HomeMy WebLinkAbout12202010 - packet .
CITY OF UKIAH
PLANNING COMMISSION AGENDA
Monday December 20� 2010
6 : 00 P. M .
1. CALL TO ORDER 6: 00 P. M . CIlY COUNCIL CHAMBERS
UKIAH CNIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS HELLAND, MOLGAARD,
WHETZEL, SANDERS AND CHAIRPERSON PRUDEN
3. PLEDGE OF ALLEGIANCE
4. SITE VISIT VERIFICATION
Each Planning Commissioner must visit the site of any project on the agenda requiring a
quasi judicial action; and failure to accomplish this task shall constitute grounds for
recusal.
5. APPROVAL OF MINUTES — N/A
6. � COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
_ The Planning Commission wefcomes 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.
7. 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
parly 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 matters appearing on this
agenda, an appeal must be filed with the City Clerk by October 30, 2010 at 12 : 00 p. m . :
8. VERIFICATlON OF NOTICE
9. PUBLIC HEARING
A. Ukiah Valley Association of Habilitation ( U.V.A. H ) Use Permit File No: 10-20-
UP-PC. Request for approval of a Major Use Permit to allow U.V.A. H to operate a non-
residential community care facility for 13 adults with developmental disabilities at 915
South Dora Street, APN 003-071-09.
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 wili attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707) 463-6752 or (707) 463-6207 to arrange accommodations.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. AD]OURNMENT
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. Piease call (70� 463-6752 or (707) 463-6207 to arrange accommodations.
I
a .
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1 ITEM N0. 9A
Community Development and Planning Department �
C� � 300 Seminary Avenue
Ukiah , CA 95482
QlanninqCc�citvofukiah . com
(707) 463-6203
2 '
3 DATE : December 20, 2010
4
5 TO: Planning Commission
6
7 FROM : Jennifer Faso , Associate Planner
8
9 SUBJECT: Request for approval of a Major Use Permif for Ukiah Valley Association for
10 Habilitation (U .V.A. H) to operate a community care facility for adults with
11 � developmental disabilities at 915 South Dora Street.
12 APN 003-071 -09, File No: 10-20 UP-PC �
13
14
15 RECOMMENDATION
16
17 Staff recommends that the Planning Commission approve the proposed project based on the
18 draft findings included in attachment 1 and subject to the draft conditions of approval included in
19 attachment 2 . �
20
21 PROJECT DESCRIPTION
22
23 An application has been received from Ukiah Valley Association for Habilitation (U .V.A. H)
24 requesting Planning Commission approval of a Major Use Permit to operate a non- cesidential
25 community care facility for 13 non-ambulatory adults with developmental disabilities at 915
26 South Dora Street, APN 003-071 -09. (See attachment 3 , project description ). The following
27 operating characteristic are proposed .
28 ,
29 • Non-residential day care services for 13 non-ambulatory adults with developmenfal
3o disabilities ;
31 • Hours of operation 8: 00 a . m . - 4: 00 p:rri . Monday through Friday ;
32 • Drop-off times shall be staggered between 8: 15 - 8 :45 a. m . ;
33 • Pick -up times shall be staggered between 3: 30 — 3:45 p. m :;
34 • 14 employees operating from this location . 11 employees will be at this location all day
35 and three will check in get assignment and then work at various location within the
36 community.
37
38
39
40 �
41
U.V.A.H Community Care Facility Use Permit : Planning Commission Staff Report
915 South Dora Street
File No: 10-20-UP-PC
1
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11
✓
Bicycle parking, equivalent to 10% of the gased on four (4) required parking spaces, 1 bicycle parking
requi.red vehicle parking spaces, is required to be spaces would be required and has been added an a condition of
provided in all commercial developments where it approval .
is determined thafthe use would attract
bicyclists. ZO Section 9067(d)
1 _ .
2 Use Permit. In order to approve a Use Permit, the findings included to Zoning Ordinance
3 section 9262(F1 ) are required to be made. The required findings and staffs analysis are
4 included in the table below:
5
Use Permit Findin s Staff=Anal sis
The proposed land use is consistent with the The proposed project is consistent with the General Plan as
provisions of this Title as well as the goa/s and described in Table 1 above. The project is consistent with the
policies of the City General Plan. Zonin Ordnance as described in Table 2 above.
The p►bposed land use is compatible with The project is compatible with surrounding uses in that the
su►rounding land uses and shall not be proposed use is similar to and less intensive than p�evious uses at
detrimental to the public's health, safety and that location.
general welfare.
. The project has 6een reviewed by the Fire Marshal, Police
Department, Building Official, and Fublic Works and any
requirements have been includes as conditions of approvaL
The project is required to comply with all federal, state and local
laws.
The project promotes the public health, safety, and welfare by
rovidin a needed service to the communi of Ukiah. .
6
7 Staff believes that the project is consistent with the required findings for approval of a Use
8 Permit based on the, analysis above and as described in attachment 1 .
9
10 ENVIRONMENTAL REVIEW "
11
12 The proposed project is exempt from the provisions of the California Environmental Quality Act
13 (CEQA) pursuant to Section 15303 (c) , New Construction and Conversion of Small Structures,
14 which allows structures up to 10, 000 square feet to be converted from one use to another in
15 urbanized areas when the use does not involve significant amounts of hazardous materials,
16 where all necessary publ. ic services: and facilities are available, and the surrounding area is not
17 environmentally sensitive.
18
19 ■ The total building square footage is 3, 140 square feet.
20 ■ The business does not use large amounfs of hazardous materials.
21 ■ The location is not environmentally sensitive and no drainage courses or bodies of water
22 (such as creeks or streams) .
23 ■ The site is developed with an existing building which will be used by U .V.A. H , public
24 utilities and services already are available at the site and no expansion of the existing
25 buildings are proposed as part of the project.
U.V.A.H Community Care Facility Use Permit : Planning Commission Staff Report
915 South Dora Street
file No: 10-20-UP-PC
4
r
�
1
2 PUBLIC NOTICE
3
4 A notice of public hearing was provided in the following manner:
5
6 ■ posted in three places on the project site on December 10, 2010;
7 ■ mailed to property owners within 300 feet of the project site on December 9, 2010; and
8 ■ published in the Ukiah Daily Journal on December 10, 2010.
9
10 As of the writing of this staff report no comments have been received in response to the public
11 notice.
12
13 DECISION TIMELINE
14
15 . The project is subject to the requirements of the Permit Streamlining Act (PSA) . The PSA
16 requires a decision to be made on projects that are exempt from the California Environmental
17 Quality Act (CEQA) within 60 days of the project being determined complete . The project was
18 submitted to the Planning Department on November 8, 2010 and was complete on December
19 10, 2010. Therefore, a decision must be made on the project no later than February 8 , 2010.
20 The next regularly scheduled Planning Commission meeting is January 12 , 2010. The PSA
21 allows the applicant to request a onetime extension of the decision timeline .
22
23
24 Attachments
25
26 1 . Draft Use Permit Findings
27 2 . Draft Use Permit Conditions of Approval
28 3. Project Description date stamped November 8, 2010
29 4. Parking Agreement with Trinity Baptist Church
30 5. Site Photo
31 6. Determination of Appropriate Use
32 7 . Site Plan and Floor Plans
33
34
U .V.A.H Community Care Facility Use Permit : Planning Commission Staff Report
915 South Dora Street '
File No: 10-20-UP-PC
5
1
v
/
�
1 ATTACHMENT 1
2
3
4 _ _
5
6 DRAFT USE PERMIT FINDINGS TO ALLOW UKIAH VALLEY ASSOCIATION FOR
7 HABILITATION TO OPERATE A COMMUNITY CARE FACILTY FOR 13 ADULTS
8 WITH DEVELOPMENTAL DISABILITIES AT 915 SOUTH DORA STREET, APN 003-
9 071 -09
10 FILE NO: 10-20-UP-PC
11
12 The following findings are supported by and based on information contained in this staff
13 report, the application materials and documentation , and the public record..
14
15 1 . The proposed project, as conditioned , is consistent with the goals and policies of
16 the General Plan as described in Table 1 of the staff report.
17
18 2 . The proposed project, as conditioned , is consistent with the Zoning Ordinance as
19 described in Tables 2 of the staff report.
20
21 3 . The proposed project, as conditioned , is consistent with the purpose and
22 applicable requirements of the C-N zoning district based on the following :
23
24 a. With an approved use permit and based on the Determination of
25 Appropriate use the proposed project is a permitted use wifhin the C-N
26 zoning designation .
27
28 b. The proposed project meets the parking requirements of the zoning code
29 in that the project will provide 7 vehicle parking spaces and 1 bicycle
3o parking spaces.
31
32 4. The proposed project, as conditioned , is compatible with surrounding land uses
33 and shall not be detrimental to the public's health , safety and general welfare
34 based on the following :
35
36 a . The project is compatible with surrounding uses in that the proposed use
37 is similar to and less intensive than previous uses at that location .
38
39 b. The project has been reviewed by the Fire Marshal , Police Department,
40 Building Official , and Public Works and any requirements have been
41 included as conditions of approval .
42
43 c. The project is required to comply with all federal , state and local laws .
44
45 d . The project promotes the public health , safety, and welfare by providing a
46 needed service to the community of Ukiah .
U.V.A.H Use Permit Findings
915 South Dora Street
File No: 10-20-UP-PC
1
n1
V
1
2 5. The proposed project is exempt from the provisions of the California
3 Environmental Quality Act (CEQA) pursuant to Section ` 15303 (c) , New
4 Construction and Conversion of Small Structures, which allows structures up to
5 10, 000 square feet to be converted from one use to another in urbanized areas
6 when the use does not involve significant amounts of hazardous materials, where
7 all necessary public services and facilities are available, and the surrounding
8 area is not environmentally sensitive.
9
10 a. The total building square footage is 3, 140 square feet.
11
12 b. The business does not use large amounts of hazardous materials.
13
14 c. The location iS not environmentally sensitive and no drainage courses or
15 bodies of water (such as creeks or streams) .
16
17 d . The site is developed with an existing building which will be used by
18 U .V.A. H , public utilities and services already are available at the site and
19 no expansion of the existing buildings are proposed as part of the project.
20
21
22 9. Notice of the proposed project was provided in the following manner as required
23 by the Zoning Ordinance:
24 •
25 A. Posted in three places on the project site on December 10, 2010.
26 B. Mailed to property owners within 300 feet of the project site on December
27 10, 2010.
28 C. Published in the Ukiah Daily Journal on December 10, 2010:
29
30
31
32
U.V.A.H Use Permit Findings
915 South Dora Street
File No: 10-20-UP-PC
2
' 1 ATTACHMENT 2
2
4
5 DRAFT USE PERMIT FINDINGS TO ALLOW UKIAH VALLEY ASSOCIATION FOR
6 HABILITATION TO OPERATE A COMMUNITY CARE FACILTY FOR 13 ADULTS WITH
7 DEVELOPMENTAL DISABILITIES AT 915 SOUTH DORA STREET, APN 003-071 -09
8 FILE NO: 10-20-UP-PC
9
10
11 1 . Approval is granted #or the operation of a non-residential community care facility to
12 provide senrices for 13 adults as described in the project descriptions submitted to the
13 Community Development and Planning Department and as shown on the Site plan date
14 stamped November 8, 2010 except as modified by the following conditions of approval .
15
16 2 . This Use Permit is granted subject to the following operating characteristics :
17
18 • Non-residential day care services for 13 non-ambulatory adults with developmental
19 disabilities;
20 • Hours of operation 8: 00 a. m . — 4: 00 p. m . Monday through Friday;
21 • Drop-off times shall be staggered between 8: 15 - 8:45 a . m . ;
22 • Pick —up times shall be staggered between 3: 30 — 3:45 p. m . ;
23 • 14 employees operating from this location . 11 employees will be at this location all
24 day and three. will check in get assignment and then work . at various location within
25 the community.
26
27 3. Plans submitted for building permit shall include the following and are subject to staff ;
28 review and approvaL•
29
30 a. Site plan that show the location of one bike rack.
31
32 4. Sign permit is required prior to installation of any signage.
33
34 5. On plans submitted for building permit, these conditions of approval shall be included as
35 notes on the first sheet.
36
37 From the Department of Public Works (Ben Kaaevama)
38
39 6. If the building permit value of work exceeds $ 102, 960, of the proposed improvements
4o create the net addition of two or more plumbing fixture units to the building , the existing
41 sanitary sewer lateral shall be tested in accordance with Ukiah Valley Sanitation District
42 Ordinance No. 1105, and repaired or replaced if needed .
43
44 7. If the building permit value is equal to or greater than one-third of the value of the existing
45 s#ructure, the construction or repair of curb, gutter, sidewalk, and street trees , along the '
46 subject street frontage may be required , pursuant to Section 9181 of the Ukiah City
47 Code. :
48
49
Aaction Rents Conditions of Approval
1400 Hastings Road/APN 180-070-18
File No: 10-02-UP-PC �
1
�
1 From the Fire Marshal (Chuck Yates)
2 � ,
3 8. All applicable requirements of the Fire MarshaU shall apply.
4
5 From the Building Official ( David Willouahbv)
6 _
7 9. A permit is required to change the occupancy from an R-3 to an I-4. Provide three sets of
8 plans drawn to scale which include a floor plan and any details and section needed to
9 show additional work proposed to meet the occupancy standards for an I-4.
10
11 10. This building will need to meet all the requirements for accessibility according to the 2007
12 California Building Code, Division 1 for new buildings. This includes access from the
13 public way, accessible entrances and exits, accessible path of travel to all areas in the
14 building and an accessible bathroom for each sex. .
15
16 11 . Two exits are required with a minimum separation of '/Z the diagonal of the building or if
17 sprinklered 1 /3.
18
19 12 . Illuminated exit signs with battery backup are required at each exiti .
20
21 13. Egress illumination with battery backup is required .
22
23 Standard Citv Conditions of Approval
24
25 14. Business operations shall not commence until all permits required for the approved
26 use , including but not limited to business license, tenant improvement building permit,
27 have been applied for and issued/finaled .
28
29 15. No permit or entitlement shall be deemed effective unless and until all fees and
30 charges applicable to this application and these conditions of approval have been paid
31 in fulL
32
33 16. The property owner shall obtain and maintain any permit or approval required by law,
34 regulation , specification or ordinance of the City of Ukiah and other Local , State, or
35 Federal agencies as applicable. All construction shall comply with all fire, building ,
36 electric, plumbing , occupancy, and structural laws, regulations, and ordinances in
37 effect at the time the Building Permit is approved and issued .
38
39 17. A copy of all conditions of this Use Permit shall be provided to and be binding upon
40 any future purchaser, tenant, or other party of interest.
41
42 18. All conditions of approval that do not contain specific completion periods shall be
43 completed prior to building permit finaL
44
45 19. This Use Permit may be revoked through the Cify's revocation process if the approved
46 project related to this Permit is not being conducted in compliance with these
47 stipulations and conditions of approval ; or if the project is not established within two
48 years of the effective date of this approval ; or if the established use for which the
49 permit was granted has ceased or has been suspended for 24 consecutive months.
50
Aaction Rents Conditions of Approval
1400 Hastings Road/APN 180-070-18
File No: 10-02-UP-PC
2
1 20. This approval is contingent upon agreement of the applicant and property owner and
' 2 their agents, successors and heirs to defend , indemnify, release and hold harmless the
3 City, its agents, officers, attorneys, employees, boards and commissions from any
4 claim , action or proceeding brought against any of the foregoing individuals or entities,
5 the purpose of which is to attack, set aside , void or annul the approval of this
6 application . This indemnification shall include, but not be limited to, damages , costs,
7 expenses, attorney fees or expert witness fees that may be asserted by any person or
8 entity, including the applicant, arising out of or in connection with the City's action on
9 this application , whether or not there is concurrent passive or active negligence on the
10 part of the City. If, for any reason any portion of this indemnification agreement is held
11 to be void or unenforceable by a court of competent jurisdiction , the remainder of the
12 agreement shall remain in full force and effect.
13 .
14 21 . This approval is contingent upon agreement of the applicant and property owner and
15 their agents, successors and heirs to defend , indemnify, release and hold harmless the
16 City, its agents, officers, attorneys, employees, boards and commissions from any
17 claim , action or proceeding brought against any of the foregoing individuals or entities,
18 the purpose of which is to attack, set aside , void or annul the approval of this
19 application . This indemnification shall include, but not be limited to, damages, costs,
20 expenses, attorney fees or expert witness fees that may be asserted by any person or
21 entity, including the applicant, arising out of or in connection with the City's action on
22 this application , whether or not there is concurrent passive or active negligence on the
23 part of the City. If, for any reason any portion of this indemnification agreement is held
24 to be void or unenforceable by a court of competent jurisdiction , the remainder of the
25 agreement shall remain in full force and effect. .
26
27
28
29
30
31
32
33
34
35
36
Aaction Rents Conditions of Approval
1400 Hastings Road/APN 180-070-18
File No: 10-02-UP-PC
3
I )
' �A��c���`���r�� #
_ _ _
Project Description
Location: 915 South Dora Sireet
Property Owner: Ukiah Valley Assoeiation for Habilita.tion
LTkiah Valley Association for Habilitation (LT.V:A.H.), a non profit community based
organization was formed in 1961 to help people with disabilities meet their full potential
as individuals and productive citizens in our community by providing a wide range of
services, a supportive environment and by educating and involving the community in an
effort to integrate people with disabilities into cominunity life. For 49 yeazs, we have
operated in the city of Ukiah serving hundreds ofpeople with developmental and other
disabilities during that time period.
U.V.A.H. has two major programs to achieve the objectives of assisting people with
disabilities. The Rural Adu1t Program (R.A.P.) provides training in self caze, domestic
skills, community awazeness, recreation/le�sure skills, and vocational development,
enabling people to maximize their independence. Mayacama Industries is a vocational
traini.ng and employment program providing work training, job placement and support
services, enabling individuals to maximize their work skills, habits, and earnings in
community-based employment.
In September 2010, U.V.A.H. purchased the property at 915 S. Dora Street to provide
office space and services for adults with developmental disabilities served by the Rural
Adult Program Enhanced Services. The building will be licensed by Community Care
Licensing as an Adu1t Day program. (Conta.ct is Cazla Nuti-Martinez, 707-320-3979)
R.A.P. services aze also affiliated with the iJkiah Adult School. (Conta.ct Tracy Anderson
707-463-5217)
The Rura1 Adult Program provides training and support in self-caze, communication,
community awareness, recreation/leisure activities, and vocational development to help
people maximize their independence. Enhanced Services support persons served at a 1 :2
ratio. In addition to the traini.ng described above, staff also provides a variety of exercises
that aze identified by a Physical Therapist.
. The reason for the purchase was to reduce our rental expenses to help compensate for the
reduction in funding from the sta.te of California and the Ukiah Adult School. The
properry was previously used as a physical therapy office. we will not be maki.ng any
change to the footprint of the property.
Our hours of operation are from 8 :00 a.m. — 4:00 p.m. Monday through Friday. We aze
closed on 10 major holidays and an additional 4 manda.ted holidays designated by the
Director of Developmental Services. We will have 14 employees operating from this
location. Three of those employees work in the community all day will be in the building
on an irregulaz basis during the week. Eleven employees will be in the building mc���+� ����
the day. � �o
NOV 08 2010
Ct1Y OF U(pA� .
P[ANNlNG DEPi',
� �
' .
We intend to use the building to serve appro�mately 13 adults with developmental
disabilities, who are non-ambulatory. One person is dropp.ed off by private vehicle at
8 : 15 a.m. and picked up at 3 :45 p.m.. We plan to stagger the arrival and departure tim.es
for the rest of the people from 8 :30 a.m. to 8 :45 a.m. and 3 :30-3 :45 p.m. Six individuals
arrive and depart in one private van. Two people. arrive together in a private van, 3 people
are transported by 2 MTA Dial-A Ride vehicles, and 2 people in private vehicles; for a
total of seven vehicles.
There is parking in the reaz of building,behind a gate :for 7 vehicles. There is room in
front for;two cazs to park on the street, There is also a passenger drop off zone with a sign
and white painted curb. One of our employees does not use a vehicle and we are working
on arranging off-street parking neazby. �
We �will have a wood sign (approximately 30x60) inches affixed to the front of the
building indicating that it is the Rural Adult Program, a project of U.V.A.H.
�-?.�r�c��� :�����s�t � �,_.e�__..._____.._....
� � �
rrinl Ba t�ls� c urc
900 Socrth Dora Streef, Uk[ah eA 95482 (707) 462-8569
Decembel 9, 2010
To Wfiom ItMayConcern,
We were recently cnntacted by a representative of WAH, who inqufred aborrt the
availability of parlang spaces for tbeir employees durinq bcrsiness hours, lrionday
�irouqh Friday.
1Mosf of our chutch's activ�"ties wliich requ�re patking occ�rr on weekends and e►teninqs,
Because we support' WAH's mission ►n tbi.s community, iti.s ourpleasure to make �
available 8-10 parking spaces 1�Ionday throUqb Friday, Sl�ould tliey need addi�iona!
parlang during other times (for special even�s, et�1, we wr7l qladly work with them on
a case to case basi.s in an effo,rt to accommoalate their needs,
Shoula/yov have any qrrestions, please do not he.s►tate to call ot writ�
Sincerely, �
���vJ � ���.t i��ti lr r�,
1�I►ke Fenfon ��
Pastor, Trin�ty Bapt�%sf Churcb ���
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uNew Beginnings in lesus Christn -2 Corinthians 5;17 � � �
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�P.APl��96�G f�EPPY
r �
, At�achment #
1
: Community Development: and Planning Department
� � 300 Seminary Avenue
Ukiah , CA 95482
planninq(cr�.citvofukiah . com
(707)463-6203
2
3 DATE: November 19, 2010
, 4
5 TO: File No . 10-20-UP-PC
6
7 FROM : Charley Stump, Director Planning and Community Development
8
9 SUBJECT: Determination of Appropriate Use for Ukiah Valley Association for Habilitation
10 (U .V.A. H) to operate a Community Care Facility at 915 South Dora Street
11 . .
12
13 Ukiah Valley Association for Habilitation (U .V.A. H) has inquired about operating a community
14 care facility at 915 South Dora for adults with developmental disabilities. The facility would be a
15 non-residential day use facility for 13 adults . The subject property is zoned Neighborhood
16 Commercia( (C-N) . The C-N allowed uses (section 9061 ) and permitted uses (section 9062) do
17 not specifically list community care facilities as allowed or permitted uses.
18 �
19 The Zoning Ordinance defers to the Health and Safety Code for a definition of Community Care
20 Facilities. Per section 1502 (a) of the Health and Safety Code a community care facility mean5
21 any facility, place or building that is maintained and operated to provide nonmedical residential
22 care, day treatment, adult day care, or foster family agency services for children, adults, or child
23 and adults, ` including by not limited to the physically handicapped, mentally impaired,
24 incompetent persons, and abused or neglected children.
25
26 Community Care Facilities for more than six persons are permitted in the C- 1 zone with a Use
27 permit. .
28
29 Determination of Appropriate Use: Zoning Ordinance Section 9069, Determination of
3o Appropriate Use, allows the Planning Director to determine if the use is appropriate for the
31 Zoning District, either as a . right or subject to a use permit. In making the determination , the
32 Planning Director shall find as follows:
33
34 1 . That the use would not be incompatible with other existing or allowed uses in the C-N
35 Zoning District. :
36
37 2. That the use would not be detrimental to the continuing development of the area in
38 which the use would be located.
39
40 3. In the case of determining that a use not articulated as an allowed or permitted use
41 could be established with the securing of a use permit, the Planning Director shall find
42 that the proposed use is similar in nature and intensity to the uses listed as permitted
43 uses. All determinations of the Planning Director regarding whether a use can be
915 South Dora Street, APN 003-071-09
Determination of Appropriate Use
UVAH Community Care Facility
1
�
- � .. ,.
1 allowed or permitted in the Neighborhood Commercial (C-N) Zoning District shall be final
2 un/ess a written appeal to the Gity Council, stating the reasons for the appeal, and the
3 appeal fee, if any, established from time to time by City Council resolution, is filed with
4 the City Clerk within ten (10) days of the date the decision was made. Appeals �may be
5 filed by an applicant or any interested party. The City Council shall conduct a duly
6 noticed public hearing on the appeal in accordance to the applicable procedures as set
7 forth in this Chapter. At the close of the public hearing, the City Coancil may affirm,
8 reverse, revise or modify the appealed decision of the Planning Director. All City Council
9 decisions on appeals of the Planning Director's actions are final for the City. (Ord. 1006,
10 §1, adopted 1998)
11
12 Findings for Determination of Appropriate Use. Operating a non-residential Community Care
13 facility for 13 adults with developmental disabilities has been determined to be appropriate as a
14 permitted use, subject to approval of a use permit, based on the following :
15
16 1 . The use would not be incompatible with other existing or allowed uses in the C-N Zoning
17 District based on the following : �
18
19 A. The site is located within the Neighborhood Commercial (C-N) district in which
20 the purpose of this district is to encourage and promote a balance of low intensity
21 professional offices, commercial and residential uses. The site was previously
22 usetl as a physical therapist office. The proposed use is similar in nature to a
23 professional medical office, however given that the clients of the of the
24 community care facility will be dropped off in the morning and picked up later in
25 the day the use will be less impactFul to the neighborhood than many medical
26 offices.
27 �
28 The site is surrounded by a school to tlie north and residential uses #o the south
29 and east. To the west of the site are other professional offices . The proposed
30 use would be compatible to all of the surrounding propeities. Furthermore the
31 footprint of the existing building will not change therefore in term of the physical
32 site layout there will be no change or new impacts for the adjacent properties.
33
34 B . U .V.A. H currently operates a similar type of facility within the Neighborhood
35 Commercial (C-N) district and to staff's knowledge this department has not
36 received complaints about its operation . Therefore a new community care facility
37 in the neighborhood would appear to be compatible with the existing and allowed
38 uses in the distriet.
39
40 2 . The use would not be detrimental to the continuing development of the area in which the
41 use would be located based on the following :
42
43 A. The proposed use of the site would be compatible with the surrounding uses '
44 of the site because the site was used for many years as a medical office
45 which was not a detriment to the surrounding neighborhood . As previously
46 noted the proposed non-residential community care facility will be less
47 intensive in terms of traffic and people on the site .
48 :
915 South Dora Street, APN 003-071-09
Determination of Appropriate Use
UVAH Community Care Facility
2
,
>
1 B. The business would be required to comply with all applicable City
2 requirements and codes, including the Building Code, Fire Code and Zoning
3 Ordinance.
4
5 3. The proposed use is similar in nature and intensity to the uses listed as permitted uses
6 based on the following :
7
8
g A. Medical care facilities or hospitals , small and large family daycare and schools are
10 allowed in the C- N zoning district with approval of a use permit. These uses are
11 similar in nature to the proposed community care facility. Furthermore the proposed
12 use would be less intensive given that services will be provided to only 13 adults with
13 disabilities. They will be dropped off in the morning and then picked up later in the
14 day. Therefore they will not be a constant flow of traffic into and out of the site as
15 may be the case with a school or medical facility.
16 '
17 B. The intent of the C-N district is to encourage and promote a balance mix of low
1g intension profession all office, commercial and residential uses. The business would
1g serve local residents in the City of Ukiah and greater Ukiah Valley and will utilize a
Zp building that has been vacant.
21
22 Conclusion . Based on the information above, U .V.A. H proposal to operate a non-residential
23 community care facility for 13 adults with developmental disabilities would be an appropriate use
24 at 915 South Dora Street with the approval of a major use permit. This determination is based in
25 part on the similar operating characteristic of the proposed use with allowed and permitted uses
26 within the Neighborhood Commercial (C-N) zoning district and the fact that U .V.A. H has
27 operated a similar type of operation within the city and to date not complaints have been
2s received .
29
30
915 South Dora Street, APN 003-071-09
Determination of Appropriate Use
UVAH Community Care Facility
3
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