HomeMy WebLinkAbout06222011 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Wednesday �une 22, 2011
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 HELLAND, BRENNER, WHETZEL,
SANDERS AND CHAIRPERSON PRUDEN
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the May 25, 2011 meeting are included for review and approval. The
minutes from the June 8, 2011 meeting will be available for review and approval at the
July 13, 2011 meeting.
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. For items on this agenda, an
appeal must be received by the City Clerk no later than Tuesday)uly 5, 2011 at 5:00
p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. Amendment to Site Development Permit No: 07-23. Conduct a public
hearing for a request for Planning Commission approval for Amendment to an
approved Site Development Permit to allow the freestanding sign to exceed the
height of the building at 615 Talmage Road, APN 180-070-10. The building and
freestanding sign were originally approved by Planning Commission on December
9, 2009.
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. NEW BUSINESS
A. Workshop. Conduct a Public Workshop to introduce and discuss the draft Ukiah
Municipal Airport Building and Land Use Development Plan Guidelines updated by
the Airport Commission.
11. PLANNING DIRECTOR'S REPORT
12. PLANNING COMMISSIONERS' REPORT
13. 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 May 25, 2011
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Judy Pruden, Chair None
7 Mike Whetzel
8 Jason Brenner
9 Linda Helland
10 Linda Sanders
11
12 STAFF PRESENT OTHERS PRESENT
13 Kim Jordan, Senior Planner Listed below, Respectively
14 Jennifer Faso, Associate Planner
15 Cathy Elawadly, Recording Secretary
16
17 1. CALL TO ORDER
18 The regular meeting of the City of Ukiah Planning Commission was called to order by
19 Chair Pruden at 6:04 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
20 Ukiah, California.
21
22 2. ROLL CALL
23
24 3. PLEDGE OF ALLEGIANCE - Everyone cited.
25
26 4. APPROVAL OF MINUTES - April 13, 2011 �April 27, 2011
27
28 Commissioner Helland made the following changes to the April 13 minutes:
29
30 Page 5, Line 22, sentence modified to read, `While some development is necessary to address growth,
31 that growth must be directed to already developed areas.'
32
33 Page 5, Line 25, sentence modified to read, `It is important with good planning that resources are
34 conserved, that economics are best served by using infill areas when possible and/or existing developed
35 areas, and that consideration be given to density, which can have direct environmental benefits.'
36
37 Page 10, Line 39, sentence modified to read, `While 25% of designated area for circulation and rights-of-
38 way is standard, consider a breakdown of these components specifying a certain percentage for non-
39 motorized circulation.'
40
41 Commissioner Whetzel requested all references to `EDR' be modified to read, `DDR.'
42
43 M/S Helland/Sanders to approve April 13, 2011 minutes, as amended. Motion carried (4-0) with Chair
44 Pruden abstaining.
45
46 M/S Sanders/Helland to approve April 27, 2011 minutes, as submitted. Motion carried (4-0) with Chair
47 Pruden abstaining
48
49 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
50
51 6. APPEAL PROCESS—Chair Pruden read the appeal process. For matters heard at this meeting,
52 the final date to appeal is June 6, 2011.
53
54 7. OLD BUSINESS
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 1
1 7A. Guillon Sign Program: 09-31-UP-PC. Conduct a public hearing for the request for approval of
2 the sign program required as part of the Guillon Use Permit for new commercial development at
3 1230 Airport Park Blvd., APN 180-080-78.
4
5 Site visit agenda item 7A was verified.
6 Agenda item 7A was properly noticed in accordance with the provisions of the Ukiah Municipal Code.
7
8 Senior Planner Jordan presented a staff report concerning the Sign Program prepared for 1230 Airport
9 Park Boulevard and asked the Commission to consider:
10
11 Citv Siqn Ordinance and AIP PD for siqnaqe
12 • Approval of the Sign Program for the project is required as a Condition of Approval of the Use
13 Permit approved last year.
14 • The subject parcel for the project is located in the Airport Industrial Park (AIP) that is zoned
15 Planned Development(PD)whereby the sign programs are required for projects.
16 • Since the project is zoned AIP PD, the AIP Ordinance regulations apply to this sign program. The
17 AIP Ordinance states that the size and amount of signs shall generally comply with the
18 requirements of the City Sign Ordinance.
19 • The AIP Ordinance allows the Commission through discretion review to increase or reduce the
20 size and amount of signs to something other than permitted by the UMC if they make a finding
21 that the proposed size and amount of signage is not out of scale with the building and/or too
22 dominate for the site.
23 • Pages 3 and 4 of the staff report is staff's analysis of the proposed `Sign Program' for the project
24 as it relates to the applicable sign regulations of the City Sign Ordinance and the AIP PD
25 ordinance.
26 • Based on the linear parcel frontage, the site is allowed 300 sf of sign area by the Sign Ordinance.
27 The proposed building mounted signs plus the monument sign exceed this square footage.
28 • In staff's opinion, it is unlikely that any tenant would utilize all of the sign area allotted by the `sign
29 band' identified on page 4.0 in the sign program and supports focusing on the location and quality
30 of signage rather than sign area. This appears to have been the approach taken for the sign
31 program for Park Falls Plaza to the south and for the project immediately to the north.
32 • Also, at some future time the front portion (phase 2) of the site will be developed and since the
33 building elevations and orientation are not yet known, it is not possible to know the amount of sign
34 area or location of the signage, this issue is addressed in Condition of Approval No. 5. The Sign
35 Program will have to be amended with the development of phase 2.
36
37 Other Sianaae issues
38 • Window signs are proposed as part of the sign program. The City Sign Ordinance allows for no
39 more than 25% of the sign area to be covered by window signs. Staff recommends the Sign
40 Program use the same percentage or another percentage if Planning Commission wishes and
41 treat window signs the same as they are treated in other areas.
42 • Window graphics are also proposed which are considered `temporary signs' and require City
43 approval of a banner permit. Staff is recommending the Sign Program be amended to indicate
44 that if one of the tenants wants to have a temporary sign, he/she must apply for a banner permit.
45 • Staff recommends that section of the Sign Program related to `Prohibited Signs' on page 1.0 of
46 the Sign Program be amended to reference the City's Sign Ordinance so that tenants are clear
47 what types of signs are prohibited.
48 • Staff recommends the section of the Sign Program related to `City of Ukiah Approval' on page 1.1
49 of the Sign Program be revised to also refer to the requirement for a Sign Permit from the City.
50 • Staff recommends to removal of `Substitution/Variance on page 1.1 of the Sign Program because
51 it is too subjective and open to interpretation. This has been includes as Condition of Approval
52 3(d).
53 • The Sign Program does not address `Trademark logos' and staff supports this provision be
54 added.
55
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 2
1 Commissioner Sanders: Asked for clarification about sign programs because it appears a new sign
2 program has to be formulated for each development in the AIP PD.
3
4 Staff: The purpose of a Sign Program for a site is to design a program that is appropriate for that
5 particular site and the buildings that are developed on the site including the allowable signs and sign area
6 related to that site. Information includes materials, location and design of the allowed signs. As tenants
7 change over time the same rules will apply. A sign program provides that better look and feel over time.
8
9 Commissioner Helland: Noted an error on page 10, line 7 of the staff report pertains to `Condition of
10 Approval' rather than `Findings'for the project.
11
12 Chair Pruden:
13 Q1. Requested clarification as to the number of tenants for phase 1. The monument sign on page 3.0
14 of the Sign Programs shows Sears plus 4 tenants.
15 Q2. Requested clarification the 300 sf of allowed sign area is at buildout or just for phase I.
16
17 Staff:
18 Q1. The sign contractor for the project should respond to this question. Not every tenant can be listed
19 on the monument sign.
20 Q2. The 300 sf of sing area is for all signs on the site and would include phases 1 and 2.
21
22 PUBLIC HEARING OPENED: 6:20 p.m.
23
24 Butch Bainbridge— Paramount Signs, Contractor for Sign Program:
25 • Referred to pages 1.0, 1.1 and 1.2 of Sign Program document and noted these pages address
26 what is allowed.
27 • The Sign Program for the site is a way to keep tenants informed about signage as tenants
28 change.
29 • Addressed the issue for compliance of square footage allowed for signage on the site, and noted
30 the verbage associated with 55 sf for the monument sign is not accurate as originally presented
31 to staff for the purpose of the sign regulations analysis.
32 • When calculating the sf for the monument sign worked from the Sign Ordinance that sets the
33 standards for compliance how sign area is calculated. Based on this, the sign area is 21 sf as
34 opposed to 55 sf.
35 • The revised monument square footage puts the project in compliance with the 300 sf of sign area
36 based on the linear parcel frontage.
37 • The intent was to keep the monument at an 8-foot height which the Planning Commission has
38 established as the standard height for monument signs in the AIP.
39 • The number of tenants displayed on the monument sign will likely be no more than six. It is
40 essentially the landlord's decision how many tenants will be listed on the monument sign and is
41 typically not a `tenant right.'
42 • Regarding the sign regulation standard of 1'/z sf of sign area per linear foot of parcel frontage, the
43 property located to the north allows for 1'/z sf per tenant on both elevations and not split the 1'/�
44 per elevation.
45 • In terms of sign area and compliance with the Sign Ordinance regulations, it is not uncommon for
46 visibility of the signage to play a role. For instance, regarding the property to the north, the
47 elevation facing west is only visible from the parking lot and not the street so the scale of sign
48 area is really more proportional to the building frontage rather than to street frontage.
49 • The magic of signage is really about the scale of sign area such that the end result is
50 proportionately appropriate for the building.
51 • Referenced page 4.0 of the Sign Program for the east elevation and noted the approach for this
52 building was to design the signage according to what looks `righY on the building and still
53 generally complies with the Sign Ordinance regulations. The intent for the Guillon sign project
54 was to design the tenant signs so that the size and shape to fit the building to have an
55 architecturally pleasing look and feel while generally complying with the Sign Ordinance.
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 3
1 Commissioner Brenner: Inquired about the procedure concerning future signage for the site.
2
3 Staff: Any sign proposed for the building must conform to the approved Sign Program.
4
5 Lisa Mammina: Supports the City Sign Ordinance be revised to more effectively work with the Sign
6 Programs for projects as there appears to be loopholes making the process easier for staff and the
7 applicant by allowing applicants and staff the ability to effectively process Sign Program applications for
8 buildings without having to address exceptions and/or other issues so that the final product complies with
9 the Sign Ordinance, is of quality design and aesthetically complements the building.
10
11 PUBLIC HEARING CLOSED: 6:33 p.m.
12
13 Chair Pruden:
14 • The AIP PD has some of the best looking signs in Ukiah.
15 • The monument signs for projects in the AIP were `kept low to the ground' are well designed and
16 are clearly visible from a vehicle.
17 • The developments on the east side of the AIP do not have monument signs. Is of the opinion the
18 signage on the buildings are too large. It is not necessary to have large lettering for signage on
19 buildings particularly for business establishments that are well known because everyone knows
20 where the business is located.
21 • The Planning Commission essentially established a minimum 8-foot height standard for
22 monument signs in the AIP that has been effective and works for the businesses. Examples of
23 the different monument signs for projects were cited for comparison purposes.
24 • The best approach is to address the signage for developments case-by-case.
25
26 There was discussion that the project is within the sf of sign area allowed with the recalculation of sign
27 area so this is no longer an issue.
28
29 Staff:
30 • The signage as presented on page. 4.0 of the Sign Program is within the sf allowed but may not
31 be with window graphic signs because it is not known how much sf they could take over.
32 • It is necessary to determine what type of signage would be allowed in terms of window graphic
33 signs.
34
35 Commissioner Brenner:
36 • With regard to the popular application of graphic designs for signs, such signs have become so
37 much more than just signs, but rather part of the graphic art of the building and supports allowing
38 for some flexibility in this regard, which could be extended to include window signage.
39 • Supports having a Sign Program in place for projects in the AIP PD so that the process of
40 reviewing signage can be expedited without having to be evaluated each time by the Planning
41 Commission.
42 • Is of the opinion that requiring a banner permit for `window graphic' signage is too restrictive and
43 they should be exempt from review or permit. Window graphic signs can be creatively designed
44 and architecturally pleasing.
45 • Supports allowing for more graphic flexibility/freedom with regard to graphic signage.
46
47 Staff:
48 • From a planning perspective, a sign is either permanent or temporary.
49 • Staff receives more complaints about signage than any other code compliance matter.
50 • Asked for clarification about potentially reducing the restrictions for temporary signs and whether
51 the recommendation is for this project or projects in general.
52 • How should signage for sales and promotions be handled? Does the Commission agree with the
53 proposed Sign Program for the project?
54
55 Commissioner Brenner:
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 4
1 • Temporary signs for windows should be less restrictive in general.
2 • Does not favor having a 30-day maximum for temporary signs or requiring 25% coverage
3 maximum for window signs because business owners are `smart' enough to tell what is or is not
4 going to work in terms of such signage.
5 • Likes the concept of graphic signs.
6
7 There was Commission discussion about temporary window signage for sales and promotional purposes
8 versus permanent graphic signs.
9
10 Commissioner Sanders:
11 • Is not supportive of having signs 'everywhere' but on the other hand does not want to restrict the
12 business from making money.
13 • Favors having some sort of guidelines/restrictions for signage that includes window signage.
14
15 Commissioner Whetzel: Favors allowing for some flexibility with regard to window signage and/or
16 permanent window graphic signs. Signage for businesses should be self-regulating.
17
18 Chair Pruden:
19 • Some businesses overcompensate with window signage and therefore, some regulation is
20 necessary.
21 • Does not have a problem with window signs for advertisement of sales and promotional items in
22 place of the more permanent graphic signs as most sales/promotionals do not last longer than 30
23 days.
24 • Supports maintaining 75% window space by requiring a 25% maximum coverage and 30-day
25 maximum for temporary signs.
26
27 Commissioner Whetzel: The Sears project is not a restaurant that typically tends to over-compensate
28 with window signage, but rather is a retail establishment that understands what is or is not necessary
29 and/or appropriate with regard to window signage.
30
31 Commissioner Helland:
32 • The applicants clearly know what they are doing for signage and would use window signs that are
33 tasteful and comply with the Sign Ordinance requirements.
34 • Does support maintaining the provisions of the Sign Ordinance requiring 25% coverage maximum
35 for window signs and the 30-day maximum for temporary signs.
36
37 Commission consensus:
38 • Sign Program is appropriate for the site.
39 • Signs are of quality and in appropriate size and proportion with the building.
40 • Supports allowing for neon `open' signs.
41 • Supports allowing `trademarked corporate logos as part of the Sign Program.
42 • Supports the Sign Program as proposed.
43
44 M/S Whetzel/Helland to approve Guillon Sign Program: 09-31-UP-PC with Findings 1-4 and Conditions
45 of Approval 1-10 with the addition of subsections `g' and 'h' for Condition of Approval No 3 allowing for
46 Neon open sign and trademark logo to the Sign Program for the project. Motion carried (5-0).
47
48 SITE DEVELOPEMNT PERMIT FINDINGS TO APPROVE A SIGN PROGRAM AS REQUIRED BY THE
49 CONDITIONS OF APPROVAL FOR
50 1230 AIPRORT PARK BOULEVARD, APN 180-080-78
51
52 The following findings are supported by and based on information contained in this staff report, the
53 application materials and documentation, and the public record.
54
55 1. See"General Plan" under staff analysis above.
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 5
1
2 2. The proposed sign program will be ancillary to a commercial/retail use that is consistent with the
3 uses allowed in the Airport Park Industrial Planning Development.
4
5 3. The proposed project, as conditioned, is consistent with the following specific findings required
6 pursuant to Zoning Ordinance Section 9263(E) in order to approve a site development permit.
7
8 a. A new commercial building is currently being constructed at the project site. The new wall
9 signs would be located on the north, south and east elevations of 1230 Airport Park Blvd.
10 The proposed sign program would not change the approved footprint of the building.
11 Therefore the project will not create a hazardous or inconvenient vehicular or pedestrian
12 traffic pattern. The sign program would identify the tenants resulting in convenience for
13 vehicles and pedestrians looking for the store.
14 b. The approved landscaping plan would not be changed as a result of the sign program.
15 The monument sign would be located within the landscaping area located at the front of
16 the site (northeast) resulting in the removal in a small amount of ground cover. However,
17 the project is still required to comply with the approved landscaping plan and landscaping
18 requirements, including the lot coverage requirement.
19 c. The proposed signs would be attached to the east, north and south buildings elevations
20 and the monument sign is located at the front of the site and limited is size and height. As
21 such, there would be no change to the approved architecture/footprint of the building and
22 the sigs would not restrict or cut out light and air on the property or on adjacent properties
23 nor hinder the development or future use of commercial buildings in the neighborhood.
24 d. The site is not located in or adjacent to a residential zoning district.
25 e. The site is located in a commercial /retail area developed with a commercial building,
26 landscaping and parking area. No water courses, wildlife, wildlife habitat, floodway or
27 flood plain or other environmentally sensitive areas are present.
28 f. The proposed sign program would be compatible in design, scale, and proportion to the
29 building, materials and architecture.
30
31 4. The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines
32 Section 15311, Class 11 Accessory Structures, which allows the construction of minor structure
33 accessory to existing commercial facilities this includes on-premise signs based on the following
34 a. The proposed Sign Program is related to a new signs on the site and will not change the
35 approved land use of the property.
36 b. The proposed Sign Program is ancillary to the commercial/retail use of the building.
37 c. The location is not environmentally sensitive and there is no habitat on the site, no trees,
38 and no drainage courses or bodies of water(such as creeks or streams).
39
40 SITE DEVELOPEMNT PERMIT CONDITIONS OF APPROVAL TO APPROVE A SIGN PROGRAM AS
41 REQUIRED BY THE CONDITIONS OF APPROVAL FOR
42 1230 AIPRORT PARK BOULEVARD, APN 180-080-78
43
44 1. Approval is granted to approve a Sign Program for 1230 Airport Park Boulevard Ukiah as shown
45 on the plans submitted to the Planning Department date stamped April 26, 2011, except as
46 modified by the following condition of approval.
47
48 From the Planninq Department
49
50 2. Prior to installation of any sign (wall and/or window sign), application for and approval of a
51 sign permit from the Planning and Community Development Department is required.
52
53 3. The sign program shall be revised as follows and is subject to staff review and approval:
54
55 a. Include a reference to the City of Ukiah Sign Ordinance section on prohibited signs.
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 6
1 b. Include a separate section on Temporary Signs and the requirement to obtain a banner
2 permit from the City of Ukiah Planning and Community Development department.
3 c. Include a reference to the requirement for a Sign Permit from the Planning and Community
4 Development Department.
5 d. Delete the Substitution/Variance section.
6 e. Revise sign program to include landlord approval prior to city review of sign permit.
7 f. Include examples of the various letters and lighting types that are allowed by the sign
8 program. This will provide clarity to tenants and staff.
9 g. Trademarked corporate logos are allowed as part of the sign program.
10 h. Neon open signs are allowed as part of the sign program.
11
12 4. The Use Permit/Site Development Permit required for the development of Phase 2 of the site
13 shall include a revision to this sign program. The revised sign program shall include the signs for
14 phase 2 of the project.
15
16 5. The signs for phase 2 shall be compatible and consistent with the signage established as part of
17 this sign program (including but not limited to the amount of sign area, the design of signs, etc.).
18 The revised sign program is subject to Planning Commission review and approval.
19
20 From the Building Official (David Willouqhby)
21
22 6. Sign Permit and Building Permit approval is required prior to sign installation.
23
24 Standard Requirements
25 7. The property owner shall obtain and maintain any permit or approval required by law, regulation,
26 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as
27 applicable. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
28 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved
29 and issued.
30
31 8. The approved Site Development Permit may be revoked through the City's revocation process if
32 the approved project related to the Site Development Permit is not being conducted in
33 compliance with the stipulations and conditions of approval; or if the project is not established
34 within two years of the effective date of approval; or if the established land use for which the
35 permit was granted has ceased or has been suspended for twenty four(24) consecutive months.
36
37 9. No permit or entitlement shall be deemed effective unless and until all fees and charges
38 applicable to this application and these conditions of approval have been paid in full.
39
40 10. This approval is contingent upon agreement of the applicant and property owner and their
41 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
42 agents, officers, attorneys, employees, boards and commissions from any claim, action or
43 proceeding brought against any of the foregoing individuals or entities, the purpose of which is to
44 attack, set aside, void or annul the approval of this application. This indemnification shall include,
45 but not be limited to, damages, costs, expenses, attorney fees or expert witness fees that may
46 be asserted by any person or entity, including the applicant, arising out of or in connection with
47 the City's action on this application, whether or not there is concurrent passive or active
48 negligence on the part of the City. If, for any reason any portion of this indemnification
49 agreement is held to be void or unenforceable by a court of competent jurisdiction, the
50 remainder of the agreement shall remain in full force and effect.
51
52 8. NEW BUSINESS
53 8A. Tasting Room Use Permit: 11-03-UP-PC. Conduct a public hearing for a request for Planning
54 Commission approval of a Major Use Permit for a Wine Tasting Room at 106 West Church
55 Street, APN 002-226-08.
56
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 7
1 Site visit for agenda item 8A was verified.
2
3 Agenda item 8A was properly noticed in accordance with the provisions of the Ukiah Municipal Code.
4
5 Associate Planner Faso gave a staff report.
6 • Clarified the project is a Wine Tasting Room where there would be the sale of wines and other
7 locally made products. The wine tasting room will not function as a bar.
8 • Outdoor seating can be allowed as part of this use permit and will require an application for and
9 approval of encroachment permit from the City Public Works Department.
10 • Staff including the Police Department has some concerns as to the proposed location of the
11 outdoor seating area since it is not located in an area that can be viewed from the tasting room
12 and there may not be adequate space to provide the seating envisioned by the applicant and
13 meet the ADA access requirements.
14 • The Police Department has reviewed the project and draft conditions of approval have been
15 included to address their concerns:
16 ➢ Outdoor seating —No alcohol consumption shall be permitted outside the tasting room.
17 ➢ Special Events/Live Entertainment — No live entertainment. Concern special events will
18 lead to the space being used for special events will function as an open bar to the public.
19
20 Commission: Clarified that no matter what the Commission approves, the applicant must be able to
21 make the outdoor seating area ADA compliant.
22
23 Staff: The rule is there must be five feet of sidewalk clearance.
24
25 Commissioner Whetzel: Inquired whether the rule applies if the sidewalk does not comply with the
26 current standard width for sidewalks.
27
28 Staff: Yes, this was planning staff's understanding.
29
30 It was noted outdoor seating is proposed on the sidewalk to the east of the tasting room.
31
32 PUBLIC HEARING OPENED: 6:52 p.m.
33
34 Darcie Antle:
35 • Provided an overview of her project and welcomes questions/comments from the Commission
36 and public.
37 • Explained the tasting room would be open daily from 11:00 a.m. to 9:00 p.m. with the exception of
38 being closed Tuesday and Wednesday.
39 • No live entertainment is allowed and while no proposal for live entertainment was included on the
40 use permit, applicant is hopeful an occasional person playing the flute is acceptable.
41
42 Commission:
43 • Appreciates the layout of the wine tasting room.
44 • Expressed concerned about the ADA compliance requirement on Church Street.
45 • Suggested the applicant contact the property owner of the McKinley building across the street to
46 see if there is a possibility of having outdoor seating in the open courtyard area.
47
48 Lisa Mammina:
49 • Likes the project.
50 • Would be an amenity to the Downtown.
51 • It was her observation that the sidewalk width at 106 West Church was same as across the street
52 where Oco Time is located.
53 • Would like to be able to consume wine outdoors and inquired why Patrona's patrons are allowed
54 to consume alcohol outdoors.
55 • Would like to see low impact live entertainment allowed for the project.
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 8
1
2 Chair Pruden: Regardless of the sidewalk width, if the applicant can make the sidewalk clearance this is
3 not an issue.
4
5 Staff:
6 • Regarding compliance with ADA access regulations, Condition of Approval No. 15 allows for
7 outdoor seating provided the applicant submits an application for an encroachment permit and it
8 is approved.
9 • Regarding allowing the consumption of alcohol outdoors, this was a Police Department concern.
10 The project is a tasting room and unlike Patrona's is not a bar in conjunction with a restaurant.
11 The difference has to do with the type of licensing from ABC and this is the reason the Police
12 Department looks at the functions of the two establishments differently.
13
14 Katherine Elliott:
15 • Is the owner of the building
16 • Supports the project.
17 • Business would a good draw for the Downtown.
18 • Suggested other possible outdoor seating areas located near the wine tasting room.
19
20 Les Marston:
21 • Is a property owner in the vicinity of the project.
22 • Is highly supportive of having a wine tasting room in the Downtown.
23 • The property owner and applicant are the kind of person who would go out of their way to do a
24 nice project and is hopeful the Commission will support approval.
25 • Noted the City Zoning Administrator approved a similar use for `Tierra' a few years ago in the
26 Downtown that is close in proximity to residential areas and within two blocks of a child daycare
27 facility unlike the proposed project.
28 • The way in which staff has presented the project, outdoor seating is allowed provided the
29 applicant can comply with ADA requirements.
30 • Would like to be able to sit outside with a class of wine from an establishment that is not a
31 restaurant in an atmosphere where people or friends meet and have a good time.
32
33 PUBLIC HEARING CLOSED: 7:08 p.m.
34
35 Staff:
36 • Applicant did not express an interest in having live entertainment.
37 • The Police Department has had problems in the past with local establishments having live
38 entertainment and eventually became an enforcement issue.
39 • Should discuss the matter of allowing live entertainment if the applicant has expressed an
40 interest. Need to keep that the use permit runs with the land and that someone else could inherit
41 the use permit and would be allowed to have live entertainment.
42 • Noted purchasing wine by the bottle for off-site consumption is allowed and should be included in
43 the project conditions.
44 • The Police Department indicated that alcohol consumption outdoors is prohibited by City
45 Ordinance.
46
47 Commission:
48 • It is likely the applicant would be involved in such special events as `The Taste of the Downtown,'
49 `Pumpkinfest,'the 'annual car show,' and other events that occur throughout the year.
50 • There was discussion concerning whether or not some type of live music should be a
51 consideration.
52 • There were questions about special events, what they involve, and how many times a month they
53 should be limited to.
54 • There were questions about hours of operation when the wine tasting room would be open to the
55 public.
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 9
1 • There were questions about when the tasting room is closed and the business owner having the
2 discretion/opportunity to conduct wine classes or other private educational meetings/classes and
3 what the hours should be.
4
5 PUBLIC HEARING REOPENED: 7:15 p.m.
6
7 Darcie Antle:
8 • Some of the special events would be community oriented. The `other three times a month' special
9 events could include a private educational wine tasting event in the evening when the business is
10 closed.
11 • There is really no space for live music entertainment. At best, having an occasional person play
12 the flute would suffice and would propose allowing for one or two performers that would play
13 instruments that are non-amplified.
14
15 Commission:
16 • Discussed hours of operation when the business would be open and noted if the applicant is
17 hosting a special event for the public, the hours of operation could be extended by obtaining a
18 Special Events Permit as provided for in Condition of Approval No. 5.
19 • Understands the Use Permit runs with the property and not the business so if the business does
20 not make it, it is unlikely the business could not replaced by a bar.
21 • Recommended the number of events be increased from three to four.
22
23 Darcie Antle:
24 • Supports having non-amplified live music with no more than three performers.
25 • Open to increasing the number of special events from three to four that could include private
26 educational wine classes or other similar activity, but any more than this would be too many.
27
28 There was Commission discussion about the applicant being able to meet ADA requirements with regard
29 to the outdoor seating.
30
31 Staff: If the applicant can design a seating arrangement that meets ADA requirements there is no issue
32 and she is `good to go.'
33
34 There was Commission discussion whether Condition of Approval No. 6 should read, `Special events or
35 classes' ............' such that special events are considered separate from classes wherein special events
36 are limited to four times a month and classes are unlimited as to number.
37
38 Commissioner Brenner: Supports the concept that special events should be viewed as such and that
39 classes are not viewed as special events.
40
41 Staff:
42 • Agreed classes and special events are different.
43 • The Police DepartmenYs concern would be with special events and not classes.
44 • The conditions of approval allow the business to be open on Tuesday and Wednesday. This
45 would include classes and special events as allowed by the Commission.
46
47 There was continued discussion about ABC liquor licensing noting the licensing for Bars and restaurants
48 and tasting rooms differ.
49
50 Commissioner Helland: While she likes the project noting it to be tastefully done, commented from a
51 health-person perspective it is a fact that alcohol consumption and sales are statistically associated with
52 crime, violence, child abuse, DUIs, etc. The studies conducted in this regard do not necessarily
53 categorize as to whether `on' or 'off' sale of alcohol is more detrimental than the other in terms of
54 compromising health.
55
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 10
1 PUBLIC HEARING CLOSED: 7:23 p.m.
2
3 Commission consensus:
4 • Agrees with the `Determination of Appropriate Use' made by the Planning Director.
5 • Comments/changes to the project conditions:
6 - The hours of operation for the tasting room shall remain the same as conditioned.
7 - Special events will be limited to four times per month rather than three times per month.
8 - Classes should not be viewed as special events.
9 - Strike 'entertainment is not allowed' in Condition of Approval No. 6.
10 - Add a condition that music shall be limited to no more than a trio of musicians with non-
11 amplified music and strike live entertainment is not allowed.
12 - Modify the condition that states, `Wine by the bottle may be purchased for onsite
13 consumption in conjunction with a wine pairing class or similar evenY and add the language,
14 `or for off-site consumption.'
15 • Supports approval of the project.
16
17 M/S Helland/Sanders to approve Tasting Room Use Permit 11-03-UP-PC with Findings 1-9 and
18 Conditions of Approval 1-26 as modified above. Motion carried (5-0).
19
20 USE PERMIT FINDINGS TO ALLOW
21 A WINE TASTING ROOM
22 106 WEST CHURCH STREET, APN 002-226-08
23 FILE NO: 11-03-UP-PC
24
25 1. The following findings are supported by and based on information contained in this staff report,
26 the application materials and documentation, and the public record.
27 2. The proposed project, as conditioned, is consistent with the goals and policies of the General
28 Plan as described in the staff report and Table 1.
29 3. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
30 Table 2 of the staff report.
31 4. The proposed use is allowed with a use permit based on the Determination of Appropriate Use
32 made by the Planning Director as allowed by zoning ordinance section 9088.
33 5. The subject parcel is located within the Downtown Parking District No. 1 therefore is not subject
34 to the C-1 zoning district parking standards.
35 6. The project, as conditioned, is compatible with surrounding uses based on the following:
36 A. The proposed tasting room is surrounded by other commercial uses that include
37 restaurant and retail uses.
38 B. The hours or operation and level of activity for restaurants and retail stores are similar to
39 the hours of operation and activity level for tasting rooms.
40 C. The tasting room will provide an attraction to the downtown and promote local business.
41
42 7. The proposed project, as conditioned, will not be detrimental to public health, safety and general
43 welfare based on the following:
44
45 A. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
46 and Public Works any comments received have been included as conditions of approval.
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 11
1 B. The project is required to comply with all federal, state and local laws. The applicant has
2 provided information as to compliance with applicable requirements.
3 C. Applicant has applied for and is working with California ABC for an alcohol license.
4
5 8. The proposed project is exempt from the provisions of the California Environmental Quality Act
6 (CEQA) pursuant to Section 15303 (c), New Construction and Conversion of Small Structures,
7 which allows structures up to 10,000 square feet in urbanized areas when the use does not
8 involve significant amounts of hazardous materials, where all necessary public services and
9 facilities are available, and the surrounding area is not environmentally sensitive based on the
10 following:
11
12 A. The total building square footage is 582 square feet.
13 B. The business does not use large amounts of hazardous materials.
14 C. The location is not environmentally sensitive and no drainage courses or bodies of water
15 (such as creeks or streams).
16 D. The site is developed with an existing building which will be used as a wine tasting room
17 utilities and services already are available at the site and no expansion of the existing
18 buildings are proposed as part of the project.
19
20 9. Notice of the proposed project was provided in the following manner as required by the Zoning
21 Ordinance:
22
23 A. posted in three places on the project site on May 13, 2011;
24 B. mailed to property owners within 300 feet of the project site on May 13, 2011;
25 C. published in the Ukiah Daily Journal on May 15, 2011;
26
27 USE PERMIT CONDITIONS OF APPROVAL TO ALLOW
28 A WINE TASTING ROOM
29 106 WEST CHURCH STREET, APN 002-226-08
30 FILE NO: 11-03-UP-PC
31
32 1. Approval is granted for operation of a Wine Tasting Room at 106 West Church Street as
33 described in the project description and shown on the plans submitted to the Community
34 Development and Planning Department and date stamped March 25, 2011, except as modified
35 by the following conditions of approval.
36
37 2. This use permit is granted for the approval of a wine tasting room and at no time shall it operate
38 as a bar.
39
40 3. The hours of operation for the tasting room shall be Sunday through Thursday from 11:00 a.m. to
41 9:00 p.m. and Friday and Saturday from 11:00 a.m. to 10:00 p.m.
42 4. The Planning Director may approve extended hours to coincide with special events that occur in
43 the downtown when requested in writing by the applicant at least 30 days prior to the event. The
44 Planning Director and Police Department have the authority to require condition of approval for
45 the extended hours if needed.
46 5. Prior to installation of any sign, application for and approval of a sign permit from the
47 Planning and Community Development Department is required.
48 From the Planninq Commission
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 12
1 6. Music shall be limited to no more than a trio of musicians with non-amplified music.
2
3 7. Special events shall be limited to four times per month. Occupancy load shall not exceed 49
4 people as required by the Building Department.
5 From the Police Department(Captain Trent Tavlor)
6
7 8. Consumption of alcohol outside of the tasting room is not permitted.
8 9. All ABC licenses must be applied for directly with ABC and issued and valid prior to a
9 business license being issued.
10 10. No business may be conducted until a valid business license is issued and no alcohol
11 served until the ABC license is in place.
12 11. Tasting shall be limited to 3oz. or 6 oz. as described in the project description dated
13 March 25, 2011. Bottles of wine shall not be sold for tasting or onsite consumption.
14
15 12. Wine by the bottle may be purchased for onsite consumption in conjunction with a wine
16 pairing class or similar event or for off-site consumption.
17
18 From the Department of Public Works (Ben Kaqeyama)
19
20 13. Applicable Ukiah Valley Sanitation District sewer connection fees shall be paid at the time of
21 building permit issuance.
22
23 14. The existing sewer lateral shall be tested in accordance with the City of Ukiah Ordinance
24 No. 1105 and repaired or replaced if necessary.
25
26 15. Outdoor seating will require application for and approval of an encroachment permit for
27 Temporary Accessory Objects from the Public Works Department.
28
29 From the Buildinq Official ( David Willouqhbv)
30
31 16. Building permits are required for tenant improvements and signs.
32
33 17. A grease interceptor is required for this alteration.
34
35 18. Since there in only one exit to the proposed wine tasting room, the occupant load of the
36 space is limited to 49 people. This includes business hours and special events that occur here.
37
38 19. When the total construction costs of the alteration does not exceed $132,536.28 then the
39 minimum of 20°/a of the cost of the construction shall be applied toward removing barriers and
40 increasing accessibility to the existing building and the removing of barriers and increasing
41 accessibility to the existing building and the facility. The order of improvements to be made is as
42 follows.
43
44 A. Accessible entrance
45 B. Accessible route to the altered area
46 C. Accessible restroom
47 D. Accessible telephones
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 13
1 E. Accessible drinking fountains
2 F. Accessible parking.
3 If the total construction cost of alterations exceeds the above thresholds then all requirements of
4 accessibility shall comply with the requirements of Division 1 for new buildings.
5
6 Standard Citv Conditions of Approval
7
8 20. Business operations shall not commence until all permits required for the approved use,
9 including but not limited to business license, tenant improvement building permit, have been
10 applied for and issued/finaled.
11
12 21. No permit or entitlement shall be deemed effective unless and until all fees and charges
13 applicable to this application and these conditions of approval have been paid in full.
14
15 22 The property owner shall obtain and maintain any permit or approval required by law,
16 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
17 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
18 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
19 Permit is approved and issued.
20
21 23. A copy of all conditions of this Use Permit shall be provided to and be binding upon any future
22 purchaser, tenant, or other party of interest.
23
24 24. All conditions of approval that do not contain specific completion periods shall be completed prior
25 to building permit final.
26
27 25. This Use Permit may be revoked through the City's revocation process if the approved project
28 related to this Permit is not being conducted in compliance with these stipulations and conditions
29 of approval; or if the project is not established within two years of the effective date of this
30 approval; or if the established use for which the permit was granted has ceased or has been
31 suspended for 24 consecutive months.
32
33 26. This approval is contingent upon agreement of the applicant and property owner and their agents,
34 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
35 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
36 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
37 aside, void or annul the approval of this application. This indemnification shall include, but not be
38 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
39 by any person or entity, including the applicant, arising out of or in connection with the City's
40 action on this application, whether or not there is concurrent passive or active negligence on the
41 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
42 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
43 remain in full force and effect.
44
45 Meeting break: 7:30 p.m.
46
47 Reconvene: 7:45 p.m.
48
49 8B. Ukiah Valley Medical Center Preliminary Review: 11-05-PRE-PC. Conduct a preliminary
50 review for an expansion to the Ukiah Valley Medical Center at 275 Hospital Drive, APN 002-193-23 and
51 002-160-08.
52
53 Senior Planner Jordan provided a staff report and explained the intent tonight is to conduct a preliminary
54 review of the project as presented by the applicant in the project description that involves a proposed
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 14
1 addition to the existing hospital. Staff's analysis does address parking and landscaping requirements for
2 the project, noting the property is located in the B-2 infill zone that is subject to the requirements of the
3 Ukiah Municipal Airport Master Plan.
4
5 Commission:
6 • The addition would benefit the community relative to being able to provide increased medical
7 services.
8 • Would like the applicant to consider permeable surfacing where feasible for environmental
9 purposes and the protection of Gibson Creek and ultimately the Russian River.
10 • In terms of landscaping, consider providing for a `rain garden' and/or some other type of Low
11 Impact Development (LID) design for the purpose of trapping/controlling pollutants generated
12 from the parking lot and look at examples provided by staff of LID designs that would protect
13 water quality by filtrating rainwater/groundwater as the facility is built-out even though the
14 application of LID design is preliminary at this point and not codified.
15 • While the site is landscaped, has some nice tree species, consider more landscaping to include
16 trees where feasible given the constraints of the site and limited space available for this purpose.
17 • Tie-in architecturally the new buildings with the older buildings to provide for a more uniform look
18 and cohesiveness between buildings.
19 • Consider ways/materials to mitigate impacts from hot summer sun for windows on western
20 elevation.
21 • Has some concerns about the potential noise impacts from the helipad located on the rooftop to
22 the neighborhood as well as emphasize the importance that pilots routinely/consistently comply
23 with the flight patterns established for approach and departure of aircraft.
24 • Provide for adequate screening for HVAC facilities and/or other rooftop units and emergency
25 generators.
26 • With the project as designed, it may be maintaining the `red zone' is no longer necessary.
27 • Should meet with the Wagonseller Neighborhood to discuss the project since they will be a
28 affected.
29
30 Mark Schuette, Hospital Designers, Inc.
31 • Will work to tie-in the addition with the other buildings on the hospital campus as much as is
32 possible to provide for a more aesthetic pleasing and uniform appearance.
33 • Will look into techniques/material/treatments to reduce heat impacts on western face.
34 • All UVAC/operating equipment will be screened to address visual and noise impacts.
35 • Not able to comment on the `red zone.'
36
37 Rick Henderson, Engineer, Hospital Designers, Inc.
38 • Is concerned about drainage and runoff and will look at LID designs to address water quality.
39 Filters will be used to capture pollutants from parking lot and sediment from going into City storm
40 drain system.
41 • Landscaping, including the planting of additional trees are planned for the site.
42
43 Terry Brown, President of UVMC:
44 • Is not familiar with flight patterns for the helicopter medivac/rescue service and will look into the
45 matter to ensure compliance thereof.
46 • Hospital wants to function as a good neighbor and meets with the Wagonseller Neighborhood to
47 address potential impacts to the neighborhood.
48 • Commented on the project objectives provided for in the staff report and explained the addition
49 will significantly increase the service and care to patients so people do not have to travel to other
50 cities for treatment and commented particularly on the badly needed improvements/expansion of
51 the emergency room so it can become a trauma center as well.
52
53 Staff: This project is not required to be reviewed by the Design Review Board. Does the Commission
54 want to recommend that the applicants voluntarily meet with the Design Review Board?
55
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 15
1 Commission: Applicant does not need to do to the Design Review Board. They may want to meet with
2 Commissioner Brenner to discuss this project since he is an architect.
3
4 9. PLANNING DIRECTOR'S REPORT None.
5
6 10. PLANNING COMMISSIONERS' REPORT
7 Commissioner Whetzel inquired whether Branches intends to complete the signage for the site.
8
9 Commissioner Helland noted the City of Fort Bragg has some very attractive signs for businesses and
10 suggested the Commissioners view for themselves.
11
12 Commissioner Sanders attended a scoping session concerning the new Courthouse project.
13
14 Chair Pruden did attend the City Council meeting concerning discussion and review of the DZC.
15
16 11. ADJOURNMENT
17 There being no further business, the meeting adjourned at 8:51 p.m.
18
19
20 Judy Pruden, Chair
21
22 Cathy Elawadly, Recording Secretary
23
MINUTES OF THE PLANNING COMMISSION May 25, 2011
Page 16
ITEM NO.
Community Development and Planning Department
��ty � u�ah 300 Seminary Avenue
Ukiah, CA 95482
planninq c(�.cityofukiah.com
(707)463-6203
DATE: June 22, 2011
TO: Planning Commission
FROM: Kim Jordan, Senior Planner
SUBJECT: Draft Revised Ukiah Municipal Airport Building Area and Land Use Plan
Development Guidelines
The Airport Commission has been revising the Ukiah Municipal Airport Building Area and Land
Use Plan Development Guidelines (referred to herein as the Guidelines) for the past 18 months
and completed its revisions in April 2011. The revised Guidelines were provided to the Planning
Commission via email in advance of the meeting. One of the primary purposes of the revisions
was to identify the type of permit required for the uses allowed for the various areas identified on
the airport and to identify when and what level of site development permit is required for
development at the airport.
There has been some discussion that the incorrect Guidelines have been used by staff in
processing applications and reviewing land uses at the airport. Staff has reviewed the
Guidelines adopted by City Council on April 7, 2004 and the Guidelines used by staff and while
there are differences, the differences are not substantive.
Below is a summary of the modifications made to the Guidelines:
1. Purpose and Intent
■ Revised based on the direction provided by the Commission. No substantive
changes.
2. Relationship to Zoninq
■ Added this section to explain the relationship of the guidelines to the zoning
ordinance.
3. Compatibilitv Criteria
■ Revised based on the direction provided by the Commission. No substantive
changes.
4. Planninq Area Map
■ Revised based on the direction provided by the Commission. No substantive
changes.
■ May need to revise the Map to include a new area identified as Westside Mixed
South/Central
5. Aviation-Related Uses
■ Revised based on the direction provided by the Commission. No substantive
changes.
1
6. Airport Suqport Uses
■ Revised based on the direction provided by the Commission. No substantive
changes.
7. Land Use Area Descriptions
■ Revised to include a current description of each area/subarea.
■ Revised to include a purpose statement for each area subarea/area. The purpose
statement helped to determine the uses that are appropriate for each area/subarea.
■ Corrected the Master Plan Compatibility Zone designation for each area/subarea to
be consistent with the Airport Master Plan.
8. Land Uses
■ Moved Uses to their own section (previously combined with Development Standards)
■ Revised the uses allowed in each area/subarea. One of the sections most revised by
the Commission.
■ Created one use table for the Eastside and one use table for the Westside.
Previously the uses were listed in text form. In the tables, the uses are identified as
Allowed, Allowed with a Use Permit, Accessory, or Prohibited.
■ In the previous Guidelines, the uses were identified as allowed with a site
development permit or with a use permit. This is not consistent with the zoning
ordinance requirements for determining the need for a site development permit or
use permit.
9. Development Standards & Site Planninq Considerations
■ Incorporated Height, Parking, Landscaping, and Lighting into this section since these
are all development standards. Height, Parking, and Landscaping were previously
separate sections.
■ Created a table for each of the different types of standards.
■ Modified landscaping standards to address safety concerns that are unique to the
Airport. In the previous guidelines, development at the Airport was subject to the
same landscaping requirements as elsewhere in the City. The Commission felt that
due to safety concerns, there requirements were not appropriate for the Airport and
has included reduced landscaping requirements for the Airport.
■ Included a description of the site planning considerations/constraints to development
in each of the area/subareas as described by the Commission.
■ Included a description of the Master Plan compatibility designation for each
area/subarea.
10. Planninq Permits
■ Revised findings required for approval of a Site Development Permit to address the
types of development and considerations specific to the Airport. The findings differ
from the findings required by zoning ordinance section 9263(E). As such, a zoning
ordinance amendment would be required.
■ Added one finding for approval of a Use Permit. This finding would be required in
addition to the findings required by zoning ordinance section 9262(E).
■ Created tiers of review for Site Development Permits. The tiers have been included
in a table format. The thresholds for review differ from the thresholds included in
zoning ordinance section 9261(B) and (D). As such, a zoning ordinance amendment
would be required.
11. Determination of Appropriate Use
■ Revised based on the direction provided by the Commission. No substantive
changes.
2
12. Glossarv of Terms
■ Included additional terms.
■ Used FAA definitions where possible.
Attachments:
1. Ukiah Municipal Airport Building Area and Land Use Plan Development Guidelines
3
1 ITEM NQ. 9A
2
� Community Development and Planning Department
�� .� 300 Seminary Avenue
Ukiah, CA 95482
�� `: . lannin cit ofuki�h.cc�m
(707)463-6203
3
4 DATE: June 22, 2011
5
6 TO: Planning Commission
7 �°
8 FROM: Jennifer Faso, Associate Planner
9
10 SUBJECT: Request for an approval of an amendment to Site Development Permit
11 File No. 07-23-UP-SDP-PC
12 615 Talmage Road, APN 180-070-10
13
14
15 ACTION REQUESTED
16
17 Haji Alam, property and business owner of the new Arco AMIPM that is currently under
18 construction at 615 Talmage Road, is requesting approval of an amendment to Site
19 Development Permit (File No. 07-23) to allow an increase in the height of the freestanding sign
20 approved by Planning Commission. Should the Planning Gommission be in a position to
21 approve the applicant's request, staff has included draft findings and draft conditions of appraval
22 (See attachments 1 and 2).
23
24 BACKGROUNQ
25
26 In December of 2009 the Planning Commission approved a Site Development Permit and Use
27 Permit (File Na. 07-23) to allow the construction and operation of a new gas station and mini-
28 market to be located at 615 Talmage Road. The approved praject included the following
29 signage:
30 '
31 • one seventeen foot tall main ID pylon sign;
32 • AM/PM building sign'
33 • three gas pump canopy "spark"; and '
34 • unit graphics on each gas pump.
35 '
36 PROJECT DESCRIPTION
37 '
38 Mr. Alam is now requesting approval to amend his original Site Development Permit to install a '
39 taller freestanding sign. The new sign would be twenty five feet (25) tall and would include the
40 eampany logos for Arca and amlpm along with a digital price board. The proposed sign would
41 be seven (7) feet taller than the building (see attachment 3, proposed sign plans). No change is '
42 praposed to the location of the freestanding sign or the other signs that were previously '
43 approved by the Planning Commission. '
1 '
BP Arco—AM/PM
Site Development Permit Amendment
File#:07-23-SDP-AMEND-PC
1
2
3 STAFF ANALYSIS
4
5 The Sign Ordinance allaws 441 square feet of sign area for this site. The original approval
6 included 80 square feet of signs. With the new freestanding sign the total square footage of
7 sign area for the site will be 90 square feet which is still within the allowable sign area for the
8 site.
9
10 The applicant originally requested a taller sign pursuant to sign ordinance section 3227 (12)
11 shown below.
12
13 Prepared food, gasoline and lodging businesses specifically related to the traveling public
14 along U.S. 901 freeway within six hundred feet(600')af the freeway centerline and three
15 hundred feet(300) of the centerline of any intersecting street within the city limits may have
16 the al/owed sing/e freestanding sign at a height not to exceed fifty feet(50) regardless of the
17 main building height, with planning commissian site development permit approval. Sign
18 p/acemenf for both freestanding and attached shall be subject to the site development
19 permit. '
20
21 However the project site does not qualify for this section because it is located 800 feet from the
22 centerline of the freeway. The applicant then proposed the 25 foot tall sign. ,
23
24 Pursuant to Sign Ordinance Section 3227 (7), a Site Development Permit is required when a
25 freestanding sign is taller than the main building.
26 '
27 Freestanding signs may exceed the raof height of a main building, providing the sign rs
28 thirty feet(30') or less and is subject to a Site Develapment Permit.
29
30 The sign that was submitted with the original Site Development permit was only seventeen (17)
31 feet tall and not taller than the building, changes to the original proposal needs to be approved by
32 the Planning Commission and is subject to a Site Develapment Permit.
33 '
34 Summary of Project Consistency with Site Development Permit Findings.
35
Zonin Code Site Development Permit Findin s Staff Anal sis '
The proposal is consistent with the goals, The proposed sign is ancillary to the previously
objectives, and policies of the City General Plan. approved gas station and mini-market for the site.
This use of land is consistent with the commerce
and business uses intended in this land use
designation. The project would enhance the
previously approved restaurant use of the site
which is consistent with the General Plan Economic
Development goal to support a strong local
econamy.
The project site is located at one of the City's
identified gateways and provides a first impression
to visitors and residents to the City of Ukiah. The
new as station and mini-market ro'ect cleans u
2
BP Arco—AM/PM '
Site Development Permit Amendment '
File#:07-23-SDP-AMEND-PC
a parcel that was previously vacant hence
presenting an attractive introduction to the City and
supporting Community Design Goal CD-7#o
improve the appearance of the area gateways.
The location, size, and intensity of the praposed The praposed project will not create a hazardous or
projectwill not create a hazardous or inconvenient inconvenient vehicular or pedestrian traffic pattern
vehicular or pedestrian traffic pattern. because of the following.
• The propased freestanding sign will not
cause any modifications ta site access or
parking areas and will not be located in a
vehicular or pedestrian path.
• On site improvements associated witn the
new gas station and mini-market include a
defined pedestrian path of travel a/ong with
a new driveway on Hastings and the
re/ocation of the existing driveway on
Talmage. These improvements will not be
modified by the freestanding sign.
The accessibility of off-street parking areas and the The location of the sign will not change as a result
relation of parking areas with respect to traffic on of this amendment to the site development permit.
adjacent streets will not create a hazarctous or The increase in the height of the sign would not
inconvenient condition to adjacent or surrounding affect off-street parking areas, create a hazardous
uses. inconvenient condition to adjacenf t or surrounding
uses.
The base of the freestanding sign is at least 8 feet
above grade to allow adequate sight distance. The
sign has been reviewed by Public Works and no
hazards were identified.
Sufficient landscaped areas have been reserved for The change in the height of the sign does not affect
purposes of separating or screening the praposed the approved landscaping plan.
structure(s}from the street and adjoining building
sites, and breaking up and screening large '
expanses of paved areas. '
The proposed development will not restrict or cut The increased height of the sign will not restrict or
out light and air on the property, or on the property cut out light and air an the property or on other '
in the neighborhood; nor will it hinder the property in the neighborhood.
development or use of buildings in the
neighborhood, or impair the value thereof.
The improvement of any commercial or industrial N/A I
structure will not have a substantial detrimental The site is not located in or adjacent to a residential
impact on the character or value of an adjacent zoning district.
residential zoning district.
The proposed development will not excessively N/A
damage or destroy natural features, including trees, The location of the sign will not change as a result
shrubs, creeks, and the natural grade of the site. of the amendment to the site development permit. ,
There is sufficient variet , creativit , and The freestandin si n will be consistent with the
3
BP Arco—AM/PM ,
Site Development Permit Amendment '
File#:07-23-SDP-AMEND-PC
i
articulation to the architecture and design of the architecturai style and colors of the main building.
structure(s)and grounds to avoid monotony and/or
a box-like uninteresting external appearance.
1
2 PUBLIC NOTICE
3
4 A notice of public hearing was provided in the fallowing manner:
5
6 • posted in three places on the project site on June 10, 2011;
7 • mailed to property owners within 3Q0 feet of the project site on June 10, 2011;
8 • published in the Ukiah Daily Journal on November 29, 2009;
9
10 As of the writing of this memo no correspondence has been received in regards to the request '
11 to amend the Site Development Permit.
12
13 Attachments '
14
15 1. Draft Findings for Amendment to Site Development Permit Na. 07-23
16 2. Draft Conditions of Approval for Amendment to Site Development Permit 07-23
17 3. Approved plans from December 9, 2009 Site Development Permit
18 4. Proposed Sign Plans date stamped June 16, 2011
19
20 .
21
22
23
24
25
26 '
27
28
29
30 '
31 '
32
33
34 '
35
36
37
38
39
40 '
41
42
43
44
4
BP Arco—AM/PM
Site DevelopmenYPermit Amendment ,
File#:07-23-SDP-AMEND-PC
�
�
1
2
3 Attachment 1
4
5
6
7 DRAFT SITE DEVE�OPMENT PERMIT FINDINGS TQ ALLOW AN AMENDMENT TO SITE
8 DEVELOEOPMENT PERMIT NO.D7-23 �OCATED AT 615 TA�MAGE RQAD,
9 APN 180=070-10
10 '
11 The following findings are supported by and based on information contained in this staff repart, '
12 the application materials and documentation, and the public record.
13
14 1. The proposed sign is ancillary to the previously approved gas station and mini-market for
15 the site. This use of land is consistent with the commerce and business uses intended in
16 this land use designation. The project would enhance the previously approved restaurant '
17 use of the site which is consistent with the General Plan Economic Development goal to
18 support a strong/oca/economy. ,
19
20 2. The proposed project will not create a hazardous or inconvenient vehicular or pedestrian
21 traffic pattern because of the following.
22
23 a. The proposed project is located on a site that is at the intersection of twa arterial
24 streets.
25 b. The proposed t'reestanding sign will not cause any modificatians to site access or
26 parking areas and will not be tocated in a vehicular or pedestrian path.
27 c. On site improvements associated with the new gas statian and mini-market include a
28 defined pedestrian path of travel along with a new driveway on Hastings and the
29 retocation of the existing driveway on Talmage. These improvements will not be
30 modified by the freestanding sign.
31
32 3. The accessibility of off-street parking areas and the relation of parking areas with respect
33 to traffic on adjacent streets will not create a hazardous or inconvenient candition to
34 adjacent or surrounding uses based on the following.
35
36 a. The proposed freestanding sign will not change the approved off-street parking and
37 parking area therefore a hazardous conditian will be not be created for surrounding '
38 uses.
- 39
40 4. The approved landscaping plan will not change as a result of the proposed freestanding
41 sign.
42 '
43 5. The proposed development will not excessively damage or destroy natural features,
44 including trees, shrubs, creeks, and the natural grade of the site.
45 '
46
47
48
5 '
BP Arco—AM/PM '
Site Development Permit Amendment
File#:07-23-SDP-AMEND-PC
1
2
3
4 ATTACHMEMT 2
5
6
7
8
9 DRAFT SITE DEVELOPMENT PERMIT AMENDMENT CONDITIONS OF APPRQVAL TO
10 ALLOW CHANGES TO THE FREESTATNDING SIGN LOCATED AT 6'15 TA�MAGE RtaAD
11 APN 180-070-10
12
13 1. Approval is granted to allow a twenty- five (25) foat tall freestanding sign in association
14 with the approved gas station and mini- market as shown on the plans submitted to the
15 Community Development and Planning Department and date stamped June 16, 2011
16 except as modified by the following conditions of approvaL
17 '
18 2. Prior to installation of any signs, application for and appraval of a sign permit from '
19 the Planning and Community Development Department is required.
20
21 3. No change to any other signs shown on the plans approved by the Planning
22 Commission on December 9, 2009 is allawed by this amendment other than the
23 freestanding sign.
24
25 4. All conditions of approval from Use Permit and Site Development Permit Q7-23 remain in
26 full force and effect. '
27
28 5. Business operations shall not commence until all permits required for the approved use,
29 including but not limited to business license, tenant improvement building permit, have
30 been applied for and issued/finaled. '
31 '
32 6. No permit or entitlement shall be deemed effective unless and until all fees and '
33 charges applicable to this application and these conditions of approval have been paid in
34 fulL
35
36 7. The property owner shall obtain and maintain any permit or approval required by law,
37 regulation, specification or ordinance of the City af Ukiah and other Local, State, or
38 Federal agencies as applicable. All canstruction shall comply with all fire, building,
39 electric, plumbing, occupancy, and structural laws, regulations, and ordinances in effect '
40 at the time the Building Permit is approved and issued. '
41 '
42 8. This approval is contingent upon agreement of the applicant and property owner and
43 their agents, successors and heirs to defend, indemnify, release and hold harmless the
44 City, its agents, officers, attorneys, employees, boards and commissions from any claim,
45 action or proceeding brought against any of the foregoing individuals or entities, the
46 purpose of which is to attack, set aside, void or annul the approval of this application.
47 This indemnification shall include, but not be limited to, damages, costs, expenses, '
48 attorney fees or expert witness fees that may be asserted by any person or entity,
6
BP Arco—AM/PM '
Site Development Permit Amendment
File#:07-23-SDP-AMEND-PC
i
1 including the applicant, arising out of or in connection with the City's action on this
2 application, whether or nat there is concurrent passive or active negligence on the part
3 of#he City. If, for any reasan any portion of#his indemnification agreement is held to be
4 void or unenforceable by a court of campetent jurisdiction, #he remainder af the
5 agreement shall remain in full force and effect.
6
7
8
9
10
11
12
13
14
15
16
17 '
1$
19
20
21
22
23
24 S/Planning/Planning Commission/Staff Reports/SDP Amendment_615_Talrnage_SR
7
BP Arco—AM/PM
Site Development Permit Amendment
File#:07-23-SDP-AMENQ-PC '
3
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1 Ukiah Municipal Airport
2 Building Area and L�nd �Ise C�evela�pment Plan
3 Guidelines
4
S
6 1. PURPOSE AND INTENT
7 The purpose of this document is to further define Chapter 6 and 7 Building Area Development,
s Land Use and Environmental Issues of the Ukiah Municipal Airport Master Plan by establishing
9 land use guidelines for designated areas on the Ukiah Municipal Airport praperty and defining '
so allowed, permitted, and prohibited land uses within these areas.
11 '
12 The intent of this document is to provide specific direction for the future public or private
13 developmant or redevelopment of land owned by the Airport in a manner that is consistent with
14 the Ukiah Municipal Airport Master Plan. In addition, the document is intended to ensure that
15 future land uses will complement Airpart functions and related commercial services, rather than
16 negatively impact airport operations.
17
18 2. RE�ATIONSHIP TO ZONING
19 The zoning of the Ukiah Municipal Airport is Public Facility (PF). The PF zoning district is applied
2o to parcels that are used for public purposes and is also intended to provide business
21 opportunities on large public serving land uses such as the airport. The PF zoning district
22 includes general uses and development standards that apply to all parcels located within the City
23 that are zoned PF.
24
25 The purpose of these guidelines is to provide more specific direction as to the uses and '
26 development standards that are appropriate far the Airport. Both the zoning ordinance and the '
27 guidelines apply to uses and development at the Airport. Where there is a conflict between the
28 zoning ordinance and the guidelines, the intention is that these guideline would control since the
29 guidelines were developed to address conditions that are unique to the Airport. '
30 '
31
32 '
Draft Airport Land Use Guidelines !
Airport Commission Recommendation
June 2011 ',
1
1 3. COMPATIBILITY CRITERIA
2 All uses and development at the airport must be found to be compatibie with airport operations
3 and security, including the compatibility criteria of the Ukiah Municipal Airport Master Plan
4 (Master Plan), which is incorparated herein by reference. Additionally, the Ukiah Municipal
5 Airport has been officially designated as an Enterprise Fund Department and all land uses and
6 develapment projects must enhance airport revenues or provide services considered integral to
7 airport operations.
8 '
9 4. PLANNING AREA LANQ USE MAP
so These Guidelines include the Planning Area Land Use Map (see exhibit 1). The land use map
11 shows the location of each of tha five planning areas located within the boundaries of the Airport.
12 Each of the areas is described in section ? and appropriate uses are identified in the use tables
13 included in section 8. The land use map also includes the boundaries of the airport, the locatian
14 of the runway center line, building restriction line (BRL), and aircraft parking limits (AP�), as well
15 as development located outside the boundaries of the airport.
16
' 17 5. AVIATIC)N-RELATED USES
18 Aviation-related uses consist of City-operated and maintained uses considered essential to
19 airport operations, including, but not limited to, hangars, fueling services, staff facilities,
2o equipment storage areas, and aircraft tie down aprons.
21
22 Other aviation-related uses consist of privately operated businesses known as Fixed Base
23 Operators (FBOs) that require proximity to runways, taxiways, fueling services, and airport
24 services. These include manufacturers of aircraft or aircraft parts and businesses that provide
25 flight instruction or maintain, repair, rant, or charter aircraft. They also include FBOs, such as '
26 electronics or machine shops, where all the aircraft-related goods and services make up only a
27 percentage of the overall goods and services, and businesses that prefer ta locate at the airport
28 for the convenience of operation, such as manufacturers ar distributors who use both air and
29 ground transportation. '
30 '
31 '
32 '
Draft Airport Land Use Guidelines
Airport Commission Recommendation
June 2021
2
1 6. AIRPORT SUPPORT USES
2 Airport support uses are uses that are supportive of, but not essential to, the operation of the
3 airport and are typically found in or near airport terminals. These uses include but are not limited
4 to vehicle rental agencies, restaurants, travel ticketing offices, and other services that would be
5 useful and beneficial to persons that work at or visit the airport.
6
7 ?. LAND USE AREA DESCRIPTIQNS
s This document divides the Airport property adjacent to the airport runway into five planning areas
9 defined by existing and preferred land uses and their potential to accommodate particular types of ,
10 development and land uses. These planning areas are designated as Eastside North, Eastside
11 South, Westside North, Westside Central and Westside South planning areas as shown on
12 Exhibit 1 (Planning Area Land Use Map) of this document. The Eastside North and Eastside
13 South areas are further divided into subareas.
14
15 Planning Areas: The characteristics and purpose of each planning area and associated
16 subareas (if applicable) are described below. The develapment standards and allowed and
17 permitted uses for each area and subarea are included in Section 7: Development Standards and
18 �and Uses.
19 '
20 A. Eastside North Area
21 The Eastside North area is bounded by Hastings Avenue on the north, Airport Road on
22 the east, the airport's Segmented Circle on the south, and the APL (Rircraft Parking Line)
23 and Runway Protectian Zone (RPZ) on the west. Within the Eastside North Area, three
24 (3) subareas with the potential for distinctly different development patterns have been
25 identified. Each is described below. '
26 '
27 1. Eastside North Subarea 1
28
2g Description: Subarea 1 consists of approximately 2.8 acres of developable land that
3o is currently available for lease. This area, which extends northward from the City
31 Corporation Yard, is designated far aviation related land uses and has been identified
Draft Airport Land Use Guidelines
Airport Commission Recommendation '
June 2011 '
3 '
1 as having revenue enhancing potential because of its access to high traffic city streets
2 and its proximity to retail commercial businesses, restaurants, and hotels located in
3 the Redwood Business Park (RBP).
4
5 Purpose: This subarea is intended to be developed as a gateway with a connection to
6 the restaurants, retail stores and hotels located in the RBP located to the east of the
7 Airport. The intent is to create an area to attract and serve transient users of the
s airport by providing the necessary facilities, such as aircraft parking, shuttle service to '
9 the RBP, and the facilities nacessary to serve the pilots and passengers.
10
11 Ukiah Municipal Airport Master Plan Campatibility Zane: A (Runway Protection
12 Zone or Within Building Restriction Line)and B=1 (Approach/Departure Zone &
13 Adjacent ta Runway) B-1 (Approach/Departure Zone &Adjacent to Runway).
14
15 2. Eastside North Subarea 2 '
16
17 Description: Subarea 2 is the current location of the City of Ukiah's Corporation Yard,
18 which includes City-operated offices, machine shops, vehicle repair facilities,
19 maintenance yards, and storage. Upon relocation of the City's corporation yard, this
2o area should be incorporated into Subareas 1 and/or 3.
21
22 Purpose: Upon relocation of the corporatian yard, this subarea is intended ta be
23 incorporated into Eastside North subareas 1 and/or 3. In the case of subarea 1, this
24 would allow the expansion of uses and structures that support and encourage !
25 increased use of the Airport by transient pilots and passengers or create an area large '
26 enough to support commercial passenger service. In the case of subarea 3, this would
27 allow the expansion of rotorcraft uses that are anticipated for subarea 3, subject to the '
28 construction of the improvements required to serve these uses.
29
30 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection
31 Zone or Within Building Restriction Line) and B-1 (Appraach/Departure Zone & '
32 Adjacent to Runway). '
Draft Airpart Land Use Guidelines '
Airport Commission Recommendatian '
June 2011
4 '
1
2 3. Eastside North Subarea 3
3
4 Description: Subarea 3 is bounded City corporation yard to the north, the Segmented
5 Circle to the south, Airport Road to the east, and the APL to the west. This subarea is
6 currently undeveloped, bare land with no infrastructure.
7
8 Purpose: This subarea is intended for permanent (non-transient) rotorcraft uses and
9 should remain vacant until such time as the infrastructure {such as a taxiway, utilities,
10 etc.} can be provided to support these uses. Although this subarea is intended for
11 rotorcraft related uses, fixed-wing aircraft may locate in this area provided they are
12 associated with a rotorcraft use. Fixed-wing aircraft as a standalone use is prohibited
13 in order to retain adequate land are for rotorcraft. '
14
15 Ukiah Municipal Airport Master Plan Gompatibility Zone: A (Runway Protection
16 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
17 Adjacent to Runway}.
18
�g B, Eastside South Plannin Area
20 The Eastside South area is bounded by the Segmented Circle to the north, the airport
21. boundary line to the south, Airport Road to the east, and aircraft parking limits (APL) to the
22 west. There are two subareas in the Eastside South area and both are designated for
23 aviation related land uses. !
24
25 1. Eastside South Subarea 1 '
26
27 Description: Subarea 1 is a long, narrow strip of vacant, undeveloped land located on
28 the northern portion of the Eastside South Area. Due to the narrowness of this area
29 and possible drainage issues, the uses are limited and tha area may not be
30 developable based on today's standards. !
31
Draft Airport Land Use Guidelines
Airport Commission Recommendation '
June 2011
5
1 Purpose: This subarea is intended far uses that are low intensity and do not require
2 the construction of buildings,structures,or fh� provisian t�f utilities.
3
4 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protectian
5 Zone or Within Building Restriction Line) and B-1 (Approach/Departure Zone &
6 Adjacent to Runway).
7
8 2. Eastside Sauth Subarea 2
9
10 Description: Subarea 2 is located adjaeent to the southeastern end of the runway
11 and consists of approximately 17 acres of land that is vacant and undeveloped, except
12 for the distance measuring equipment (DME) antenna and localizer enclosure. This
13 area has been identified as an ideal location for a new California Department of
14 Forestry and Fire Proteetions (Cal Fire) Fire Attack Base or for other large aviation-
15 related operations.
16
17 Purpose: This subarea is intended for permanent aircraft operations that use large
18 aircraft, such as the Cal Fire air attack base, commercial carriers, or medical
19 emergency flight services, and the facilities assaciated with these uses. This area
20 should remain vacant until such time as this subarea is developed with this type of
� 21 use.
22
23 Ukiah Municipal Airport Master Plan Compatibility Zone: A {Runway Protection
24 Zone or Within Building Restriction �ine) and B-1 (Approach/Departure Zone &
25 Adjacent to Runway).
26
27 C. Westside North Plannin4 Area
28
29 Description: The Westside North area is bounded by Hastings Avenue to the north, the
30 toe of a small embankment to the south, the building restriction line (BR�) to the east, and
31 South State Street to the west. This area is the largest piece of developable land on the
32 Airport grounds. Existing development in the Westside North area includes both medium
Draft Airport�and Use Guidelines
Airport Commission Recommendation
lune 2011
6
1 and large hangars, with the majority of the large hangars occupied by Fixed Base
2 Operators (FBOs). Transient helicopter parking and seasonal helicopter operations are
3 also located in this area.
4
5 Purpose: This area is intended for commercial activities and storage af ,
6 commerciaVprivate aircraft. In arder to utilize the remaining vacant land efficiently,
7 devebpment of inedium/large buildings for commercial activities and medium/large
8 hangars for the storage of private or commercial aircraft is intended for#his area. The
9 development af private hangars is consistent with this purpose so long as the lease will
10 transfer to the City within a timeframe that allows the use of the hangar for commercial
11 activities.
12
13 The existing transient helicopter parking , seasonal CAMP (Campaign Against Marijuana
14 Planting), and seasonal firefighting helicopter operations located in this area should be
15 relocated to Eastside South subarea 1 once the infrastructure ta support these uses have
16 been constructed.
17
18 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protectian Zone
19 or Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to
20 Runway).
21
22 D. Westside Central Plannina Area
23
24 Description: The Westside Gentral area is bounded by the Westside North area to the
25 north, the Westside South area to the south, the western edge of the taxiway/runway to
26 the east, and South State Street to the west. This is the main entrance to and public face
27 to the airpart and includes the main airpart entrance from South State Street, the terminal
28 buildings, and a public viewing area. Cal Fire's air attack base is located at the southern
29 end of this planning area. Also located in this area are other structures, several large '
30 parking lots, and access roads that run to the north and south. ,
31
Draft Airport�and Use Guidelines
Airport Commission Recommendation '
June 2011
7 '
1 Over the last forty years, the Westside Central Area has been developed with a variety of
2 structures with an incangruous layout. This area has been identified as the location of a
3 new terminal building in the future depending on funding availability. A new terminal
4 building would improve the aesthetics of the area and serve airport pilots, tenants, and
5 visitors more efficiently.
6
7 Purpose: The area is intended to serve as the primary public area at the airport and for
8 airport administration. As the primary access to the airport for the general public, this area
9 may provide affice space for the scheduling/ticketing of flights and/or charters or tours with
10 the operator having a presence in this location to serve the public with the primary facility
1� located elsewhere on airport grounds.
12
13 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone
1� ar Within Building Restriction Line) and B-1 (Approach/Departure Zone &Adjacent to
15 Runway).
16
1� E. Westside South Planninc� Area
1s
19 Description: The Westside South Planning Areas is bounded by the Westside Central
20 area to the north, the southern property fine for the airport to the sauth, the BR�for the
21 west side of the runway on the east, and South State Street on the west. A commercial
22 nursery and a paved access road that extends onto the airport property occupy the
23 southwest corner of this planning area, with an electric gate controlling ingress and egress !
24 onto the airport grounds. A large building with eight (8) hangar spaces is located south of
25 the access roadway. Goncentrated groupings of small and medium size hangars make up
26 the majority of develapment in this area.
27
28 This area also contains fixed base operators (FBO) that provide services to the aviation '
29 community, as well as older hangars and buildings that have been identified for
30 redevelopment or replacement with small and medium size hangars and the development
31 of public restroom facilities. '
32 '
Draft Airport�and Use Guidelines '
Airport Commission Recommendation '
lune 2011 ,
8
1 Purpose: The Westside Sauth Planning Area is intended for small general aviation
2 hangars and associated storage and maintenance of aircraft stored in these hangars. In
3 the event that the commercial nursery located in this planning area ceases ta be in
4 operation, additional general aviation hangars are intended for this location.
5
6 Ukiah Municipal Airpart Master Plan Compatibility Zone: A (Runway Protection Zone
7 or Within Building Restriction �ine) and B-1 (Approach/Departure Zone &Adjacent to
8 Runway).
9
10 8. LANQ USES
11 Table 1: Eastside Uses and Permit Requirements and 2: Westside Uses and Permit
12 Requirements identify the uses of land allowed and the planning permit required to establish each
13 use. Tables 1 and 2 provide far land uses that are:
14 '
15 1. Allowed subject ta the compliance with applicable provisions of these guidelines, the
16 Airport Master Plan, and the Ukiah City Code and shown as "A" uses in the tables,
17
18 2. Allowed subject to approval of a Use Permit and shown as "UP" in the tables,
19
20 3. Allowed as a use that is accessory to an Allowed or Permitted Use and shown as "AC"
21 uses in the tables; or
22
23 4. Not allowed and shown as "-" in the tables.
24
25
26
27 '
28
29
30
31
32 '
Draft Airport Land Use Guidelines
Airport Commission Recommendation
June 2011
9 '
Tab1e i: Eastside Uses and Permit Re uirements
Specific Uses 'Eastside ' Ea�stside Eastside Eastsid� ' Eastside �yp�e�
A Use Allowed by Right ' North North ' Narth South South
AC' Use Rllowed Accessory to Subarea 1 5utaarea 2 �ubarea 3 Subarea 1 5ubarea 2
a Primary Use ' t1�
UP Use Allowed with a Use
Permit
- i Use Prohibited
Fixed Win tlses
Air attack base-fixed wing and A
rotorcraft � -
Airfreight 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 so49
Airplane parking&tie downs- A q 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 within terminal
classrooms AC AC - - A� buildin�
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 May aiso include
flight services(e.g.CA�STAR, - UP A - up fixed-wing aircraft
REACH)
Rotorcraft maintenance,repair, _ UP A - UP
service,painting,body work
Rotorcraft parking-transient A A A A UP UcC section 5049
Rotorcraft parking&tie downs A A A A UP uCC sectiorr 5049
Rotorcraft rental - A A - UP
Rotorcraft sales&leasing UP A A - UP
Rotorcraft storage&suppart UP A A A UP
equipment ,
Draft Airport Land Use Guidelines
Airport Commission Recommendation '
June 2011 ,
10 '
E
�
$
>
f
Table i� Eastside Uses and Perrnit Re uirements
5pecific Uses Eastside " Eastside ' Eastside Eastside Eastside Notes
A Use Allowed by Ri�ht ! North North North South South
AC Use Allowed Accessory to Subarea 1 Subarea 2 Subarea 3 ' Subarea 1 Subarea 2
a Primary Use : ty�
UP'� Use Allowed with a Usei ,
Permit
- ' Use Prbhibited
Other Uses
Automobile parking A A - UP UP ucc section 5o4s
Charters&tours—hot air a A UP - UP
balloon,rigid airship office
_ _ _ (�p _ In compliance
Community garden with special
standards
Conference room/facility AC AC - - AC
Gonvenience store AC AC - - AC
Corporation yard - A(z) - -
Fueling services A A - - UP
�ight manufacturing—non- UP UP - - UP
aviation
Manufacturing&machining— UP UP - - UP
aircraft,aircraft parts '
Only when
Picnic area/primitive parking - - - uP UP allowed by FAA
Pilot lounge UP UP - - AC
Power generation - - - UP UP
Professional offices—aviation Q A A - A
related
Professional offices—non UP UP - - UP
aviation related
Rental car parking—vehicies 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 A building.Must be
renewed
annually.
Storage(up to 1 year)—vehicle, surface only,no
equipment,material permanent
A �4 - A A building.Must be '
renewed
annually.
Transportation terminal—bus, UP UP - - UP
train taxi
Draft Airport Land Use Guidelines
Airport Commission Recommendation
June 2Q11
11
Table i: Eastside Uses and Permit Re uiremen�s
Specific Uses Eastside Eastside Eastside Eastside ' Eastside Notes
A Use Allawed by Right ' Narth North North South South
AC Use Allowed accessary;to Subarea 1 Subarea 2 Subarea 3 Subarea 1 Subarea 2
a Primary Use ' �1�
UP Use Allowed with a U5e
i Permit
- Use Prohibited i
1. 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.
2. 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
Table 2:Wes�side Uses and Perrn�t Re uirements
Specific Uses Westside Westside. ' Westside ' Westside Mixed Notes
A Use Aliowed by Right ' North Central South SouthjCentral
AC Use Allowed Accessory to ,
a Primary Use ' '
UP' Use Allowed with a Use' '
Permit
' Use Prohibited '
Fixed Win Uses
Air attack base—fixed wing and UP A
ratorcraft
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 packing&tie downs A A A UP UCG section 5019
Airplane parking&tie downs- A A q uP UGC 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 AC - AC Within terminal '
classrooms building
Airplane-flight schools with UP A UP UP
classrooms
Ratorcraft Uses
Heliport - - - - '
Rotorcraft flight school with _ UP _ _
classrooms
Draft Airport�and Use Guidelines
Airport Commission Recommendation
June 2011
12
Table 2: Westside Uses and Permit Re uirements
Specific Uses Westside Westside Westside Westside Mixed Notes
A Use Ailowed by Right North Gentral ' South SauthjCentra)
AC Use Allowed Accessory to
a Prim�ry Use
UP Use Allowed with a Use
Perrnit
Use Prohibited
Rotorcrafthangars A(1) - A(1) -
Rotorcraft medical emergency May also include
flight services(e.g.CALSTAR, A(1) - UP - fixed-wing aircraft
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(1) - UCC sectionS019 !
Rotorcraft rental A(1) A(1) UP(1) -
Rotorcraft sales&leasing A(1) A(1) UP(1) -
Rotorcraft storage&support
equipment At1� - UP(1) -
Other Uses '
Automobile parking UP UP UP UP UCC Section 5018
Charters&tours—hot air A A - UP
balloon,rigid airship Office
Community garden - _ _ '
Within terminal
Conference room/facility - AC AC
building
Convenience store -
AC - AC Within terminal
building
Corporation yard - - - _
Fueling services UP A UP UP
Light manufacturing—non-
aviation UP UP UP UP
Manufacturing&machining— A _ UP UP
aircraft,aircraft parts
Only when
Picnic area/primitive parking - - " UP allowed by FAA
Pilot founge - AC AC AC
Power generation - UP - UP
Professionaloffices—aviation A A A UP
related '
Professional offices—non
aviation related UP UP - -
Rental car parking—vehicles With office in
only,no office custamer service UP A - UP terminal building
area
Restaurant UP A - UP '
Shuttle pickup/drop-off and UP A - UP '
parking
Draft Airport Land Use Guidelines
Airport Commission Recommendation ,
June 2011
13
Table 2: Westside Uses and Permit Re uirements
Specific Uses Westside Westside ! Westside Westside Mixed Notes
A Use Allowed by Right North Gentral ' South South/Central
AC' Use Allowed Accessory to
! a Primary Use
UP Use Allowed with a Use
Permit
- ! Use Prohibited
Storage(month-to-month)— Surface only,no
vehicle,equipment,material A A _ A permanent
building.Must be
renewed annually.
Storage(up to 1 year)—vehide, Surface only,no
equipment,material _ _ _ A perrrranent
building.Must be '
renewed annually.
Transportation terminal-bus, UP UP - UP
train taxi
1. 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.
1
2 9. DEVELOPMENT STANDARDS & SITE PLANNING CONSIDERATIONS
3
4 A. Site Development: New construction and modifications to existing structures are required to
5 comply with all applicable development standards as prescribed by the PF zoning district
6 unless modified by these guidelines. Additional development and site planning
7 considerations specific to each area or subarea are identified belaw.
8
9 Height: As required by FAA Part 77 and Ukiah City Code section 9170.30(A).
10
11 Setbacks: As required by Ukiah City Gode section 9170.50.
12
13 B. Develapment & Site Rlanning Considerations: Development and site planning
14 considerations have been developed for each area and subarea since each is unique and
15 subject to specific constraints and apportunities, including the location of the building
16 restriction line (BR�), aircraft parking limits (APL), and Ukiah Municipal Airport Master Plan
17 compatibility zone designation.
18
19 Eastside North Subarea 1: A portion of this subarea includes the building restriction line and '
2o is designated Master Plan compatibility zone A, which prohibits the assemblage af people
Draft Airport l.and Use Guidelines
Airport Commission Recommendation
June 2011 ,
14 '
r
I
1 significantly limiting the use of this portian of the subarea. The remainder of the subarea is
2 designated Master Plan compatibility zone B1 which allows the development of eertain law-
3 intensity �and uses.
4
5 The development of structures or ather permanent fixtures in the area between the Airport
6 Property �ine and the �uilding Restriction Line are prohibited if it is determined by the Airport
7 Manager that they could impede aircraft operatians.
8
9 Eastside North Subarea 2: A portion of this subarea includes the building restriction line and
10 is designated Master Plan compatibility zone A, which prohibits the assemblage of people '
11 significantly limiting the use of this portion of the subarea. The remainder of the subarea is
12 designated Master Plan compatibility zone B1, which allows the development of certain low-
13 intensity land uses.
14
15 The development of structures or other permanent fi�ures in the area between the Airport
16 Property �ine and the Building Restriction Line are prohibited if it is determined by the Airport
17 Manager that they could impede aircraft aperations.
18
19 Eastside Narth Subarea 3: Approximately half of this subarea includes the building
20 restrictian line and is designated Master Plan compatibility zone A, which prohibits the
21 assemblage of people significantly limiting the use of this portion of the subarea. The
22 remainder of this subarea is designated Master Plan compatibility zone B1, which allows the
23 development of certain low-intensity land uses.
24
25 The location and size of the building footprint in this subarea will be determined as part of the !
26 discretionary review process. Structures or other permanent improvements would be located
27 in the area between the BR�and the eastern property line of the Airpart. Due to the '
28 narrowness of this area, the construction of structures and/or permanent improvements in this ',
29 area is constrained. The development of structures or other permanent improvements are
3o prohibited if it is determined by the Airpart Manager that they are not compatible with aircraft
31 operations or could impede aircraft operations. '
32
Draft Airport�and Use Guidelines
Airport Commission Recommendation ,
lune 2011 '
15
1 Eastside South Subarea 1: Most of this subarea includes the BRL and is designated Master
2 Plan compatibility zane A, which prohibits the assembiage of people significantly limiting the
3 use of this portion of the subarea. A small portion of this subarea located adjacent to the east
4 property line of the airport is designated Master Plan compatibility zone B1, which allaws the
5 development of certain low-intensity land uses.
6 '
7 The location and size af the building footprint in this subarea will be determined as part of the
8 discretionary review process. Structures or other permanent improvements would be located
9 in the area between the Building Restriction Line and the eastern property line of the airport. '
10 Due to the narrowness of this area, the construction of structures and/or permanent '
11 improvements in this area is constrained. If it is determined by the Airport Manager that '
12 structures or improvements in this subarea could impede or are not compatible with aircraft
13 operations said improvements are prohibited.
14
15 Eastside Sauth Subarea 2: Most of this subarea is designated Master Plan compatibility
16 zone B1, which allows the development ta certain low-intensity land uses. The remainder of
17 this subarea, located between the APL and the BRL, is designated Master Plan compatibility
18 zone A, which prohibits the assemblage of people thereby significantly limiting the use of this
19 portion of the subarea.
20 '
21 The develapment of structures or other permanent improvements in this subarea between the !
22 Airport Property Line and the Building Restriction �ine are prohibited if it is determined by the
23 Airport Manager that improvements in this subarea could impede or are not compatible with
24 aircraft operations.
25 ,
26 The preferred use for this subarea is an air attack base. Should development of a different
27 use be proposed in this subarea before an air attack base is developed, the size of the use,
28 location of improvements, and access to and from the taxiway shall be designed in a manner '
29 that alsa allows the develapment of an air attack base in this subarea. Compliance with this
3o site planning requirement shall be evaluated as part of the discretionary review application.
31
Draft Airport Land Use Guidelines
Airport Commission Recommendation '
lune 2011 '
16 '
3
1 Westside North: Most of this subarea is designated Master Plan compatibility zone B1,
; 2 whieh allows the development of certain law-intensity land uses. The remainder of this
3 subarea, located betwean the APL and BRL, is designated Master Plan compatibility zone A,
4 which prohibits the assemblage of people thereby significantly limiting the use of this portian
5 of the subarea.
6
7 Site planning for future development shall inelude the efficient utilization of the limited
8 remaining vacant land in this area. Building footprints and locations for new structures shall
9 be compatible with the building footprints of existing structures, consistent with the parking '
so and landscaping standards included in these guidelines, and provide safe and canvenient
11 circulatian far vehicles and pedestrians.
12
13 Due to its irregular shape and the slope at the west and south boundaries and of this area,
14 creative site planning and design will be required. This is particularly pertinent in the
15 northernmost area, which may only be able to accommodate medium size buildings due to a
16 wedge-like shape that becomes narrower near the Hastings Avenue frontage.
17
18 Westside Central: Most of this subarea is designated Master Plan compatibility zone 61, '
19 which allows the development of certain low-intensity land uses. The remainder of this
2o subarea, located between the APL and BRL, is designated Master Plan compatibility zone A, '
21 which prohibits the assemblage of people thereby significantly limiting the use of this portion
22 of the subarea.
23 '
24 Permanent structures (i.e. located on a foundation) shall be a minimum of 1,000 square feet.
25 There is no minimum building footprint for nan-permanent structures. '
26
27 Westside South: Minimum building footprint of 900 square feet configured to accommodate
28 fixed wing/ratorcraft with hangar doors a minimum width of 40 feet and height of 11 feet. Pre- '
29 manufactured structures shall large enough to accommodate and provide access for aircraft. '
30
31 C. Parking
32
Draft Airport Land Use Guidelines '
Airport Commission Recommendation '
lune 2011
17
�
1 Description: Parking arrangements on the Airport are varied and include communal parking
: 2 lots, parking lots associated with individuaJ businesses,and parking provided adjacent to
3 private hangars. The Westside Gentral area includes a communal parking lot in the vicinity of
4 the terminal building. The Westside North area includes parking facilities associated with
5 specific businesses. The Westside South area includes parking facilities for Cal Fire, as well
6 as parking spaces adjacent ta private hangars. Parking for automobiles is also known to be
7 provided within hangars after the aircraft has been moved out of the hangar.
8
9 Number of Parking Spaces Required: The number of required parking spaces at the Airport '
10 is determined by the proposed use{s) as prescribed by Table 3: Number of Parking Spaces ',
11 Required.
12
Table 3: Number af Parkin S aces Re uired
Use Parkin !Re uirement
Aircraft storage,maintenance,repair,painting, One parking space for every 1,000 square feet of gross leasable floor area '
bodywork,and similar
FreightJshipping with no customer counter One parking space for every 1,000 square feet af gross leasable floor area
service plus at least two customer parking spaces
Freight/shipping with customer counter One parking space for every 1,000 square feet of gross leasable floor area
service '
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 spaceshall be provided for the office space)
Retail,office,commercial 1 space for every 300 square feet of gross leasable flaor 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
(na 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 Vehide 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)
OtherUses 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 mare than one use unless approved as part
of the discretionary review process. '
Draft Airport Land Use Guidelines '
Airport Commission Recommendation '
June 2011 '
18
1
2 Exemptions from Required Parking: A reduction in the number ofi parking spaces required
3 by Table 3 may be allowed in the following manner:
4
5 Bicycle Parking Facility: A parking space exemption may be granted to projects involving
6 new construction at a rate of one vehicle space for every five (5) bicycle spaces provided.
7 This exemption shall not exceed two (2) vehicle parking spaces per parcel. A bicycle parking
8 space is a designated area with a facility designed for the parking and securing of bicycles.
9
10 Transportation Demand Management (TDM): Parking space credit may be considered for
11 those businesses that have employees which bike, walk, use public transit, or carpool to work
�2 as part of a Transportation Demand Management program that has been approved by the
13 Planning Director or as part of the discretionary review process .
14
15 Discretionary Review: Fielief from the number of parking spaces required by Table 5: '
16 Number of Parking Spaces Required may be approved through the discretionary review
17 process, provided that a finding can be made that there is a unique circumstance associated
1s with the use or property that results in a demand for less parking than required by Table 5.
19 The finding shall be based on informatian provided by the application as part of the
2o discretionary review application.
21
22 Design af Parking Spaces: New parking spaces on the airport grounds shall be developed
23 as prescribed by Table 4: Parking Design Standards.
24
Table 4: Parkin Desi n Standards
Standard AII Areas
Location-general Parking spaces shall be located on the landsides of buildings or in other areas where vehide
operation and parking would not adversely affect aircraft movements or other aviation- !
related operations.
�ocation-higher density Parking spaces for higher density land uses(such as retail or professional office
land uses development)ar concentrations of smaller structures(such as individual hangars}should be
in communal parking lots whenever possible.
Parking space size Ukiah Gity Gode section 9192
Parking Facility—All'Areas(2)
Draft Airport Land Use Guidelines '
Airport Commission Recommendation
June 2011
19
Ta61e 4: Parkin Desi n Standards
�tandard AIIAreas ';
Canopy coverage Design shall provide a tree canopy coverage of fifty(50%)percent over all paved areas
within ten{10)years of planting.(1)
Species Tree species shall be primarily deciduous.
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 witn the
walkway/sidewalk landscaping and defined pedestrian sidewalks or walkways outlined in the Landscaping
sectionbelow.(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 confiict with the requirements included in Table 5:Landscaping Requirements,Table S 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 scologically 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 �andscaping plans shall be submitted as a required component of all site development and
�1 use permits at the time of application filing.
12
13 �andscaping Standards: All proposed landscaping shall comply with the standards
14 included in Table 5: Landscaping Standards. !
15 '
Table 5: Landsca in Re uirements
Standard '1 AII Areas
Landscaping Landscaping on the airside of buildings is discouraged.
When planted,the landscaping shall be consistent with the requirements of this table.
Draft Airpart�and Use Guidelines '
Airport Commission Recommendation
June 2011 '
20 '
1
Table 5: Landsca in Re'uirements
�tandard 1 AII Areas
: Airside Landscaping is discouraged.When landscaping is provided,
it shalf be consistent with the requirements of this table.
i.andside 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 is prohibited
Shrubs—hedge rows Mass planting of hedge rows are pronibited.
Shrubs-ornamental Ornamental plantings at normaliy 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 ofmore than 6-feet shall be maintained at a
maximum height of b-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 withthe height requirements of the airport.
Plans—Landscaping and All discretionary applications shall include a landscaping and irrigation plan.
irrigation
Plans-Lighting Landscaping plans shail include a 1ighting plan.
1. Relief from these requirements may be requested as part of the discretionary review process.
1
2 F. �ighting 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 campatible 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. '
Table 6: Li htin Re uirements
Standard i� All Areas
�ighting 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. !
Draft Airport Land Use Guidelines '
Airport Commission Recommendation ,
June 2011
21
ti
Table 'Gc Li htin Re uirements
Flood lights Outdoor flood lights snall not be projected more than 20-degrees below the norizontal 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 nat negatively impact adjacent properties.
Parking lot,security Parking lot and other security lighting shall be top and side shielded to prevent the light pattern
lighting from shining onto adjacent property or roadways,excluding lights used for illumination of public
roads.
Sign,building lighting External lights used to illuminate a sign 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 10. PIr4NNING PERMITS
3 '
4 Use Permit: All uses identified as permitted uses require application for and approval of a use
5 permit pursuant to the procedures prescribed in Zoning Ordinance Seetion 9262. In additian to
6 the findings included in Zoning Ordinance SBCtion 9262(E), the review authority shall also make
7 the following finding:
8
9 1. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah
10 Municipal Airport Master Plan, Airport Layaut Plan, Airport Land Use Guidelines, and
11 Airport Grant Assurance Guidelines.
12
13 Site Development Permit: A Site Development Permit is required for new construction in the
14 Public Facilities (PF) Zoning District, the zaning designation of the Airport. Site development
15 permits shall be processed as prescribed in Zoning Ordinance Section 9263. Site development
16 permits for projects at the airport are divided into two categories, Minor and Major as prescribed '
17 in Table 7: Site Development Permits.
18
Table 7: Site Development Permits
Permit Type By Right Site Development Permit Minor Site Development Major Site Development
Building Permit Required Permit Permit
t1)
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 3,6Q0 sf
Draft Airport Land Use Guidelines
Airport Commission Recommendation
June 2011
22
Tabl+�7: Site Deuelapment Permits
AppliCation Filing& Building Permit Planning Permit Application Form Planning Permit Application Form
Submitt�l Filing Fees Filing Fees Filing Fees
Requirements Site Plan,Elevations,Floor Plans As prescribed by UCC section As prescribed by UCC section
Additional Information as determined 9263(Bj 9263(B)
by the Planning Director Additional Information as Additional Information as
determined bythe Planning determined bythe Planning
Director Directar
Qpproval Authority Planning&Community Development Zoning Administrator Pianning Gommission
Department
Public Notice Processed�s a building permit. As prescribed by UCC Section As prescribed by UCC Section
No public notice provided. 9263(C) 9263(C)
Findings for Granf euilding permit plans must be As required by these Guidelines As required by these Guidelines
of Permit consistent with all applicable (supersedes Zoning Ordinance (supersedes Zoning Ordinance
requirements. Section 9263(E)) Section 9263(E))
1.The projecY is required to comply with all applicable development standards.
1
2 Findings: Due to the unique characteristics of the Airport, the foliowing findings shall be made in
3 place of the findings included in Zaning 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 cansistent with the City of Ukiah Zoning Ordinance, Ukiah
9 Municipal Airport Master Plan, Airport Layout Plan, Airport Land Use Guidelines, and
so 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
1� 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
Draft Airport Land Use Guidelines
Airport Commission Recommendation
June 2011
23 '
i
1 6. The improvement of any commercial or industrial structure will not have a substantial
2 detrimental impact on the character or value of an adjacent operation or business.
3
4 7. The design of the project is compatible with existing structures on the airport.
5
6 8. The project includes landscaped areas that are consistent with the landscape
7 requirements, including the requirements for airport security and aircraft safety.
8
9 11. DETERMINATION OF APPROPRIATE USE
10 Whenever a use is not listed in these Guidelines as an allowed or permitted use, the Planning
1�. Director and Airport Manager shall determine whether the use is appropriate for the airport either
12 as an allowed ar permitted use. In making this determination, the Planning Director and Airpork '
13 Manager shall find as follows: '
14 '
15 1. That the use would not be incompatible with other existing or allowed uses at the airport.
16
�.7 2. That the use would not be detrimental to the continuing development of the area in which the
18 use would be located.
19 '
20 3. In the case of determining that a use not articulated as an allowed or permitted use could be
21 established with the securing of a use permit, the Planning Director shall find that the
22 proposed use is similar in nature and intensity to the uses listed as permitted uses. All '
23 determinations of the Planning Direetor and Airport Manager regarding whether a use can be
24 allowed or permitted at the airport shall be final unless an applicant, or any interested party, '
25 submits a written appeal stating the reasons for the appeal, and any applicable appeal fee, to
26 the City Clerk within ten (10) days of the date the decision was made. The City Council shall
27 then conduct a duly noted public hearing on the appeal in accordance to the procedures set
28 forth in Article 20 (Administration and Procedures) of the Ukiah Municipal Code. At the close '
29 of the public hearing, the City Council may affirm, reverse, revise or modify the appealed
30 decision of the Planning Directar. All Gity Council decisions on appeals of the Planning ,
31 Director's actions are final for the Gity. (Ordinance 1006, Section 1, adopted 1998)
Draft Airport Land Use Guidelines
Airport Commission Recommendation '
June 2011
24
1
2 12. GLCISSARY OF AIRPORT LAND-USE TERMS
3 The following words or terms are regularly used throughout the Ukiah Municipal Airport Building
4 Area and Land Use flevelopment Plan Guidelines. Additional definitions related to airport use
5 may alsa be found in the glossary included as Appendix I of the Ukiah Municipal Airport Master
6 Plan.
7
s Accessory Use: A use or activity which is incidental to and custamarily associated with a
9 specific principal use on the same site. Gify of Ukiah ZO '
10
11 Air attack base: An established on-airport base of operations for the purpose of aerial
12 suppression of large-scale fires by specially-modified aircraft. Typically, such aircraft are operated
13 by the Cal Fire and/or the U. S. Forest Service. Ukiah Municipat Airport Master P/an !
14
15 Aircraft: A device that is used or intended to be used for flight in the air. FAA FAR Part 7 !
16
17 Airplane: An engine-driven fixed-wing aircraft heavier than air that is supported in flight by the
18 dynamic reaction of the air against its wings. FAA FAR Part t
19 Aircraft avionics: The development and use of electric and electronic equipment for aircraft.
20
21 Airfreight service: The transportation of goods by air.
22
23 Airside: That portion of the building that opens directly to a taxiway or taxi apron, as well as the
24 sides of the same building extending twenty (20) feet back from airside apening. !
25
26 Automobile parking lotlfacility: An area used for parking automobiles, including one or mare '
27 parking spaces with driveways, aisles, maneuvering areas, clearances, and similar features. This '
28 term includes parking lots and garages.
29
30 Balloon: A lighter-than-air aircraft that is not engine driven, and that sustains flight through the ',
31 use of either gas buoyancy or an airborne heater. FAA Definitions '
32 '
Draft Airport Land Use Guidelines
Airport Commission Recommendation
June 2011
25
1 Flight schoal: A school that provides a course of study in piloting an aircraft. The overall purpase
' 2 is the acquisition and honing of basic airmanship skills.
3
4 Fixed Base Operator(FBQ): A business operating at an airport that provides aircraft services to
5 the general public, including but nat limited to sale of fuel and oil; aircraft sales, rental,
6 maintenance, and repair; parking and tie-down or storage of aircraft; flight training; air taxi/charter
7 operations; and specialty services, such as instrument and avionics maintenance, painting, over-
8 haul, aerial application, aerial photography, aerial hoists, or pipeline patrol.
9 In addition, FBO usually operates out of the larger hangars. Within the hangar there is normally
10 an office, employee lounge, customer area and restroom. FBO often have employees and
11 customers, which require a parking area. FBO buildings generally require landscaping. Ukiah
12 Municipal Airport Master Plan
13
14 Freighting. To send or transport goods or cargo by commercial carrier. Dictionary
15
16 Hangar. A building in which aircraft are kept or repaired. Dictionary
17
18 Hangar ports and sunshades: Something under which an aircraft is protected from the sun. '
19
2o Helicopter: A rotorcraft that, far its horizontal motion, depends principally on its engine-driven
, 21 rotors. FAA FAR Part 1
22
23 Heliport: An area of land, water, or structure used or intended to be used for the landing and '
24 takeoff of helicopters. FAA FAR Part 1
25
26 �andside: The portion of a building that does not open directly to a taxiway or taxi apron and is
27 20 feet, or more, from the airside of the building.
28 '
29 Primitive Camping/Picnic Area: An area devoted to open camping by pilots or other persons '
3o attending an airport-related event. ,
31
Draft Airport�and Use Guidelines '
Airport Commission Recommendation
June 2d11
26
1 Prof�ssional office: Provision of professional or technical services including accounting,
2 caunseling, architecture, design, engineering, law, management,and similar professions.
3
4 Restaurant: A retail business selling ready-to-eat food and/or beverages for on- or off-premise
5 consumption. These include eating establishments where customers are served from an ordering
6 counter far either on- or off-premise consumption ("counter service"); establishments where
7 customers are served food at their tables for on-premise consumption ("table service"), which
8 may also provide food for take-out; and exclusively pedestrian oriented facilities that serve from a '
9 walk-up ordering counter. Examples include cafes, ice cream shops, and delis.
10
11 Rotorcraft: A heavier-than-air aircraft that depends principally for its support in flight on the lift
12 generated by one or more rotors. FAA FAR Part 1
13
14 Ukiah Municipal Airport Master Plan: The Ukiah Municipal Airport Master Plan prepared by
15 Shutt Moen Associated and adopted by the Ukiah City Council on July 3, 1996. Herein referred to '
16 as the Master P/an.
Draft Airport Land Use Guidelines ',
Airport Commission Recommendation
June 2011
27
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� ) ( , ' na��'�+�, � ��"v°°P G�' �j�y� r � }� it t„ 'i.
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