2013
5
6 TO: Planning Commission
7
8 FROM: Kim Jordan, Senior Planner
9
10 SUBJECT: Ukiah Municipal Airport Zoning Map Amendment and Establishment of Planned
11 Development (PD) Regulations and Planning Areas Map
12 Ukiah Municipal Airport, South State Street
13
14
15 RECOMMENDATION
16
17 Staff recommends the Planning Commission review the proposed rezoning of the parcels
18 located at the Ukiah Municipal Airport from Public Facilities and Manufacturing to Planned
19 Development and establishment of Planned Development Regulations and a Planned
20 Development Planning Areas Map and make a recommendation to City Council to:
21
22 ■ Amend the zoning map by rezoning the parcels that comprise the Ukiah Municipal
23 Airport from Public Facilities (PF) to Planned Development— Public Facilities (PD-PF);
24 and
25 ■ Approve the associated Planned Development Regulations and Planned Development
26 Planning Areas Map (attachments 1 and 2).
27
28 BACKGROUND
29
3o In April 2004, the City Council adopted the Ukiah Municipal Airport Building Area and Land Use
31 Plan Development Guidelines (Guidelines) and associated Negative Declaration (see
32 attachment 7). The intent of the Guidelines was to further define Chapters 6 and 7 of the Ukiah
33 Municipal Airport Master Plan (Master Plan) by establishing land use guidelines, development
34 standards and allowed and permitted land uses that were specific to the Ukiah Municipal Airport
35 ("Airport").
36
37 In working with the Guidelines, Planning Department staff identified inconsistencies between the
38 Guidelines and the Public Facilities (PF) zoning designation of the Airport. The PF zoning
39 district identifies the development standards and allowed and permitted uses applicable to all
40 properties in the city zoned PF (attachment 3). Staff also identified inconsistencies with the
41 Guidelines and the Administration and Procedures section of the zoning ordinance. This makes
42 implementation and enforcement of the Guidelines difficult since when a guideline is
43 inconsistent with an ordinance, the ordinance prevails (overriding the guideline).
Ukiah Municipal Airport
Zoning Map Amendment and
Establishment of PD Regulations and Planning Areas Map
April 10,2013 Planning Commission Staff Report
1
1
2 Staff discussed these issues and inconsistencies with the Airport Commission. After discussing
3 the issues, the Airport Commission undertook a public workshop process to revise the
4 Guidelines to create development standards and land uses consistent with the unique
5 characteristics and needs of the Airport. In 2011, the Airport Commission approved a revised
6 document and directed that the preference was to create a document that was enforceable and
7 implementable in order to ensure that the development of the Airport occurred in manner
8 consistent with the development standards, land uses, and procedures included in the
9 document prepared by the Airport Commission. In 2011, the Planning Commission reviewed
10 the document prepared by the Airport Commission and recommended approval of the document
11 with minor revisions (attachment 4) and deferred to Planning staff and the Airport Commission
12 as to the form the document should take (guidelines versus ordinance).
13
14 On April 2, 2013, the Airport Commission reviewed the proposed Ukiah Municipal Airport
15 Planned Development Regulations and associated Planned Development Planning Areas Map.
16 At this meeting, the Airport Commission directed staff to revise the regulations to require Airport
17 Commission review and recommendation to the Airport Manager for Determinations of
18 Appropriate Use (attachment 1, page 24, section 12). A Determination of Appropriate Use
19 allows a use that is not listed as an allowed, permitted, or prohibited use in the use tables to be
20 considered as a use that could be allowed or permitted at the Airport. The purpose of this
21 change was to: provide an opportunity for the Airport Commission to review the requested use
22 and make a recommendation to the Airport Manager; provide a public forum for consideration of
23 the use (Airport Commission meeting); and to make the decision more transparent and available
24 to the public in order to provide a more realistic opportunity for an appeal of the decision on the
25 Determination of Appropriate Use. No other changes were made to the document.
26
27 PROJECT DESCRIPTION
28
29 Based on the direction provided by the Airport Commission, staff is recommending that the
3o parcels located at the Ukiah Municipal Airport be rezoned to Planned Development (PD) from
31 Public Facilities (PF) and Manufacturing (M). Since the Planned Development zoning
32 designation functions as an overlay district, the actual zoning of the Airport would be amended
33 to Planned Development — Public Facilities (PD-PF). The parcels affected are included in
34 attachment 5 (highlighted) and attachment 6 (as Exhibit 1).
35
36 The advantage of the PD zoning designation is that it allows for a variety of districts with
37 different development standards and uses within a single PD zoning district. This appeared to
38 be the best approach for the proposed regulations since the document divides the Airport into
39 six planning areas and also includes several planning subareas. As part of establishing a PD,
4o regulations specific to the PD are prepared as well as a Precise Development Plan. Since no
41 development is proposed as part of this rezoning, a Planned Development Planning Areas Map
42 has been prepared in place of the Precise Development Plan.
43
44 The document prepared by the Airport Commission has been converted to the required PD
45 zoning regulations which establish the: allowed, permitted, and prohibited uses; development
46 standards; and process for development at the Airport (see attachments 1 and 2). Staff has
47 made minor revisions to the document prepared by the Airport Commission and approved by
48 the Planning Commission in order to create the PD regulations. No changes to the document
49 were made that affect the uses, development standards or process. In addition, staff has
Ukiah Municipal Airport
Zoning Map Amendment and
Establishment of PD Regulations and Planning Areas Map
April 10,2013 Planning Commission Staff Report
2
1 revised the PD regulations to require Airport Commission review and recommendation to the
2 Airport Manager for all Determinations of Appropriate Use (attachment 1, page 24, section 12).
3
4 STAFF ANALYSIS
5
6 General Plan. All of the parcels located at the Airport have a Public (P) general plan land use
7 designation with the exception of the parcel located at the southwest corner of Hastings
8 Road/Airport Road. This parcel has an Industrial (I) general plan designation. The P and I land
9 uses are described below:
10
11 ■ Public (P): Includes land owned by public agencies (i.e. City, County, schools, special
12 districts, and public utilities). Examples include public facilities, utility installations, school
13 facilities, administrative and medical facilities, civic uses, cemeteries, and conservation
14 areas.
15
16 ■ Industrial (I): Includes lands where manufacturing and major employment uses may
17 occur. Examples include public facilities, processing and manufacturing, and fabrication
18 and assembly, office parks, mixed commercial, office and industrial sites.
19
20 The rezoning to Planned Development (PD) — Public Facilities (PF) is consistent with the above
21 land use designations based on the following:
22
23 ■ Public (P): Most of the parcels located at the Airport are owned by the City (a few
24 hangars are owner by others). The Airport is considered a public facility. The zoning
25 further defines the uses allowed by the general plan. The PF zoning district identifies
26 airports and aviation-related uses and functions as allowed uses. The proposed
27 amendment would create a PF combining district which would combine the PF zoning
28 district with Airport PD.
29
30 ■ Industrial (I): Public facilities are identified as an example of an I use. The Airport is a
31 public facility. The zoning of the parcel is Manufacturing (M). This zoning designation
32 was adopted after the establishment of the Airport and does not include "airport" or
33 "aviation-related uses and functions" as allowed or permitted uses. The rezoning to PF-
34 PD would make the use more consistent with the general plan since public facilities are
35 intended as an I land use and the Airport PD is a PF combining district.
36
37
38 Zoning Ordinance. All of the parcels located at the Airport are zoned Public Facilities (PF) with
39 the exception of the parcel located at the southwest corner of Hastings Road/Airport Road. This
40 parcel has a Manufacturing (M) zoning designation (attachment 3). The PF and M zoning
41 districts are described below:
42
43 ■ Public Facility (PF): Intended for properties used for public or quasi-public purposes or
44 for specified public utility purposes and to provide business opportunities on large public-
45 serving land uses such as the airport. The PF Zone is consistent with the P land use
46 designation of the general plan. The PF zoning regulations (uses and development
47 standards) apply to all properties with this zoning designation regardless of the specific
48 use.
49
Ukiah Municipal Airport
Zoning Map Amendment and
Establishment of PD Regulations and Planning Areas Map
April 10,2013 Planning Commission Staff Report
3
1 ■ Manufacturing (M): The purpose of this district is to implement the general plan policies
2 for industrial areas. Unlike other zoning districts, no additional direction is provided
3 related to the purpose of this zoning district.
4
5 Below is a summary of the allowed and permitted uses in the PF and M zoning districts:
6
Public Facilities PF Manufacturin M
AllOwed Uses Airport and aviation-related uses/functions Wholesale and storage establishments, light
(n0 uSe permit Civic centers and heavy industrial and manufacturing uses
required) Fairgrounds which have not appreciable offensive or
Parks and recreation areas and facilities objectionable noise,odor,dust,or nuisance
Public gardens factor(such as service stations,auto
Public schools wrecking, building materials yards,feed and
Public utility facilities and uses fuel yards,junk yards, lumber yards)
Permitted Uses Community concerts,farmers markets,flea Industrial, manufacturing or storage uses
(use permit markets which may be objectionable by reason of
reqUired) Corporation yards production of smoke, noise,dust,vibration,
Light manufacturing and industrial uses bright light,etc.
Minor food service unrelated to primary use Recreational uses
Public cemeteries Hotels, motels, mobile home parks
Public transportation facilities Retail stores,offices,service establishments
Refuse disposal/recycling areas
Storage facilities and bulk fuel storage
7
8
9 Many of the allowed and permitted uses identified above are inappropriate for and inconsistent
10 with safety and security concerns associated with the Airport. In order to provide uses that are
11 more appropriate for the Airport, the Airport Commission identified aviation-related and aviation
12 support uses based on the Guidelines adopted by City Council to develop the use tables
13 included in the proposed PD regulations (attachment 1, pages 9-14).
14
15 PD regulations and a Planning Areas Map have been prepared. The PD regulations become
16 the zoning regulations for the PD. The Planning Areas Map identifies the location of the
17 planning areas and subareas included in the PD.
18
19 The PD regulations were prepared as described above (Background, Project Description). The
2o PD Planning Areas Map is a revised version of the Guidelines Planning Areas Map approved by
21 the City Council. The Planning Areas Map includes one new planning area Westside Mixed
22 South/Central (attachment 1, pages 12-14).
23
24 ENVIRONMENTAL REVIEW
25
26 The proposed amendments are exempt from the provisions of the California Environmental
27 Quality Act (CEQA) pursuant to section 15061(b)(3) which states that CEQA applies only to
28 projects which have the potential for causing a significant effect on the environment and the
29 Negative Declaration prepared for the Ukiah Municipal Airport Building and Land Area and Land
30 Use Development Guidelines adopted by the City Council on April 7, 2004.
31
Ukiah Municipal Airport
Zoning Map Amendment and
Establishment of PD Regulations and Planning Areas Map
April 10,2013 Planning Commission Staff Report
4
1 The proposed zoning map amendment and establishment of the PD regulations and PD map
2 would not have a significant effect on the environment based on the following:
3
4 ■ No development is proposed as part of this zoning map amendment and establishment
5 of PD regulations and Precise Development Plan.
6 ■ Proposed development is subject to the regulations included in the PD regulations which
7 include allowed, permitted, and prohibited uses, and development standards unique to
8 the planning areas and subareas included in the PD.
9 ■ Proposed development is subject to the compatibility requirements established in the
10 Ukiah Municipal Airport Master Plan which regulate density, open land area, prohibited
11 uses, normally acceptable uses, not normally acceptable uses, and other development
12 conditions. All development at the Airport is required to comply with these requirements.
13 ■ The proposed PD regulations revise and convert the previously adopted Guidelines to
14 PD regulations.
15 ■ Airports and aviation-related uses and functions are allowed land uses in the PF zoning
16 district and the Guidelines. The PF zoning district and the Guidelines, as well as the
17 associated environmental review, considered these uses and their effects prior to their
18 approval.
19
20 The negative declaration (ND) adopted for the Ukiah Municipal Airport Building and Land Area
21 and Land Use Development Guidelines remains relevant and adequate for the proposed zoning
22 map amendment and establishment of the PD regulation based on the following (see
23 attachment 7):
24
25 ■ No appreciable increase in air traffic at the Airport has occurred since the adoption of the
26 negative declaration; therefore, the conditions at the Airport evaluated as part of the ND
27 have not changed.
28 ■ No new residential development has occurred in the area around the airport; therefore,
29 the setting has not changed in relationship to sensitive receptors.
30 ■ New commercial development in proximity to the Airport has occurred since the adoption
31 of the ND. Any impacts identified related to the proximity of these projects to the Airport
32 was addressed as part of the environmental review for the individual project.
33
34 PUBLIC NOTICE
35
36 Notice of the proposed amendment to the zoning map and the establishment of the Airport PD
37 was provided in the following manner:
38
39 ■ mailed to owners of property located at the Ukiah Municipal Airport and within 300 of the
4o Airport boundaries on March 28, 2013;
41 ■ mailed to tenants at the Ukiah Municipal Airport on March 28, 2013;
42 ■ published in the Ukiah Daily Journal on March 31, 2013; and
43 ■ posted in three places at the Ukiah Municipal Airport on March 28, 2013.
44
45
46 As of the writing of this staff report, no correspondence has been received in response to the
47 public notice.
48
49
Ukiah Municipal Airport
Zoning Map Amendment and
Establishment of PD Regulations and Planning Areas Map
April 10,2013 Planning Commission Staff Report
5
1 FINDINGS
2
3 Pursuant to Zoning Ordinance Section 9265: Zoning Text Amendments/Rezoning, City Council
4 is required to make findings supporting their action when advised to do so by the City Attorney.
5 Based on the direction provided by the Planning Commission, staff will draft findings if needed
6 prior to City Council review of the proposed rezoning.
7
8 NEXT STEPS
9
10 Should the Planning Commission make a recommendation to the City Council at the April 10,
11 2013 meeting, the proposed amendment to the zoning map to establish the Ukiah Municipal
12 Airport Planned Development and associated PD Regulations and Previse Development Plan
13 could be considered by the City Council for introduction at the May 1, 2013 regular meeting.
14 Should the City Council introduce the ordinance at the May 1 St meeting, the ordinance could be
15 adopted at the May 15th meeting. The ordinance would become effective 30 days after
16 adoption.
17
18 CONCLUSION
19
20 The proposed rezoning to Planned Development and associated PD regulations and Planning
21 Areas Map would create a zoning district that addresses the unique characteristics and needs of
22 the Airport, including safety and security concerns. The proposed PD regulations remove the
23 inconsistencies that exist between the PF zoning district and the Guidelines by creating
24 enforceable and implementable requirements that are specific to and appropriate for the Airport.
25
26 Therefore, staff requests Planning Commission make a recommendation to City Council to
27 approve the zoning map amendment and PD regulations and Planning Areas Map.
28
29
30 ATTACHMENTS
31
32 1. Planned Development Zoning Regulations
33 2. Planning Areas Map
34 3. Zoning Ordinance Article 15: Public Facilities and Article 9: Manufacturing
35 4. Planning Commission Meeting Excerpts
36 5. Assessor's Parcel Maps with Affected Parcels Highlighted
37 6. Draft City Council Ordinance with Exhibit 1
38 7. Ukiah Municipal Airport Building and Land Area and Land Use Development Guidelines
39 and Negative Declaration
40
41
42
43
Ukiah Municipal Airport
Zoning Map Amendment and
Establishment of PD Regulations and Planning Areas Map
April 10,2013 Planning Commission Staff Report
6
1 ATTAC H M E N T 1
2
3 Ukiah Municipal Airport Planned Development
4 Zoning District Regulations
5
6 Section 1
7 Purpose and Intent: The purpose of the Ukiah Municipal Airport ("Airport") Planned
8 Development is to further define Chapter 6: Building Area Development and Chapter 7: Land Use and
9 Environmental Issues of the Ukiah Municipal Airport Master Plan ("Master Plan") by establishing
10 development requirements and allowed, permitted and prohibited land uses. This intent of this is to
11 provide direction for the future public and private development or redevelopment of land located at the
12 Airport in a manner that is consistent with the Master Plan and ensures future land uses will complement
13 Airport functions and related commercial services.
14
15 Section 2
16 Zoning Map Amendment and Planned Development Regulations: Ordinance formally
17 amended the Zoning Map for the City of Ukiah by rezoning the Airport parcels identified in Exhibit
18 and zoned Public Facilities (PF) and Manufacturing (M) to Public Facilities - Planned Development (PD-
19 PF) and establishes the zoning requirements for the Ukiah Municipal Airport Planned Development . The
20 purpose of the rezoning to PF-PD is to: develop zoning regulations that are specific to the Airport;
21 convert the applicable requirements of the Ukiah Municipal Airport Building Area and Land Use
22 Development Plan Guidelines to zoning requirements; create zoning requirements that address the
23 unique circumstances and needs of the Airport; and provide specific direction for the future development
24 or redevelopment of the Airport in a manner that is consistent with the Ukiah Municipal Airport Master
25 Plan, and ensure that future uses will complement Airport functions and related commercial services.
26
27 Section 3
28 Planned Development Map and Planning Areas: The Ukiah Municipal Airport Planned
29 Development map identifies the location of each of the six planning areas and associated subareas
30 within the boundaries of the Airport PD. The Planned Development Map divides the Airport lands
31 adjacent to the runway into six (6) planning areas defined by the existing and preferred land uses and
32 their potential to accommodate specific types of development. The six (6) planning areas established by
33 the PD are Eastside North, Eastside South, Westside North, Westside Central, Westside South,
34 Westside Mixed South/Central planning areas as shown on Exhibit _ of this document. The Eastside
35 North and Eastside South areas are further divided into subareas. The characteristics and purpose of
36 each planning area and subarea, if applicable, established for the Airport PD are as described below and
37 shown on the Planned Development Map Exhibit
Draft Ukiah Municipal Airport
Rezoning to Planned Development
Planning Commission Review
Public Hearing April 10,2013
1
1 The Airport Planned Development map also identifies the boundaries of the Airport, the location
2 of the runway center line, building restriction line (BRL), and aircraft parking limits (APL), as well as the
3 location of development adjacent to the boundaries of the Airport.
4
5 Section 4
6 Enterprise Fund: The Airport is an officially designated Enterprise Fund. As such, all land uses
7 and development projects must enhance Airport revenues or provide services considered integral to
8 Airport operations.
9
10 Section 5
11 Airport Uses: Airport Uses are comprised to two general categories of uses, Aviation Related
12 Uses and Airport Support Uses as further defined below.
13
14 Aviation Related Uses: Aviation related uses consist of City-operated and maintained uses
15 considered essential to Airport operations, including but not limited to hangars, fueling services,
16 staff facilities, equipment storage areas, and aircraft tie-down aprons. Other aviation related uses
17 consist of privately operated businesses known as Fixed Base operators (FBOs) that require
18 proximity to runways, taxiways, fueling services, and airport services. These include
19 manufacturers of aircraft or aircraft parts and businesses that provide flight instruction or
20 maintain, repair, rent, or charter aircraft. They also include FBOs, such as electronics or machine
21 shops, where all the aircraft-related goods and services make up only a percentage of the overall
22 goods and services, and businesses that prefer to locate at the airport for the convenience of
23 operation, such as manufacturers or distributors who use both air and ground transportation.
24
25 Aviation Support Uses: Airport support uses are uses that are supportive of, but not essential
26 to, the operation of the Airport and are typically found in or near airport terminals. These uses
27 include but are not limited to vehicle rental agencies, restaurants, travel ticketing offices, and
28 other services that would be useful and beneficial to persons that work at or visit the Airport.
29
30 Section 6
31 Compatibility Criteria: All uses and development at the Airport Must be found to be compatible
32 with Airport operation, safety, and security, including the compatibility criteria of the Ukiah Municipal
33 Airport Master Plan which is incorporated herein by reference.
34
35 Section 7
36 Planning Areas and Subareas: The characteristics and purpose of each of the six (6) planning
37 areas and associated subareas, if applicable, are described below. The development standards,
38 allowed, permitted and prohibited uses, and process for the review and processing of applications for
39 development at the Airport are included in Section 8.
Draft Ukiah Municipal Airport
Rezoning to Planned Development
Planning Commission Review
Public Hearing April 10,2013
2
1 Eastside North Area
2 The Eastside North area is bounded by Hastings Avenue on the north, Airport Road on the east,
3 the Airport's Segmented Circle on the south, and the APL (Aircraft Parking Line) and Runway
4 Protection Zone (RPZ) on the west. Within the Eastside North Area, three (3) subareas with the
5 potential for distinctly different development patterns have been identified. Each is described
6 below.
7
8 1. Eastside North Subarea 1
9
10 Description: Subarea 1 consists of approximately 2.8 acres of developable land that
11 is currently available for lease. This area, which extends northward from the City
12 Corporation Yard, is designated for aviation related land uses and has been identified
13 as having revenue enhancing potential because of its access to high traffic city streets
14 and its proximity to retail commercial businesses, restaurants, and hotels located in
15 the Redwood Business Park (RBP).
16
17 Purpose: This subarea is intended to be developed as a gateway with a connection to
18 the restaurants, retail stores and hotels located in the RBP located to the east of the
19 Airport. The intent is to create an area to attract and serve transient users of the
20 Airport by providing the necessary facilities, such as aircraft parking, shuttle service to
21 the RBP, and the facilities necessary to serve the pilots and passengers.
22
23 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection
24 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
25 Adjacent to Runway).
26
27 2. Eastside North Subarea 2
28
29 Description: Subarea 2 is the current location of the City of Ukiah's Corporation Yard,
30 which includes City-operated offices, machine shops, vehicle repair facilities,
31 maintenance yards, and storage. Upon relocation of the City's corporation yard, this
32 area should be incorporated into Subareas 1 and/or 3.
33
34 Purpose: Upon relocation of the corporation yard, this subarea is intended to be
35 incorporated into Eastside North subareas 1 and/or 3. In the case of subarea 1, this
36 would allow the expansion of uses and structures that support and encourage
37 increased use of the Airport by transient pilots and passengers or create an area large
38 enough to support commercial passenger service. In the case of subarea 3, this would
Draft Ukiah Municipal Airport
Rezoning to Planned Development
Planning Commission Review
Public Hearing April 10,2013
3
1 allow the expansion of rotorcraft uses that are anticipated for subarea 3, subject to the
2 construction of the improvements required to serve these uses.
3
4 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection
5 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
6 Adjacent to Runway).
7
8 3. Eastside North Subarea 3
9
10 Description: Subarea 3 is bounded City corporation yard to the north, the Segmented
11 Circle to the south, Airport Road to the east, and the APL to the west. This subarea is
12 currently undeveloped, bare land with no infrastructure.
13
14 Purpose: This subarea is intended for permanent (non-transient) rotorcraft uses and
15 should remain vacant until such time as the infrastructure (such as a taxiway, utilities,
16 etc.) can be provided to support these uses. Although this subarea is intended for
17 rotorcraft related uses, fixed-wing aircraft may locate in this area provided they are
18 associated with a rotorcraft use. Fixed-wing aircraft as a stand alone use is prohibited
19 in order to retain adequate land area for rotorcraft.
20
21 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection
22 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
23 Adjacent to Runway).
24
25 B, Eastside South Planning Area
26 The Eastside South area is bounded by the Segmented Circle to the north, the Airport
27 boundary line to the south, Airport Road to the east, and aircraft parking limits (APL) to the
28 west. There are two subareas in the Eastside South area and both are designated for
29 aviation related land uses.
30
31 1. Eastside South Subarea 1
32
33 Description: Subarea 1 is a long, narrow strip of vacant, undeveloped land located on
34 the northern portion of the Eastside South Area. Due to the narrowness of this area
35 and possible drainage issues, the uses are limited and the area may not be
36 developable based on today's standards.
37
38 Purpose: This subarea is intended for uses that are low intensity and do not require
39 the construction of buildings, structures, or the provision of utilities.
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1
2 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection
3 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
4 Adjacent to Runway).
5
6 2. Eastside South Subarea 2
7
8 Description: Subarea 2 is located adjacent to the southeastern end of the runway
9 and consists of approximately 17 acres of land that is vacant and undeveloped, except
10 for the distance measuring equipment (DME) antenna and localizer enclosure. This
11 area has been identified as an ideal location for a new California Department of
12 Forestry and Fire Protections (Cal Fire) Fire Attack Base or for other large aviation-
13 related operations.
14
15 Purpose: This subarea is intended for permanent aircraft operations that use large
16 aircraft, such as the Cal Fire air attack base, commercial carriers, or medical
17 emergency flight services, and the facilities associated with these uses. This area
18 should remain vacant until such time as this subarea is developed with this type of
19 use.
20
21 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection
22 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
23 Adjacent to Runway).
24
25 C. Westside North Planning Area
26
27 Description: The Westside North area is bounded by Hastings Avenue to the north, the
28 toe of a small embankment to the south, the building restriction line (BRL) to the east, and
29 South State Street to the west. This area is the largest piece of developable land on the
30 Airport grounds. Existing development in the Westside North area includes both medium
31 and large hangars, with the majority of the large hangars occupied by Fixed Base
32 Operators (FBOs). Transient helicopter parking and seasonal helicopter operations are
33 also located in this area.
34
35 Purpose: This area is intended for commercial activities and storage of
36 commercial/private aircraft. In order to utilize the remaining vacant land efficiently,
37 development of inedium/large buildings for commercial activities and medium/large
38 hangars for the storage of private or commercial aircraft is intended for this area. The
39 development of private hangars is consistent with this purpose so long as the lease will
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1 transfer to the City within a timeframe that allows the use of the hangar for commercial
2 activities.
3
4 The existing transient helicopter parking , seasonal CAMP (Campaign Against Marijuana
5 Planting), and seasonal firefighting helicopter operations located in this area should be
6 relocated to Eastside South subarea 1 once the infrastructure to support these uses have
7 been constructed.
8
9 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone
10 or Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to
11 Runway).
12
13 D. Westside Central Planning Area
14
15 Description: The Westside Central area is bounded by the Westside North area to the
16 north, the Westside South area to the south, the western edge of the taxiway/runway to
17 the east, and South State Street to the west. This is the main entrance to and public face
18 to the Airport and includes the main Airport entrance from South State Street, the terminal
19 buildings, and a public viewing area. Cal Fire's air attack base is located at the southern
20 end of this planning area. Also located in this area are other structures, several large
21 parking lots, and access roads that run to the north and south.
22
23 Over the last forty years, the Westside Central Area has been developed with a variety of
24 structures with an incongruous layout. This area has been identified as the location of a
25 new terminal building in the future depending on funding availability. A new terminal
26 building would improve the aesthetics of the area and serve airport pilots, tenants, and
27 visitors more efficiently.
28
29 Purpose: The area is intended to serve as the primary public area at the Airport and for
30 Airport administration. As the primary access to the Airport for the general public, this
31 area may provide office space for the scheduling/ticketing of flights and/or charters or
32 tours with the operator having a presence in this location to serve the public with the
33 primary facility located elsewhere on Airport grounds.
34
35 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone
36 or Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to
37 Runway).
38
39
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1 E. Westside South Planning Area
2
3 Description: The Westside South Planning Areas is bounded by the Westside Central
4 area to the north, the southern property line for the airport to the south, the BRL for the
5 west side of the runway on the east, and South State Street on the west. A commercial
6 nursery and a paved access road that extends onto the airport property occupy the
7 southwest corner of this planning area, with an electric gate controlling ingress and egress
8 onto the Airport grounds. A large building with eight (8) hangar spaces is located south of
9 the access roadway. Concentrated groupings of small and medium size hangars make up
10 the majority of development in this area.
11
12 This area also contains fixed base operators (FBO)that provide services to the aviation
13 community, as well as older hangars and buildings that have been identified for
14 redevelopment or replacement with small and medium size hangars and the development
15 of public restroom facilities.
16
17 Purpose: The Westside South Planning Area is intended for small general aviation
18 hangars and associated storage and maintenance of aircraft stored in these hangars. In
19 the event that the commercial nursery located in this planning area ceases to be in
20 operation, additional general aviation hangars are intended for this location.
21
22 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone
23 or Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to
24 Runway).
25
25 F. Westside Mixed South/Central Planning Area
27
28 Description: The Westside Mixed South/Central Planning Area is bounded by the
29 Westside Central area to the north and east, the Westside South area to the south, and
30 South State Street to the west. This planning area was originally the northernmost section
31 of the Westside South planning area. This area is vacant and undeveloped and is one of
32 the largest undeveloped areas on the Airport grounds with utilities more readily available
33 to serve development than in some other areas of the Airport (such as Eastside South).
34 The area has convenient access to Airport parking and the terminal building.
35
36 Purpose: The Westside Mixed South/Central Planning Area provides an opportunity to
37 extend the Westside Central area further south, allowing the public and administration
38 areas of the Airport to expand to meet the future needs of the Airport. At the same time, it
39 may also be appropriate to expand the small general aviation hangars and associated
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1 storage and maintenance into this area. The uses considered for this new planning area
2 were the allowed, permitted, and prohibited uses for the Westside Central and Westside
3 South Planning Areas. The allowed, permitted, and prohibited uses for this planning area
4 reflect the best and highest uses considered appropriate for this area.
5
6 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone
7 or Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to
8 Runway).
9
10 Section 8
11 Allowed, Permitted, and Prohibited Uses. The regulations for the Ukiah Municipal Airport
12 Planned Development required by Zoning Ordinance Article 14 (Planned Development) are as follows.
13
14 Table 1: Eastside Uses and Permit Requirements and 2: Westside Uses and Permit
15 Requirements identify the uses of land allowed and the planning permit required to establish each
16 use. Tables 1 and 2 below provide for land uses that are:
17
18 1. Allowed subject to the compliance with applicable provisions of these PD regulations, the
19 Airport Master Plan, and the Ukiah City Code and shown as "A" uses in the tables;
20
21 2. Allowed subject to approval of a Use Permit and shown as "UP" in the tables;
22
23 3. Allowed as a use that is accessory to an Allowed or Permitted Use and shown as "AC"
24 uses in the tables; or
25
26 4. Not allowed and shown as " - " in the tables.
27
28
29
30
31
32
33
34
35
36
37
38
39
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1
Table 1: Eastside Uses and Permit Requirements
Specific Uses(1) Eastside Eastside Eastside Eastside Eastside Notes
A Use Allowed by Right North North North South South
AC Use Allowed Accessory to Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2
a Primary Use (2�
UP Use Allowed with a Use
Permit
- Use Prohibited
Fixed Wing Uses
Air attack base—fixed wing and
rotorcraft A
Air freight UP UP UP - UP
Airplane avionics UP UP - - UP
Airplane maintenance,service, UP UP - - UP
repair
Airplane painting,body work, UP UP - - UP
machine shop
Airplane parking&tie downs A A UP UP UP uCC section 5049
Airplane parking&tie downs-
A A UP UP UP
transient
Airplane sales&leasing A A - - UP
Airplane shade ports-transient A A - - UP
Airplane-charters&tours A A UP - UP
office/ticketing
Airplane-commercial e.g.FAA Part 139
scheduled passenger service A A - - A
(non-charter)
Airplane-rental A A UP - UP
Airplane-flight instruction AC AC - - AC Within terminal
classrooms building
Airplane-flight schools with UP UP - - UP
classrooms
Rotorcraft Uses
Heliport - UP A - UP
Rotorcraft flight school with UP A A - UP
classrooms
Rotorcraft hangars - A A - UP
Rotorcraft medical emergency - UP q _ UP rviay also include
fixed-wing aircraft
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Table 1: Eastside Uses and Permit Requirements
Specific Uses(1) Eastside Eastside Eastside Eastside Eastside Notes
A Use Allowed by Right North North North South South
AC Use Allowed Accessory to Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2
a Primary Use (2�
UP Use Allowed with a Use
Permit
- Use Prohibited
flight services(e.g.CALSTAR,
REACH)
Rotorcraft maintenance,repair,
service,painting,body work UP A - UP
Rotorcraft parking-transient Q Q q q Up uCC section 5049
Rotorcraft parking&tie downs A Q q q Up uCC section 5049
Rotorcraft rental - A A - UP
Rotorcraft sales&leasing UP A A - UP
Rotorcraft storage&support UP A A A UP
equipment
Other Uses
Automobile parking A A - UP UP uCC section 5o4s
Charters&tours—hot air
A A UP - UP
balloon,rigid airship office
_ _ _ Up _ In compliance
Community garden with special
standards
Conference room/facility AC AC - - AC
Convenience store AC AC - - AC
Corporation yard - A(3� - -
Fueling services A A - - UP
Light manufacturing—non-
UP UP - - UP
aviation
Manufacturing&machining—
UP UP - - UP
aircraft,aircraft parts
Picnic area/primitive parking - - - UP UP onlywhen
allowed by FAA
Pilot lounge UP UP - - AC
Power generation - - - UP UP
Professional offices—aviation A A A - A
related
Professional offices—non UP UP - - UP
aviation related
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Table 1: Eastside Uses and Permit Requirements
Specific Uses(1) Eastside Eastside Eastside Eastside Eastside Notes
A Use Allowed by Right North North North South South
AC Use Allowed Accessory to Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2
a Primary Use (2�
UP Use Allowed with a Use
Permit
- Use Prohibited
Rental car parking—vehicles With office in
only,no office customer service A A - _ Up terminal building
area
Restaurant UP UP - - -
Shuttle pickup/drop-off and A A - - -
parking
Storage(month-to-month)— Surface only,no
vehicle,equipment,material permanent
A A - A A1 building.Must be
renewed
annually.
Storage(up to 1 year)—vehicle, Surface only,no
equipment,material permanent
Q Q - Q Q building.Must be
renewed
annually.
Transportation terminal—bus, UP UP - - UP
train taxi
1. Uses must be consistent with the Ukiah Municipal Airport Master Plan,including Table 7A(Current Compatibility Criteria).
2. There are no permitted or interim uses for this subarea since the intent is to allow this area to remain vacant and unused until the infrastructure to
support the allowed uses have been constructed.
3. If the corporation yard relocates,the uses revert to the uses allowed and permitted in Eastside North Subarea 1 and Eastside North Subarea 3.
1
2
3
4
5
6
7
8
9
10
11
12
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1
Table 2: Westside Uses and Permit Requirements
Specific Uses(1) Westside Westside Westside Westside Mixed Notes
A Use Allowed by Right North Central South South/Central
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
Fixed Wing Uses
Air attack base—fixed wing and UP A - -
rotorcraft
Air freight A UP A UP
Airplane avionics A A A UP
Airplane maintenance,service, A A A UP
repair
Airplane painting,body work, A _ UP UP
machine shop
Airplane parking&tie downs A A A UP UCC section 5019
Airplane parking&tie downs- A A A UP UCC section 5019
transient
Airplane sales&leasing A A A UP
Airplane shade ports-transient UP UP A UP
Airplane-charters&tours A A UP UP
office/ticketing
Airplane-commercial scheduled A A _ UP e.g.FAA Part 139
passenger service(non-charter)
Airplane-rental A A A UP
Airplane-flight instruction Within terminal
classrooms only(2) - AC - AC building
Airplane-flight schools co- UP A UP UP
located with classrooms
Rotorcraft Uses
Heliport - - - -
Rotorcraft flight school with _ uP _ _
classrooms
Rotorcraft hangars A(2) - A(2) -
Rotorcraft medical emergency A 2 _ UP May also include
flight services(e.g.CALSTAR, � � fixed-wing aircraft
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Table 2: Westside Uses and Permit Requirements
Specific Uses(1) Westside Westside Westside Westside Mixed Notes
A Use Allowed by Right North Central South South/Central
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
REACH)
Rotorcraft maintenance,repair, A A A _
service,painting,body work
Rotorcraft parking-transient A A - - UCC section 5019
Rotorcraft parking&tie downs A A UP(2) - UCC section 5019
Rotorcraft rental A(2) A(2) UP(2) -
Rotorcraft sales&leasing A(2) A(2) UP(2) -
Rotorcraft storage&support A(2) - UP(2) -
equipment
Other Uses
Automobile parking UP UP UP UP UCC Section 5018
Charters&tours—hot air
A A - UP
balloon,rigid airship Office
Community garden - - - -
Conference room/facility - AC _ AC Within terminal
building
Convenience store - AC _ AC Within terminal
building
Corporation yard - - - -
Fueling services UP A UP UP
Light manufacturing—non- UP UP UP UP
aviation
Manufacturing&machining— A - UP UP
aircraft,aircraft parts
Picnic area/primitive parking- Only when
airside UP allowed by FAA
Pilot lounge - AC AC AC
Power generation - UP - UP
Professional offices—aviation A A A UP
related
Professional offices—non UP UP - -
aviation related
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Table 2: Westside Uses and Permit Requirements
Specific Uses(1) Westside Westside Westside Westside Mixed Notes
A Use Allowed by Right North Central South South/Central
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
Rental car parking—vehicles With office in
only,no office customer service UP A - UP terminal building
area
Restaurant UP A - UP
Shuttle pickup/drop-off and UP A - UP
parking
Storage(month-to-month)— Surface only,no
vehicle,equipment,material permanent
A A - A building.Must be
renewed
annually.
Storage(up to 1 year)—vehicle, Surface only,no
equipment,material permanent
- - - A building.Must be
renewed
annually.
Transportation terminal—bus, UP UP - UP
train taxi
1. Uses must be consistent with the Ukiah Municipal Airport Master Plan,including Table 7A(Current Compatibility Criteria).
2. When the east side of the Airport is developed and leases expire,these uses shall be relocated to the east side of the Airport to Eastside North Subarea
3 provided the necessary infrastructure is available.
3. Aircraft are located elsewhere on the Airport grounds with only classroom facilities in the terminal building.
1
2 Section 9
3 Development Standards and Site Planning Considerations
4
5 A. Site Development: New construction and modifications to existing structures are required to
6 comply with all applicable development standards as prescribed by the PF zoning district
7 unless modified by these PD regulations. Additional development and site planning
8 considerations specific to each area or subarea are identified below.
9
10 Height: As required by FAA Part 77 and Ukiah City Code section 9170.30(A).
11
12 Setbacks: As required by Ukiah City Code section 9170.50.
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1
2 B. Development & Site Planning Considerations: Development and site planning
3 considerations have been developed for each area and subarea since each is unique and
4 subject to specific constraints and opportunities, including the location of the building
5 restriction line (BRL), aircraft parking limits (APL), and Ukiah Municipal Airport Master Plan
6 compatibility zone designation.
7
8 Eastside North Subarea 1: A portion of this subarea includes the building restriction line and
9 is designated Master Plan compatibility zone A, which prohibits the assemblage of people
10 significantly limiting the use of this portion of the subarea. The remainder of the subarea is
11 designated Master Plan compatibility zone B1 which allows the development of certain low-
12 intensity land uses.
13
14 The development of structures or other permanent fixtures in the area between the Airport
15 Property Line and the Building Restriction Line are prohibited if it is determined by the Airport
16 Manager in conjunction with the Planning Director, Building Official, and City Engineer that
17 they could impede aircraft operations.
18
19 Eastside North Subarea 2: A portion of this subarea includes the building restriction line and
20 is designated Master Plan compatibility zone A, which prohibits the assemblage of people
21 significantly limiting the use of this portion of the subarea. The remainder of the subarea is
22 designated Master Plan compatibility zone B1, which allows the development of certain low-
23 intensity land uses.
24
25 The development of structures or other permanent fixtures in the area between the Airport
26 Property Line and the Building Restriction Line are prohibited if it is determined by the Airport
27 Manager in conjunction with the Planning Director, Building Official, and City Engineer that
28 they could impede aircraft operations.
29
3o Eastside North Subarea 3: Approximately half of this subarea includes the building
31 restriction line and is designated Master Plan compatibility zone A, which prohibits the
32 assemblage of people significantly limiting the use of this portion of the subarea. The
33 remainder of this subarea is designated Master Plan compatibility zone B1, which allows the
34 development of certain low-intensity land uses.
35
36 The location and size of the building footprint in this subarea will be determined as part of the
37 discretionary review process. Structures or other permanent improvements would be located
38 in the area between the BRL and the eastern property line of the Airport. Due to the
39 narrowness of this area, the construction of structures and/or permanent improvements in this
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1 area is constrained. The development of structures or other permanent improvements are
2 prohibited if it is determined by the Airport Manager that they are not compatible with aircraft
3 operations or could impede aircraft operations.
4
5 Eastside South Subarea 1: Most of this subarea includes the BRL and is designated Master
6 Plan compatibility zone A, which prohibits the assemblage of people significantly limiting the
7 use of this portion of the subarea. A small portion of this subarea located adjacent to the east
8 property line of the Airport is designated Master Plan compatibility zone B1, which allows the
9 development of certain low-intensity land uses.
10
11 The location and size of the building footprint in this subarea will be determined as part of the
12 discretionary review process. Structures or other permanent improvements would be located
13 in the area between the Building Restriction Line and the eastern property line of the Airport.
14 Due to the narrowness of this area, the construction of structures and/or permanent
15 improvements in this area is constrained. If it is determined by the Airport Manager in
16 conjunction with the Planning Director, Building Official, and City Engineer that structures or
17 improvements in this subarea could impede or are not compatible with aircraft operations said
18 improvements are prohibited.
19
20 Eastside South Subarea 2: Most of this subarea is designated Master Plan compatibility
21 zone B1, which allows the development of certain low-intensity land uses. The remainder of
22 this subarea, located between the APL and the BRL, is designated Master Plan compatibility
23 zone A, which prohibits the assemblage of people thereby significantly limiting the use of this
24 portion of the subarea.
25
26 The development of structures or other permanent improvements in this subarea between the
27 Airport Property Line and the Building Restriction Line are prohibited if it is determined by the
28 Airport Manager in conjunction with the Planning Director, Building Official, and City Engineer
29 that they could impede or are not compatible with aircraft operations..
30
31 The preferred use for this subarea is an air attack base. Should development of a different
32 use be proposed in this subarea before an air attack base is developed, the size of the use,
33 location of improvements, and access to and from the taxiway shall be designed in a manner
34 that also allows the development of an air attack base in this subarea. Compliance with this
35 site planning requirement shall be evaluated as part of the discretionary review application.
36
37 Westside North: Most of this subarea is designated Master Plan compatibility zone B1,
38 which allows the development of certain low-intensity land uses. The remainder of this
39 subarea, located between the APL and BRL, is designated Master Plan compatibility zone A,
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1 which prohibits the assemblage of people thereby significantly limiting the use of this portion
2 of the subarea.
3
4 Site planning for future development shall include the efficient utilization of the limited
5 remaining vacant land in this area. Building footprints and locations for new structures shall
6 be compatible with the building footprints of existing structures, consistent with the parking
7 and landscaping standards included in these PD regulations and provide safe and convenient
8 circulation for vehicles and pedestrians.
9
10 Due to its irregular shape and the slope at the west and south boundaries and of this area,
11 creative site planning and design will be required. This is particularly pertinent in the
12 northernmost area, which may only be able to accommodate medium size buildings due to a
13 wedge-like shape that becomes narrower near the Hastings Avenue frontage.
14
15 Westside Central: Most of this subarea is designated Master Plan compatibility zone B1,
16 which allows the development of certain low-intensity land uses. The remainder of this
17 subarea, located between the APL and BRL, is designated Master Plan compatibility zone A,
18 which prohibits the assemblage of people thereby significantly limiting the use of this portion
19 of the subarea.
20
21 Permanent structures (i.e. located on a foundation) shall be a minimum of 1,000 square feet.
22 There is no minimum building footprint for non-permanent structures.
23
24 Westside South: Minimum building footprint of 900 square feet configured to accommodate
25 fixed wing/rotorcraft with hangar doors a minimum width of 40 feet and height of 11 feet. Pre-
26 manufactured structures shall be large enough to accommodate and provide access for
27 aircraft.
28
29 C. Parking
30
31 Description: Parking arrangements on the Airport are varied and include communal parking
32 lots, parking lots associated with individual businesses, and parking provided adjacent to
33 private hangars. The Westside Central area includes a communal parking lot in the vicinity of
34 the terminal building. The Westside North area includes parking facilities associated with
35 specific businesses. The Westside South area includes parking facilities for Cal Fire, as well
36 as parking spaces adjacent to private hangars. Parking for automobiles is also known to be
37 provided within hangars after the aircraft has been moved out of the hangar.
38
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1 Number of Parking Spaces Required: The number of required parking spaces at the Airport
2 is determined by the proposed use(s) as prescribed by Table 3: Number of Parking Spaces
3 Required.
4
Table 3: Number of Parking Spaces Required
Use Parking Requirement
Aircraft storage,maintenance,repair,painting, One parking space for every 1,000 square feet of gross leasable floor area
bodywork,and similar
Freight/shipping with no customer counter One parking space for every 1,000 square feet of gross leasable floor area
service
Freight/shipping with customer counter One parking space for every 1,000 square feet of gross leasable floor area
service plus at least two customer parking spaces
Office-medical,dental One parking space for every 250 square feet of gross leasable floor area
Rental car facility One space for each rental car located on the site
plus parking based on the square footage of office space
(a minimum of one space shall be provided for the office space)
Retail,office,commercial 1 space for every 300 square feet of gross leasable floor area
Restaurant,cafe,deli 4 parking spaces
plus 1 space for each 3 seats
Restaurant—takeout 1 space for each employee on the maximum shift
(no eat-in facilities) plus 1 space for every 100 square feet of floor area
Manufacturing,warehouse,wholesale, One space for each employee on the maximum shift
distribution plus customer parking
plus one parking space for each vehicle operated from or on the site
or
one parking space for every 500 square feet whichever is greater
Single aircraft hangars,port-a-port,and similar Vehicle shall park in the vacated aircraft parking with overflow parking
accommodated in the communal parking lot
Mixed uses The sum of the total number of spaces required for each use as determined
(two or more uses under the same or different by this table.(1)
owners located in the same structure and/or
common development)
Other Uses Default to Zoning Ordinance or
One space for each employee on the maximum shift
plus customer parking,whichever is greater
1. No parking space or portion thereof shall serve as a required parking space for more than one use unless approved as part
of the discretionary review process.
5
6 Exemptions from Required Parking: A reduction in the number of parking spaces required
7 by Table 3 may be allowed in the following manner:
8
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1 Bicycle Parking Facility: A parking space exemption may be granted to projects involving
2 new construction at a rate of one vehicle space for every five (5) bicycle spaces provided.
3 This exemption shall not exceed two (2) vehicle parking spaces per parcel. A bicycle parking
4 space is a designated area with a facility designed for the parking and securing of bicycles.
5
6 Transportation Demand Management (TDM): Parking space credit may be considered for
7 those businesses that have employees which bike, walk, use public transit, or carpool to work
8 as part of a Transportation Demand Management program that has been approved by the
9 Planning Director or as part of the discretionary review process .
10
11 Discretionary Review: Relief from the number of parking spaces required by Table 5:
12 Number of Parking Spaces Required may be approved through the discretionary review
13 process, provided that a finding can be made that there is a unique circumstance associated
14 with the use or property that results in a demand for less parking than required by Table 5.
15 The finding shall be based on information provided by the application as part of the
16 discretionary review application.
17
18 Design of Parking Spaces: New parking spaces on the Airport grounds shall be developed
19 as prescribed by Table 4: Parking Design Standards.
20
Table 4: Parking Design Standards
Standard All Areas
Location-general Parking spaces shall be located on the landsides of buildings or in other areas where vehicle
operation and parking would not adversely affect aircraft movements or other aviation-
related operations.
Location-higher density Parking spaces for higher density land uses(such as retail or professional office
land uses development)or concentrations of smaller structures(such as individual hangars)should be
in communal parking lots whenever possible.
Parking space size Ukiah City Code section 9192
Parking Facility—All Areas(2)
Canopy coverage Design shall provide a tree canopy coverage of fifty(50%)percent over paved parking spaces
within fifteen(15)years of planting.(1)
Species Tree species shall be primarily deciduous,have a wider canopy,and not attract birds.
Tree Height at Maturity Shall not exceed 30 feet.
Trees and shrubs Planting areas shall include both trees and shrubs. (1)
Landscaping As required by Table:Landscaping Requirements
Lighting As required by Table:Lighting Requirements
Communal Parking Facility—All Areas
Pedestrian Communal parking lots containing 12 or more spaces should be developed with the
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Table 4: Parking Design Standards
Standard All Areas
walkway/sidewalk landscaping and defined pedestrian sidewalks or walkways outlined in the Landscaping
section below.(1)
Linear planting strip Communal parking lots containing 12 or more spaces should be developed with a tree
placed between every four(4)parking stalls within a continuous linear planting strip,rather
than individual planting wells,unless clearly infeasible.(1)
1. Based upon the design of the parking lot,modification of this requirement may be considered through the
discretionary review process.
2. If these requirements conflict with the requirements included in Table 5: Landscaping Requirements,Table 5 shall
control.
1
2 D. Landscaping Requirements
3
4 Purpose: The purpose and focus of providing landscaping is to create an aesthetically
5 pleasing landscaping plan that is low maintenance and ecologically and financially
6 sustainable and does not compromise Airport security and aircraft safety.
7
8 Applicability: All projects requiring a discretionary permit shall include a landscaping plan
9 that is commensurate with the size and scale of the proposed development project.
10 Landscaping plans shall be submitted as a required component of all site development and
11 use permits at the time of application filing.
12
13 Landscaping Standards: All proposed landscaping shall comply with the standards
14 included in Table 5: Landscaping Standards.
15
Table 5: Landscaping Requirements
Standard (1) All Areas
Landscaping Landscaping on the airside of buildings is discouraged.
When planted,the landscaping shall be consistent with the requirements of this table.
Airside Landscaping is prohibited unless approved by the Airport Commission.
Landside Landscaping on the landside of buildings is required.
Tree size Minimum size of#15 (1)
Shrub size Minimum size#5 (1)
Species Should not attract birds
Trees Planting of trees on the airside is prohibited
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Table 5: Landscaping Requirements
Standard (1) All Areas
Shrubs—hedge rows Mass planting of hedge rows is prohibited.
Shrubs-ornamental Ornamental plantings at normally occupied building sites or parking lots are
allowed and encouraged.
Shrubs-airfield Planting in open areas of the airfield is prohibited.
Shrub-height A maximum shrub height of 6-feet at maturity is preferred in order to reduce maintenance.
Shrubs with a mature height of more than 6-feet shall be maintained at a
maximum height of 6-feet.
Grasses,Forbs Native grasses that grow well in Ukiah's climate are preferred.
Landscaping-height All landscaping shall comply with FAA Part 77 height requirements.
Quality All landscape planting shall be of sufficient size,health and intensity so that a viable and mature
appearance can be attained in a reasonably short amount of time.
Maintenance All required landscaping shall be maintained in a viable condition,including any tree trimming
required to comply with the height requirements of the airport.
Plans—Landscaping and All discretionary applications shall include a landscaping and irrigation plan.
Irrigation
Plans-Lighting Landscaping plans shall include a lighting plan.
1. Relief from these requirements may be requested as part of the discretionary review process.
1
2 F. Lighting Standards
3
4 Purpose: The purpose of this section is to permit reasonable uses of outdoor lighting for
5 safety, utility, security and productivity that are compatible with and do not interfere with
6 Airport operations or safety, conserve energy, and protect the nighttime environmental from
7 glare and obtrusive lighting.
8
9 Applicability: All other outdoor lighting at the Airport shall comply with the provisions of
10 Table 6: Lighting Requirements.
11
Table 6: Lighting Requirements
Standard (i) All Areas
Lighting Plan All discretionary permits shall include a lighting plan that includes,at a minimum,the location,
height,and intensity of all light fixtures,the manufacturer's name and style of light fixture,and
specifications for each type of fixture.
Flood lights Outdoor flood lights shall not be projected more than 20-degrees below the horizontal plane.
Hooded,screened All outdoor lighting shall be hooded or screened to direct the source of light downward and focus
onto the property from which it originates and shall not negatively impact adjacent properties.
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Table 6: Lighting Requirements
Parking lot,security Parking lot and other security lighting shall be top and side shielded to prevent the light pattern
lighting from shining onto adjacent property or roadways,excluding lights used for illumination of public
roads.
Sign,building lighting External lights used to illuminate a sign or the side of a building or wall shall be shielded to
prevent the light from shining off of the surface intended to be illuminated.
Exempt Airport lighting which is required for the safe and efficient movement of aircraft during flight,take
off,landing,and taxiing is exempt from the requirements of this Table.
1
2 Section 10
3 Administration and Procedures
4
5 Use Permit: All uses identified as permitted uses require application for and approval of a use
6 permit pursuant to the procedures prescribed in Zoning Ordinance Section 9262. In addition to
7 the findings included in Zoning Ordinance Section 9262(E), the review authority shall also make
8 the following finding:
9
10 1. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah
11 Municipal Airport Master Plan, Airport Layout Plan, Airport Planned Development
12 Regulations, and Airport Grant Assurance Guidelines.
13
14 Site Development Permit: A Site Development Permit is required for new construction in the
15 Public Facilities (PF) Zoning District, the zoning designation of the Airport. Site development
16 permits shall be processed as prescribed in Zoning Ordinance Section 9263. Site development
17 permits for projects at the airport are divided into two categories, Minor and Major as prescribed
18 in Table 7: Site Development Permits.
19
Table 7: Site Development Permits
Permit Type By Right Site Development Permit Minor Site Development Major Site Development
Building Permit Required Permit Permit
(1)
Project Type Structures and additions less than 300 Structures and additions 300 sf to Structures and additions greater
sf 900 sf than 900 sf
Hangars less than 1,200 sf Hangars 1,200 sf to 3,600 sf Hangars over 3,600 sf
AppliCation Filing& Building Permit Planning Permit Application Form Planning Permit Application Form
$ubmittal Filing Fees Filing Fees Filing Fees
Requirement5 Site Plan,Elevations,Floor Plans As prescribed by UCC section As prescribed by UCC section
Additionallnformation asdetermined 9263(B) 9263(B)
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Table 7: Site Development Permits
by the Planning Director Additional Information as Additional Information as
determined by the Planning determined by the Planning
Director Director
ApprOVal Authority Planning&Community Development Zoning Administrator Planning Commission
Department
Publit Notite Processed as a building permit. As prescribed by UCC Section As prescribed by UCC Section
No public notice provided. 9263(C) 9263(C)
Findings fOr Grant Building permit plans must be As required by these PD As required by these PD
of Permit consistent with all applicable regulations(supersedes Zoning regulations(supersedes Zoning
requirements. Ordinance Section 9263(E)) Ordinance Section 9263(E))
1.The project is required to comply with all applicable development standards.
1
2 Findings: Due to the unique characteristics of the Airport, the following findings shall be made in
3 place of the findings included in Zoning Ordinance Section 9263 (E):
4
5 1. The proposed project is consistent with the goals, objectives, and policies of the City of
6 Ukiah General Plan.
7
8 2. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah
9 Municipal Airport Master Plan, Airport Layout Plan, the Airport PD Regulations, and
10 Airport Grant Assurance Guidelines.
11
12 3. The location, size, and intensity of the proposed project will not create a hazardous or
13 inconvenient aircraft, vehicular or pedestrian traffic pattern.
14
15 4. The accessibility of off-street parking areas and the relation of parking areas with respect
16 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
17 adjacent or surrounding uses.
18
19 5. The proposed development will not hinder the development, operations, or use of
20 buildings on the Airport, or impair the value thereof.
21
22 6. The improvement of any commercial or industrial structure will not have a substantial
23 detrimental impact on the character or value of an adjacent operation or business.
24
25 7. The design of the project is compatible with existing structures on the airport.
26
27 8. The project includes landscaped areas that are consistent with the landscape
28 requirements, including the requirements for airport security and aircraft safety.
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1
2 Appeals. Appeals of decisions on site development permits and use permits shall be
3 as prescribed by UCC section 9266.
4
5 Amendment. Amendment to this ordinance and the associated Development Plan (Exhibit _)
6 is subject to the requirements of requires City Council action in accordance with UCC section 9168(C6).
7
8 Relationship to Zoning Ordinance. Development standards not addressed in these PD
9 regulations shall be as determined by the Zoning Ordinance and Ukiah City Code.
10
11 Section 11
12 Relationship to Lease Agreement
13 Development projects at the Airport will typically require City Council approval of a lease
14 agreement and a permit from the Planning and Community Development Department. The required
15 permit may be ministerial (i.e. building permit or grading permit) or discretionary (i.e. site development
16 permit or use permit). Coordination of a lease agreement and any required permits should be
17 considered early in the development stages of a project. Concurrent processing of the lease agreement
18 and any required permit(s) is encouraged and a sample of concurrent processing is provided in Exhibit
19
20
21 Section 12
22 Determination of Appropriate Use
23 Whenever a use is not listed in these PD regulations as an allowed or permitted use, the Planning
24 Director and Airport Manager shall determine whether the use is appropriate for the Airport either
25 as an allowed or permitted use (Use Permit required). As part of making the determination, the
26 request for the determination shall be referred to the Airport Commission for a recommendation to
27 the Airport Manager. The review of the determination shall be scheduled for the first available
28 Airport Commission meeting. After receiving the written request for the determination, the Airport
29 Manager shall schedule the requested determination for consideration and recommendation at
3o the next available Airport Commission meeting.
31
32 In making this determination, the Planning Director and Airport Manager shall find as follows:
33
34 1. The use would not be incompatible with other existing or allowed uses at the airport.
35
36 2. The use would not be detrimental to the continuing development of the area in which the use
37 would be located.
38
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1 3. The use is compatible with airport operations and security, including the compatibility criteria
2 of the Ukiah Municipal Airport Master Plan and will enhance airport revenues and/or provide
3 services integral to airport operations.
4
5 4. In the case of determining that a use not articulated as an allowed or permitted use could be
6 established with the securing of a use permit, the Planning Director shall find that the
7 proposed use is similar in nature and intensity to the uses listed as permitted uses. All
8 determinations of the Planning Director and Airport Manager regarding whether a use can be
9 allowed or permitted at the airport shall be final unless an applicant, or any interested party,
10 submits a written appeal stating the reasons for the appeal, and any applicable appeal fee, to
11 the City Clerk within ten (10) days of the date the decision was made. The City Council shall
12 then conduct a duly noted public hearing on the appeal in accordance to the procedures set
13 forth in Article 20 (Administration and Procedures) of the Ukiah Municipal Code. At the close
14 of the public hearing, the City Council may affirm, reverse, revise or modify the appealed
15 decision of the Planning Director. All City Council decisions on appeals of the Planning
16 Director's actions are final for the City. (Ordinance 1006, Section 1, adopted 1998)
17
18 Section 13
19 Glossary of Terms
20 The following words or terms are regularly used throughout the Ukiah Municipal Airport Building
21 Area and Land Use Development Plan Guidelines. Additional definitions related to airport use
22 may also be found in the glossary included as Appendix I of the Ukiah Municipal Airport Master
23 Plan.
24
25 Accessory Use: A use or activity which is incidental to and customarily associated with a
26 specific principal use on the same site. City of Ukiah ZO
27
28 Air attack base: An established on-airport base of operations for the purpose of aerial
29 suppression of large-scale fires by specially-modified aircraft. Typically, such aircraft are operated
30 by the Cal Fire and/or the U. S. Forest Service. Ukiah Municipal Airport Master Plan
31
32 Aircraft: A device that is used or intended to be used for flight in the air. FAA FAR Part 1
33
34 Airplane: An engine-driven fixed-wing aircraft heavier than air that is supported in flight by the
35 dynamic reaction of the air against its wings. FAA FAR Part 1
36
37 Aircraft avionics: The development and use of electric and electronic equipment for aircraft.
38
39 Airfreight service: The transportation of goods by air.
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1
2 Airside: That portion of the building that opens directly to a taxiway or taxi apron, as well as the
3 sides of the same building extending twenty (20)feet back from airside opening.
4
5 Automobile parking lot/facility: An area used for parking automobiles, including one or more
6 parking spaces with driveways, aisles, maneuvering areas, clearances, and similar features. This
7 term includes parking lots and garages.
8
9 Balloon: A lighter-than-air aircraft that is not engine driven, and that sustains flight through the
10 use of either gas buoyancy or an airborne heater. FAA Definitions
11
12 Flight school: A school that provides a course of study in piloting an aircraft. The overall purpose
13 is the acquisition and honing of basic airmanship skills.
14
15 Fixed Base Operator(FBO): A business operating at an airport that provides aircraft services to
16 the general public, including but not limited to sale of fuel and oil; aircraft sales, rental,
17 maintenance, and repair; parking and tie-down or storage of aircraft; flight training; air taxi/charter
18 operations; and specialty services, such as instrument and avionics maintenance, painting, over-
19 haul, aerial application, aerial photography, aerial hoists, or pipeline patrol.
20 In addition, FBO usually operates out of the larger hangars. Within the hangar there is normally
21 an office, employee lounge, customer area and restroom. FBO often have employees and
22 customers, which require a parking area. FBO buildings generally require landscaping. Ukiah
23 Municipal Airport Master Plan
24
25 Freighting. To send or transport goods or cargo by commercial carrier. Dictionary
26
27 Hangar. A building in which aircraft are kept or repaired. Dictionary
28
29 Hangar ports and sunshades: Something under which an aircraft is protected from the sun.
30
31 Helicopter: A rotorcraft that, for its horizontal motion, depends principally on its engine-driven
32 rotors. FAA FAR Part 1
33
34 Heliport: An area of land, water, or structure used or intended to be used for the landing and
35 takeoff of helicopters. FAA FAR Part 1
36
37 Landside: The portion of a building that does not open directly to a taxiway or taxi apron and is
38 20 feet, or more, from the airside of the building.
39
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1 Primitive Camping/Picnic Area: An area devoted to open camping by pilots or other persons
2 attending an airport-related event.
3
4 Professional office: Provision of professional or technical services including accounting,
5 counseling, architecture, design, engineering, law, management, and similar professions.
6
7 Restaurant: A retail business selling ready-to-eat food and/or beverages for on- or off-premise
8 consumption. These include eating establishments where customers are served from an ordering
9 counter for either on- or off-premise consumption ("counter service"); establishments where
10 customers are served food at their tables for on-premise consumption ("table service"), which
11 may also provide food for take-out; and exclusively pedestrian oriented facilities that serve from a
12 walk-up ordering counter. Examples include cafes, ice cream shops, and delis.
13
14 Rotorcraft: A heavier-than-air aircraft that depends principally for its support in flight on the lift
15 generated by one or more rotors. FAA FAR Part 1
16
17 Ukiah Municipal Airport Master Plan: The Ukiah Municipal Airport Master Plan prepared by
18 Shutt Moen Associated and adopted by the Ukiah City Council on July 3, 1996. Herein referred to
19 as the Master Plan.
20
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ATTACHMENT 3
ARTICLE 15
REGULATIONS IN PUBLIC FACILITIES (PF) DISTRICTS
9170: PURPOSE AND INTENT: This district classification is intended to be applied to properties which
are used for or are proposed to be used for public or quasi-public purposes or for specified public utility
purposes. Additionally,the purpose of the Public Facilities Zoning District is to provide business
opportunities on large public-serving land uses such as the airport. Finally,the Public Facilities Zone is
consistent with the Public("P") land use designation of the General Plan. (Ord. 1009, §1, adopted 1998)
9170.1:ALLOWED USES: The following uses are allowed in the Public Facilities(PF)Zoning District:
Airports and aviation-related functions and uses.
Civic centers and similar sites and uses.
Conservation and natural resource conservation areas.
Fairgrounds.
Historical sites and monuments.
Parks and recreation areas and facilities.
Public gardens.
Public schools.
Public utility facilities and uses.
Uses and structures which are incidental or accessory to allowed uses. (Ord. 1009, §1, adopted 1998)
9170.2: PERMITTED USES: The following uses are permitted in the Public Facilities (PF)Zoning District
subject to first securing a use permit:
Community concerts, farmers markets, craft bazaars,and flea markets.
Corporation yards.
Establishment, maintenance, operation and removal of circuses, carnivals, amusement parks, open-air
theaters, or other similar temporary establishments involving large assemblages of people.
Light manufacturing and industrial uses.
Minor food services unrelated to the primary use.
Public cemeteries and similar uses.
Public transportation facilities.
Quasi-public land uses.
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
1
Refuse disposal/recycling areas, and refuse transfer stations and similar uses.
Storage facilities and bulk fuel storage.
Uses and structures which are incidental or accessory to permitted uses. (Ord. 1009, §1, adopted 1998)
9170.3: BUILDING HEIGHT LIMITS: The maximum height limits for buildings in a Public Facilities (PF)
Zoning District are as follows:
A. Airport Buildings: The height limit for buildings on the City airport grounds varies depending upon
exact location. The maximum height shall be pursuant to the provisions of Division 3, Chapter 9,
Article 2 of this Code.
B. City Park Buildings:Thirty feet (30').
C. City Utility Facilities And Public Safety Structures: Forty feet (40'), except for electrical transmission
towers,which are not limited in height.
D. School Buildings:Thirty feet(30').
E. Fairground Buildings:Thirty feet (30'). (Ord. 1009, §1, adopted 1998)
9170.4: REQUIRED SITE AREA: There is no required site area for the Public Facilities (PF) Zoning District.
(Ord. 1009, §1, adopted 1998)
9170.5: REQUIRED YARD SETBACKS: While no specific yard setbacks are established for the PF Zoning
District, it is intended that the yard setbacks shall be equal to or greater than those for adjacent districts.
The exact yard setbacks for development projects in the PF Zoning District shall be established and set
forth as conditions of approval in the discretionary review process. (Ord. 1009, §1, adopted 1998)
9170.6: REQUIRED PARKING: The minimum parking area required in the Public Facilities (PF) Zoning
District shall be as follows:
A. Public Utility Facilities: One parking space for each employee on duty at any one time, and one space
for each vehicle used in connection with the facility with a minimum of three (3) spaces. One
additional space for every two hundred fifty(250)square feet of office space.
B. Elementary And Junior High Schools: Three (3) spaces for each classroom. A minimum of one
designated bus zone for loading and unloading students. One space per office, and a minimum of
three (3) on-site designated drop-off/pick-up spaces.
C. Senior High School: One space for each member of the faculty and each employee, plus one space for
each six(6)students.A minimum of three (3) on-site designated drop-off/pick-up spaces.
D. Airport: The number of required parking spaces at the airport shall depend on the individually
proposed uses. The number of spaces shall be determined by the provisions contained in Article 17
of this Chapter.
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
2
E. Stadiums And Ball Fields: The number of spaces shall be equal in number to thirty three percent
(33%) of the capacity of the facility.
F. Golf Driving Range: One parking space per tee, plus the spaces required for additional uses on the
site.
G. Golf Course:Six(6) spaces per hole, plus the spaces required for accessory uses on the site.
H. Miniature Golf Course: Three (3) spaces per hole, plus the spaces required for accessory uses on the
site.
I. Commercial Swimming Pool: One space for each one hundred (100) square feet of water surface.
J. Tennis Courts:Three (3) spaces for each court, plus the spaces required for accessory uses on the site.
K. Other Uses: All other uses are subject to the provisions contained in Article 17 of this Chapter. (Ord.
1009, §1, adopted 1998)
9170.7:ADDITIONAL REQUIREMENTS: The following additional requirements are applicable in the
Public Facilities (PF) Zoning District:
A. Existing development as of the date hereof inconsistent with the provisions listed herein, shall be
considered legal nonconforming, provided that they were legal at the time of their creation, and
shall be subject to the nonconforming provisions contained in this Chapter.
B. A site development permit shall be required for development projects in the Public Facilities (PF)
Zoning District, pursuant to the requirements of subsection 9261B of this Chapter.
C. All development projects in the PF Zoning District requiring discretionary review shall include a
proposed landscaping plan commensurate with the size and scale of the proposed development
project. Landscaping plans shall be submitted as a required component of all site development and
use permits at the time of application filing.
D. Landscaping plans submitted for projects on the Ukiah Municipal Airport property shall not include
trees, except in areas deemed acceptable in the airport master plan. Landscaping plans submitted
for public utility projects shall only include trees if they will not conflict with utility operations.
E. All proposed landscaping plans, except as noted in subsection D of this Section shall comply with the
following standards:
1. Landscaping shall be proportional to the building elevations.
2. Landscape plantings shall be those which grow well in Ukiah's climate without extensive
irrigation. Native species are strongly encouraged.
3. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature
appearance can be attained in a reasonably short amount of time.
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
3
4. Deciduous trees shall constitute the majority of the trees proposed along the south and west
building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar
access.
5. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four
(4) parking stalls within a continuous linear planting strip, rather than individual planting wells,
unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed
to provide a tree canopy coverage of fifty percent (50%) over all paved areas within ten (10)years of
planting. Based upon the design of the parking lot, a reduced number of trees may be approved
through the discretionary review process.
6. Parking lots shall have a perimeter planting strip with both trees and shrubs.
7. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or
marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes.
Based upon the design of the parking lot, and the use that it is serving, relief from this requirement
may be approved through the discretionary review process.
8. Street trees may be placed on the property proposed for development instead of within the
public right of way if the location is approved by the City Engineer, based upon safety and
maintenance factors.
9.All new developments shall include a landscaping coverage of twenty percent(20%) of the gross
area of the parcel, unless because of the small size of a parcel, such coverage would be
unreasonable.A minimum of fifty percent(50%) of the landscaped area shall be dedicated to live
plantings.
10. Landscaping plans shall include an automatic irrigation system,signs, lighting plan, and any other
design amenities.
11.All required landscaping for public facility development projects shall be adequately maintained
in a viable condition.
12.The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the
authority to modify the required elements of a landscaping plan depending upon the size, scale,
intensity, and location of the development project. (Ord. 1009, §1, adopted 1998)
9170.8: DETERMINATION OF APPROPRIATE USE: Whenever a use is not listed in this Article as a use
permitted by right or a use subject to a use permit in the PF Zoning District, the Planning Director shall
determine whether the use is appropriate for the Zoning District, either as a right or subject to a use
permit. In making this determination,the Planning Director shall find as follows:
A. That the use would not be incompatible with other existing or allowed uses in the PF Zoning District.
B. That the use would not be detrimental to the continuing development of the area in which the use
would be located.
C. In the case of determining that a use not articulated as an allowed or permitted use could be
established with the securing of a use permit, the Planning Director shall find that the proposed use
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
4
is similar in nature and intensity to the uses listed as permitted uses. All determinations of the
Planning Director regarding whether a use can be allowed or permitted in the Public Facilities (PF)
Zoning District shall be final unless a written appeal to the City Council, stating the reasons for the
appeal, and the appeal fee, if any, established from time to time by City Council resolution, is filed
with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by
an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on
the appeal in accordance to the applicable procedures as set forth in this Chapter. At the close of
the public hearing, the City Council may affirm, reverse, revise or modify the appealed decision of
the Planning Director. All City Council decisions on appeals of the Planning Director's actions are
final for the City. (Ord. 1009, §1, adopted 1998)
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
5
ARTICLE 9
REGULATIONS IN MANUFACTURING (M) DISTRICTS
9110: MANUFACTURING OR(M) DISTRICT: The regulations contained in this Article shall apply in all
Manufacturing(M) Districts and shall be subject to the provisions of Article 16 of this Chapter.The
purpose of this Article is to implement the general plan policies for industrial areas. (Ord. 793, §2,
adopted 1982)
9111: USES ALLOWED: The following uses are allowed in Manufacturing(M) Districts:
A. Wholesale and storage establishments; light and heavy industrial and manufacturing use which, in
connection with, has no appreciable offensive or objectionable noise, odor, dust or nuisance factor;
such as service stations, auto wrecking, blacksmith shops, building materials yards, feed and fuel
yards, junk yards, lumber yards, machine shops, planing mills, storage of goods and materials, and
other uses which in the opinion of the Planning Commission are of a similar nature.
B. Accessory uses to any allowed or permitted uses. (Ord. 793, §2, adopted 1982)
9112: USES PERMITTED SUBJECT TO FIRST SECURING A USE PERMIT: The following uses may be
permitted in Manufacturing (M) Districts subject to first securing a use permit, as provided in this
Chapter, in each case:
A. Industrial, manufacturing, or storage uses which may be objectionable by reason of production of
smoke, dust, noise, radioactivity,vibration, bright light or other causes.
B. Recreational uses, hotels, motels, mobile home parks, retail stores, offices, service establishments.
(Ord. 793, §2, adopted 1982)
C. Resident manager/security personnel housing. (Ord. 828, §2, adopted 1984)
9113: BUILDING HEIGHT LIMIT: The maximum height of any building in Manufacturing (M) Districts
shall by fifty feet(50'). (Ord. 793, §2, adopted 1982)
9114: BUILDING SITE AREA REQUIRED: In Manufacturing(M) Districts the building site area required
for each main building shall be a minimum of seven thousand (7,000) square feet in area. (Ord. 793, §2,
adopted 1982)
9115:YARDS REQUIRED: In Manufacturing(M) Districts yards shall be required in the following
minimum widths:
A. Front Yards: None required on interior parcels. On corner parcels there shall be a ten foot (10')
setback for a distance of ten feet (10') along both street frontages measured from the point where
the property lines meet at the corner.
B. Rear and Side Yards: None required, except where the rear or side of a lot abuts on an R-1, R-2 or R-
3 District in which case the rear or side yard shall be that of the adjoining zone. (Ord. 793, §2,
adopted 1982)
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
6
9116: PARKING REQUIRED: The minimum parking area required in Manufacturing (M) Districts shall be
that determined by§9198. (Ord. 793, §2, adopted 1982)
9117:ADDITIONAL REQUIREMENTS:
A. All new construction, exterior modifications to existing buildings or on-site work shall require a Site
Development Permit. (Ord. 793, §2, adopted 1982)
City of Zoning Ordinance
Article 15:Public Facilities District(PF)
7
1
2 ATTACHMENT 4
3 UKIAH PLANNING COMMISSION
4 June 22, 2011
s Minutes Excerpt
6
7 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
8 Judy Pruden, Chair Jason Brenner
9 Mike Whetzel
10 Linda Helland
11 Linda Sanders
12
13 STAFF PRESENT OTHERS PRESENT
14 Kim Jordan, Senior Planner Listed below, Respectively
15 Jennifer Faso, Associate Planner
16 Greg Owen, Airport Manager
17 Cathy Elawadly, Recording Secretary
18
19
20 10. NEW BUSINESS
21
22 10A. Workshop. Conduct a Public Workshop to introduce and discuss the draft Ukiah Municipal
23 Airport Building and Land Use Development Plan Guidelines updated by the Airport Commission.
24
25 Senior Planner Jordan provided an introduction to the workshop:
26 • The Ukiah Airport Commission has been revising the Ukiah Municipal Airport Building Area and
27 Land Use Plan Development Guidelines for the past 18 months and has completed its revisions.
28 • One of the primary purposes of the revisions was to identify the type of permit required for the
29 uses allowed for the various areas identified on the Airport and to identify when and what level of
30 the SDP is required for development at the Airport.
31 • There has been some discussion regarding incorrect guidelines having been used by staff in the
32 processing applications and review of land uses at the Airport and while there are differences, the
33 differences are not substantive.
34 • The staff report for this agenda item provides a summary of the modifications made to the
35 Guidelines specifically related to:
36 o Purpose and Intent
37 o Relationship to Zoning
38 o Compatibility Criteria
39 o Planning Area Map
40 o Aviation-Related Uses
41 o Airport Support Uses
42 o Land Use Area Descriptions
43 o Land Uses
44 o Development Standards & Site Planning Considerations
45 o Planning Permits
46 o Determination of Appropriate Use
47 o Glossary of Terms
48
49 Commissioner Whetzel recused himself as a Commissioner from participating in the Guideline
50 discussions because he owns a business at the Airport.
51
52 Staff:
53 • The revised Guideline document is the Commission's recommendation to the Planning
54 Commission.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 1
1 • The Planning Commission will review the document with a recommendation to Council for
2 adoption.
3 • The intent tonight is to introduce and provide for an overview of the document with the opportunity
4 for the public and Commission to ask questions and make comments.
5 • Most of the document remains unchanged as noted in the staff report for the various sections of
6 the Guidelines and the document format was retained.
7 • Most of the changes made to the Guideline sections pertain to land use area descriptions, land
8 uses, development standards/site planning consideration and planning permits.
9
10 Ukiah Municipal Airport Building Area and Land Use Development Plan Guidelines
11
12 The Planning Commission was provided with a letter dated June 22, 2011 from Eric Crane, Chair of the
13 Airport Commission that addresses the Airport Commission's intent for revising the Ukiah Municipal
14 Airport Building Area and Land Use Development Plan Guidelines and added the process provided for an
15 in-depth orientation to Airport facilities and operations.
16
17 Chair Pruden:
18 Q1. Referred to page 15 of the Guidelines and the paragraphs related to determinations that can be
19 made by the Airport Manger pertinent to the development of structure or other permanent fixtures.
20 Should these determinations be made by the Airport Manager and/or Airport Commission?Would
21 like the Commission to comment on this process as to who is responsible for making the
22 determinations. It may not be good practice to have one person making determinations in this
23 regard.
24 Q2. What type of landscaping is appropriate including trees at the Airport and recommends
25 discussion thereof?
26
27 Staff:
28 Q1. The Guideline document has already been reviewed by the Airport Commissioners and they were
29 fine with the Airport Manager making the determinations about the development of structures or
30 other permanent fixtures in the area between the Airport Property Line and the Building
31 Restriction Line and whether or not such developments/fixtures could impede aircraft operations.
32 The Airport Manager has the expertise to make these kinds of decisions while other City staff
33 may not.
34
35 Chair Pruden:
36 • Her concern with giving the Airport Manager the sole responsibility for making determinations
37 about development and other kinds of structures is that not every Manager makes the same kinds
38 of decisions as to what is best for the Airport and airport operations.
39 • Commented on past Airport Manager decision making examples that may not have always been
40 in the best interests of the Airport.
41 • Noted in the past, the Airport Manager never sat on Project Review Committee meetings for
42 projects that involved the Airport. Also, it used to be that the Assistant City Manager signed
43 Airport leases as opposed to the Airport Manager. It is important for the Airport Manager to attend
44 PRC meetings along with the Fire Marshall, Planning Director and public works staff for decisions
45 about development at the Airport.
46
47 Staff:
48 • Page 24, Section 11, Determination of Appropriate Use, of guidelines provides that the Planning
49 Director and Airport Manager can make a `Determination of Appropriate Use' decision whenever
50 a use is not listed in the Guidelines as an allowed or permitted use.
51 • Having two staff members as opposed to one when it comes to making determinations about the
52 Airport may be the best approach and these could include the Airport Manager, City Building
53 Official, Public Works Director, and/or Planning Director.
54
55 Airport Manager Owen:
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 2
1 • Signs small hangar and/or month-to-month leases.
2 • City Council approves the large hangar leases.
3 • Would attend PRC meetings in the event these meetings are held if it is an Airport matter.
4
5 There was discussion about what trees would be appropriate for the parking lot and landside at the
6 Airport. Trees are problematic at airports because of the height restrictions and the likelihood of drawing
7 birds that are hazardous to aircraft.
8
9 Chair Pruden:
10 • Referred to page 21, Table 5, landscaping requirements that states `landscaping is discouraged'
11 and suggests the language concerning landscaping airside be modified to make it clear it is not
12 appropriate to have landscaping airside.
13 • Add `Compatibility Criteria' from page 2 of document to Section 11, Determination of Appropriate
14 Use for consistency purposes since the determination regarding uses and development must be
15 found to be compatible with Airport operations and security, including the compatibility criteria of
16 the Ukiah Municipal Airport Master Plan so the criteria can become part of the findings that the
17 use is appropriate.
18
19 Commissioner Sanders: Inquired how the inherent conflicts between fixed-wing aircraft and rotocraft
20 have been worked out in the document.
21
22 Airport Manager Owen:
23 • Referred to the use table for Eastside Uses and Westside Uses in the Guideline document and
24 noted the Airport Commission spent considerable time reviewing the uses for the various areas
25 and subareas and decided the best approach would be to separately categorize fixed wing uses
26 from rotocraft uses and place these uses in the appropriate zone.
27 • The aforementioned approach taken by the Commission is a workable solution for consistency
28 purposes with the Airport Master Plan and effective operations at the Airport.
29
30 Chair Pruden:
31 • Acknowledged compatibility issues have existed with rotocraft operating in close proximity to fixed
32 wing aircraft.
33 • Does not support the area where Calstar has relocated.
34
35 Commissioner Helland:
36 • General introduction to the document has allowed her to become much more informed about the
37 Airport, with Airport terminology and how the Airport� generally functions.
38 • Would like to see `community garden' use be allowed with approval of a UP for the eastside south
39 area.
40
41 Staff:
42 • Appreciates the work the Commissioners did on the land use document taking into consideration
43 what is existing and what they want to see for development in the future by identifying the
44 purpose for each individual area, looking at what uses would get them to that purpose and how
45 these uses can be implemented.
46 • Looking at the use tables, the Commission's intent was to evaluate each area as to what they
47 would like to see for development in the future. During this process, the Commission identified
48 uses that could perceivably generate revenue and/or correspond with long term goals/objectives,
49 but at the same wanted to control how and where the potential uses locate for a particular area so
50 it is for this reason some of the uses were allowed by right while others require approval of a use
51 permit, were prohibited or allowed as an accessory to a primary use.
52
53 Lucy Neely, The Garden Project of NCO Community Action:
54 • Has requested the creation of a new use category 'Community Garden' for the Ukiah Airport's
55 Land Use and Development Plan Guidelines.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 3
1 • The Airport Commission has recommended the creation of a community garden use for Eastside
2 South, subarea 1 with approval of a UP.
3 • The Gardens Project is grateful for this recommendation of a allowing for a community garden in
4 Eastside South, Subarea 1 so that people will have an opportunity to produce food for local
5 consumption that might not otherwise have this opportunity where they reside.
6 • The Project requests the community garden use category be allowed in the undeveloped northern
7 portion of Westside South. The reason the Commission did not recommend a community garden
8 use in this area is because the Airport hopes to develop this area.
9 • The Gardens Project is looking at long-term perspectives and does not want to invest in a
10 community garden space that has development plan. However, should the Commission at some
11 later date decide on not developing the area would like to have the flexibility to create a
12 community garden at this location. Allowing this use with a UP does not mean a garden can be
13 created, it just allows for the possibility in the future.
14 • The Project also requests the community garden use category be allowed in the northern portion
15 of Westside North. The reason the Airport Commission did not recommend this area is due to
16 emissions from planes doing 'run-up' near this area and would not be safe for food to grown here.
17 • While the Project does not want to grow food in an unhealthy environment, would like to consider
18 growing non-edibles, such as flowers. The Project believes there is value to the community with
19 possibly being able to have a garden that grows flowers for possible retail purposes.
20
21 Chair Pruden:
22 • Thanked Lucy Neely of the Gardens Project for thinking about the good of the community with a
23 request for community garden(s)at the Airport.
24 • Was not aware that water is available in Eastside South, Subarea 1.
25 • When the Planning Commission formally reviews the Guidelines, will rely on the Airport
26 Commission's recommendations in this regard.
27
28 Staff:
29 • Clarified the community garden requirements for the Guideline document were modified and
30 taken from requirements established for the DZC.
31 • A proposed community garden use would require approval of a UP and ground lease agreement.
32
33 Chair Pruden:
34 • The possibility exists that a community garden could be created at the Airport.
35 • It is important to have the land use guideline document in place to help plan and guide
36 development at the Airport.
37
38 Commissioner Helland: Requested staff address the idea of allowing for non-edibles to be grown on the
39 Airport.
40
41 Chair Pruden:
42 • One option to possibly consider is in places where landscaping once existed on the north end of
43 the Airport where the hangars are located and no longer maintained, but do have irrigation
44 facilities and other relevant amenities. These areas may be an opportunity to do some
45 landscaping.
46 • There are also FBOs on Westside North that could be landscaped landside.
47
48 Don Albright:
49 • Is Vice-Chair of the Airport Commission.
50 • The Guideline document represents the Airport Commission's recommendations.
51 • Appreciates the work done by Judy Pruden, other City staff members and other persons on the
52 original land use plan guidelines that were adopted by Council. This work created the foundation
53 from which the Airport Commission worked.
54 • Sees value in having landscaping strips and cited planter areas that were privately maintained in
55 the Downtown area.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 4
1 • Would be open to landscaping areas on the Airport landside where feasible.
2 • The Commission considered allowing non-edibles on Westside North and the concern was how
3 one treats a use that produces something that could potentially generate revenue in connection
4 with a ground lease agreement. Another concern noted was this area serves as a `run-up' area
5 for aircraft and is not considered safe for people tending to a garden whether or not the garden is
6 edible or non-edible. Additionally, it would not be safe to grow vegetables at this location because
7 of the emissions from aircraft.
8
9 Reference was given to the Airport Layout Plan with regard to the `Westside Mix-use proposal' as a
10 possible area for a community garden use.
11
12 There was discussion about allowing for a community garden on a month-to-month ground lease and
13 potential economic impacts as an investment to the Project should a development be proposed that could
14 generate more income for the Airport, such as hangar development. The intent of the Airport is to
15 consider development according to the best and highest use in terms of determining what is good for the
16 Airport that operates as an Enterprise Fund.
17
18 It was noted a community garden use would not change the long-term goals for development at the
19 Airport.
20
21 Mike Whetzel (as a member of the public):
22 • The use table in the Guidelines has some discrepancies.
23 • Referred to the Airport Layout Plan Map in connection with the original intent of the Guidelines
24 concerning rotocraft and noted Westside South provides buffering of noise from rotocraft
25 operations mitigating noise impacts in accordance with a `noise signature' study as opposed to
26 Westside North.
27 • The current use table allows rotocraft medical emergency flight services (e.g. Calstar, Reach) in
28 Westside North as allowed by right with a footnote that indicates when the east side of the
29 Airport is developed this use would be relocated to the east side of the Airport provided the
30 necessary infrastructure is available and a UP is required for Westside South. This represents
31 discrepancies with the original intent of the Guidelines with regard to the operation of rotocraft on
32 the Airport.
33 • Is of the opinion the use table concerning rotocraft operations does not properly address the
34 noise issue in keeping with the Airport's Good Neighbor Policy.
35
36 Staff:
37 • The process involves figuring out what the recommendation and/or proposal is before considering
38 what type of environmental review is required.
39 • In some cases, environmental review may be necessary for a UP and in other cases the project
40 may be exempt from environmental review. It may be that emergency responders such as Calstar
41 or Reach are exempt from environmental review. There are exemptions for some types of
42 emergency projects in CEQA.
43
44 Chair Pruden:
45 • Asked Mr. Whetzel to note his concerns for when the Commission formally reviews the Guideline
46 document.
47 • Recommended flagging for further discussion of the use table what zone(s) is appropriate for
48 rotocraft as an allowed or permitted use.
49 • Encourages the Commissioners to tour the Airport for the purpose of gaining a better
50 understanding of the layout, existing uses, and how it functions and to contact Airport staff to
51 arrange a tour.
52
53
54
55
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 5
1 UKIAH PLANNING COMMISSION
2 July 27, 2011
3 Minutes Excerpt
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Judy Pruden, Chair Mike Whetzel
7 Jason Brenner
8 Linda Helland
9 Linda Sanders
10
11 STAFF PRESENT OTHERS PRESENT
12 Kim Jordan, Senior Planner Listed below, Respectively
13 Jennifer Faso, Associate Planner
14 Greg Owen, Airport Manager
15 Cathy Elawadly, Recording Secretary
16
17 10. OLD BUSINESS
18
19 10A. Workshop for the Ukiah Municipal Airport Building and Land Use Development Plan
20 Guidelines. Conduct a Public Workshop to review and discuss and make a possible
21 recommendation to City Council regarding the revisions proposed to the Ukiah Municipal Airport
22 Building and Land Use Development Plan Guidelines update by the Airport Commission.
23 Continued from the July 13, 2011 meeting.
24
25 Commissioner Brenner recused himself from participating in the Ukiah Municipal Airport Building and
26 Land Use Development Plan Guidelines workshop discussion.
27
28 Chair Pruden invited the public to participate in the workshop. She recommended review and discussion
29 page by page.
30
31 Ukiah Municipal Airport Buildinq Area and Land Use Development Plan Guidelines
32
33 Commission:
34 Q1. Has the City Corporation Yard been relocated?
35 Q2. Request for clarification page 7, Purpose, lines 8-11, 'The Development of private hangars is
36 consistent with this purpose so long as the lease will transfer to the City within a timeframe that
37 allows the use of the hangar for commercial activities.'
38 Q3. Would Westside South Planning Area be a good area for a community garden use?
39
40 Staff:
41 A1. The City Corporation Yard has not been relocated at this time. Future plans at the Airport do
42 include discussions about the corporation yard relocating.
43 A2. The Airport provides for long term ground leases whereby private development on this ground is
44 encouraged and allowed. For instance, a private hangar facility could be developed on Airport
45 grounds and when the lease expires and is not renewed or is terminated the hangar facility
46 becomes City-owned for the City to lease. It could be that a person owns a hangar facility for 40
47 years, depending upon the terms of the ground lease.
48
49 Chair Pruden: Good planning takes into consideration the best and highest use for a particular area.
50 The best and highest use for Westside South is development related to Airport operations and
51 corresponding fixed base operations (FBOs)as opposed to a community garden use.
52
53 Eric Crane, Airport Commission Chair:
54 A3. The Airport Commission did consider the possibility of allowing for a community garden use in
55 Westside South during discussion of the land use plan guidelines. However, it was determined
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 6
1 much of this land is potentially contaminated from the dumping over the years of paving and
2 asphalt debris and would not be a good place to grow food.
3
4 Commissioner Sanders: The purpose statements for the different land use areas and subareas do not
5 appear to be consistent with the use tables.
6
7 Chair Pruden: There are some inconsistencies with the use tables. She is okay with the narrative portion
8 of the document.
9
10 Paqes 10 & 11, Table 1: Eastside Uses and Permit Requirements
11
12 Commission:
13 Q1. Questioned why a UP for Airplane avionics as opposed to an allowed use since this use is
14 compatible with Airport operations.
15 Q2. Page 11, questioned use categories related to storage, when Airport policy has been that
16 hangars must be used for aviation-related purposes and not for storage.
17
18 Staff:
19 A1. Airplane avionics is included along with Airplane painting, body work, machine shop as an
20 allowed use with approval of a use permit in correlation with the purpose statement for the
21 Eastside use areas where the intent is to possibly develop these areas as gateway properties. As
22 such, Airplane avionics and Airplane painting etc., uses would be allowed with a use permit since
23 there is no discretion as to how these uses locate or operate which is contrary to long term
24 development intended for Eastside areas. So the only way to control this is through the UP
25 process. The Airport Commission was very thorough when describing the existing uses and
26 considering potential new uses for each area and subarea as to how this can effectively be
27 achieved in the long term distinguishing between what type of uses should be allowed by right
28 versus those requiring approval of a UP in order to achieve the purpose and vision for the specific
29 area.
30 A2. With regard to allowing `Storage (month-to-month) vehicle, equipment, material and Storage (up
31 to 1 year) —vehicle, equipment, material, the intent is to provide for an opportunity to generate
32 revenue since the Eastside area is relatively undeveloped whereby such uses are month-to-
33 month or allowed up to 1 year must be reviewed annually and are surface only, no permanent
34 structures.
35
36 Eric Crane:
37 • Commented on allowing storage uses and noted this allows someone the opportunity to park cars
38 possibly for overflow reasons or to store equipment, materials on the Eastside since this area is
39 undeveloped and space is available in the short term.
40 • The Airport does have a hangar policy that requires hangars be used for aviation-related
41 purposes and not for storage. All hangars are required to house aircraft, but other items are
42 allowed in the hangar in addition to aircraft. A hangar cannot be used only for non-aviation
43 related uses such as for storage.
44
45 Paqes 12, Table 2:Westside Uses and Permit Requirements, Fixed Winq Uses
46 Commission: Fixed wing table, distinguish between `Airplane—flight instruction classrooms' and
47 'Airplane—flight schools with classrooms and why do the specific use designations vary with regard to
48 AC, UP or Allowed.
49
50 Staff: The intent of an Airplane-flight instruction classroom use is it is typically located in a terminal
51 building where this use would function as an accessory use to the primary terminal building use. A flight
52 instruction classroom is just a classroom with just a classroom function. It may be in terms of use
53 designation, this is too confusing and could consider changing `AC' to 'A.'
54
55 Airplane — flight schools with classrooms would require a whole facility because the classroom and
56 equipment would function together as opposed to a single classroom function without the airplane.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 7
1
2 Eric Crane:
3 • The reason for the proposed `AC' designation has to do with the use of the existing structure.
4 • Flight instruction classroom is interpreted to mean classroom use only whereas flight schools with
5 classroom is interpreted to mean classroom and aircraft co-located to a hangar, for instance. A
6 plane and a classroom could not be located at a terminal building. The intent of the Airport
7 Commission was not to have hangars built at the terminal building but for the airplane to park or
8 tie-down as part of the classroom instruction whereas airplane-flight schools with classrooms
9 allows for a tie-down area near a hangar, for instance, to park planes used for instruction
10 purposes.
11 • Change category Airport-flight instruction classroom to read `Airplane-flight instruction only.'
12 • Change `Airplane-flight schools with classrooms' to read, `Airport—flight schools with classrooms
13 and hangars.'
14
15 Staff: Could consider `Airport—flight instruction classroom - change AC' designations to `A' and change
16 category to read, `Airplane-instruction classrooms only.'
17 Change `Airplane-flight schools with classrooms' to read, `Airport—flight schools with classrooms
18 co-located with hangar.'
19
20 Page 13. Table 2.Westside Uses and Permit Requirements, Rotorcraft and Other Uses
21 Chair Pruden:
22 • Allowing rotorcraft uses mixed with fixed-wing operation uses on the west side of the Airport has
23 been a controversial subject because of compatibility issues associated with safety and damage
24 to personal and private property.
25
26 It was noted with regard to table 2 on page 14 the attached `1' to `A' or`UP' references a footnote.
27
28 John Eisenzopf, Airport Tenant
29 • Is opposed to allowing rotorcraft operating in close proximity to fixed-wing operations because of
30 incompatibility issues.
31 • Is of the opinion rotorcraft operations belong on the east side of the Airport and not the west side.
32 • While the Eastside remains undeveloped and particularly undeveloped in terms of the appropriate
33 accommodations for helicopter operations, thought should be given to providing the necessary
34 infrastructure for rotorcraft as part of the ongoing Airport planning process.
35 • The Eastside will never get developed to accommodate rotorcraft if rotorcraft is continually
36 allowed to operate on the Westside.
37 • Was opposed to the relocation of Calstar to Westside North.
38 • Cited problems with rotorcraft from CAMP operations when very large helicopters park in the
39 same area as fixed-wing aircraft and associated FBO operations creating a lot of dust and debris.
40 • Another problem associated with rotorcraft operations is that helicopters randomly park, often
41 next to fixed-wing aircraft, and throw dust and debris when they hover or take off.
42 • Supports helicopters having hangars, helipads, parking areas and other necessary infrastructure
43 separate from fixed-wing aircraft.
44 • It appears there are more rotorcraft operating at the Airport than in previous years.
45
46 Chair Pruden:
47 • Pilots have indicated they would like rotorcraft operations to have their own area to minimize the
48 conflict between rotorcraft and fixed-wing aircraft.
49 • Questioned the use designations for rotorcraft uses in Table 2 as to whether or not the uses
50 should be allowed by right whereby a compromise may be a solution by changing the allowed
51 uses to require a UP so that a determination can be made about the appropriateness of the use.
52 • Has had no complaints about Calstar, but has had numerous complaints about helicopters and
53 where they land and the problems caused thereof.
54 • The conflict between rotorcraft and fixed-wing aircraft has been going on for a long time.
55
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 8
1 Commissioner Sander: Is there more rotorcraft versus fixed-wing aircraft operating now than when the
2 Ukiah Municipal Airport Master Plan was written?
3
4 Airport Manager Owen:
5 • At the time the Airport Master Plan written, there were two based helicopter operations at the
6 Airport.
7 • Currently Calstar is the only based helicopter operation at the Airport. However, seasonally
8 particularly during the summer months, there is a large amount of helicopter traffic. This year
9 there has been a large amount of helicopter activity because of the marijuana eradication
10 operations being conducted in the national forests.
11 • The large transient military helicopters typically park on the northern portion of the Airport, but
12 because rocks are being thrown at them from State Street causing damage, they are reluctant to
13 park on Westside North and instead must park in areas where feasible, such as where the
14 Calstar helicopter used to park adjacent to the terminal building in Westside Central.
15
16 Commissioner Sanders:
17 • Questioned whether or not there is something affordable that can be done to make it work for
18 people who own fixed-wing airplanes and the need for emergency helicopter services at the
19 Airport.
20
21 Staff:
22 • Staff has received no comments from pilots or other concerned persons other than the comments
23 received as part of the Airport Commission's review and revision of the Guidelines.
24 • It would be helpful if people have concerns about rotorcraft operations to make these concerns
25 on the record by sending a letter or email to staff that would be forwarded to the Planning
26 Commission because staff does not have a public record of the concerns of pilots related to
27 rotorcraft operations as expressed by Chair Pruden.
28
29 Commissioner Sanders: There was an incredible public turn out when the Planning Commission
30 reviewed the Calstar relocation project.
31
32 Staff: While there was public testimony regarding the relocation of Calstar, the comments were basically
33 from the same people and not this `out-pooring' of frustration from pilots or other persons that was noted
34 above.
35
36 Commissioner Sanders: The table with regard to rotorcraft uses is not consistent with the Ukiah
37 Municipal Airport Master Plan and/or other relevant documents.
38
39 Staff: The table is consistent with the Airport Master Plan as far as being the current location for
40 helicopters at the Airport.
41
42 Airport Manager Owen:
43 • The Airport Master Plan does not speak about putting helicopters on the Eastside of the Airport.
44 • The Master Plan suggests two helicopter parking pads be located directly east of the terminal
45 building which used to be the building where the flight school currently operates. The flight school
46 currently parks in the area the Master Plan states should be the transient helicopter parking area.
47 • Referred to the Planning Commission agenda packet for section 6, page 3 of the Airport Master
48 Plan shows helicopter operating area is identified in Westside Central.
49 • According to the FAA, helicopters do have to be allowed to use the terminal area just like fixed-
50 wing aircraft and cannot be completely banned. It would not be a reasonable and/or good practice
51 to make people have to walk long distances to get to their helicopters.
52 • Section 5 pages 18 and 19 of the Airport Master Plan addresses helicopter operations and
53 provides that:
54
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 9
1 o Helicopters should operate in a facility that they are in. It is anticipated that the operators
2 of small helicopters based at the Airport will continue to operate directly to/from their
3 respective on-airport facilities. Future decreases in demand for airplane tie-down facilities
4 could result in more apron becoming available for development of a dedicated helicopter
5 operations area on the Airport whereby a portion of an unused airplane tie-down area
6 and/or hangar apron could be developed for dedicated helicopter operations. Due to
7 uncertainty in this regard, a specific layout for this area/use has not been identified on the
8 Airport Layout Plan. Furthermore, such an area should be located near suitable
9 helicopter-oriented hangar/office facilities and should be located so as to minimize
10 helicopter/airplane operational interaction.
11 o There is a need for transient military helicopters to occasionally utilize the Airport for
12 refueling or to park on a temporary basis because of some type of operation they are
13 conducting.
14 o Due to the relatively infrequent need to accommodate such helicopters, a formal helipad
15 or approach/departure target area has not been established at the Airport.
16 o Current practice is for transient helicopters to park on the concrete apron located to the
17 east of the Airport terminal building.
18 o No formal helicopter parking pads are currently designated on the Airport. However, the
19 Master Plan recommends a transient helicopter parking area encompassing 2-3 positions
20 be formally designated at the Airport whereby the concrete apron just east of the airport
21 terminal building appears to be the best location for siting these parking positions as
22 depicted on the Airport Layout Plan.
23 • The way the Airport operates in terms of interFace between rotorcraft and fixed-wing aircraft is just
24 how it is at the Airport at this time.
25
26 Chair Pruden:
27 • Referred to page 5 of the guidelines and noted the purpose for Eastside North Subarea 3, states
28 this subarea is intended for permanent (non-transient) rotorcraft uses and should remain vacant
29 until such time as the infrastructure (such as a taxiway, utilities, etc.) can be provided to support
30 these uses. Although this subarea is intended for rotorcraft related uses, fixed-wing aircraft may
31 locate in this area provided they are associated with a rotorcraft use. Fixed-wing aircraft as a
32 standalone use is prohibited in order to retain adequate land area for rotorcraft.
33 • This purpose statement calls forth for a distinct area for rotorcraft.
34
35 Staff:
36 • The purpose statement states `until such time as the infrastructure can be provided to support
37 rotorcraft uses.'
38 • While the Eastside of the Airport is the preferred location for rotorcraft, there is no plan at this
39 time to develop it for rotorcraft uses. The Airport Commission was very clear about this matter
40 because there is no money available at this time to develop the Eastside to accommodate
41 rotorcraft uses.
42 • It is staff's understanding in working with the Airport Manager that we do not have the ability to
43 just have no home for rotorcraft operations. The Airport Commission worked very hard to find a
44 home that is consistent with the Airport Master Plan so that in the interim until such time the
45 Eastside can be developed for rotorcraft, rotorcraft has a place to locate.
46
47 Chair Pruden:
48 • Understands staff's comments, but noted the use table for rotorcraft does not have to be allowed
49 in nearly every Westside area. The uses could require a UP. Those uses allowed include
50 `rotorcraft hangars, rotorcraft medical emergency flight services (e.g. Calstar, Reach), rotorcraft
51 maintenance/repair/service/painting/body work, rotorcraft parking —transient, rotorcraft parking &
52 tie-downs, rotorcraft rental, rotorcraft sales& leasing, and rotorcraft storage &support.'
53
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 10
1 Staff: Again, the Airport Commission worked very hard and closely looked at every use and Westside
2 area before making a decision about whether a particular use should be allowed or permitted
3 based on what is most feasible for a particular area/subarea.
4
5 Eric Crane:
6 • Noted many of the allowed uses have a footnote, A(1) that indicates while the use is allowed,
7 when the Eastside of the Airport is developed and leases expire, these uses shall be relocated to
8 the Eastside of the Airport to Eastside North Subarea 3 provided the necessary infrastructure is
9 available.
10 • It is going to take a major project to make a place for the helicopters on the Eastside.
11 • From his reading about what the FAA says about helicopters is any place that has a tie-down a
12 helicopter can go.
13 • We can come up with a rule that is contradictory to what the FAA says that would put the Airport
14 in jeopardy of being a grant funding recipient or we can accommodate rotorcraft.
15
16 Chair Pruden:
17 • Is okay with accommodating rotorcraft uses, but with a Use Permit which means there is a review
18 process.
19 • The fact cannot be denied that rotorcraft and fixed-wing aircraft conflict with one another.
20 • Problems concerning rotorcraft have been expressed by some FBOs on the Westside North due
21 to dust and debris generated by Calstar.
22
23 Eric Crane:
24 • Agrees conflict exists between rotorcraft and fixed-wing aircraft and had concerns about the
25 relocation of Calstar. He advocated strongly concerning the relocation of Calstar to Westside
26 North where there would be a time limit on their current lease with a statement the lease can be
27 extended it this use could be accommodated on the Eastside of the Airport.
28 • Recalled that Caltrans Aeronautics determined the best location for Calstar at this time was to
29 relocate from Westside Central to Westside North and made a recommendation accordingly. It
30 was Caltrans Aeronautics that required Calstar to relocate citing the existing location in Westside
31 Central as being a safety hazard for the operation of rotorcraft.
32 • Does not see a way for 'rotorcraft parking —transient and rotorcraft parking &tie-downs' to not be
33 allowed because certain rotorcraft operations would not come to the Airport if theses uses
34 required a UP so rotorcraft can land. The Airport can either have an allowed use to deal with the
35 reality as to how this area will be used by persons `having bigger sticks' than we have or face the
36 potential of setting ourselves up for problems by making the uses require a Use Permit.
37 • His preference is to require Use Permit for rotorcraft uses and to encourage a helicopter use on
38 the Eastside.
39 • Is concerned with formulating a rule that ends up not being followed because of the concept of
40 the rule.
41
42 Chair Pruden:
43 • Mr. Crane makes a good argument in terms of `rotorcraft parking — transient' and `rotorcraft
44 parking &tie downs' and why it should be allowed as opposed to a UP.
45 • A UP would allow another review process to see where these uses d occur.
46
47 Eric Crane: Relative to the other rotorcraft uses in the Table, his preference is for a UP, but respects the
48 other members of the Airport Commission preferences that he may have disagreed with during plan
49 guidelines discussions of rotorcraft.
50
51 Commissioner Helland:
52 • Does not feel comfortable second guessing the document that has been revised by the Airport
53 Commission during the last year and a half.
54 • Problems with the document should have been brought to the Airport Commission since that
55 Commission is the expert.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 11
1 • Would like to hear about the process and what the vote was in determining the different levels of
2 review for the zones/areas and the corresponding uses.
3
4 Staff:
5 • Recalled that Calstar was allowed to relocate to Westside North because a Determination of
6 Appropriate Use was made by the Airport Manager and City Planning Director.
7 • The process was quite interesting because there was only one Commissioner representing the
8 helicopter side of the discussion and he was very well-rounded.
9 • The Commission no matter what the individual preference concerning the elements of the
10 planning document worked together until the Commissioners came to some kind of consensus
11 or agreement about an issue.
12 • Recalled that Mr. Crane was not entirely comfortable with allowing rotorcraft uses by right on the
13 Westside of the Airport, but rather with approval of a UP. Part of the discussion was that the
14 Commission could require a UP when the truth of matter in some areas this is not consistent
15 with the Airport Master Plan so it will not matter what the table says as the table will have to be
16 changed to be consistent with the Airport Master Plan.
17 • Additionally, if the table is not consistent with the FAA requirements, the Guidelines would be
18 preempted by the FAA and the use would be allowed.
19 • Is of the opinion the Airport Commission decisions concerning the rotorcraft use table
20 designations for the specific zones was not always their preference, but understood in what
21 circumstances they were preempted.
22
23 John Eisenzopf:
24 • Was present for most of the process concerning revisions to the guidelines.
25 • Referred to the use table for rotorcraft and while he understands the use designations for
26 rotorcraft parking questions some of the other uses that are allowed by right or allowed by right
27 with the footnote on the Westside and they include `rotorcraft hangars, rotorcraft medical
28 emergency services, rotorcraft maintenance etc., rotorcraft rental, rotorcraft sales & leasing and
29 rotorcraft storage & support equipment.' Does not support these allowed use designations for all
30 cases because consideration is not effectively given to impacts to neighbors, fixed-wing aircraft
31 and hangars. It also removes any incentive whatsoever for developing the Eastside of the Airport.
32 • Does not approve of the Use table for rotorcraft as drafted.
33
34 Chair Pruden:
35 • Recommends leaving the `rotorcraft parking — transienY and `rotorcraft parking & tie downs' as
36 allowed uses and changing all the other rotorcraft uses to a UP for `rotorcraft hangars,
37 maintenance, rental, sales & leasing and storage & support equipment.' Is of the opinion, with
38 these changes the Airport would not be in violation of any other requirements.
39
40 Eric Crane:
41 • Questioned whether rotorcraft maintenance, repair etc. should be changed to a UP which would
42 mean a business like T & M Aviation doing maintenance on a helicopter would require a UP.
43 • Further questioned what would occur for rotorcraft medical emergency flight services.
44
45 Chair Pruden:
46 • An existing business would be a legal non-conforming use and would not require a Use Permit.
47 • Medical emergency flight services would be allowed until the lease expires and then a Use Permit
48 would be required.
49
50 Staff: Clarified just because a tenant might be doing some type of use does not mean it is legal and non-
51 conforming, it just means he/she is doing something. There are times research is necessary to see if the
52 use was actually approved. There is a concern that just because someone is working on rotorcraft and
53 has rotorcraft in a hangar does not mean the use was approved. Does not want people to assume that a
54 particular use is non-conforming and allowed to continue because this may not be the case.
55
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 12
1 Chair Pruden: The uses would be looked at when a new business is proposed.
2
3 Eric Crane: Asked if at some future date if the Eastside of the Airport were developed to accommodate
4 rotorcraft, would T& M Aviation, for instance, be allowed to maintain helicopters in their hangar, which is
5 located in Westside North?
6
7 Chair Pruden: Would be allowed to maintain a helicopter in the hangar with approval of a Use Permit.
8
9 Eric Crane: Part of the rationale concerning rotorcraft maintenance and repair is as an allowed use is
10 when a helicopter needs repair, this space would be better utilized for this type of use rather than for
11 taking off or landing and cautioned modifying this use because it is necessary to have facilities that do
12 offer special services on the Westside.
13
14 Chair Pruden: How would a new rotorcraft maintenance/repair business be treated?
15
16 Eric Crane: Does not have a problem with allowing someone to maintain rotorcraft maintenance and
17 repair on Westside North because the space would not be used for rotorcraft taking off or landing many
18 times a day. The point being Calstar takes off and lands many times a day whereas a rotorcraft
19 maintenance/repair business would mean a rotorcraft would land once and be in the repair shop for
20 awhile and then leave. There is no rotorcraft traffic being generated on a regular basis.
21
22 Chair Pruden: How to treat rotorcraft hangars, A(1)or Use Permit once the lease expires.
23
24 Eric Crane: Could not speak for the Airport Commission and supports the recommendation of A(1).
25
26 Staff:
27 • Much of what the Airport Commission worked on during the process of reviewing the land use
28 plan was making sure not to discriminate against helicopters at the Airport and were highly
29 concerned about not having at least one location where rotorcraft use was allowed by right. This
30 was the issue and is the reason the rotorcraft uses in the table are allowed by right in Westside
31 North and Westside Central as opposed to a Use Permit.
32 • It appears the preference is to allow any airplane to locate anywhere on the Airport grounds and
33 for making sure there is no space for a helicopters to locate on the Westside may be
34 discriminatory.
35 • The Airport Commissioners are the airport experts and took great measures to be fair and
36 reasonable about what should occur.
37
38 Chair Pruden: Recommends: 'Rotorcraft rental', change all A(1) to UP, `Rotorcraft sales & leasing'
39 change all A(1)to UP and `Rotorcraft storage &support equipment,' change all A(1) to UP. In this way do
40 not have to wait for a lease to expire.
41
42 Eric Crane: While the aforementioned recommendation is appealing supports going with the use
43 designations in the table.
44
45 Staff: Westside Central is recognized in the Airport Master Plan as the location for helicopter operations
46 (see Building Area Issues, section 6 page 3) of the Plan. The uses in the table must be consistent with
47 the Airport Master Plan. The use designations recommended in the use table were crafted to give
48 helicopters a location at the Airport so by not having a home for rotorcraft uses on the Airport, a person is
49 suddenly required to always have a use permit for a rotorcraft use whereas if a person has a fixed-wing
50 operation or works on a fixed-wing aircraft he/she does not have this limitation.
51
52 Chair Pruden: Helicopter uses would be allowed by right on the Eastside of the Airport if the master plan
53 document was written correctly.
54
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 13
1 Airport Manager Owen: The intent of the table is to make the use designations fair to all users of the
2 Airport without discriminating between fixed-wing and rotorcraft by requiring a UP for a rotorcraft use and
3 allowing by right a same or similar uses for Fixed-Wing aircraft.
4
5 John Eisenzopf:
6 • Regarding the matter of discrimination, uses must be compatible with one another. In this case,
7 fixed-wing aircraft and helicopter are not compatible with one another and should have separate
8 areas in which to operate.
9 • At the time the Airport Master Plan was written, there was no helicopter FBO like Calstar at the
10 Airport other than a few helicopters that were based for occasional use.
11 • The current Guidelines approved by Council about five years ago is the better document because
12 it spells out and added detail about what the Airport Master requires in the way of future
13 development and use.
14 • In his opinion, the existing Guidelines is the more appropriate document because potential and
15 future building area issues talked about in the Airport Master Plan were addressed by the Airport
16 Commission at that time in the Guidelines document. Westside North was not recognized as a
17 location for helicopter operations.
18
19 Chair Pruden: According to page 5 of draft revised Guidelines rotorcraft uses are allowed in Westside
20 North.
21
22 Commissioner Helland: Requested clarification why the Land Use Plan allows rotorcraft in Westside
23 North when the Airport Master Plan does not recognize this location for helicopter operations.
24
25 Staff:
26 • The proposed revised Guidelines are not in conflict with the Airport Master Plan.
27 • The existing Guidelines were not written properly as a zoning document and do not properly
28 address use and the permit requirements.
29 • The document confuses conditional and allowed uses with site development permit and use
30 permit throughout the document.
31 • The intent of revising the Land Use Plan was to make it a proper planning document and to
32 address uses as would be done for any zoning document.
33
34 Eric Crane: Added it was later discovered the current Land Use Plan that was adopted was not the
35 version that should have been adopted.
36
37 Commissioner Helland: Would like to view the land use plan that was adopted and the one that should
38 have been adopted and would like both documents included as part of the information provided at the
39 next meeting for the Guidelines.
40
41 Paqe 13
42
43 Chair Pruden: Inquired why the Picnic area/primitive parking area located in Westside Central is not
44 allowed in Westside North, Westside Central or Westside South.
45
46 Eric Crane: Clarified this area is an airside use with a grassy area where planes can park. Some airports
47 have an actual campground area where people can land a plane and taxi off and set up a tent and this is
48 what this use pertains to. It is not an area where people can go to have a picnic.
49
50 Chair Pruden:
51 • Recommended specifying the use to read, `Airside Picnic area/primitive parking' if this is just a
52 grassy area where people can park planes.
53 • Requested clarification that `pilot lounge' is an ancillary or accessory use to the airport terminal.
54
55 Staff: A Pilot lounge can be an accessory use in the terminal building or as part of a hangar.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 14
1
2 Paqe 14, Table 2: Westside Uses and Permit Requirements
3
4 Chair Pruden: Requested clarification the `Storage (month-to-month) vehicle, equipment, material and
5 storage (up to 1 year)' can occur if space is available.
6
7 Staff:
8 • The uses represent the same scenario as these same uses in the Eastside. Whether or not the
9 uses are allowed for a particular area depends on whether such a use would be feasible if space
10 is available.
11 • Keep in mind there are the uses that are allowed by the Guidelines document and those uses that
12 are approved as part of the lease. A potential developer or tenant may begin the process by
13 looking at the Land Use Plan Guidelines document and then speak to the Airport Manager about
14 the likelihood of a project or use.
15
16 Airport Manager Owen: Leases are reviewed by the Airport Commission with a recommendation to
17 Council.
18
19 Paqe15
20
21 Chair Pruden: Referred to the narrative that reads, `The development of structures or other permanent
22 fixtures in the area between the Airport Property Line (APL) and the Building Restriction Line (BRL) are
23 prohibited if it is determined by the Airport Manager that they could impede aircraft operations' and asked
24 if the BRL area should also have Airport Commission review.
25
26 Airport Manager Owen: It may be important for the City Engineer to come and survey areas that involve
27 the BRL.
28
29 Commissioner Helland: Noted there was previous discussion that such a determination can be made by
30 the Airport Manager, City Engineer and/or Building Official.
31
32 Staff: Noted a determination would be made by a combination of City staff to include Airport Manager,
33 City Engineer, Building Official and Planning Director.
34
35 Paqes 16 & 17.
36 Grammatical errors were recognized and changed.
37
38 Paqe18
39 Commission Helland: It appears the parking requirements were reversed for uses, `freight/shipping with
40 no customer counter service and with customer counter service.'
41
42 Paqe 19—no discussion
43
44 Paqe 20
45
46 Chair Pruden:
47 • Okay with language, `Tree species shall be primarily deciduous.'
48 • Small trees at maturity are considered to be 30 feet or less in height and medium trees 30-60 feet
49 in height.
50 • Does the Commission want to put in a height limit?
51 • Any existing trees over 30 feet in height should be referred to the Airport Manager in terms of
52 safety.
53
54 Airport Manager Owen:
55 • Prefers smaller trees for landscaping.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 15
1 • Caltrans Aeronautics conducts tree inspections to ensure they meet safety requirements relative
2 to height. There are times when trees must be topped to stay within FAA height limitation
3 requirements.
4
5 Eric Crane: Areas where landscaping is required should be small.
6
7 Commissioner Sanders: Asked about Doolan Creek in the areas of Talmage and South State Street,
8 noting it to be `pretty denuded.' How is this section maintained? Is this section of the Creek located in the
9 Clear Zone? Would like to see a policy for the agency responsible for maintaining areas in the Runway
10 Protection Zone/Object Free Zone and how this works.
11
12 Chair Pruden:
13 • This area of the Creek is located in the Clear Zone and/or Object Free Zone.
14 • Areas in the Clear Zone must be kept free of tall weeds.
15 • The `strip mall' that was allowed to be developed on Talmage Road within the departure and
16 approach pathway/Runway Protection Zone caused a tremendous amount of problems.
17
18 Staff:
19 • Doolin Creek is not located within the boundaries of the Land Use Plan Guidelines.
20 • Will work on getting information regarding Doolin Creek and maintenance thereof.
21 • A plan for poolin Creek has been started but has not been completed. The hope is to complete
22 the Doolin Creek Plan at some time in the future.
23
24 Airport Manager Owen: The City Corporation Yard typically maintains that section of Doolin Creek by
25 mowing it a couple time of year.
26
27 Eric Crane:
28 • Certain areas on Talmage Road are located within the jurisdiction of the Runway Protection
29 Zone, which is an area designated by the FAA that must be clear of buildings and persons
30 because of approach and departure of aircraft from the runway.
31 • Caltrans Aeronautics reviews the Clear Zones to make certain areas are properly maintained in
32 accordance with FAA standards.
33
34 Paqe 21. Table: Landscapinq Requirements
35
36 Chair Pruden:
37 • Questioned language, `Airside, Landscaping is discouraged' where it seems landscaping airside
38 should be prohibited.
39
40 Staff: This was the Commission's comment during the last discussion.
41
42 Chair Pruden: The exception would be landscaping in front of the terminal building in Westside Central
43 where some landscaping would be appropriate on the embankment.
44
45 Airport Manager Owen:
46 • Some type of landscaping would be acceptable on the front and backside of the terminal building
47 and commented where landscaping is being developed in and around the terminal building for
48 decorative purposes and as a picnic area.
49 • Cited the Don Albright hangar that is located airside as a site that has been very nicely
50 landscaped.
51
52 Chair Pruden:
53 • Agreed the renovation and landscaping completed by Don Albright to his hangar is an
54 aesthetically pleasing asset to the Airport.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 16
1 • Looks at planning documents as to what is feasible at the Airport, moving forward with the
2 document. Landscaping airside is not feasible.
3 • Does not like the language, `landscaping is discouraged.' This language does not work as a
4 planning document.
5 • Recommends airside, language read, `Landscaping is prohibited except the Westside Central
6 area.' This would allow flexibility to landscape the embankments since this is a presentation area.
7 • Supports landscaping landside.
8
9 It was noted if landscaping exists, it is highly important it be properly maintained.
10
11 Commissioner Helland: Noted the table does require landscaping/irrigation plan.
12
13 Eric Crane: The intent of the language, 'landscaping is discouraged,' is if the desire and ability is there
14 and it is feasible, that landscaping is an option that is available.
15
16 Staff: The way the table reads is standards are provided that shape and direct how landscaping should
17 occur. The language reads that while, `Landscaping is discouraged, when landscaping is provided, it shall
18 be consistent with the requirements of this table.'
19
20 Chair Pruden:
21 • With regard to the table concerning landscaping, how will landscaping be regulated if the
22 language reads, `landscaping is discouraged.' The language is open-ended and needs to be
23 specific.
24 • This language leaves a loophole subject to interpretation with regard to what elements constitute
25 landscaping based on what is feasible, particularly airside.
26
27 Airport Manager Owen:
28 • Landscaping or the extent thereof would be left to the tenant.
29 • The intent is if a tenant proposes a nice landscaping plan, he/she has that opportunity.
30 • The language says `landscaping discouraged' not prohibited, airside.
31 • The table provides the corresponding standards that must be applied for landscaping.
32
33 Eric Crane: Invites the Planning Commission to take a tour of the Airport so as to better understand the
34 Airport Commission's reasoning for why the Plan was written as it is taking into issues airside, landside
35 and the uses recommended for the various areas and subareas.
36
37 Staff: If landscaping is proposed for a project airside that it be subject to the Airport Manager's approval.
38 If the landscaping is not part of the project, it is doubtful whether landscaping would be proposed.
39
40 Chair Pruden: Landscaping airside needs to have Airport Manager approval.
41
42 Paqe 22
43
44 Chair Pruden: Language should reflect that all permits must be secured before leases or agreements
45 are finalized. This allows that before leases are executed that `all entitlements' are in place. In other
46 words, it should be made clear that Use Permits and/or Sight Development Permits should be in place
47 before a lease agreement is signed to avoid problems that can occur with a lease being signed and a use
48 or development proposed that is not compatible with Airport land use documents.
49
50 Staff: Is unsure if such language is necessary in the guideline document, but can be added if this is the
51 direction from the Commission.
52
53 Airport Manager Owen: With the exception of month-to-month leases, City Council reviews and
54 approves all leases, including ground leases.
55
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 17
1 Eric Crane:
2 • In the case of a ground lease such as the Gregg Taylor hangars, this type of requirement is not
3 applicable. The City leased the ground to Mr. Taylor and he built the hangars. City Council has no
4 authority over leasing of the Taylor Hangars. It is Airport policy that hangars must be used for
5 aviation-related purposes whereby there have been policy violations associated with the Taylor
6 Hangars.
7 • Cannot speak for other Airport Commission, but Chair Pruden's recommendation to include
8 language that entitlements must be in place before a lease agreement is signed is a reasonable
9 check.
10
11 Page 23, no discussion
12
13 Page 24
14
15 Chair Pruden: Recommends adding the same language as written for `compatibility criteria' section on
16 page 2 of the land use plan document be included as section 4 on page 24.
17
18 Commission consensus:
19 • Pages 1, 2, 3: No change.
20 • Page 4, line 13: Duplication, strike B-1 (Approach/Departure Zone &Adjacent to Runway).
21 • Page 5, line 13: Change land `are' to land `area.' Line 12, question spelling of`standalone.'
22 Standalone is one word.
23 • Pages 6, 7, 8, 9, 10, 11: No change.
24 • Page, 12: Flag for more review, Airplane—flight instruction classrooms and Airplane—flight
25 instruction classrooms.
26 • Page 13: Change picnic/primitive parking to `Airside Picnic Area/Primitive Parking.'
27 • Page 14: No change.
28 • Page 15: Add language relevant that area between the APL and BRL concerning development of
29 structures of other permanent fixtures must be reviewed by a combination of the Airport Manager,
30 City Engineer, Building Official, or Planning Director.
31 • Page 16, line 16: Grammatical error, change to read, `which allows the development of certain
32 low-intensity land uses.'
33 • Page 17, Line 29: Grammatical error, change to read, `Premanufactured structures shall be large
34 enough to accommodate and provide access for aircraft.'
35 • Page 18: Reverse parking requirements for freight/shipping with no customer counter service and
36 with customer counter service.
37 • Page 19: No change.
38 • Page 20: Required landscaping for areas shall be small having a maximum 30-foot height at
39 maturity.
40 • Page 21: If the preference is not to have landscaping airside, language should reflect
41 `landscaping prohibited airside unless approved by the Airport Manager' but if someone is
42 interested and can create an appropriate plan, landscaping should be considered.
43 • Page 22: Add language that UP and/or SDP must be secured and/or in place before a lease
44 agreement is signed.
45 • Page 23: No change.
46 • Page 24: Add `Compatible Criteria' section same as written on page 2 of the land use plan to be
47 included in the Determination of Appropriate Use section.
48 • Pages 25, 26, 27: No change.
49
50 There was discussion about whether the issue of noise at the Airport should be a part of the document. It
51 was noted the Airport has a Neighborhood policy about quiet flying and this matter does not need to be
52 addressed in the guideline document.
53
54 Commissioner Helland appreciates Airport Chair Crane's comments about the document and document
55 process.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 18
1
2 The Planning Commission will continue review of the document before making a recommendation to
3 Council concerning adoption.
4
5 There was discussion about how Determination of Appropriate Use works for projects, including the
6 Calstar relocation project.
7
8 There was also discussion about the Airport Commission's process for making decisions about the
9 Guidelines document and why.
10
11 John Eisenzopf: Further questioned table 2 with regard to helicopter uses and allowing such uses to
12 operate on the Westside and it being contradictory to the Airport Master Plan.
13
14 Commissioner Helland: Expressed concern about Mr. Eisenzopf's comments regarding rotorcraft
15 operations on the Westside being contradictory to the Airport Master Plan and desires to have more
16 information in this regard from other relevant Airport documents for the next Planning Commission
17 meeting on the Ukiah Municipal Airport Building Area and Land Use Development Plan Guidelines.
18
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MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 19
1 UKIAH PLANNING COMMISSION
2 September 28, 2011
3 M i n utes Exce rpt
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Judy Pruden, Chair None
7 Jason Brenner
8 Linda Helland
9 Linda Sanders
10 Mike Whetzel
11
12 STAFF PRESENT OTHERS PRESENT
13 Kim Jordan, Senior Planner Listed below, Respectively
14 Jennifer Faso, Associate Planner
15 Greg Owen, Airport Manager
16 Cathy Elawadly, Recording Secretary
17
18
19 9B. Ukiah Municipal Airport Building Area and Land Use Development Plan Guidelines.
20 Conduct a public hearing and make a possible recommendation to the City Council on proposed revisions
21 to the Ukiah Municipal Airport Building Area and Land Use Development Plan Guidelines.
22
23 Senior Planner Jordan gave a staff report and:
24 • Recommends the Planning Commission conduct a public hearing to review the revised Ukiah
25 Municipal Airport Building Area and Land Use Plan Guidelines.
26 • Asked the Commission to make sure they have made all the changes they want to make.
27 • Recapped what the Airport Commission and Planning Commission review process has been
28 concerning the Guideline document.
29 • Addressed staff's analysis and the fact the Airport is zoned Public Facilities (PF), what the Ukiah
30 Municipal Airport Master Plan recommends in that the City could consider adopting an Airport
31 overlay zone or an airport area specific plan similar in format and content to the AIP PD that
32 includes principal uses, conditional uses, prohibited uses, nuisances and development standards,
33 noting many of the proposed revisions in the Guidelines likely require amendments to individual
34 section of the zoning ordinance such as site development permit, use permit, landscaping, etc. in
35 order to be implemented. As such, the revised Guidelines could be adopted as:
36 ■ Guidelines;
37 ■ Guidelines with some associated zoning ordinance amendments; or,
38 ■ An amendment to the zoning ordinance to create an overlay zone or a zoning district
39 specific to the Airport.
40 • Requests the Commission provide a recommendation as to its preference of the above options
41 and if none of the options are preferred, staff asks the Commission to provide a recommendation
42 as how to proceed with the proposed revisions.
43 • To assist with the process staff has included attachment 1, Article 15 (Regulations in Public
44 Facilities (PF) Districts, Attachment 2, excerpts from the Airport Master Plan relative to land use
45 and environmental issues concerning an Airport Overlay Zone, Attachment 3, the Ukiah Municipal
46 Airport Building Area & Land Use Plan Development Guidelines dated April 7, 2004, and
47 attachment 4, Table 7A, Current Compatibility Criteria as provided for in the Airport Master Plan.
48
49 Commissioners Whetzel and Brenner recused themselves from participating in discussion/action of this
50 agenda item.
51
52 Chair Pruden referred to the July 27, 2011 Planning Commission minutes relevant to the discussion and
53 recommendations concerning revisions to the Guidelines and asked if these comments will carry forward
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 20
1 as changes within the document in addition to changes made tonight when the document goes to City
2 Council.
3
4 Staff: It may be the recommended revisions made by the Commission will be summarized and/or
5 excerpts made of minutes when Council reviews the document.
6
7 Chair Pruden: Pages 19 and 20 of the July 27 Planning Commission minutes provides that summary.
8
9 Chair Pruden: It appears the only area in the draft document that is of concern and needs further
10 discussion is the use table regarding rotocraft uses in terms of compatibility with fixed-wing aircraft.
11
12 PUBLIC HEARING OPENED: 6:50 p.m.
13
14 Commissioner Helland:
15 • There has been discussion by members of the public about consistency between the Airport
16 Master Plan and the Guidelines relevant to the location of rotocraft.
17 • Referred to the Airport Master Plan specific to:
18 • Page 2-9, helicopter operations, `To better accommodate transient helicopter operations,
19 the Master Plan recommends that at least two helicopter parking positions be designated
20 on the concrete apron located directly to the east of the airport terminal building.
21 Helicopters based at the Airport will continue to operate directly to/from their respective
22 on-airport facilities.'
23 ■ Page, 5-19, Other Airfield Design Elements, Helicopter Operations further addresses
24 rototcraft operations, noting `the short-to-intermediate time frame helicopter and airplane
25 operations at the Airport will of necessity continue to be interactive and dependent — as
26 they are at present.'
27 ■ Page 6-8, Transient Helicopter Parking Position, reiterates the desire for transient
28 helicopter parking at the Airport.
29 • The Master Plan clarified her questions/concerns about location of rotocraft.
30
31 John Eisenzopf:
32 • Is a tenant at the Airport.
33 • Has no issue with the Guideline document.
34 • His primary concern is location of helicopter fixed-based operations (FBOs) being an allowed use
35 or even a permitted use on the northwest side of the Airport and does not see this is addressed in
36 the document. They are either not allowed or permitted on the northwest side.
37 • Supports that the Guideline document encourages helicopter operations on the eastside of the
38 Airport.
39 • As he sees it the protections, the oversight and due process in the revised document be at least
40 as strong as the current version.
41
42 Staff: Determined Mr. Eisenzopf was referencing the original version of the Guidelines and not the
43 revised version and referred him to the use table for rotocraft on pages 12 & 13 of the revised Guidelines.
44
45 John Eisenzopf:
46 • Advised he was not referencing the correct document that is being discussed tonight.
47 • Is of the opinion allowing rotocraft uses on the west side of the Airport is inappropriate and
48 hazardous and will drive fixed-wing operators out of that area.
49 • Relevant to Westside North, presently the closest neighbor to Calstar is Gordon Jahnke's hangar,
50 which is 20-feet away. He cannot open his hangar door without debris blowing in from Calstar
51 rotocraft. T&M Aviation is the next neighbor and owner Mike Whetzel must sweep his hangar out
52 daily.
53 • Would like to see the same protections in the revised Guideline document that exist in the original
54 document.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 21
1 • Helicopter operations on the Northwest side should be either allowed or permitted so they have to
2 go through the same determination of appropriate use with review from the Airport Commission,
3 as well as endorsement from the Planning Commission.
4 • Is of the opinion the Calstar relocation should have never happened.
5 • Again, to allow an expansion of helicopter operation in the west side is unfortunate, inappropriate
6 and will drive fixed-wing operators out of this area.
7 • In the event Gordon Jahnke vacates his hangar and a helicopter operation moves into the space,
8 Mike Whetzel of T&M Aviation would be unable to open his hangar without a lot of debris coming
9 in.
10 • Allowing a helicopter use on the west side gives the Airport Manager the authority to place such
11 an operation in any hangar without oversight or review.
12
13 Staff:
14 • The 2004 Guidelines concerning Westside North Planning Area refer to allowed uses as 'aircraft'
15 uses, such as `aircraft avionics' whereas the revised Guidelines refer to the uses as `airplane' or
16 rotocraft uses. Aircraft is defined as `a device that is used or intended to be used for flight in the
17 air.' (FAA FAR Part 1). Airplane is defined as `an engine-driven fixed-wing aircraft heavier than
18 air that is supported in flight by the dynamic reaction of the air against its wings.' (FAA FAR Part
19 1). Aircraft Avionics is defined as `the development and use of electric and electronic equipment
20 for aircraft.' The definition of aircraft is not specific to airplane or fixed-wing aircraft and/or other
21 types of flying machines/apparatuses and includes helicopters. When the Airport Commission
22 went through the exercise of determining uses, they were very specific about differentiating
23 between airplane/fixed-wing aircraft uses and rotocrafUhelicopter uses.
24 • The same procedure of differentiating between airplane/fixed-wing aircraft and rotocraft uses was
25 followed in the use table for the east side of the Airport.
26 • The intent of the Guidelines was to make certain the uses were consistent with the Airport Master
27 Plan whereby many of the allowed uses referenced in the original version were included in the
28 revised version with some modification for clarity purposes according to uses that are appropriate
29 for fixed-wing or rotocraft type of uses relative to the various plan areas.
30
31 Commissioner Helland:
32 • There was prior Planning Commission discussion about funding that is dependent on having a
33 place for rotocraft. What does `having a place' mean? Does it mean the use is allowed or would a
34 use permit suffice for retaining that funding?
35
36 Airport Manager Owen:
37 • Is not sure of the question. In terms of grant assurances, the Airport has to allow for aviation-
38 related activities and this may be what Commissioner Helland is referring to. Also, in order to
39 keep up with the grant assurances, the Airport is not allowed to discriminate against different
40 uses. His concern is if fixed-wing aircraft is allowed by right in a hangar and require a use permit
41 for a helicopter in a hangar, this could be determined to be discriminatory against the two.
42
43 Chair Pruden is of the opinion the concern should be about compatibility between fixed-wing aircraft and
44 rotocraft rather than discrimination.
45
46 Airport Manager Owen:
47 • On this subject, Airport uses must comply with FAA safety standards and as such must make the
48 necessary repairs to avoid jeopardizing FAA grant assurance funding.
49
50 Chair Pruden:
51 • Her only problem with the revised Guideline document is the use table for rotocraft uses,
52 specifically the uses categorized `A(1).'
53 • Supports changing 'A(1)' to `UP(1)' in the rotocraft section. Footnote `1' refers to 'when the east
54 side of the Airport is developed and leases expire, these uses shall be relocated to the east side
55 of the Airport to Eastside North Subarea 3 provided the necessary infrastructure is available.'
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 22
1 • Is okay with the rotocraft uses that are allowed by right in the table.
2
3 Staff:
4 • The Airport Commission probably spent more time on how to deal with helicopters more than any
5 other issue concerning the Guideline document relative to determining where helicopters should
6 be allowed.
7 • There was Commission consensus that at least one area of the Airport accommodate helicopter
8 uses.
9 • The Airport Commission being the experts has decided that helicopters are appropriate and
10 should be allowed by right in the areas specified in the use table.
11 • Is concerned with changing rotocraft uses that are allowed by right to require a use permit when
12 in the previous Guidelines, referencing page 8, for Westside North allows by right `aircraft' uses
13 which by definition includes helicopters. Suddenly the rotocraft uses are becoming restrictive and
14 contrary to the Airport Commission's recommendation.
15
16 Commissioner Helland:
17 • Are the proposed changes specific only to Westside North or to all of the plan areas on the west
18 side?
19
20 Chair Pruden: Use permits are already required for the Westside South land designation. The A(1)
21 designations pertain to Westside North and Westside Central and she would like to change these
22 designations to UP(1) like that of Westside South. She is not proposing changes to the uses designated
23 'A' that allows for rotocraft parking/transient parking and repairs.
24
25 John Eisenzopf:
26 • According to the FAA development guidelines and best practices and advisory circulars he has
27 reviewed recommend the segregation of rotocraft and fixed-wing aircraft.
28 • One of the advisory circulars that was submitted to the Planning Commission before recommends
29 at least a 'three roto-diameter separation' in operations. This does not exist where Calstar is
30 presently located.
31 • The discrimination issue is a `red herring' and that the FAA would encourage the Airport to
32 segregate rotocraft and fixed-wing aircraft and not encourage the Airport to put helicopter
33 operations in any hangar especially if it is going to endanger and/or have a negative impact on an
34 existing operation. The Calstar location already has had a negative impact on T&M Aviation and
35 has severely affected its closest neighbor.
36 • An expansion of those operations could very well put T&M Aviation out of business or force the
37 business to relocate to another location on the Airport.
38 • Is of the opinion the discrimination issue is invalid. We are allowing access to the Airport by
39 rotocraft where they are allowed to park and operate.
40 • Supports that appropriate facilities can be made available through the proper permit process.
41 • Is also of the opinion no Airport funding is at risk.
42
43 Duell Parks:
44 • Is a fixed-wing and helicopter pilot and a user of the Airport.
45 • Frequently uses the Sonoma County Airport and noted this airport has both fixed-wing aircraft
46 and helicopter operations working side-by-side.
47 • In his opinion there is no problem with helicopters fixed-wing aircraft working in close proximity to
48 one another in terms of safety factors.
49 • Speaking from experience, helicopter pilots today are more courteous than most airplane pilots.
50 • It is important for helicopter pilots and airplane pilots to be aware of one another.
51
52 Commissioner Helland:
53 • Asked Mr. Parks if additional consideration and attention would take care of the roto-wash issue
54 and debris that gets blown into fixed-wing areas.
55
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 23
1 Duell Parks: Has personal experience with helicopter and fixed-wing aircraft and noted fixed-wing aircraft
2 can generate just as much debris.
3
4 Commissioner Helland: Would the matter improve if the two aircraft operated further apart from one
5 another?
6
7 Duell Parks:
8 • It is just a matter of observing each other and exercising common courtesy.
9
10 Don Albright:
11 • Is vice-Chair of the Airport Commission.
12 • The Airport Commission gave the revised Guideline document a lot of consideration.
13 • Addressed Mr. Eisenzopf's comments regarding the difficulties T&M Aviation has with helicopter
14 activity operating in close proximity.
15 • Noted T&M Aviation actually services a helicopter out of that particular location which is much
16 closer than the Calstar issue.
17 • Explained how Calstar takes every precaution to make certain they do not impact neighbors
18 operating in the vicinity and measures taken to ensure safety.
19 • Rotocraft operators take precautionary measures to maintain a safe distance from fixed-wing
20 aircraft operations.
21 • Is not aware of any complaints concerning Calstar by FedEx and/or other Airport operations from
22 across the fence.
23
24 John Eisenzopf:
25 • It is appropriate to distinguish between recreational use of helicopters and other aircraft that Mr.
26 Parks represents and the helicopter that is occasionally serviced in the hangar next door to T&M
27 Aviation. Recreational users may fly once or twice a month and are aware of impacts to
28 neighbors. What is being discussed is perhaps locating another FBO that could be a 24-hour
29 operation like Calstar, which is taking off multiple times during the course of the day, day and
30 night, day in and day out. This represents a huge impact to other FBOs in the area. Calstar
31 rotocraft are also much heavier than recreational private aircraft that Mr. Parks flies and that Mr.
32 Jahnke has in his hangar relative to the 'prop-wash' and impacts to the neighbors are many times
33 greater.
34 • Supports restricting private use hangars for helicopters for commercial use and not recreational
35 use.
36 • Helicopter operations that function day and night do have an impact on neighbors.
37 • It is not appropriate to locate these kinds of operations without oversight and it is absolutely
38 necessary there be a permitting process for such operations.
39
40 Airport Manager Owen:
41 • Addressed the statement concerning the helicopter operating next to T&M Aviation that has
42 operated from 10 to 15 years out of Mr. Jahnke's hangar. This same helicopter has operated out
43 of T&M Aviation this year and is actually taking off and landing directly on the T&M Aviation ramp.
44 • Noticed the other day the helicopter was operating less than 30 feet from a fixed-wing aircraft.
45 While the helicopter may be somewhat smaller than the Calstar helicopter, it is still a turbine
46 helicopter that is extremely fast.
47 • The helicopter takes off and lands a couple of times a day directly on T&M Aviation ramp with
48 fixed-wing aircraft less than 30 feet away. The helicopter is also stored in T&M Aviation's hangar.
49 • There have been no complaints from tenants in the area.
50
51 PUBLIC HEARING CLOSED: 7:15 p.m.
52
53 Commission consensus:
54
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 24
1 Chair Pruden: The only `sticking poinY concerning the Guideline document is the compatibility issue and
2 would like to see the A(1) uses be changed to UP(1) in the use table for rotocraft for Westside North and
3 Westside Central.
4
5 Commissioner Helland:
6 • Finds the Guideline document to be one of the harder decisions while serving on the Planning
7 Commission relative to the issues compatibility versus discrimination and safety raised above.
8 • Is not concerned about the issue of discrimination because it is a community's right that its
9 elected and appointed bodies decide where to locate different uses and what the level of review
10 should be.
11 • Is unwilling to second guess the Airport Commission since they are the experts who worked on
12 the Guideline document for the past year and a half where only two objections were received to
13 what is written in the Guidelines.
14 • No one has suggested the document is an ideal situation and while everyone would prefer that
15 helicopter operations occur on the east side when the services and necessary infrastructure are
16 available unfortunately this is not the case at present.
17 • Is reluctant to change what is stated in the document.
18 • Is of the opinion that a use permit is highly onerous.
19 • Is willing to see the A(1) in either the Westside North or Westside Central changed to require a
20 use permit, but there needs to be somewhere rental sales and storage of rotocraft are allowed.
21
22 Commissioner Sanders:
23 • Does not want to make a recommendation that would go against the Airport Commission.
24 • There was a helicopter representative serving on the Commission.
25 • The Airport Commission carefully considered the document and corresponding uses in terms of
26 value and fairness to rotocraft and fixed-wing aircraft operations.
27 • The Planning Commission should support the recommendation of the Airport Commission.
28
29 Staff:
30 • Pointed out that for rotocraft parking-transient and rotocraft parking and tie downs refer to UCC
31 Section 5019. Based on this City code section, it is likely these uses would have to be allowed.
32 • A UCC typically would preempt any desire there might be for a use permit.
33 • Looking at the previous Guidelines for Westside North, aircraft uses which would include
34 helicopters were allowed by right in this area.
35 • If Westside North remained as allowed by right, this would not be inconsistent with the previous
36 Guidelines. The Commission could consider doing something different for Westside Central or
37 Westside South that might be a middle ground, noting the Airport Commission worked very hard
38 to find a place where rotocraft was allowed by right because of concern for jeopardizing FAA
39 grant assurance possibilities if there was not at least one location where rotocraft uses were
40 allowed by right.
41
42 Chair Pruden: Is not suggesting any changes for rotocraft uses that are allowed by right in the use table.
43 Is only concerned about changing the five A(1) rototcraft use categories on Westside North and two A(1)
44 rotocraft use categories on Westside Central to UP(1).
45
46 Staff:
47 • Rotocraft hangars are categorized A(1)for Westside North and Westside South and prohibited in
48 the Westside Central.
49 • For Westside North, the A(1) category pertains to rotocraft hangars, rotocraft medical emergency
50 flight services (e.g. Calstar, Reach), rotocraft rental, rotocraft sales and leasing and rotocraft
51 storage &support equipment.
52 • The Airport Manager has some comments about making changes in this regard.
53
54 Chair Pruden:
55 • When the east side is developed, rotocraft uses would automatically be required to go there.
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 25
1 • Noted A(1)are included in Westside Central for rotocraft rental and rotocraft sales & leasing.
2 • Westside South is mostly UP(1)for rotocraft uses with the exception of rotocraft hangars.
3 • Is okay with allowing rotocraft hangars in Westside South because she views it as a temporary
4 situation.
5
6 Motion by Chair Pruden to recommend City Council approve the revised Guidelines with a change to
7 the use table for rotocraft that the A(1) categories for Westside North and Westside Central be changed
8 to UP(1).
9
10 Staff indicated there was other issues to address before a motion is made to recommend City Council
11 approve the Guideline document
12
13 Chair Pruden amended her motion to recommend City Council approve the changes on page 13 of the
14 use table for rotocraft as discussed above.
15
16 Motion failed for lack of second.
17
18 PUBLIC HEARING REOPENED: 7:38 p.m.
19
20 Jason Brenner:
21 • Important not to second guess the recommendations made by the Airport Commission
22 concerning the revised Guideline document.
23 • People who are unfamiliar with the flying of aircraft do not have the ability to make decisions that
24 will affect the functioning of this aspect of the Airport.
25 • The possibility of restricting rotocraft on the Airport is a critical issue.
26
27 PUBLIC HEARING CLOSED: 7:42 p.m.
28
29 Chair Pruden considers herself very knowledgeable about how the Airport functions and she helped
30 formulate the existing Airport Guideline document so she is no stranger to the process.
31
32 Staff asked the Commission to:
33 • Make certain all outstanding Guideline issues are addressed.
34 • Have a discussion about Guidelines versus a Zoning Ordinance as to how the document should
35 move forward.
36
37 Staff: Related to allowed uses and interaction between rotocraft and fixed-wing aircraft, the Airport
38 Manager, Council and Airport Commission review leases so even if the use is allowed by right, if these
39 decision makers were of the opinion there was some kind of compatibility issue with the location of
40 rotocraft related to fixed-wing this aspect would be addressed in part through the lease. Certainly the use
41 permit is a public process requiring an application and public hearing, but the lease discussion also plays
42 a role in the decision process about potential compatibility issues between rotocraft and fixed-wing so a
43 mechanism is in place that addresses this issue.
44
45 Chair Pruden: Unfortunately the process did not work for the Calstar project or well in the past.
46
47 Commissioner Sanders: Would like more feedback from staff regarding page 3 of the staff report with
48 regard to the pros and cons for having just Guidelines, or Guidelines with some association with Zoning
49 Ordinance amendments or an amendment to the zoning ordinance to create an overlay zone or a zoning
50 district specific to the Airport.
51
52 Staff: It may be the Commission could create two separate documents that includes all the background
53 information that describes the various plan areas on the Airport to include a purpose statement etc., for
54 each area that would not really be appropriate language for a zoning code so for lack of a better term the
55 Guidelines should contain language that describes all the background information relative to the various
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 26
1 plan areas separate from language that pertains to `zoning' that would be codified in the Zoning
2 Ordinance.
3
4 There was Commission discussion concerning the three options noting the hierarchy of documents in
5 terms of planning decisions includes first the General Plan and Zoning regulations followed by Guidelines.
6 It was noted that guidelines are not necessarily followed.
7
8 Chair Pruden: What was the Airport Commission's concern about having a codified document versus
9 guidelines.
10
11 Staff: The concern was this was not the direction of Council.
12
13 Staff:
14 • A standalone document related to the Airport would likely include the purpose and intent
15 statement, all background information, Airport compatibility criteria, and land use descriptions.
16 • The use table would be part of a zoning ordinance specific to the Airport together with individual
17 sections of the ordinance pertinent to site development threshold levels/use permit and
18 corresponding findings, landscaping and parking standards, lighting standards etc., wherein many
19 of these standards differ from the existing PF zoning standards that pertain to the current zoning
20 regulations for the Airport.
21 • Is of the opinion that either the overlay zone or standalone zoning district for the Airport would be
22 appropriate.
23 • Rather than having to distinguish as to type of zoning ordinance, overlay or guidelines with some
24 associated zoning ordinance amendments, it would be perfectly fine for the Planning Commission
25 to just say they prefer implementing a zoning ordinance than guidelines.
26 • If the choice is to go with the Guidelines those sections of the document contradictory to the
27 current zoning for the Airport would have to be pulled out, such as language relevant to site
28 developmenUuse permits and findings.
29
30 Chair Pruden:
31 • Her preference would be to implement a zoning ordinance for the Airport, but not necessarily an
32 overlay zone that may have State planning-related special constraints such as floodplains,
33 topographical and/or other possible geographical or historical constraints.
34 • Supports implementing a standalone zoning ordinance for at this time with consideration for a
35 possible overlay in the future. Allowing for an overlay without zoning does not mean `a whole lot.'
36
37 Staff: The way this approach would work is to create an overlay with the Airport zoned PF-A with `A' as
38 reference to the Airport.
39
40 Commission consensus:
41 • All outstanding issues expressed by the Commission are documented and provided for in the July
42 27 Planning Commission meeting minutes. The only other issue is Commissioner Sanders'
43 request for information on the clear zone located north of the Airport in the area of Tamage Road
44 and Doolin Creek.
45 • Supports the guidelines become a zoning ordinance for the Airport.
46
47 Staff: Has indicated in the staff report 'Doolin Creek/Talmage Road is not located within the boundaries
48 of the Guidelines and is not affected by the proposed revisions. The area is designated as Compatibility
49 Zone A — Runway Protection Zone or within the Building Restriction Line (refer to Mendocino County
50 Airport Land Use Commission, Table 7A). In Zone A normally acceptable uses include aircraft tie down
51 apron, pastures, field crops and vineyards and automobile parking whereby the density requirement in
52 this zone is limited to 10 persons per acre and the land area is required to remain open. A portion of
53 Doolin Creek is located north of the Airport in the A zone. At this time, the City does not have a Doolin
54 Creek Plan. Should resources allow in the future, the intent would be to continue the work to prepare and
55 adopt a plan/study for poolin Creek.'
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 27
1
2 Commissioner Sanders: Her request is the information section on page 3 of the staff report, Doolin
3 Creek/Talmage Road, be provided to Council.
4
5 M/S Sanders/Helland recommend City Council adopt Ukiah Municipal Airport Building Area and Land
6 Use Development Plan Guidelines with the recommendation of making the guidelines a zoning ordinance
7 and a section on the Doolin Creek Plan for Council to review.
8
9 Chair Pruden inquired how the document will be presented to Council.
10
11 Staff: What will likely occur is to present a `background documenY and what the zoning ordinance would
12 include.
13
14 Motion carried with the following roll call vote:
15
16 AYES: Commissioners Helland and Sanders
17 NOES: Chair Pruden
18
19 Chair Pruden approves of the document with the exception of page 13 concerning some of the use
20 designations for rotocraft.
21
22
MINUTES OF THE PLANNING COMMISSION June 22, 2011
Page 28
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1 ATTACHMENT 6
2
3 ORDINANCE NO.
4 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING
s THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA AND
6 ESTABLISHING THE UKIAH MUNICIPAL AIRPORT PLANNED DEVELOPMENT
�
8 The City Council of the City of Ukiah does hereby ordain as follows:
9
Zo Section One
11 Pursuant to the procedures set forth in Ukiah City Code Section 9009, the OfFicial Zoning Map
12 for the City of Ukiah is amended to change the zoning on parcels located at the Ukiah Municipal
13 Airport from Public Facilities (PF) and Manufacturing (M) to Public Facilities-Planned
14 Development (PF-PD) as shown in Exhibit 1 herein attached.
15
16 Section Two
1� This amendment to the Official Zoning Map for the City of Ukiah and rezoning action are
1s necessary to establish the Ukiah Municipal Airport as a planned development area with
19 standards that establish five planning areas with associated subareas; allowed, permitted and
2o prohibited uses; development standards for each planning area that are consistent with the
21 existing development pattern and existing and preferred land uses; and the procedures for
22 processing and making decisions on site development permits and use permits that reflect the
23 unique setting, safety and security concerns associated with the Ukiah Municipal Airport. The
24 zoning requirements established for the Ukiah Municipal Airport Planned Development are as
25 shown in Exhibit 2 and the Development Plan Map identifying the planning areas and subareas
26 are as shown in Exhibit 3 of this ordinance.
27
2s Section Three
29 The standards established for the Ukiah Municipal Airport Planned Development are based on
3o the Ukiah Municipal Airport Building Area and Land Use Plan Development Guidelines approved
31 by the Ukiah City Council on April 7, 2004, the Ukiah Municipal Airport Master Plan adopted by
32 the Ukiah City Council in July 1996, and Zoning Ordinance, Article 15: Public Facilities.
33
34 Section Four
35 The Airport Commission held a series of public workshops to develop the Ukiah Municipal
36 Airport Planned Development regulations. On April 2, 2013 the Airport Commission voted to
37 recommend the City Council approve the Zoning Map Amendment and associated Planned
3s Development regulations and precise development plan.
39
4o The Planning Commission held public workshops on June 22, 2011 and July 27, 2011 to review
41 the regulations developed by the Airport Commission. On September 28, 2011, the Planning
42 Commission held a public hearing and voted to recommend the City Council approve the
43 regulations developed by the Airport Commission revised to include the minor modification
44 recommended by the Planning Commission.
45 On April 10, 2013, the Planning Commission held a public hearing as required by the Ukiah City
46 Code for adoption of a Zoning Map Amendment and the establishment of a planned
47 development district and voted to
48
1 Section Five
2 This ordinance shall be published as required by law in a newspaper of general circulation.
3
4 Section Six
5 This ordinance shall become effective thirty (30) days after adoption.
6
� Introduced by title only on May 1, 2013 by the following roll call vote:
8
9 AYES:
10 NOS:
11 ABSENT:
12 ABSTAIN:
13
14 Passed and adopted on by the following vote:
15
16 AYES:
17 NOS:
18 ABSENT:
19 ABSTAIN:
20
21
22
23
24 Doug Crane, Mayor
25
26
27 ATTEST:
28
29
3o Kristine Lawler, City Clerk
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
1 ATTACHMENT 6, Exhibit 1
2
3 Airport PD Rezoning Parcels
APN Current Proposed
Zonin Zonin
003-230-22 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-230-23 Public Facilities (PF) Planned Development- Public Facilities
(PD-PF)
003-230-28 Manufacturing (M) Planned Development- Public Facilities
PD-PF
003-280-05 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-280-06 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-280-07 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-280-08 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-310-03 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-310-04 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-310-06 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-310-07 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-310-08 Public Facilities (PF) Planned Development- Public Facilities
(PD-PF)
003-310-09 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-310-10 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
003-330-62 Public Facilities (PF) Planned Development- Public Facilities
PD-PF
180-120-03 Public Facilities (PF) Planned Development- Public Facilities
(PD-PF)
4
r �.r4r'..A «� �U C�..2.p. �. 1j'J.
1�'�$�A��°tY11�f1� � '
UKIAH MUNICIPAL AIRPORT
BUILDING AREA & LAND USE PLAN
DEVEL4PMENT GUIDELINES
�
. . . .
Submitted to the Ukiah Cit Council
Y
Apri17, 2004
ATTACHMENT 3
AGENDA SUMMARY FOR UKIAH MUNICIPAI. AIRPORT
BUILDING & LAND USE DEVELOPMENT GUIDELINES
April 7, 2004
Ukiah Municipal Airport
Building Area and Land Use Development Plan
Guidelines
I . PURPOSE AND INTENT
The purpose of this document is to further define Chapter 6 and 7 (Building Area Development, Land
Use and Environmental Issues) of the Ukiah Municipal Airport Master Plan by the establishment of land
use guidelines for designated areas on the Airport property and define allowed or permitted land use
activities that are compatible within these areas .
The intent of this document is to provide specific direction for the future development or redevelopment
of land owned by the Airport in a manner that is consistent with the airport master plan . In addition , the
document is intended to ensure that future land uses will compliment Airport functions and related
commercial services , rather than negatively impact airport operations .
II. COMPATIBILITY CRITERIA
All uses and development at the airport must be found to be compatible to airport operations and
security, including the compatibility criteria of the Ukiah Municipal Airport Master Plan and the Mendocino
County Airport Land Use Plan , which are attached to this document . Additianally, the Ukiah Regional
Airport has been officially designated as an Enterprise Fund Department and all land uses and
development projects must enhance airport revenues or provide services considered integral to airport
operations .
III . AVIATION -RELATED USES
Aviation-related uses consist of City-operated and maintained uses considered essential to airport
operations , including , but not limited to , hangars , fuel station , staff facilities; equipment storage areas and
aircraft tie down aprons .
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 1
3-2
Other Aviation-related uses consist of privately operated businesses known as Fixed Base Operators
( FBO) that require proximity to runways , taxiways, fueling stations and airport services . These include
manufacturers of aircraft or aircraft parts and businesses that provide flight instruction or maintain ,
repair, rent, or charter aircraft. They also include FBO such as electronics or machine shops where
all the aircraft-related goods and services make up only a percentage of the overall goods and
services , and businesses that prefer to locate at the airport for the convenience of operation , such as
m nuf t
a ac urers or distributors who use both air and ground transportation .
IV. AIRPORT SUPPORT USES
These are uses that are supportive of, but not essential to , the operation of the airport and are
typically found in or near airport terminals . These uses include vehicle rental agencies , food services ,
travel ticketing offices , and other services that would be useful and beneficial to persons that work at
or visit the airport.
V. LAND USE AREA DESCRIPTIONS
This document divides the airport property adjacent to the airport runway into five areas defined by
existing land uses and their potential for particular development patterns. These planning areas ,
which are designated as the Eastside North , Eastside South , Westside North , Westside Central and
Westside South planning areas, are shown on Attachment 1 of this document.
A) Eastside North Area
This area consists of the lands bounded by Hastings Avenue on the north , Airport Road on the east,
the airport's Segmented Circle on the south , and the APL (Airline Parking Line ) and Runway
Protection Zone ( RPZ) on the west . Within the Eastside North Area , three (3 ) sub-areas with the
potential for distinctly different development patterns have been identified . Each is described below.
I
� . . . . .
Draft Buildin & Land Use Develo ment Plan Guidelines for the Ukiah Munict al Air o t - 20
g p p p r 04 2
33
1 . Eastside North Sub-Area 1
This area consists of approximately 2 .8 acres of developable land that is now being leased by for use
as a private lumberyard . This area , which extends northward from the City Corporation Yard , is
designated for aviation related land uses and has been identified as having revenue enhancing
potential because of its access to high traffic city streets and its proximity to retail commercial
businesses. Development priority for this area should be given to aviation-related land uses that
compliment the airport environment while providing the highest and best potential for revenue
sources .
Master Plan Compatibility Zone : B- 1 (Approach/Departure Zone & Adjacent to Runway)
Minimum Building Footprint: 6 ,400 square feet. The development of structures or other permanent
fixtures in the area between the Airport Property Line and the Building Restriction Line are prohibited
if it is determined that they could impede aircraft operations or the line of sight from the airport tower.
Allowed Uses : The following uses require the securing af a Site Development Permit, pursuant to
the provisions of Section 9261 (B ) of the Ukiah Municipal Code .
■ Large size hangars
■ Aircraft avionics
■ Aircraft painting / bodywork
■ Aircraft sales / leasing
■ Aircraft service / repairs
■ Machine shop
■ Aircraft and aircraft parts manufacturing
■ Heliport and helicopter operations , including offices and other support facilities
Permitted Uses : The following Uses require the securing af a Use Permit, pursuant to the provisions
contained in Section 9262 (B ) of the Ukiah Municipal Code .
■ Manufacturing
■ Warehouse and distribution
■ Electronic assembly / repair
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 3
3- �
■ Technical services
• Freighting
■ Professional offices �
■ Food service
■ Uses or structures that are incidental or accessory to permitted uses that are not aviation-
related .
2 . Eastside North Sub-Area 2
The second sub-area is the City of Ukiah 's Corporation Yard , which contains City-operated offices ,
machine shops , vehicle repair facilities , maintenance yards, and storage . This area has been
identified as an ideal location for the future airport operations yard .
Master Plan Compatibility Zone : A (Runway Protection Zone or Within BRL)
Minimum Building Footprint : There is no minimum size for a building footprint in this area . The
development of structures or other permanent fixtures in the area between the Airport Property Line
and the Building Restriction Line are prohibited if the Airport Manager determine they could impede
aircraft operations and the line of sight from the airport tower.
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 ( B } of the Ukiah Municipal Code .
I ■ Corporation yard
t
■ Airport operations yard
Permitted Uses : The following uses require the securing of a Use Permit, pursuant to the
provisions af Section 9262 of the Ukiah Municipal Code :
■ Storage facilities
■ Public transportation facilities
■ Uses or structures that are incidental or accesso to ermitt us -
ry p ed es that are not aviation
related
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 4
.� 't'"J
3 . Eastside North Sub-Area 3 : This sub-area is located between the Corporation Yard and the
Segmented Circle, with Airport Road on the east and the APL on the east.
Master Plan Compatibility Zone : A ( Runway Protection Zone or Within BRL ) '
Minimum Building Footprint: There is no minimum size for a building footprint in this area . The
development of structures or other permanent fixtures in the area between the Airport Property Line
and the Building Restriction Line are prohibited if it is determined that they could impede aircraft
operations or the line of sight from the airport tower.
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 (B ) of the Ukiah Municipal Code .
■ Large size hangars
■ Aircraft avionics
.
Aircraft painting / bodywork
■ Aircraft sales / leasing
• Aircraft service / repairs
■ Aircraft and aircraft parts manufacturing
■ Heliport and helicopter operations , including o�ces and other support facilities
■ Machine shop
Permitted Uses : The following Uses require the securing of a Use Permit, pursuant to the provisions
contained in Section 9262 (B ) of the Ukiah Municipal Code .
■ Manufacturing
■ Warehouse and distribution
• Electronic assembly and repair
■ Technical services
■ Freighting
■ Professional offices
■ Food services
■ Uses or structures incidental or accessory to permitted uses that are not aviation-related .
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 5
3 - (c
�
B) Eastside South Plannina Area
This area is located be between Airport Road on the east, the BRL on the west, the Segmented Circle
on the north , and on the south by the airport boundary line . There are two sub-areas in the Eastside
South area and both are designated for aviation related land uses .
1 . Sub-Area 1 : This sub-area is a long , narrow strip of land located on the northern portion of the
Eastside South Area .
Master Plan Compatibility Zone : 62 ( Extended Approach/Departure Zone)
Minimum Building Footprint: There is no minimum size for a building footprint in this area . The
development of structures or other permanent fixtures in the area between the Airport Property Line
and the Buildin Restriction Line are rohibited if it is determine
g p d that they could impede aircraft
operations and the line of sight from the airport tower.
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 (B ) of the Ukiah Municipal Code .
• Aircraft parking and tie-downs
• Automobile parking
• Primitive parking/picnic area
Permitted Uses : No permitted land uses apply in this sub-area .
2 . Eastside South � ub-Area 2 : The southerly sub-area consists of approximately 17 acres of land
adjacent to the southeastern end of the runway. This area has been identified as an ideal location for
a new California Department of Forestry (C . D . F . ) Fire Attack Base or for other large aviation-related
operations .
Master Plan Compatibility Zone : B2 ( Extended Approach/Departure Zone)
Minimum Building Footprint : The minimum size for a building footprint in this sub-area is 6 ,400
square feet. The development of structures or other permanent fixtures in the area between the
Airport Property Line and the Building Restriction Line are prohibited if it is determined that they could
impede aircraft operations and the line of sight from the. airport tower.
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 (
�" 7
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 (B ) of the Ukiah Municipal Code .
� ■ Large size hangars '
■ Aircraft avionics
■ Aircraft painting / bodywork
■ Aircraft sales / leasing
■ Aircraft service / repairs
■ Machine shop
• AC manufacturing
■ Fire attack base
■ Helicopter and helicopter operations
Permitted Uses : The following uses require the securing of a Use Permit, pursuant to the provisions
of Section 9262 of the Ukiah Municipal Code .
■ Manufacturing
■ Warehouse and distribution
■ Electronic assembly / repair
• Technical services
■ Freighting
■ Professional offices
■ Food service
■ Medium size hangars
C) Westside North Planninq Area
This area is bordered by Hastings Avenue on the north , the Airport Building Restriction Line (BRL) on
the east, State Street on the west, and the toe of a small embankment on the south . Existing
development in the Westside North area includes both medium size and large hangars , with the
majority of the large hangars occupied by Fixed Base Operators ( FBO ) . This area is constrained by
Draft Building & Land Use Development Plan Guidelines for the Ukiah Mixnicipal Airport - 2004 7 ,
e� ' �
several slopes and an irregular shape that will require creative site planning and design throughout.
This is particularly pertinent in the northernmost area , which may only be able to accommodate
medium size buildings due to a wedge-like shape that becomes narrower near the Hastings Avenue
frontage . For the most effective utilization of the northern tip , a shared or communal parking lot is the
best solution .
Master Plan Compatibility Zone : 62 ( Extended Approach/Departure Zone)
Minimum Building Footprint : Due to the varied size and shape of the developable lands in this sub-
area , the minimum size for a building footprint shall be determined during the site development
process . Building footprints for new structures shall be compatible with the building footprints of
existing structures and consistent with the parking and landscaping standards of these guidelines .
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 (B ) of the Ukiah Municipal Code .
■ Large and medium size hangars
■ Aircraft avionics
■ Aircraft painting / bodywork
■ Aircraft sales / leasing
■ Aircraft service / repair
■ Machine shop
■ Aircraft manufacturing i
Permitted Uses : The following Uses require the securing of a Use Permit, pursuant to the provisions
of Section 9261 (B ) of the Ukiah Municipal Code .
■ Manufacturing
■ Warehouse and distribution
■ Electronic assembly / repair
■ Technical services
■ Freighting
� Medium size hangars
Draft Bui(ding & Land Use Development Plan Guidelines for the Ukiah Municipai Airport - 2004 g
3 �9
D) Westside Central Planninq Area
This area is located south of the Westside North area , on land between State Street and the west side
of the Building Restriction Line (BRL) . This area contains the main airport entrance , which intersects
with access roads that run to the north and south . It also contains the terminal buildings and other
structures, a public viewing area , and several large parking lots .
Over the last forty years , the Westside Central Area has been developed with a variety of structures
with an incongruous layout. This area has been identified as the prime candidate for an improved
terminal facility and grounds that will improve the area's site design and serve airport clientele more
efficiently.
Master Plan Compatibility Zone : 62 (Extended Approach/Departure Zone)
Minimum Building Footprint : The minimum size for a building footprint in this sub-area is 6 ,400
square feet.
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 ( B ) of the Ukiah Municipal Code .
■ Airport administrative offices, air control towers , and structures directly related to airport
support functions
■ Terminal buildings that include , but are not limited to , restaurants and other food servers ,
professional ofFices, conference rooms , flight instruction classrooms, convenience stores ,
public transport facilities, and other commercial facilities routinely found in terminals .
■ Outdoor seating areas
Permitted Uses : The following uses require the securing of a Use Permit, pursuant to the provisions
of Section 9262 of the Ukiah Municipal Code , unless they are located within a terminal building :
■ Professional offices
� Automobile rental offices and parking areas
• Courier services
• Public transportation facilities , such as taxi stands , bus stops , and inter-modal transport center
� Commercial retail or food services (deli/bakery/restaurant}
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 9
�' [ o
E) Westside South Planninp Area
This sub-area is located between State Street on the west, the BRL line for the west side of the
runway on the east, and the southern property line for the airport on the �south . A commercial nursery
and a gravel access road that extends onto the airport property occupy the southwest corner of this
sub-area , with an electric gate controlling ingress and egress onto the airport grounds . A large
building with 8 hangar spaces is being constructed south of the access roadway, but concentrated
groupings of small and medium size hangars make up the majority of development in the area . This
area also contains fixed base operators that provide services to the aviation community, as well as
older hangars and buildings that have been identified for redevelopment or replacement with small
and medium size hangars and the development of public restroom facilities .
The vacant field north of the hangar area and south of the public parking lot is designated for small
hangar development at maximum allowable density. Public or fleet parking facilities may also be
lacated in a portion of this area , based on the final design of the terminal building proposed for the
Westside Central development area .
Allowed Uses : The following uses require the securing of a Site Development Permit, pursuant to
the provisions of Section 9261 ( B) of the Ukiah Municipal Code .
■ Aircraft tie-down apron
■ Small and medium size hangars
■ Hangar ports and sunshades
■ Aircraft avionics
■ Aircraft painting , repair, and maintenance
■ Aircraft rentals
■ Flight schools
a Crop dusting service
■ Airplane / helicopter / hot air balloon charters and tours
■ Airplane / helicopter rental services
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 1 �
3° � 4
Permitted Uses : The following Uses require the securing of a Use Permit, pursuant to the provisions
of Section 9262 of the Ukiah Municipal Code .
■ Automobile parking
■ Pasture , field crops , vineyard
VI . HEtGHT LIMITS
All structures and landscaping constructed or otherwise installed in any portion of the Ukiah Municipal
Airport property shall be consistent with the height restrictions defined by FAR Part 77 for airspace
protection purposes . The determination of maximum height for specific structures or landscaping shall
be prepared by a civil engineer and approved by the Director of Public Works/City Engineer prior to
any construction or installation of vegetation .
VI1 . REQUIRED PARKING
The number of required parking spaces at the airport shall depend on the individually proposed uses
and shall be determined by the parking provisions contained in Article 17 of the Ukiah Municipal
Code .
In addition to these provisions , new parking spaces on the airport grounds should generally be
developed in the following manner:
• Parking spaces should be located on the groundsides of buildings or in other areas where vehicle
operation and parking would not adversely affect aircraft movements or other aviation-related
operations .
• Parking spaces for higher density land uses (such as retail or professional office development} or
concentrations of smaller structures (such as individual hangars) should be in communal parking
lots whenever possible . Parking space credit may be considered for those businesses that use
communal lots or have employees which bike , walk , use public transit or carpool to work .
• Communal parking lots containing 12 or more spaces should be developed with the landscaping
and defined pedestrian sidewalks or walkways outlined in the Landscaping section below.
Draft Building & Land Use Developinent Plan Guidelines for the Ukiah Municipal Airport - 2004 11
31Z
VIII . ADDITIONAL REQUIREMENTS
a . A Site Development Permit is required for all allowed land uses involving new construction in
the Airport PF Zoning District. This discretionary permit shall be processed in accordance
with the provisions of Article 20 of the Ukiah Municipal Code:
b . A Use Permit is required for all permitted land uses in the Airport PF Zoning District .
c . All development projects requiring a discretionary permit shall include a landscaping plan
that is commensurate with the size and scale of the proposed development project.
Landscaping plans shall be submitted as a required component of all site development and
use permits at the time of application filing .
d . All proposed landscaping shall comply with the following standards :
1 . Landscaping is not required on the airside of buildings, as defined in the glossary below.
However, amenity landscaping , such as pots , planters , benches , fountains may be
installed on the airside of the building if the Airport Manager determines that it would not
adversely affect aircraft movements or other aviation-related operations . .
2 . Landscaping is required on the groundsides of buildings .
3 . Landscaping shall be proportional to the building elevations and limited to those plant
species that are consistent with the height requirements listed above .
4 . All landscape plantings shall be of sufficient size, health and intensity so that a viable and
mature appearance can be attained in a reasonably short amount of time .
5 . Deciduous trees shall constitute the majority of trees . They shall be of inedium , umbrella
shaped canopy and be of species commonly used in commercial parking lots . Trees with
easy leaf clean up and little limb breakage .
6 . Parking lots with twelve { 12 ) or more parking stalls shall have a tree placed between
every four (4) parking stalls within a continuous linear planting strip , rather than individual
planting wells , unless clearly infeasible . Parking lot trees shall primarily be deciduous
species , and shall be designed to provide a tree canopy coverage of fifty (50% ) percent
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 12
�� �
over all paved areas within ten ( 10 ) years of planting . Based upon the design of the
parking lot, a reduced number of trees may be approved through the discretionary review
process . �
7 . Parking lots shall have planting areas with both trees and shrubs. Based upon the
design of the parking lot, and the use that it is servicing , relief from this requirement may
be approved through the discretionary review process .
8 . Landscaping plans shall include an automatic irrigation system and lighting plan .
9 . All required landscaping shall be adequately maintained in a viable condition , including
any tree trimming required to comply with the height requirements of the airport
depending upon the size , scale , intensity, and location of the development project.
IX. DETERMINATION OF APPROPRIATE USE
Whenever a use is not listed in this Article as a use permitted as a right or a use subject to a use
permit at the airport, the Planning Director and Airport Manager shall determine whether the use is
appropriate for the airport either as an allowed or permitted use . In making this determination , the
Planning Director and Airport Manager shall find as follows :
a . That the use would not be incompatible with other existing or allowed uses at the airport.
b . That the use would not be detrimental to the continuing development of the area in which the
use would be located .
c. In the case of determining that a use not articulated as an allowed or permitted use could be
established with the securing of a use permit, the Planning Director shall find that the
proposed use is similar in nature and intensity to the uses listed as permitted uses . All
determinations of the Planning Director regarding whether a use can be allowed or permitted
at the airport shall be final unless an applicant, or any interested party , submits a written
appeal stating the reasons for the appeal , and any applicable appeal fee , to the City Clerk
within ten ( 10 ) days of the date the decision was made . The City Council shall then conduct a
duly noted public hearing on the appeal in accordance to the procedures set forth in Article
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 13
�� � �
20 (Administration and Procedures) of the Ukiah Municipal Code . At the close of the public
hearing , the City Council may affirm , reverse, revise or modify the appealed decision of the
Planning Director. All City Council decisions on appeals of the Planning Director's actions
are final for the City. (Ordinance 1006 , Section 1 , adopted 1998)
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 14
�' � �
GLOSSARY OF AIRPORT LAND -USE TERMS
The following aviation-oriented words or terms are regularly used throughout the Ukiah Municipal
Airport Buildinq Area and Land Use Development Plan Guidelines. Additional definitions related to
airport use may also be found in the glossary included as Appendix I of the Ukiah Municipal Airport
—
Master Plan .
Airside – that portion of the building that opens directly to a taxiway or taxi apron , as well as the sides
of the same building extending twenty (20 ) feet back from airside opening .
Hanger – there are three (3 ) categories of size :
1 . Small – up to 2 , 000 square feet
2 . Medium – 2 , 001 to 6 , 399 square feet
3 . Large – 6 ,400 square feet and up
Fixed Base Operator (FBO) – a business operating at an airport that provides aircraft services to the
general public, including but not limited to sale of fuel and oil ; aircraft sales , rental , maintenance , and
repair; parking and tiedown or storage of aircraft; flight training ; air taxi/charter operations ; and
specialty services , such as instrument and avionics maintenance , painting , over-haul , aerial
application , aerial photography, aerial hoists , or pipeline patrol .
In addition , FBO usually operates out of the targer hangars . Within the hangar there is normally an
office , employee lounge , customer area and restroom . FBO often have employees and customers ,
which require a parking area . FBO buildings generally require landscaping .
Groundside - the portion of a building that does not open directly to a taxiway or taxi apron and is 20
feet, or more , from the airside of the building .
Primitive CampinglPicnic Area – an area devoted to open camping by pilots or other persons
attending an airport-related event.
Draft Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport - 2004 15
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� CITY OF UKIAH
NEGATlVE DECLARATION
DATE: February 3, 2004
APPL.ICANTS: City of Ukiah
PROJECT NAME: Building & Land Use Development Plan Guidelines for the Ukiah Municipal
Airport
I.00ATION : Ukiah Municipal Airport, 1403 South State Street, City of Ukiah , County of
Mendocino (Assessor Parcel Nos. 003-280-01 ; 003-310-03, 04, 05, 06, 07; and
003-330-62 & 66)
ENVIRONMENTAL SETTING : The project site consists of the lands comprising the Ukiah �
Municipal Airport, which is located in the southern portion of the city. This smaller airport contains
a single runway, taxiways , a terminal/office building , and other airport-related development, as
shown on Attachment A {Ukiah Municipal Airport Layout Plan) of the attached Initial Study. The
lands comprising this airport are relatively flat, with no major geological or geographical features .
PROJECT DESCRIPTION : In 1996, the Ukiah City Council adopted the Ukiah Municipal Airport
Master Plan , which includes comprehensive descriptions of existing airport land uses and future
development that can occur at the airport. Approximately two years ago, the Ukiah Ai�-port
Commission expressed concem that the land use criteria in the Master Plan were difficult to
understand due to the comprehensive nature of the information and it's less than concise presentation
in the Plan . The City Council concurred , and directed Planning Department staff to prepare guidelines
that would provide potential developers and other persons with a clearer idea of where and how future
development on airport property could occur.
Based on these concerns, the proposed guidelines were written to concisely define the land use
restrictions and standards outlined in Chapters 6 (Building Area Development) and Chapter 7 (Land
Use and Environmental Issues) of the Airport Master Plan . In doing so, staff worked with the
Commission and interested members of the public to define spscific planning areas and listed which
, ' , land uses are allowed or permitted in these areas. The guidelines also include recommended
development standards, such as minimum building footprints, parking , and landscaping , as well as
textual explanations and a flowchart that describes the discretionary, ministerial , and leasing
processes required for the majority of potential development projects .
In preparing these guidelines , staff did not add to or delete any of the allowed land uses or required
compatibility criteria defined in Table 7A of the Airport Master Plan and there are no amendments to
the development standards required in the PF (Public Facility) Zoning District designated for the
airport property.
ENVIRONMENTAL ANALYSIS : In preparing this analysis , Planning Department staff conducted a
comprehensive review of the Initial Study of Environmental Impacts prepared for the Ukiah Municipal
Airport Master Plan in 1996. This previous analysis concluded that the adoption and impfementation
of the master plan for the airport would cause no potential significant adverse environmental impacts
and no mitigation measures were required . As a result of these conclusions , the Ukiah City Council
adopted a Negative Declaration for the Airport Master Plan .
Negative Declaration for 1
Bui(ding Sz Land tlse Development Plan Guidelines for the Uklah Municipal Airport
l� 1T�Ar.a.iM � ti �-r �t
Planning staff found this analysis to be helpful , but the City Environmental Coordinator determined
that a separate Initial Study was required for the proposed Building & Land Use Development Plan
Guidelines. This determination is based , in part, on the fact that the guidelines would essenfially
serve as an amendment to the overali airport plan and would require that the environmental analysis
be expanded to comply with CEQA requirements. In addition , the significance criteria for
environmental analyses done within City limits have changed in since the previous analysis was
completed , and this study was also done to ensure that the potential environmental impacts of the
proposed guidelines are analyzed using current criteria. The Initial Study for this project consists of a
. listing of the Significance Criteria applied to the analysis, an Environmental Checklist to determine
whether the criteria applied to specific environmental impacts, and staff's conclusions.
Based on this analysis, staff concluded that the adoption and implementation of the Building & Land
Use Development Plan Guidelines for the Ukiah Municipal Airport would cause no adverse
environmental impacts and would require no measures to mitigate such impacts. This determination
is based on the fact that the proposed project is an informational document that does not alter where
and how allowed or permitted development proJects may occur at the airport. Furthermore, the
proposed guidelines in no way exempt future development projects from CEQA-mandated reviews,
and should actually provide potential developers, City staff, and the hearing bodies responsible for
approving discretionary projects and leases with a clearer outline of which development projects will
require discretionary permit approval and/or environmental review.
FINDINGS SUPPORTING A NEGATIVE DECLARATION :
1 . Based upon the analysis, findings and conc(usions contained in the Initial Study, the project does
not have the potential to degrade the quality of the local or regional environment;
2 . Based upon the analysis, findings and conclusions contained in the Initial Study, the project will
not result in short-term impacts that will create a disadvantage to long-term environmental goals;
3 . Based upon the analysis, findings and conclusions contained in the lnitial Study, the project will
not result in impacts that are individually limited , but cumulatively considerable; and
4 . Based upon the analysis, findings and conclusions contained in the Initial Study, the project will
not result in environmental impacts that will cause substantial adverse effects on human beings ,
,
either directly or indirectly.
STATEMENT OF DECLARATION : After appraisal of the possible impacts of this project, the
City of Ukiah has determined that the project will not have a significant effect on the
environment, and further, that this Negative Declaration cons#itutes compliance with the
requirements for environmental review and analysis required by the California Environmental
Quality Act.
This document may be reviewed at the City of Ukiah Planning Department, Ukiah Civic Center, 300
Seminary Avenue , Ukiah , California .
Charles Stump , Planning Director/Environmental Coordinator Date
Negative Declaration for z
Building $t Land Use Development Plan Guidelines for the Ufciah Municipal Airport
7 _ 7
1
INITIAL STUDY
OF
POTENTIAL ENVIRONMENTAL IMIPACTS
� CITY OF UKIAH
� I . BACKGROUND INFORMATION
1 . Name of Project: Building & Land Use Development Plan Guidelines for the Ukiah
Municipal Airporf
2. Name of Project Proponent: City of Ukiah
3. Address of Project Proponent: 300 Seminary Avenue, Ukiah, CA 95482
4. Project Location : Ukiah Municipal Airporf, 9403 Soufh Stafe Street, City of Ukiah, County of
Mendocino
5. Assessors Parcei Number(s) : AssessorParcel Nos. 003-280-01; 003-310-03, 04, 05, 06, 07;
and 003-330-62 & 66
6. Date of lnitial Study Preparation : February 3, 2004
7. Name of Lead Agency: City of Ukiah
8 . Address and Phone Number of Lead Agency: 300 Seminary Avenue, Ukiah, CA 95482;
(707) 463-6200
9 . Project Description : The project consists of the adoption and implementation of The Buildinp &
Land Use Development Plan Guidelines for the Ukiah Municipal Airport. This document is intended
to provide potential developers , City staff, and the commissions responsible for the approval of
development projects at the airport with a cfearer definition of the land use restrictions and
. , standards outlined in Chapters 6 (Building Area Development) and Chapter 7 (Land Use and
• Environmental Issues) of the Ukiah Municipal Airport Master Plan . The guidelines do not cohtain
any revisions to the Airport Master Plan or any amendments to the land use and zoning standards
for the PF (Public Facility) Zoning District that has been assigned to the airport grounds .
10. Pfans , Exhibits , and other Submitted Application Materials : All fhe' plans, exhibits,
technical reports, and ofher submifted applicafion maferials are available for review af the City
of Ukiah Planning Department, which is located at 300 Seminary Ave. , Ukiah.
11 . Initial Study Prepared by : Ukiah Planning Department Staff
Inidal Study for 1
Building 8� Land Use Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
7 -�
' � ENVIRONMENTAL REVIEW � �
INITIAL STUDY CHECKLIST
Potentially
. � Signlflcant
� Potentially Unless Less Than
Significant Mitigation Significant No
Im act Incor orated Im act Im act
[. �AESTHETICS — Would the project:
a) Have a substantial adverse effect on a designated
scenic vista?
b) Substantiaily damage natural resources, including ,
but not limited to trees, rock outcroppings , and � �
historic buifdings within a state scenic highway?
c) Conflict with the architecture of the surrounding /
built environment? ��
d) Create a new source of substantial light or glare
with woufd adversely affect day or nighttime views in /
the area? �
11 , AGRICULTURAL RESOURCES: Would
the Pro'ect:
In determining whether impacts to agricultural
resources are significant environmental effects, lead
� agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model ( 1977)
prepared by the Califomia Dept. of Conservation as
an optional model to use in assessing impacts on �
agriculture and farmland . Would the project:
a) Convert Prime Farmland , Unique Farmland , or
Farmland of Statewide Importance (Farmland) as �
� � shown on the maps prepared pursuant to the •
� � � � � Farmland Mapping and Monitoring Program of the �
Califomia Resources Agency, to non-agricultural
use?
b) Conflict. with existing zoning for agricultural use , or /
a Williamson Act contract? �/
111 A1 R QI�ALITY
Where available , the significant criteria established
by the applicable air quality management or air .
pollution control district may be relied upon to make
the following determinations . Would the project:
a) Conflict with or obstruct implementa#ion of the /
applicable air qualiiy plan? In�t;al scud for ��
Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
�. �
7- tl.
' ' Potentially
Significant
Potentialty Unless Less Than
. . Significant Mitigatian Significant No
im act Incor orated Im act im act
�b) �olate any air quality standard or contribute
substantially to an existing or projected air qualiiy I
violation? � ,
V
c) . Result in a cumulatively considerable net
. increase of any criteria pollutant for whicfi the project
region is non-attainment under an applicable federal
or state ambient air quality standard (including
releasing emissions which exceed qualitative /
thresholds for ozone precursors)? ��
d) Expose sensitive receptors to substa�tial 1
pollutant concentrations? �
e) Create objectionable odors affecting a substantial �
number of people? ✓
IV. BIOi.OGICAL RESOURCES
Would the project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special status .
species in local or regional plans, policies , or
regulations , or by the Cafifornia Department of Fish �
and Game or U . S . Fish and Wildlife Service?
b) Have a substantial adverse impact on any
riparian habitat or other sensitive natural community
identified in local or regional plans, policies , �
regulations or by the California Department of Fish ✓
and Game or U . S. Fish and Wildlife Service?
c) Have a substantial adverse impact on federally
� protected wetlands as defined by Section 404 of the •
' � Clean Water Act (including , but not limited to, marsh ,
vemal pool, coastal , etc. ) through direct removal , �
filling , hydrological interruption , or other means?
d) InterFere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife /
corridors, or impede the use of wildlife nursery sites? v
e) Conflict with any local policies or ordinances
protecting biological resources, such as tree
preservation policy or ordinance?
_ � J
Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
. � 3
�-�
' ' Pot�ntially
Sig�ti�cant
Potentially Unl�ss Less Than
, Significant Mitigation Signiflcant No
Im act lnccsr orated Im act tm act
fl Conflict with the provisions of an adopted habitat
Conservation Plan, natural Community Conservafion
Pian, or the approved local , regional, or state habitat /
conservation plan? �/
V: CULTURAL RESOURCES .
a Cause a substantial v
) ad erse change in the
significance of a historical resource as defined in I
� Section 15064.5? �
b) Cause a substantial adverse change in the �
significance of an archaeological resource pursuant /
to Section 15064.5? �/
c) Directly or indirectly destroy a unique �
paleontolagical resource or site or unique geologic /
feature? �/
d) Disturb any human remains including those /
interred outside of formal cemeteries? �
VI. GEOLOGY AND SOILS - Would �he
project:
a) Expose people or structures to potential
substantial adverse effects, including the risk of loss , f .
injury, or death involving :
i . ) Rupture of a known earthquake fault, as
delineated on #he most recent Alquist-Priolo
Earthquake Fault Zoning map issued by the State
Geologist for the area, or based on the other /
substantial evidence of a known fault? Refer to . . /
Division of Mines and Geology Special Publication �
� 42. '
ii . ) Strong seismic ground shaking? f
iii . ) Seismic-related ground failure, including /
liquefaction? �/
iv. ) Landstides?
b) Result in substantial soil erosion or the loss of �
topsoil?
c. Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result �
of the project, and potential result in on-site or off site /
landslide, lateral spreading , subsidence, iiquefaction , J
- or co{lapse?
Building & Land Use Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
. � 4
2 -(c
Potentially
Signi�cant
Potentially Unless Less Than
, Significant Mitigation Significant No
Im act Incor orated Im acE tm act
. d) Be located on expansive soil, as defined in Table .
18-1 -B 'of the .Uniform Building Code (1994), creating /
substantial risks to life or property� V
e) . Have soils incapable of adequately supporting the
� use of septic tanks or aiternative �wastewater � /
disposai systems. Where sewers are not available /
for the disposal of wastewater? �
VI1 . HAZARD$ AND HAZAttDOUS
MATERIALS -- Would the. projec#:
a) Create a significant hazard to the public or the
environment through the rautine transport, use, or / �
disposal of hazardous materials? ��
b) Create a slgnificant hazard to the public or the
environment through reasonably foreseeabie upset
and accident conditions involving the likely release of /
hazardous materials into the environment? �/
c) Emit hazardous emissions or handle hazardous
or acuteiy hazardous materials , substances , or
waste within one-quarter mile of an existing or J
proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and , as a result � �
would it create a significant hazard to the public or
the environment?
� � e) For a project located within an airport land use �
' � plan or, where such a plan has not been adopted ,
within two miles of a public airport or public use �
airport, would the project result in a safety hazard for
people residing or working in the project area .
fl F'or a project within the vicinity of a private airstrip ,
would the project result in a safety hazard for people J
residing or working in the projected area?
fl Impair implementation of or physically interfere with �
an adopted emergency response plan or emergency
evacuation plan ?
� V
Tnitial Stud for
ui mg se eve opment an tu e ines or e Luucipa u-port
February, 2004
� . S
� . -�
Potentially
Significant
Potenfially Unless Less Than
, Significant Mitigation Significar�t No
Im act Incor orated Im act fm act
h) Expose people or structures to the risk of loss, �
injury or death involving wildland fires, including
where wildiands are adjacent to urbanized areas or /
where residences are intermixed with wildlands? �/
� � Vifl . HYDROLOGY AND WATER
QUALITY — Would the project: .
a) Violate any water quality standards or waste �
discharge requirements? -
b) :Substantially deplete groundwater supplies or _
interFere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
lever (e.g . , the �production rate of pre-existing nearby � /
wells would drop to a levei which would not support ��
existing land uses or planned uses #or which permits
have been granted )?
c) Substantiaily alter the existing drainage pattem of
the site or area, including through the alteration of
the course of a stream or river, in a manner which �
would resuit in substantial erosion or siltation on-site
or off-site?
d) Substantially alter the existing drainage pattem of �
the site or area, including through the alteration of
the course of a stream or river, or substantially �
increase the rate or amount of surFace runoff in a
manner that would result in flooding on-site or off-
� site? �
e) Create or contribute runoff water which would
exceed the capacity of existing or planned /
stormwater drainage systems or provide substantial f
additional sources of polluted runoff?
fi� 4therwise substantially degrade water quality?
g ) Place housing within a 100-year floodplain as
mapped on a federal Flood Hazard Boundary or
F1ood Insurance Rate Map or other flood hazard
delineation map?
Building & L.and Use Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
. � 6
7.R
Potentiaily
Significant
Potentially Unless Less Than
� • Significant Mitigation Significant No
Im act Incor orated Im act Im act
fi) Place within a 100-year flood hazard area
structures which would impede or redirect flood /
flows? ` �
i) Expose peopie or structures �to a significant risk of
loss, injury or death invoiving flooding , including .
. flooding as a result of the failure of a � levee or a f
dam?
j) Inundation by seiche, tsunami, or mudfiovif.� ✓ .
IX. LAND USE AND PLANNING - Woutd
the project: . �
a) Physically divide an established cornmunity?
b) Conflict with any applicable land use plan, policy, �
or regulation of an agency with jurisdiction over the
project {including , but not limited to general plans, .
specific plans , � loca! coastal programs, or zoning f
ordinances) atlopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan? f
�. MINERAL RESOURCES - Would the �
project:
a) Result in the loss of availability of a know mineral
resource that would be of value to the region and the �
residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site delineated
. , on a local general plan , specific plan or other land . ✓
�' : ° . use plan?
XIe NOlSE -- Would the project result
in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the local �
general plan or noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of �
excessive groundborne vibration groundbo�ne noise ✓
levels?
� c) A substantial permanent increase in ambient
noise levels in fhe project vicinity above levels f
existing without the project?
Lnitial Stud for
Building & Land Use Development Plan Guidelines for the Ukiah Municipal Aizport
February, 2004
- - 7
�- a
potentially
5ignificant
Potentialiy ilnless L.ess Than
•� Significant Mitigation Significant No
Im act lnca orated Im act Im act
d) A su6stantial temporary or periodic increase in
ambient noise levels in the project vicinity above /
levels existing without the project? v
e) . For a project located within an airport land use
� plan or, where such a plan has not been adopted ,
within 2 miles of a public airport or public use airport,
would the project expose people residing or working ✓
the project area to excessive noise levels?
fl For a project within the vicinity of a private airstrip, �
would the project expose people residing or working f
in th� project a�ea to excessive noise levels? �.
XI1. POPULATION AND HOUSING -
Would fhe project�
a) induce substantial population growth in an area,
either directiy (for example, by proposing new homes �
and businesses) or indirectiy (for example; through
extension of roads or other infrastucture)? .
b) Displace substantial numbers of existing housing ,
necessitating the construction of replacement /
housing elsewhere? �
' c) Displace � substantial numbers of people,
necessitating the construction of replacement f
housing elsewhere?
Xlll . PUBLIC SERVICES
� � a) Would the project result in substantial adverse �
� , � : : .
� physical impacts associated with the provision of
new or physically altered govemmental facilities , the
need for new or physically altered govemmental
facilities , the construction of which could cause �
significant environmental impacts, in order to
maintain acceptable service ratios , response times
or other performance objectives for any of the public
services?
b) Does the project include recreationa{ facilities or
require the construction or expansion of recreational �
faciiities which might have an adverse physical effect
on the environment? �
Initial Stud for
ui ing se eve opmen an ui e �nes or e i urucipa irpor
Februazy, 2004
_ g
n � .�
.
Patentially
Significant
Potentialiy Unless Less Than
.._ , Signi�cant Mitigation Signiflcant No
Im act Incor orated Im act Im aat
XY. TRANSPORTATION/7"RAFFIC -
Would the. project:
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacify of the
sfreet system (i.e. , result in a substantial� increase in
� either the number of vehicle trips, the volume to f
capacity ratio on roads, or congestion at
intersections)? �
b) Exceed , either individually or cumulatively, a level -
of service standard� established by the county
congestion management agency for designated f
roads or highways? .
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in /
location that results in substantial safety risks? ��
d ) Substantially increase hazards to a design
feature (e.g . , sharp curves or dangerous �
intersections) or incompatible uses (e.g . , farm
equipment)?
e) Result in inadequate emergency access?
fl Result in inadequate parking capacity? f
g ) Conflict with adopted policies , plans , or programs �
supporting altemative transportation (e.g . , bus
turnouts , bicycle racks)?
XVI. UTlLITIES AND SERVtCE
� � = �° � S'1fSTEMS - Would the pro�ect:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? �
b) Require or result in the construction of new waste
or wastewate� treatment facilities or expansion of /
existing facilities , the construction of which could �(
cause significant environmental effects?
c) R�quire or result in the construction of new
stormwater drainage facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects .
_ . Y
Izutial Stu for
February, 2004
_ 9
�� � t
Potentialiy
Sign�cant
Potentially Unless Less Than
• Significant Mitigation Significant No
Im act Inco orated Im act Im act
d) Have sufficient water supplies available to serve .
the project from existing entitiements and resources, f
or are new or expanded entitlements needed?
e) . Result in a deterrnination by the wastewater
. treatment provider which senres or majr serve the
project that it has adequate capacity to serve the �
project's projected demand in addition to the
provider's existing commitments?
fl Be served by a landfill with sufficient permitted �
capaciiy to accommodate the project's solid waste f
disposal needs?
g ) Comply with federal, sta#e, and local statutes and /
regulations related to solid waste? ��
�
Initial Study for
Building & Iand Use Development Plan Guidelines for the Ukiah Municipal Airport
Februazy, 2004
10
2 - 12
� DISCUSSION AND ANALYSIS OF POTENTIAL
ENVIRONMENTAL IMPACTS
The Building& Land Use Development Plan Guidelines forthe Ukiah Municipal Airport were written to
. concisely define the land use restrictions and standards outlined in Chapters 6 (Building Area
Development) and Chapter 7 (Land Use and Environmental Issues) of the Ukiah Municiaal Airport
Master Plan . In doing so, staff worked with the Ukiah Airport Commission and interested members of
the public to define specific planning areas and listed which land uses are allowed or permitted in these
areas. The guidelines also include recommended development standards, such as minimum building
footprints, parking , and landscaping, as well as textual explanations and a flowchart that describe the
processes required for discretionary permits, ministerial permits, and leasing requirements that would
apply to the majority of potential development projects.
In preparing these guidelines, staff did not add to ar delete any of the allowed land uses or required
compatibility criteria defined in the Airport Master Plan and there are � no amendments to the
development standards required in the PF (Public Facility) Zoning District designated for the airport
property.
ENVIRONMENTAL ANALYSIS : In analyzing the Building & Land Use Development Plan Guidelines
for the Ukiah Municiqal Airport, Planning Department staff first conducted a comprehensive review of
the Initial Study that was prepared for the Ukiah Municipal Airport Master Plan in 1996 . This study
concluded that the adoption and implementation of the airport's master plan would cause no substantial
adverse environmental impacts, so no mitigation measures or canditions of approval were required .
The review of this previous environmental anaiysis was helpful, but the City Environmental Coordinator
determined that a separate Initial Study should be prepared for the design guideline project since
significance criteria have changed in the six years that have passed since the previous study. In
preparing this new analysis, staff first defined the significance criteria listed below.
Significance Criteria :
. , Potential adverse environmental impacts would be significant if the adoption and implementation of the
�� = � proposed guidelines substantially altered the development pattems outlined in Chapters 6 and 7 of the
master plan or caused a substantial increase in the number of potential development sites .
Significant adverse impacts would also be caused if the Compatibility Criteria outlined in Table 7A of
the Ukiah Municipal Airport Master Plan were deleted orsubstantially altered . In this case, no deletions
or alterations are proposed , a�d the Guidelines clearly identify which compatibiliiy zone applies to each
of the proposed planning areas . The guidelines also affirm that none of the proposed development
guidelines would supercede the approved compatibility criteria.
Finally, staff determined that the proposed design guidelines could cause significant adverse ,
environmental impacts if they amended the land use and development standards of the PF (Public
�acility) Zoning District, which applies to the entire airport property. These guidelines do not amend or
otherwise affect these standards . In fact, it is staffs opinion that the guidelines provide a substantially
�� dearer outline af how the PF standards apply to individual development projects on airport praperty.
Initial Study for 11
Building at Land Use Development Pfan Guidelines for the llkiah Munlcipal Airport
February, 2004
2 - 13
Environmental Checklist: Planning staff also prepared the attached checkiist, in accordance with local
and state requirements for environmental review. This checklist includes the foilowing categories.
I . AESTHETICS
II . AGRICULTURAL RESOURCES �
III . AIR QUALITY
IV. BIOLOGICAL RESOWRCES
V. CULTURAL RESOURCES
Vf . GEOLOGY AND SOILS
� VII . HAZARDS AND HAZARDOUS MATERIALS
VIII . HYDROLOGY AND WATER QUAI.ITY
IX. LAND USE AND PLANNING
X. MINERAL RESOURCES
XI . NOISE ,
XII . POPULATION AND HOUSING
XIII . PUBLIC SERVICES
XIV. TRANSPORTATION AND TRAFFIC
XV. UTILITIES AND SERVICE SYSTEMS �
Conctusions : After completing the checkiist, Planning staff determined that no short-term, long-
term , or cumulative significant adverse impacts would be caused by the adoption and
implementation of the proposed Buildinc�& Land Use Development Plan Guidelines for the Ukiah
Munici �,al Airport and no measures to mitigate such impacts would be required . This determination is
based on the fact that the proposed document is intended to define and clarify existing land use and
building development criteria contained in the Ukiah Municipal Airport Master Plan and the PF (Public
Facility) zoning standards of the Ukiah Municipal Code, and would not res�lt in new sources or pattems
of development on airport property that could cause significant environmental impacts.
22. MANDATORY FINDiNGS OF SIGNIFICANCE :
A. Pofentia! fo Degrade: Does the project have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish orwildlife species , cause
a fish or wildlife population to drop below self sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal species , or eliminate important examples of the major
, periods of California history or prehistory?
�
' YES NO X
B . Short Term: Does the project have the potential to achieve short-term , to the
disadvantage of long-term , environmenta! goals? (A short-term impact on the
environments one which occurs in a relatively, brief, definitive period of time . Long-
term impacts will endure well into the future ) .
YES NO X
Initial Study for 12
Bui(ding 8z Land Use Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
7 � t �1
C. Cumulafive: Does the project have impaCts that are individually limited , but
cumulatively considerable? (A project may imp�ct on two or more separate resources
where the impact on each resource is relatively small , but where the effect on the total
� of those impacts on the environment is signific�nt) .
� YES NO _ _ _ X
D. Substantially Adverse: Does the project hav� environmental effects that wili cause
substantial adverse effects on human beings, either directly or indirectly?
YES NO X
23 . DETERMINATION :
On the basis of this Inifial Study:
X I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared . �
� I find that although the proposed project could have a significant adverse impact
on the environment, there will not be a significant effect in this case because the mitigation
measures described within the Initial Study will be incorporated into the design of the project
or required by the City of Ukiah . A MITIGATE� NEGATIVE DECLARATION wil ! be
prepared .
I find that the proposed project MAY have a significant adverse impact on the
environment, and an ENVIRONMENTAL IMPACT REPORT shall be required .
� Charles Stump
Signature Print Name
Plannin4 Director/ Environmental Coordinator
' Title Date
Initial Study for 13
Bui(ding 8t Land Llse Development Plan Guidelines for the Ukiah Municipal Airport
February, 2004
7- � I �,
RESOURCES USED TO PREPARE THIS INITIAL STUDY
. 1 ) City of Ukiah General Plan , 1995 ,
2) Ukiah Municipal Code .
3 ) Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996
4) U . S. G .S . Topographical Map, Ukiah Quadrangle, 1958 (photo inspected 1975) . Ukiah
Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996
5) The Linkaqe Between Land Use , Transportation and Air Qualitv, State Air Resources Board ,
1993 �
6) The Land Use - Air Qualit�Linkage: How (_and Use and Transportation Affect Air Qualitv,
State Air Resources Board , 1997 .
7) Transportation-Related Land Use Strategies to Minimize Mobile Source Emissions: An
Indirect Source Research Project, State Air Resources Board , 1995 .
8 ) A Source of Air Quality Conditions { ncluding Emissions Inventorv. Ozone Formation . PM10
Generation , and Mitiaation Measures for Mendocino Countv. CA, Sonoma Technologies,
Inc. , November, 1998
9 ) General Plan Revision and Growth Management Plan Technical Report: Natural Habitat
Section , Michael W. Skenfield , October, 1991
10 ) Soil Survev of Mendocino County, Eastern Part� and Trinitv County. Southwestern Part ,
California , U . S . Departmen# of Agriculture - Soil Conservation Service , January, 1991 .
11 ) A History of the Salmonid Decline in the Russian River, Steiner Environmental Consulting ,
August, 1996
12) Discussions with the following City staff and Agency representatives:
- a . Paul Richey, Airport Manager
b . Don Bua , former Airport Manager
c . Tim Eriksen , City Civil Engineer
Initial Study for 21
Building at Land Use Development Plan Guidelines for the �kiah Municipal Atrport
� February, 2004
2 -�1(n �