HomeMy WebLinkAbout07232014 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Wed nesday �u ly 23, 2014
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS CHRISTENSEN, DOBLE,
SANDERS, PRUDEN, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the following meetings are included for review and approval:
A. May 14, 2014
B. June 11, 2014
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, the
appeal must be received by August 4, 2013 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARINGS
A. Dharma Realm Buddhist University, 915 West Church Street, 200-246
Barnes Street, 225 Hope Street (File No.: Munis 237-UP-PC). Request for
approval of a Major Use Permit to allow the operation of a private university and
residential school campus at the 4.96 acre former site of Trinity School, APN:
various.
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.
B. Amendment to the Airport Industrial Park Planned Development
Ordinance (File No.: Munis 357 REZ-PC-CC) establishing an 'Open Space' land
use designation and re-designating 2.47 acres of Pond and Wetlands from `Light
Manufacturing Mixed-Use'to�Open Space.'
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 May 14, 2014
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair Judy Pruden
7 Kevin Doble Laura Christensen
8 Linda Sanders
9
10 STAFF PRESENT OTHERS PRESENT
11 Charley Stump, Planning Director Listed below, Respectively
12 Kim Jordan, Senior Planner
13 Cathy Elawadly, Recording Secretary
14
15 1. CALL TO ORDER
16 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
17 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
18
19 2. ROLL CALL
20
21 3. PLEDGE OF ALLEGIANCE - Everyone cited.
22
23 4. APPROVAL OF MINUTES — The minutes from the January 22, 2014 meeting are included for
24 review and approval.
25
26 M/S Doble/Sanders to approve the January 22, 2013 minutes, as submitted. Motion carried (3-0).
27
28 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
29
30 6. APPEAL PROCESS
31
32 7. SITE VISIT VERIFICATION
33
34 8. VERIFICATION OF NOTICE
35
36 9. PUBLIC WORKSHOP
37 9A. Draft Climate Action Plan Workshop. Review and discuss the draft Ukiah Climate Action Plan,
38 hear from the public, and make recommendations to the City Council.
39
40 Planning Director Stump gave a staff report and suggested the Commission address greenhouse gas
41 reduction goals and strategies and adaptation strategies as provided for in chapter 4 of the Draft Climate
42 Action Plan for the City of Ukiah related to the subjects of'Energy', `Transportation and Land Use', `Solid
43 Waste' and `Water'.
44
45 Commissioner Sanders would like more information about the following topics and will defer discussion
46 until after the Commission hears from the public:
47
48 1) City Green Building Program
49 2) Energy Efficiency Hotline and audit. How much funding is available?
50 3) Draft Climate Action Plan, page 38, Table 4.3, How much are administrative costs?Appears to be
51 a big difference between years 2011 and 2012.
52 4) Her primary focus will be on water. Would like to know what incentives there are for water
53 conservation.
54 5) Will the Climate Action Plan limit CEQA?
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 1
1 6) How does the City intend to show leadership? How will the City provide incentives?Will there be
2 consequences if leadership is not shown?
3
4 The Commissioners discussed the most effective way to conduct the workshop by first hearing from the
5 public, consider public comments/questions and provide individual Commission input pertinent to the
6 Draft Climate Action Plan rather than review the document page by page.
7
8 PUBLIC HEARING OPENED: 6:10 p.m.
9
10 Neil Davis, Walk and Bike Mendocino:
11 • The goal of his organization is to encourage people to walk and bicycle as much as possible and
12 leave their cars at home.
13 • Acknowledged to go from one end of Ukiah to another is relatively a short bicycle ride and does
14 not take much time. A two-mile bike ride takes 15 minutes.
15 • For persons that live and work in Ukiah walking and biking is a very realistic alternative. Is of the
16 opinion Ukiah is not culturally setup and does not have the necessary infrastructure in place to
17 effectively promote walkability and bicycling.
18
19 Commissioner poble:
20 • Asked if Mr. Davis had any particular comments related to strategies concerning the Draft Climate
21 Action Plan.
22 • Are there parts of the Plan that are lacking in being able to provide the infrastructure needed in
23 order for outreach programs to be successful?
24
25 Commissioner Sanders referred to Appendix D, City of Ukiah Climate Action Plan Workshop, Public
26 Survey and Results, dated April 24, 2014 and asked if Mr. Davis has had a chance to review the survey
27 results?
28
29 Related to the Climate Action Plan Workshop survey results, `Do you support this strategy?' section:
30 o No other information was provided about the participants other than 59 persons were Ukiah
31 residents, 30 persons were Ukiah business owners, 61 persons work in Ukiah and 24 persons
32 skipped the question. .
33 o Section - Transportation and Land Use, Improve or expand alternative commute options, Bike-
34 Sharing section, 20 persons responded `yes,' 53 responded `no,' and 20 persons responded
35 `unsure.' Is not certain how to interpret the persons that answered `unsure.'
36 o Section — Implement city-wide bike share program, 18 persons responded `yes,' 56 persons
37 responded 'no,' 18 persons responded `unsure.'
38 o Is hopeful associated outreach programs can assist with encouraging/promoting as well as
39 change people's thinking with regard to 'Transportation and Land Use' and proposed strategies
40 to improve/expand on commute alternatives and improve bicycle and pedestrian infrastructure.
41
42 Neil Davis:
43 • Has no particular issue with the document as it relates to strategies.
44 • Is supportive of public outreach programs such that his organization encourages persons to walk
45 and bicycle more. Encouragement also means investing in infrastructure. While there are
46 measures that can be taken to provide for necessary infrastructure, education is a key component
47 to the success of outreach programs.
48 • Acknowledged the Plan does lack information concerning how to provide for proper infrastructure.
49 • Has not reviewed the survey results. Related to the large number of negative responses, it may
50 be how the survey was structured/'framed' that triggered/prompted the type of responses given.
51 Essentially has no clue and/or understanding what people were thinking when they responded to
52 the survey questions. Really is remarkable to have that many negative responses to an outreach
53 program.
54 • It takes time/preparation and planning for an outreach program such as Walk and Bike
55 Mendocino to function properly/efficiently in accordance with its intended purpose.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 2
1 Planning Director Stump:
2 • Initial response to the public survey results is should the City develop a bike-sharing program like
3 that of San Francisco or Seattle where bicycles are available to share? The Climate Action Plan
4 does talk about City strategies for improving the bicycle network, corresponding infrastructure,
5 etc., as specifically addressed on pages 63 and 64 of the Plan relative to actions taken or to be
6 taken. One example of an action to be taken is `identify street right-of-way reconstruction
7 projects and costs for developing bike paths and lanes.'
8 • The City does have an adopted Bicycle and Pedestrian Master Plan that is in the process of
9 being updated this year.
10
11 Commissioner poble:
12 • It may be that grant funding is available for improvements to the bicycle and pedestrian
13 infrastructure as a safety precautionary measure.
14 • Asked about the commute options listed in the `Transportation and Land Use' section of the
15 survey. It may be the reason for the responses given were directly related to how the questions
16 were `framed' and if framed differently people might have a different opinion.
17 • Is of the opinion establishing a City-wide bike share program is a great idea event though it may
18 be lower on the list of priorities the City would undertake.
19
20 Planning Director Stump:
21 • Funding is likely available for safety reasons, but also for reasons that bicycling is a means of
22 alternate transportation.
23
24 Commissioner Sanders:
25 • Acknowledged there were several items listed under `Transportation and Land Use' for improving
26 or expanding alternative commute options to include: carpooling, public transit, bike-sharing,
27 telecommuting and guaranteed ride home program. While there were several options from which
28 to choose, was surprised bike-sharing initiated such a large negative response in the survey.
29 • Related to Transportation and Land Use, Improve Bicycle and Pedestrian Infrastructure section,
30 Implement Citywide bike share program, noted 18 persons responded `yes,' 18 persons
31 responded `unsure,' and 56 persons responded `no.'
32 • It is really difficult to know what the public was thinking when answering the questions. The
33 survey contains no overview and/or paragraph explanation before a person responds to the
34 survey.
35
36 Neil Davis:
37 • Related to the context of the question, it sounds like what is being asked is would you like the City
38 to invest in a bike share program. The City does not necessarily need to invest in a bike share
39 program because most of these type programs are operated as private enterprises where a
40 contract is entered into and through a variety of different mechanisms pays for the program.
41 • Comparatively speaking, it may be what the public is seeing with regard to the Transportation and
42 Land Use section questions is the least favorable of the options provided. So if the public does
43 not approve of the options, they give a negative response. There is really no way to know.
44 • Is not advocating a City-wide bike share program, but there is the possibility it could work with the
45 technologies that are continually changing such that there are technologies now available that
46 could potentially work in a town the size of Ukiah.
47
48 Chair Whetzel:
49 • Is of the opinion the public's interpretation of the aforementioned question is that the City would
50 be the primary entity/investor associated for implementing a City-wide bike share program.
51 • His experience such a program is managed by a private organization.
52 • Is of the opinion the reason for the negative responses relevant to the Transportation and Land
53 Use section is that improve/expand alternative commute options and improve bicycle/pedestrian
54 infrastructure is connected to the City. It is likely the responders thought the City would be
55 implementing the bike share program.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 3
1 Tina O'Shea, Mendocino County Public Health:
2 • Is not a Ukiah resident although she works in Ukiah.
3 • Related to possible grant funding opportunities to help the community heath-wise, finds it a huge
4 opportunity for the City Planning Commission and the Public Health Department to work together
5 to really consider` health' in our community when making planning decisions.
6 • Reduction of GHG emissions whenever possible improves our air quality and reduction of water
7 consumption helps to conserve our water supply.
8 • Related to Transportation and Land Use strategies that are talked about in the Climate Action
9 Plan not only reduce transportation needs and therefore reducing GHG emissions, but also has
10 an added element for improving the health of the community by allowing opportunities for
11 increased physical activities. The more physical activity a person receives the less risk a person
12 has for diseases, chronic or otherwise.
13 • A healthy community is a place people want to go and come back to.
14 • Supports living in a community that promotes/encourages walkability, pedestrian/bicycle-friendly
15 opportunities.
16
17 Chair Whetzel recommended the Commission review comments submitted to staff from Commissioner
18 Pruden and Jen Dalton:
19
20 From Judy Pruden:
21
22 Comment 1: Page 13 of Plan, Reduced snowpack, capitalize `March.'
23 Comment 2: Page 90, Reduced precipitation and water supply, that reads, ....... 'and a 20% decrease
24 by 2011' should read 2100.
25 Comment 3: Pages V and 32, definition of `Goal' should use General Plan's definition. It is a better
26 definition than the word `aspiration' in current proposed definition.
27 Comment 4: Page 43, bullet point section, add mention of building to local climate. In our case
28 ventilation which allows use of convection winds which cool 40 — 50 degrees in the
29 summer overnight.
30 Comment 5: Page 45, Under Strategy E.1.2, no mention of regulating the use of wood stoves or
31 fireplaces in residential units.
32 Comment 6: Page 48, DZC cited, is it 4 or 5 parking spaces for trees required? The Plan states, 'The
33 City's existing Downtown Zoning Code (2012, Article 18) requires a minimum of one
34 shade tree for every five parking spaces or trees provided to achieve 50°/o canopy
35 coverage of paved area at maturity, whatever is greater.
36 Comment 7: Page 60, would to see an incentive program for City staff that walk or bike to work.
37 Comment 8: Page 69, no mention of City of Ukiah Demolition Review Board, which has very good
38 success in helping applicants rehabilitate or recycle older buildings.
39 Comment 9: New economic development programs currently being done should be mentioned. There
40 is a new program at former police station and she is unable to recall the name.
41
42 Commissioner poble:
43 • It is his understanding with regard to energy factors within a residential structure that Title 24
44 does not give credit for the fact that windows can be opened but if on the other hand, there is an
45 opening that stays open always, you likely receive credit for it. Is of the opinion buildings are not
46 designed to have opening that is permanently open other than through the eaves and foundation.
47 • Related to energy conservation, language should say `encourage people to use their windows
48 and sliding glass doors rather than turning on the air-conditioner.' As such, this would be an
49 outreach component rather than a prescription for how a person should build his/her house. Is of
50 the opinion Comment 4 is not clear as to intent. It may be that in context, the concept in Comment
51 4 could be in reference to, an idea or something that is encouraged to consider rather than
52 prescribing it.
53 • Related to Comment 5, asked if woodstoves/appliances within the City limits are regulated by
54 Mendocino County Air Quality Control Board District? In some cities the installation of new
55 fireplaces/wood stoves are no longer allowed because of air density problems in the winter time.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 4
1 Is of the opinion there are much greater things in the air that affect greenhouse gases to be
2 concerned about than wood burning appliances.
3 • As a former public employee found it rewarding to participate in an `Environmental Hero' award
4 program.
5 • Chapter 4 of the Plan suggests many strategies to help reduce greenhouse gas emissions that
6 are not necessarily policy-related and can be added as incentives. No money has to be
7 attached/included to allow for incentives.
8
9 Commissioner Sanders:
10 • The intent of Comment 4 is to reduce energy consumption as much as possible without having to
11 use the air-conditioner.
12 • Understands that the regulating of wood burning appliances has already been dealt with by the
13 County and that no further action is necessary in the Climate Action Plan.
14 • Related to Comment 8, the intent may be to add historical reference. Could add establishments to
15 those already named that partner in the success of many GHG emission prevention strategies.
16
17 Staff:
18 • Comment 3, not a significant issue.
19 • Is of the opinion the intent of Comment 4 is limiting in that there is more to think about related to
20 our climate than just what is stated in this comment. It may be the language should be more
21 expanded/broadened specific to buildings, site layout and design/orientation of buildings,
22 awnings, and/or things that require less energy to heat/cool a building. The intent is get people to
23 think about energy conservation early on for developments. Recommends adding a general
24 statement in this regard.
25 • Comment 4, add mention that site layout and building design should address local climate
26 opportunities and challenges, such as proper orientation of buildings/awnings/windows, etc., and
27 recommends a general statement to this effect that reads, `Site layout and building design should
28 reflect local climate conditions.'
29 • Understands the City does not allow new wood burning appliances in residential areas. Staff will
30 confirm this. Likely helpful to acknowledge in Plan that new wood burning appliances are already
31 prohibited by the County Air District.
32 • Related to Comment 6, will confirm one shade tree for every four parking spaces is the rule.
33 • Related to Comment 7, Commission can recommend that the City Council consider some sort of
34 incentive for City staff that walk or bike to work.
35 • Acknowledged that Judy Pruden is correct in saying that the City of Ukiah Demolition Permit
36 Review Committee has assisted in helping applicants rehab and with promoting recycling of
37 materials for buildings that are being demolished and can add language in the Plan to this effect
38 to give recognition to the City in this regard.
39 • Related to Comment 8, there is a new tenant in the former police station building that is
40 essentially an environmental outreach occupation.
41 • Related to Comment 9, questions whether it is necessary to add new economic development
42 programs to the list of names that already partner with implementing/actions to reduce GHG
43 emissions.
44
45 Neil Davis:
46 • Important for local employers to participate in wellness programs by encourage employees to
47 walk or bike to work.
48
49 Samantha, Mendocino Public Health Department:
50 • Related to the goal of active transportation, did some analysis about the cost benefit to counties
51 for implementing active transportation programs and concluded looking at persons with chronic
52 illnesses that such persons can greatly benefit from participating in active transportation
53 programs and that there is actually a cost benefit associated. Having an active transportation
54 program would be a cost benefit to the County/City that would help persons with chronic illnesses
55 become healthier.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 5
1 • Will provide further information about the study results for those interested persons.
2 • For health reasons, really supports that people are encouraged to stay active through exercise.
3
4 Commissioner poble:
5 • Important to have the materials available to the public regarding the aforementioned analysis
6 conducted by Public Health.
7
8 Commission:
9 • Comment 1 and 2, okay.
10 • Comment 3, non-issue. No change.
11 • Comment 4, add a general statement about the intent such that it would be 'advisory' rather than
12 prescribed.
13 • Comment 5, The City has standards related to wood burning appliances. Acknowledge in Plan
14 that new wood burning appliances are already prohibited by the Mendocino County Air Quality
15 Control Board District.
16 • Comment 6, staff will confirm number of required parking spaces.
17 • Comment 7, supports having some mention of having an incentive program for City staff that walk
18 or bike to work in the Plan and/or incentive to address the strategies talked about in Chapter 4 of
19 the Plan.
20 • Comment 8, fine with adding language giving the City recognition concerning encouraging the
21 recycling of materials for buildings that are demolished.
22 • Comment 9, page 78, may be a good place to reference the City of Ukiah Demolition Permit
23 Review Committee. No further action.
24
25 From Jen Dalton:
26 • Page 64, Action TL-2.1 b: improve the bicycle network to make it friendlier for cyclists (i.e., update
27 and implement the Bicycle and Pedestrian Master Plan)
28 Comment — Recommends clarifying the update to also include upgrades and repairs to current
29 bike lanes.
30 • Action TL-2.1c: Identify street right-of-way reconstruction projects and costs for developing bike
31 paths and lanes.
32 Comment— Recommends clarifying `developing'to include `improving existing' as well.....
33
34 Staff: Bicycle and Pedestrian Master Plan is being updated.
35
36 Commission:
37 • Fine with the recommendations made by Jen Dalton.
38
39 Commissioner Sanders:
40 • Referred to page 37 (Chapter 4) of the Plan that currently lists agencies that offer energy
41 reducing programs/opportunities and it may be a good idea to provide phone numbers for these
42 agencies to keep people informed, particularly the phone number for the Energy Efficiency
43 Hotline. Is of the opinion we should be promoting what we currently offer in the way of energy
44 efficient programs. For instance, a person might be interested in how to go about doing a home
45 energy audit? How does one find about energy efficiency incentive programs for
46 residential/commercial customers? How much money is available to qualified applicants? What is
47 the photovoltaic buy-down and rebate program that will end in 2017?
48 • Referred to table 4-3 on page 38 of the Plan and questioned years 2011 and 2012 related to City
49 rebates and administrative costs and noted there has been quite an increased in funding. Would
50 like more information about those years and how much of the program funding are administrative
51 costs?
52
53 Staff:
54 • Not a good idea to provide telephone numbers in this type of document because these often
55 change as do the agencies over time.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 6
1 Commissioner poble:
2 • Related to energy efficient rebate programs/energy efficient programs, is of the opinion people
3 would not be going to the Plan document to find out about specific programs. The intent of listing
4 the programs is to make people aware. Asked if there is information that needs to be included? It
5 may be that such information does not need to be mentioned in the document, but at some point
6 when the Plan is adopted/finalized some sort of a link is provided in this regard. It may be the
7 approach should be to take all of the education and outreach programs more from a global
8 standpoint and think about what the goals should be for the outreach programs like provide for
9 some sort of ineasurable standards for how staff moves forward with the outreach programs to
10 make sure the appropriate information is updated/available in the materials for public intake. This
11 could be in the form of a performance standard and/or check-off list for staff reference. What
12 typically occurs is that a lot of time is utilized putting together an education outreach document
13 only for it to become outdated/obsolete over time, such as a change in phone number/email
14 address, new replacement document or change in technology. As such, it would be a tedious task
15 to update all the information as they change. It may be for the Climate Action Plan, it should be
16 `framed' with just naming/identifying the program and stop at this without providing phone
17 numbers and/or other data/information that can become outdated over time.
18
19 Staff:
20 • Acknowledged Commissioner poble's comment and noted the Plan does discuss revisiting the
21 document every five years because data/information does change.
22 • What staff envisions is to take the document to City Council for consideration and adoption with
23 direction from the Planning Commission. If for some reason the document does not go to Council
24 by budget time, staff will be talking to Council about what the Planning Department will be doing
25 during the next fiscal year. Staff will be talking to Council about the Climate Action Plan and the
26 strategies to reduce GHG emissions and relevant education outreach programs. As such, there
27 will be programs to implement and staff will be asking for direction on how best to proceed.
28 • It is likely after the Plan is adopted staff will ask the Planning Commission to talk about the
29 document-related priorities and how to go about implementing outreach programs.
30
31 Commissioner poble:
32 • Is there any oversight to the outreach program document or is this done at staff level?
33
34 Staff:
35 • The aforementioned is up to the decision makers, City Council and the Planning Commission.
36 Staff would appreciate help in this regard.
37
38 Commissioner Sanders:
39 • The timeframe for the City of Ukiah Climate Action Plan for reduction in emissions covers 2013 to
40 2030. According to page 36 of the Plan and the associated municipal commitment the City of
41 Ukiah has relative to the amount of carbon emissions produced in our town sees that the top
42 three generators include: 48% of the carbon emissions generated from road transport; 24°/a from
43 the City landfill; 10% residential from residential energy. This is essentially the focus of her
44 feedback because it is going to take some time to reduce our carbon emissions and get some of
45 the outreach programs in place. Where is the money going to come from to reduce these carbon
46 emissions?
47 • While pleased for this climate action workshop, questions with regard to the survey results
48 whether or not the community is ready for a change. If there is no real material funding coming
49 through, it will be difficult for the City to meet its goals/objectives and questions what will occur if
50 the City is unable to meet its goals.
51 • It appears from the survey results the community is not ready for a change so it might be difficult
52 for staff to implement education outreach programs and improve infrastructure unless there is a
53 huge outpouring of partners supporting the message that change is necessary.
54 • Would like to encourage the document plan reflect that existing committees and commissions
55 support the Climate Action Plan and will rely on it for reference purposes when reviewing projects
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 7
1 or involved in policy-making decisions. Counted approximately 12 committees/commissions that
2 the City currently has from the City's website. These committees and commissions are `natural'
3 partners.
4 • Local water and water conservation have been the topic of discussion in the local newspaper and
5 at City Council meetings and noted some communities are really suffering as a result of drought
6 conditions. Is of the opinion that the issue of a tier structure for our City water rates needs to be
7 reviewed as to how we can do more systemic conservation for our water in the future because
8 the State of California historically has droughts. The City then gets concerned about generating
9 revenue because people are responsible/good citizens and start conserving their use of water
10 that results in the City raising water rates. This approach is not sustainable. Understands while
11 the City drills new wells for new water sources this is not helping the environment. Would like for
12 Council to be made aware of what occurs with regard to water rates and water conservation. The
13 City needs to have a workable/effective method having an economic benefit for conservation of
14 our water. Right now the City does not have an incentive to encourage water conservation. While
15 this incentive is in the Climate Action Plan document, is of the opinion it is not strong enough to
16 be heard with the strategies maintained to become an action plan that is realistic.
17
18 Staff:
19 • Where the money comes from is a Council discussion.
20 • The City will be pursuing an update to our general plan in a few years and sees the Climate
21 Action Plan as providing some of the foundation for this update. Once this document is essentially
22 built-in as a foundation for the general plan, it prompts the priorities.
23
24 Chair Whetrel:
25 • Views the process as having to start somewhere. Goals/objectives are necessary requiring
26 implementation measures. If funding does become available it will be used effectively to input
27 programs/strategies for the reduction of GHG emissions in our town. Bike sharing and other
28 outreach programs will come along and come out of adopting a climate action plan.
29 • Is of the opinion the City must be the lead agency in order for the Climate Action Plan to work
30 and/or be adaptive and the Planning Commission is a component/partner thereof. The Planning
31 Commission already uses City plans that have been adopted when reviewing projects.
32
33 Commissioner poble:
34 • Asked if the City is ready for change because 95% of the GHG emissions the City generates are
35 from the City landfill. The amount of GHG emissions coming from the Landfill is not quantified and
36 the Climate Action Plan provides no input about how to deal with this emission problem.
37 • `Transportation' is another large producing carbon emission category in which no strategy is
38 being addressed on how to effectively reduce this carbon emission problem.
39 • Is of the opinion the two largest GHG emissions categories are not being adequately dealt with
40 but at the same time we are asking for Code amendments and ordinances to be adopted that put
41 the burden on community members when we do not know the 'big picture yet.'
42 • While he supports the plan document and the overall intent, the big picture is not yet known. In
43 order to understand the 'big picture' the largest contributing carbon emissions categories (Landfill
44 and Transportation) articulated in Chapter 4 of the plan need to be quantified at least to the
45 degree we have sufficient information.
46
47 Staff:
48 • Acknowledged that the various City committees/commissions, i.e., for instance, Paths Open
49 Space and Creeks Commission, Traffic Engineering Committee, Demolition Review Committee
50 do take into consideration plans when making decisions and/or/creating/updating plans.
51 • Related to water conservation, the Public Works Director has indicated the City has a small
52 funding source for retrofit of and to provide for low flush toilets/shower heads to City residents.
53 This represents a starting point for encouraging replacement of inefficient water devices with
54 efficient devices.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 8
1 • City Council received a master water recycling program plan that has been approved by the State
2 such that half of the funding for phase 1 has been identified and/or secured. Phase 1 will allow for
3 recycled water from the City Waste Water Treatment Plant for agriculture use. There is an
4 implementation measure in the Climate Action Plan that talks about this and how it works.
5
6 Chair Whetzel:
7 • Agrees the City Landfill and transportation categories are the most significant generators of GHG
8 emissions in our community and a major stumbling block that will have to be dealt within the
9 Climate Action Plan.
10 • If we can reduce the City Landfill emissions without putting the burden on the residents would be
11 the ideal situation.
12 • Related to the issue of water consumption, never seems to go in favor of the bill payer.
13 • Would like the issues of the City Landfill emissions and water consumption be more closely
14 reviewed as to appropriate implementation measures.
15
16 Commissioner poble:
17 • Likes the idea of permit streamlining components and incentives, i.e., reduced parking incentives
18 for example. This type of approach encourages not only economic development but brings people
19 into the fold of green building development program that exists and is trying to flourish and/or be
20 successful and does help with climate change.
21 • Related to the issues of the City Landfill and transportation as being the largest sectors
22 contributing to the GHG emissions does not see that the City has real strategies prepared to
23 adequately address this problem.
24 • His only hesitation with recommending the Climate Action Plan be adopted today is the fact that
25 while there are strategies on how we are going to place conditions through the adoption of new
26 ordinances/regulations on citizens we do not know how much GHG emissions can really be
27 reduced overall with regard to the City Landfill and transportation because this data has not yet
28 been analyzed. It may be that such things can be encouraged rather than required if we are
29 successfully able to appropriately deal with the Landfill/transportation components and reduction
30 of GHG emissions. Is of the opinion the Plan document does not appear to be equitable where
31 more work is needed concerning the City Landfill and transportation component categories.
32 Specifically, Pages 79 and 80, Table 5-1, Implementation Summary Table of the Climate Action
33 Plan of , Landfill SW 2.1 and Transportation TL 1.3 and TL 1.4. This table essentially identifies
34 what categories have or have not been quantified.
35 • Mathematically/quantitatively speaking, taking 21% of the total GHG emissions in the area, 24°/a
36 is attributed to the City Landfill so when thinking about how those emissions can be reduced it
37 would appear that even reducing those emissions by 10% represents a significant amount. Even
38 reduction by 5%, 2% is significant for the overall area. Without figuring out how to proceed in this
39 regard would place a burden of restriction on residents and this is not fair/reasonable. Would like
40 to see more work in this area in terms of quantifying the categories of the City Landfill and
41 Transportation components and his recommendation to Council would be to take that position. It
42 may be the Plan document needs further review or may be the information is there and figured
43 out, but`not vetted out.'
44 • The other issue he has concerns water consumption. Disagrees with the statement on page 73 of
45 the document related to one of the strategies and goals to reduce community water consumption
46 by 20% by 2020 by installing low flow devices. The document states the benefit to the community
47 is that this will lower citizen's water bills. Cannot say that this statement is true because this is not
48 what happens. In reality, water bills increase when people conserve such that the community
49 leaders do not want to mandate conservation because they know down the road they will have to
50 implement a rate increase. Disagrees with the reason for implementing `low flow' devices since
51 this is not really what is going on. Supports the concept of reducing water consumption and
52 approves of the 20% reduction goal, but does 'not buy the reason' low flow devices are going to
53 lower the community's utility bill. Has the same issue with implementation measures for solar
54 because the City of Ukiah sells its own power to its residents. Is of the opinion we are in a unique
55 situation/quandary that needs to be worked out. This may require review of a rate study or a
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 9
1 reevaluation of these issues he raises as well as the building-in mention of the drought conditions
2 so that there is a balanced rate structure.
3 • Although the Climate Action Plan is headed in the right direction and is generally in support of it,
4 there are few items that need to be clarified.
5
6 Staff:
7 • The aforementioned comments will be passed onto Council.
8
9 Commissioner Sanders:
10 • Water and power consumption rate schedules are structurally a 'disconnect.'
11 • Somehow we have to solve the problem that is the antithesis of encouraging conservation. There
12 is a way to do this and citied other countries that are successfully addressing climate change
13 issues.
14
15 Commissioner poble:
16 • Asked the other Commissioners if they agree with the statement that `reducing water
17 consumption by 20% by 2020' is going to lower the community's water bills? This aspect should
18 not be in the document that Council will be reviewing.
19
20 Chair Whetzel/Commissioner Sanders sees the statement as being untruthful and should not go to
21 Council as written unless this is seen as being the future goal.
22
23 Staff: Can the Commission come up with a replacement statement?
24
25 The Commission cannot come up with a replacement statement firsthand and asked why the statement
26 was not initially vetted?
27
28 Staff: This discussion is the vetting of the statement.
29
30 Commissioner poble will consider formulating a replacement statement before the Plan document goes
31 to Council.
32
33 Andrea Davis:
34 • As far as reducing community burden that may not specifically lower water bills, on the other
35 hand we are not having to build a new dam or drill for a new well somewhere so overall that
36 potential cost will go down for the community until it is necessary at which time water rates will
37 have to increase. Sees this as a far better justification for lowering of costs than saying water bills
38 will be reduced with the implementation of low flush devices. Acknowledged though future
39 watershed development and infrastructure is something that may need to be done for the benefit
40 of the community such that the community would have to share in the costs thereof since future
41 infrastructure improvements are essentially an investment in the future and representative of the
42 cost of doing business.
43
44 Commissioner poble:
45 • Agrees with the Ms. Davis. Looking at the statement in the Plan concerning water consumption
46 and costs is not what is really happening. To better justify cost increases it may be that a
47 statement should be included that future infrastructure improvements can be deferred until
48 necessary as a way to look at cost savings to the consumer as opposed to implementing low
49 flush devices, for instance, and call it a cost savings for lowering water bills when in fact this is not
50 really what happens.
51
52 Chair Whetzel:
53 • Preference would be to include a statement about deferring future infrastructure costs as a cost
54 savings as opposed to saying water bills will be lower as a result of implementing low flush
55 devices.
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 10
1 • In the long term even if we do reduce water consumption and do not have to build a new dam or
2 drill a new well, there will be rate increases anyway. As such, the consumer was told a year or
3 two ago to conserve water and in turn the water rates increased because the City did not sell
4 enough water.
5 • Elaborated on County water issues, our water supply/water rights, and the interaction of different
6 agencies making decisions about our water and what essentially occurred with regard to Lake
7 Mendocino as a result and the effect on our water supply. It would appear that if there had been a
8 more aggressive push by local decision makers Lake Mendocino would now be full.
9 • The Climate Action Plan is pretty clear as it relates to CEQA review.
10
11 Staff:
12 • Has knowledge the City has funding set aside for capping the landfill and dealing with the
13 associated issue as has been discussed repeatedly over the years. May be a statement to this
14 effect should be added to the Plan to demonstrate/substantiate capping of the Landfill is a goal of
15 the City.
16
17 Commissioner poble:
18 • `Flaring' of the methane is a methodology that could be used at the Landfill. The only issue is that
19 there is no real indication of quantifying what 'flaring' might do. Carbon emissions at the Landfill
20 have gone down since 2005 to 2010 and it may be a normal occurrence for emissions to
21 decrease and important for people to be aware. As such, the mathematical curve concerning
22 emissions could continue downward, increase or level off. Again, the two largest contributors to
23 GHG emissions (Landfill and Transportation components) are not even on `the dartboard.'
24
25 Staff: These contributors may well be on the `dartboard', but more `silenY in the Plan. Staff will look into
26 this issue.
27
28 Mel Grandi, Director of Public Utilities:
29 • Talked about State mandated reports the City public utility department must complete related to
30 energy conservation issues.
31 • Talked about energy conservation programs/incentives the utility department offers to City
32 customers.
33 • Related to the Climate Action Plan supports education outreach programs that are energy-
34 conservation related.
35
36 Public Hearing Closed: 8:12 p.m.
37
38 Staff: Referred to Appendix A, GHG Inventory Methodology and the section on emissions quantification
39 methodology that contains information about the `City-operated Landfill.' While this section talks about
40 how emissions were quantified where no specific figures were given, the effort was made in the Plan
41 document to at least quantify the emissions coming from the Landfill as provided for on page A-7 of the
42 appendix. Drew attention to the fact this information is included in the methodology section.
43
44 Commissioner poble: The information does not mention the methodology of `flaring,' which is the
45 suggested strategy. Explained that the flaring process converts methane gas to COZ, thus greatly
46 reducing GHG emissions.
47
48 Commission consensus:
49 • Convey to Council that the categories relative to the City Landfill and the two transportation items
50 TL 1.3 and TL 1.4 that are not quantified need to be quantified and/or at least reflected in the
51 document that these areas will be quantified sooner or later.
52 • Convey to Council that review of the tiered rates for water may be necessary.
53
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 11
1 M/S Sanders/Doble to recommend City Council adoption of the City of Ukiah Climate Action Plan with
2 the comments/recommended changes made by the Planning Commission in the workshop as referenced
3 above. Motion carried (3-0).
4
5 10. PLANNING DIRECTOR'S REPORT
6 Planning Director Stump:
7 • Will be no regular Planning Commission meeting on May 28.
8 • At the regular June 11 Planning Commission meeting a workshop will be conducted concerning
9 an implementation program for the MCOG Blueprint Plan that was adopted by MCOG.
10 Senior Planner Jordan provided an overview of the subject matter that will be discussed at that
11 meeting.
12 • City Council recently introduced an ordinance amendment for adoption concerning prohibition on
13 electronic moving message signs.
14 • A formal application has been filed with LAFCO for the Sphere of Influence update.
15 • A revision/update to the City's Housing Element has been submitted to the State Department of
16 Housing and Community Development in which the Commission will have the opportunity to
17 review.
18 • POSCC is working on the Doolin Creek Enhancement Plan and the Gibson Creek Canyon
19 Management Access Plan.
20 • The Planning and Building Department has implemented a new permitting software program.
21 • Reported on the new Outdoor Dining Program pertinent to businesses in the Downtown.
22 • Gave an update on the Palace Hotel violation abatement project and prospects for assistance by
23 way of a `Receivership.'
24
25 Commissioner Sanders inquired about the status of the former Wendy's site, the hospital, and post
26 offices.
27
28 Staff:
29 • Has received no development inquiries regarding the former Wendy's site.
30 • UVMC has submitted a revised application for the ED/ICU Expansion Use Permit and Site
31 Development. Planning Commission will have the opportunity to review the Project.
32
33 11. PLANNING COMMISSIONERS' REPORT
34 Commissioner poble:
35 • Inquired whether City Code Enforcement is doing anything about the eyesore problems on the
36 Blue Drug property.
37
38 Director Stump: Code Enforcement is aware of the problems at the Blue Drug site.
39
40 Chair Whetzel asked about the landscaping for the new City Electrical Substation on Gobbi Street and
41 Orchard Avenue and noted there are weeds that need to be abated and asked who is responsible for
42 maintaining the landscaping which was intended as a demonstration landscape.
43
44 Staff will look into the matter.
45
46 12. ADJOURNMENT
47 There being no further business, the meeting adjourned at 8:20 p.m.
48
49
50 Cathy Elawadly, Recording Secretary
MINUTES OF THE PLANNING COMMISSION May 14, 2014
Page 12
1 UKIAH PLANNING COMMISSION
2 June 11, 2014
3 M i n utes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair Kevin Doble
7 Linda Sanders
8 Judy Pruden
9 Laura Christensen
10
11 STAFF PRESENT OTHERS PRESENT
12 Kim Jordan, Senior Planner Listed below, Respectively
13 Cathy Elawadly, Recording Secretary
14
15 1. CALL TO ORDER
16 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
17 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
18
19 2. ROLL CALL
20
21 3. PLEDGE OF ALLEGIANCE - Everyone cited.
22
23 Commissioner Pruden reported the California flag in front of City Hall is in `tatters.'
24
25 4. APPROVAL OF MINUTES—The minutes from the May 14, 2014 meeting are included for review
26 and approval.
27
28 Commissioner Sanders made the following corrections:
29
30 Page 1, line 53, change `consumption'to `conservation.'
31 Page 5, line 13, change `City'to `County.'
32 Page 12, line 25, revise sentence to read, `Commissioner Sanders inquired about the status of the former
33 Wendy's site, the hospital, and post offices.'
34
35 Commission deferred approval of the May 14, 2013 minutes to the next regular meeting.
36
37 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
38
39 6. APPEAL PROCESS
40
41 7. SITE VISIT VERIFICATION
42
43 8. VERIFICATION OF NOTICE
44
45 9. PUBLIC WORKSHOP
46 9A. Implementation of the Vision Mendocino Blue Print Plan 2030 Local Food System Goals.
47 Review and discussion of the implementation of the local food system goals identified in the
48 Vision Mendocino 2030 Blue Print Plan.
49
50 Naphele Barrett, MCOG:
51 • Gave a project background/current effort overview concerning a State funded regional Blue Print
52 plan developed for Mendocino County and corresponding implementation strategies of the Vision
53 Mendocino 2030 Blue Print Plan Local Food System goals the contents of which are
54 incorporated into the minutes as attachments 1 and 2.
55 • Will answer any questions the Commission may have.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 1
1 Cliff Paulin, Mendocino County Food Policy Council:
2 • Gave an overview concerning MCOG Blueprint 2030 Local Food Initiative as described on page
3 1 of attachment 3 of the staff report also referred to in the minutes as attachment 3.
4 • Will answer any questions the Commission may have.
5
6 Commissioner Sanders:
7 • Related to the Blue Print grant expiring June 30, 2014, will there be a position funded with the
8 remaining available funds?
9 • What persons/groups/agencies make up the Mendocino County Food Policy Council?
10 • Would like to hear more about the preferred scenario/final plan relative to the local food system
11 where after browsing through the corresponding website found the overall grade for the local food
12 system to be a C- and inquired why this is being looked at now as a priority when this appears to
13 have a time constraint and there is not a lot of money to move forward in the other areas that
14 were graded higher.
15
16 Naphele Barrett:
17 • The grant amount was $60,000 and was used for work on the final phase of the blueprint
18 planning process that focused on the implementation of the plan that could not begin until Phase
19 III was completed. The funding was essentially used for costs associated with MCOG/local
20 agency staff time, training, direct costs and consultant services. As of June 30th, the funds will be
21 expended with no remaining funds for any type of funded position(s).
22 • Related to the rating system in the Blue Print plan, this was an exercise undertaken for Phase III
23 for the different growth scenarios that were developed and reviewed by the public. Some system
24 was needed for comparing the scenarios to each other and this is the reason the report card
25 system was formulated so that each scenario was graded in the different areas. The C- received
26 in `proximity to the local food source', measured new households that live within two miles of a
27 local food source where certain data was analyzed in this regard. What the results shows is not
28 necessarily a grade for level of importance, but rather shows there is room for improvement.
29 • Based on public feedback two scenarios emerged as the most supported and they include: 1)
30 Infill Growth Scenario; 2) Sustainable Local Resource Based Economy Scenario where a
31 mixture/hybrid of these two scenarios was created as the preferred scenario. The `Preferred
32 Scenario' received an `A' for its limited/little impact to resource lands and city and community
33 development meaning infill growth would be promoted and much of the new residential growth
34 would be focused in existing communities and cities, near transportation alternatives such as
35 transit and bicycle and pedestrian facilities where development would occur in a manner that
36 would support and encourage growth in sustainable natural resource industries. The resource
37 lands themselves would be maintained, but development would occur nearby to promote active
38 use of the lands.
39 • According to the growth scenarios, some scenarios were strong while others were lacking. Those
40 lacking are the local food system and impacts to water districts where in areas that are
41 developed, the water systems are nearing their capacity so to allow and/or promote infill growth
42 impacts to water districts would have to be addressed.
43 • Of the guiding principles that support the preferred scenario in the Vision Mendocino 2030 plan,
44 the `Local Food System' requires the most work and improvement. The guiding principles and
45 corresponding Vision Mendocino 2030 implementation strategies address economic vitality,
46 natural resource conservation, focused development, transportation choices, adequate housing
47 supply community character and design, plan for future infrastructure and local food system.
48
49 Cliff Paulin:
50 • Mendocino County Food Policy Council is comprised of a broad spectrum of stakeholders that
51 include members of government (County Agricultural Commissioner/Public Health etc.), and
52 people in the non-governmental sector such as farmers/ranchers, and persons/agencies that
53 work with food and population related issues associated with low-income persons/families.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 2
1 • MCOG has contracted with Mendocino County Food Policy Council (FPC to assist in
2 implementation of enhancing the local food system and promoting sustainability and these efforts
3 also compliment the work of the EPC as identified in the Food Action Plan (FAP).
4
5 Commissioner Sanders:
6 • Related to the survey results and an appendix in the Final Plan, found the Countywide top
7 priorities very telling. Focusing on Ukiah, transportation, roads, jobs and public transit were of
8 high priority. For Willits, local food system and sustainability and water quality conservation were
9 of high priority. For Fort Bragg, the local food system and sustainability and alternative
10 transportation were rated high.
11 • Finds the survey results noteworthy and interesting where communities that were developed are
12 located. Calpella and Ukiah are among those communities.
13
14 Naphele Barrett:
15 • The `mapping' of communities was the result of public workshops, online exercises, etc., where
16 the highest Blue Print plan priorities were selected and rated for each of these communities,
17 Countywide.
18 • Specific to Ukiah, the highest priority was improving transportation and road infrastructure,
19 followed by providing more or better jobs, improve public transit, improve housing supply choices
20 and affordability, and preservation of agricultural resources.
21 • The data received from County outreach efforts was used to build the concepts of the scenarios
22 where 2030 Blueprint Plan identified five priority issues for Mendocino County: 1) provide more
23 or better jobs; 2) enhance the local food system; 3) improve alternative transportation; 4) improve
24 housing supply choices and affordability; 5) improve water quality and encourage water
25 conservation. These priorities are reflected in the report card system that was established for the
26 growth scenarios. The intent is to incorporate those priorities into the alternate growth scenarios.
27 When talking about data and mapping, some things are easier to map than others.
28
29 Commissioner Sanders:
30 • Sees that enhance the local food system is a level II priority of the five top priorities established
31 as a whole, Countywide.
32
33 Commissioner Pruden:
34 • Listened to a lengthy discussion from Jen Daulton regarding the blueprint planning effort and
35 asked if Mendocino County Food Policy Council was an appointed and/or grassroots council and
36 where does funding come from? When the MCOG grant funding ends June 30t"' how will
37 Mendocino County Food Policy Council be affected?
38
39 Cliff Paulin:
40 • Confirmed Mendocino County Food Policy Council is a `grassroots' council. There was some
41 funding that came through Mendocino County Public Health at one point to fund staff. Jen
42 Daulton is the Council coordinator so this is the Council's only staff support person. This funding
43 will be coming to a close later on in the year.
44 • The Council is seeking additional funding from a number of sources. The existing contract does
45 not affect the ongoing operations since the Council is contracted on a short term basis to provide
46 assistance to MCOG relevant to implementation strategies of enhancing the local food system
47 and promoting sustainability. There will be no effect on the ongoing work of the Council when this
48 contract expires. Other than Jen Dalton, Mendocino County Food Policy Council is a voluntary-
49 based council.
50
51 Commissioner Sanders referred to attachment 3 of the staff report and asked questions related to
52 `Cottage Food Operations.'
53 • What are `listed non-hazardous foods?'
54 • How might a cottage food operation impact a residential neighborhood?
55
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 3
1 Cliff Paulin:
2 • Listed non-hazardous foods were initially outlined in the California Homemade Food Act. There
3 was a list of foods that was considered non-hazardous meaning at a low risk for contamination of
4 botulism and that list is being expanded by the California state legislature over time. Provided the
5 Commission with a current list of non-hazardous foods.
6
7 Senior Planner Jordan gave a staff report:
8 • Mendocino County Food Policy Council (FPC) has met with planning staff from Fort Bragg,
9 Willits, Ukiah and the County of Mendocino to identify priority areas needing work. Four primary
10 topic areas were identified as part of a work plan. The identified areas of interest and importance
11 for local agencies that were determined to be feasible for implementation within the grant
12 timeframe were: 1) State law for cottage food operations 2) community gardens 3) backyard
13 animals 4) urban produce stands. Since the grant funding ends shortly, the workshop tonight is
14 the only opportunity to put forth some ideas in response to other public/local agency discussions
15 concerning the four primary topics identified above and determine whether or not these topics are
16 of sufficient interest and importance such that possible City code amendments that involve public
17 noticing processes, and review by the Planning Commission and City Council would be
18 necessary.
19 • `Cottage food operations' is not addressed at all in the Zoning Ordinance. The FPC in attachment
20 3 provides a summary of the discussions related to each of the four aforementioned primary
21 topics. Attachment 4 of the staff report includes the closest City zoning information related to
22 these four primary topics.
23 • Staff receives inquiries from people that have an expressed interest in these topics.
24 • The Planning Commission as land use decision makers or that makes recommendations to
25 Council, has the opportunity to provide feedback regarding these topics before the grant expires
26 June 30th. Essentially what the available grant funds provide is an opportunity to potentially
27 amend existing City codes to implement Vision Mendocino 2030 Blue Print and to address areas
28 of interest that have been expressed by public members and decision makers.
29 • Staff requests the Commission review and discuss the information and provide direction to staff.
30
31 Cottaqe Food Operations
32
33 Chair Whetzel:
34 • There is likely a lot of cottage food operations already occurring in the community where people
35 are preparing food at home and selling it without it being codified.
36 • Supports that people can legally do in-home food preparation for retail sale.
37
38 Commissioner Pruden:
39 • Language in paragraph 2 of attachment 3 states, `grant a nondiscretionary permit to use a
40 residence as any cottage food operation that complies with local ordinances prescribing
41 reasonable standards, restrictions, and requirements concerning spacing and concentration,
42 traffic control, parking, and noise control relating to those homes,' and commented we do not use
43 the term `nondiscretionary permit.' The most common term is `ministerial permiY which does not
44 require the discretionary act.
45 • The language in paragraph 3 of attachment 3 states, `Require any cottage food operation to apply
46 for a permit to use a residence for its operation,' refers to the permit process and agrees with the
47 concept in this regard. The Zoning Administrator would review minor use permits and the
48 Planning Commission would review major use permits.
49 • Mendocino County Environmental Health ensures that food safety handling procedures are met
50 where a permit to operate must be obtained. The Planning Commission has no regulatory power
51 over County Environmental Health.
52 • It may be the threshold defining Cottage Food Operations has already been set with the quantity
53 of food that can be produced and net sales, etc. Once a business goes past this threshold, it
54 creates other affects, such as bigger kitchens that would likely require a use permit and/or some
55 type of review process. It may be if a cottage food business is small initially, it would not create a
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 4
1 problem for a neighborhood. Is of the opinion the most important element related to `Home
2 Occupation' is that the residential character of the neighborhood is not disrupted.
3
4 Senior Planner Jordan:
5 • Related to allowance of Cottage Food Operations (CFOs) under zoning regulations and the three
6 options for how to treat CFOs this could be a nondiscretionary/discretionary permit or through the
7 ministerial process with the point being is if that business meets the requirements there is no use
8 permit required. While our authority is somewhat limited it may well be that the law would require
9 a discretionary permit to operate.
10 • The feedback staff is asking for is how permissive or regulatory does the Commission think we
11 should be related to this particular use.
12 • Supports the approach to be taken for Cottage Food Operations similar to how certain uses are
13 treated in the DZC and this is if the use complies with all the requirements, the use would be
14 allowed by right.
15 • If the Commission sees a value in requiring a use permit for CFOs this should be discussed. If the
16 Commission has concerns about certain impacts that this use could create in neighborhoods the
17 potential impacts should be identified.
18
19 Chair Whetzel:
20 • Asked if there was already a definition for a cottage industry/cottage food operation such that this
21 language could be modified and incorporated into as the City's requirements related to Cottage
22 Food Operations.
23
24 Commissioner Christensen:
25 • Would like to have a better understanding of what is being asked of the Commission here tonight
26 with regard to attachment 3, MCOG Blueprint 2030 Local Food Initiative.
27
28 Senior Planner Jordan:
29 • Is asking the Commission to determine how CFOs should be treated with regard to
30 rules/regulations. Does the Commission approve of the use? Does the Commission want to be
31 permissive about how this use should be treated and provide for a set of standards that cottage
32 food operators must comply with or does the Commission want to have more oversight, public
33 notice and require a use permit?
34 • In the context related to cottage food operations does the Commission have concerns about how
35 this use may positively/negatively impact or not impact the neighborhood? Cottage Food
36 Operations is considered an accessory use in a residential area.
37
38 Commissioner Sanders:
39 • Is generally fine with having Cottage Food Operations but has concerns about how this use could
40 impact neighborhoods, particularly with regard to parking in neighborhoods that are really dense.
41 • Buying homemade food at a particular residence is certainly an option.
42 • Expressed concern how CFOs could impacUaffect the Farmer's Market. Would competition be
43 encouraged between a home-retailer versus sales at the Farmer's Market?
44
45 Chair Whetzel:
46 • Related to Cottage Food Operations, does not see people coming to a house buying homemade
47 food off the front porch.
48
49 Senior Planner Jordan:
50 • If Cottage Food Operations were competitive with the Farmer's Market would this be considered
51 a negative?
52
53 Commissioner Sanders:
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 5
1 • Would like to hear from people that run the Farmer's Market about their opinion on the potential
2 for Cottage Food Operations. Has no knowledge whether or not people that run the Farmer's
3 Market have been part of the discussions.
4 • Has no opinion at this point about whether CFOs should require a use permit.
5 • Likes that State law governs CFOs. Has concern if cottage food businesses became so popular
6 how this would be addressed and the other concern is what options do the neighbors have.
7 • Asked about public noticing?
8
9 Commissioner Pruden:
10 • Under State law can food be shipped via internet? We should know what ingredients go into the
11 food. A chocolate chip cookie looks like a chocolate chip cookie, but what is in it?
12 • Views cottage food industries the same as `Home Occupations.' With Home Occupations, the
13 intent is to not detract from but rather to preserve the character of the neighborhood by carefully
14 looking at traffic, signage, and/or any potential nuisance issues. A cottage food operation would
15 not really differ from that of a CPA home occupation with clients coming in a few times a day. The
16 City currently allows Home Occupations. Would like cottage food industries to be subject to the
17 discretionary review process that could be a minor use permit so that the public has the
18 opportunity to express their concerns.
19 • Sees Cottage Food Operations as a doable kind of business.
20 • Cottage Food Operations is a new use. Restaurants are prohibited as a home occupation in
21 residential areas. The DZC prohibits food handling/processing/packaging. In terms of Cottage
22 Food Operations being a new use would like to begin with a more conservative approach and
23 make this a separate use from that of Home Occupation having discretionary review to make
24 certain the use is not creating a problem and once any/all issues are addressed it may be
25 `Cottage Food Operations' would be looked the same as `Home Occupation.' Regardless, a
26 business license must be obtained the same as for a Home Occupation.
27 • Referred to Zoning Ordinance section 9278, Home Occupations, definitions and noted this
28 section would likely have to be modified should CFOs become a legitimate and recognized use.
29
30 Cliff Paulin:
31 • There are two types of Cottage Food Operations that are permitted under State law regulating
32 this use: 1) Class A operations (Direct Sales only) and Class B operations (indirect sales also
33 allowed) and explained how these work.
34 • Currently food cannot be shipped via the internet and/or sales by mail and is a discussion that is
35 happening within districts, statewide including with environmental health directors. There are
36 differing interpretations of state law as to whether internet sales or sales by mail should be
37 permitted or not.
38 • Related to CFOs acknowledged there is the issue of addressing traffic in the neighborhood and in
39 terms of whether the Farmer's Market would be supportive or not is not known. People selling
40 their food there would have to follow the same procedures as that of any vendor at the Farmer's
41 Market.
42
43 Commissioner Christensen:
44 • Related to non-hazardous foods, asked about regulations for edible cannabinoids, such as
45 homemade cookies, candy. This is something the Commission should think about.
46 • A person working in the cottage food industry trying to create edible food to sell in a dispensary
47 he/she would likely have onsite oils or quantities of marijuana, etc. Would have to think about how
48 the City has handled marijuana growing operations. While somewhat permissive about this type
49 of cottage food industry operation would want to make certain neighborhoods stay safe. `A
50 chocolate chip cookie looks like a chocolate chip cookie' to a child. Children are very susceptible
51 to ingesting such items. It is not the Commission's job to solve that particular problem, but if we
52 are going to allow cottage industry food production the subject of cannabinoids, cannabis oils
53 etc., and marijuana will come up and people will have concerns in this regard.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 6
1 • Has concern about impacts to neighborhoods such as parking, traffic that must be looked at if
2 code amendments are to occur. Is of the opinion residential neighborhoods and citizens should
3 be protected from having their neighborhoods inundated with cottage food industries.
4
5 Cliff Paulin:
6 • The Homemade Food Act does not currently speak to edible cannabinoids/marijuana. To become
7 a cottage food operator one has to go to County Environmental Health and list what foods are
8 going to be produced for sale. Has no knowledge whether County Environmental Health has
9 made a determination about edible cannabinoids and is of the opinion edible cannabinoids would
10 not likely be permitted.
11 • The intent for CFOs is to develop requirements similar to Home Occupations that are consistent
12 with State law while ensuring compatibility with surrounding uses and development and
13 compliance with City code related to noise, grease trap/water waste, parking requirements and
14 development standards.
15 • Currently, Under section 51035 of the California Homemade Food Act local jurisdictions have
16 three options for how to treat CFOs under zoning regulations that are outlined in attachment 3
17 concerning Cottage Food Operations. Should an entrepreneurial Cottage Food business become
18 successful and expand, the business would have to go to a larger commercial kitchen facility.
19 • With the criteria to be considered relative to CFOs, the driving factor related to allowing them is
20 that the residential quality of the neighborhood must always be maintained.
21
22 Senior Planner Jordan:
23 • Related to the discussion of possibly requiring a minor use permit and/or treating Cottage Food
24 Operations like that of `Home Occupations,' the City does not require a minor use permit for
25 Home Occupations. Instead, there are certain requirements that must be looked at related to the
26 benefit and purpose of allowing a particular Home Occupation in a residential neighborhood.
27 • Would not recommend putting CFOs into the Home Occupation definition that we have. A better
28 approach might be to do something closer to what the DZC requires related to Home Occupation.
29 Under the DZC, if a business complies with all the requirements that are intended to address the
30 potential impacts associated with a particular use, the use would be allowed by right. Utilizing this
31 approach eliminates the need for a use permit until which time certain thresholds are reached
32 where, for instance, a business owner might have to expand his/her residential cottage food
33 operation to a commercial business and/or for some other type of opportunity that may require a
34 use permit.
35 • As far as tonight's objective, is asking if the Commission approves of the path taken with regard
36 to CFOs information that is being presented and considered in terms of the level of permitting as
37 opposed to a discussion about which City codes to modify and how. We are not there yet.
38 • Staff will be looking at different code sections to determine which are relevant to CFOs.
39 Accordingly, the approach staff will likely take is to have applicants complete a form as to what
40 food(s) will be produced and how this would work, including a floor plan. City Public Works,
41 Planning and Building and Fire departments would also review this application. The Planning
42 department would review the project for consistency with the applicable standards required for
43 this use. County Environmental Health and Public Health would also review the project.
44 • Currently for a Home Occupation, no public noticing is required and a person applying for a
45 business license to operate, is asked briefly to describe what is being done in the residence in
46 checklist format and the Planning department advises of what the limitations are associated with
47 the use and signs off on the business license. There are no other requirements.
48
49 Commissioner Pruden:
50 • The DZC would have to be amended because food handling/processing/packaging is not
51 allowed.
52
53 Senior Planner Jordan:
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 7
1 • Clarified that food handling/processing/packaging does not pertain to the home industry but rather
2 intended for a use that is the primary use. Cottage food industries are accessory uses for
3 residential areas.
4 • A business license would be required for a cottage food business in a residential area.
5 • Cottage Food Operations is a new type of use that some people choose not to pursue. Since the
6 use is new not all of the requirements have been worked out by the governing agencies.
7
8 Chair Whetzel:
9 • Preference would be to have some type of discretionary review although it appears this is
10 covered.Would like the Zoning Administrator to review cottage food business permit applications.
11 • Inquired about the procedure and whether the checklist asks whether the applicant has approval
12 from County Environmental Health and Public Health and obtained a City business license?
13 • Again, would like to see some sort of oversight with regard to CFOs.
14
15 Senior Planner Jordan:
16 • The Zoning Administrator reviews minor use permits and asked if this is the objective Chair
17 Whetzel has in mind?
18 • For a non-discretionary use permit we create the standard. An application form can be created
19 where various questions are asked related to information that demonstrates how he/she is in
20 compliance with the requirements. There would be a section where each relevant City
21 department or County agency can review the application and sign off or not. The non-
22 discretionary approach does not involve the Zoning Administrator and means that some member
23 of the Planning staff which could be the Director of Planning reviews the information provided and
24 requirements for compliance with the zoning regulations and signs off or not on that form.
25
26 Commissioner Christensen:
27 • It appears the Commissioners are going with Option 2 of attachment 3 and asked if the
28 Commission were to go with Option 1, that there is really nothing the applicant has to do where
29 he/she can just start baking?What about enforcement of standards?
30
31 Chair Whetzel:
32 • With the handling and inspection classifications would a Class B require a higher level of review?
33
34 Senior Planner Jordan:
35 • Related to Option 1, regulation of the use is essentially whether or not the applicant complies with
36 the rules set forth in the standards. The standards include approval from County Environmental
37 Health and County Health, as well as various City departments.
38 • Related to Option 2, the value in this is people are more serious about what they are doing having
39 to complete a form/checklist with approval from various agencies and city staff.
40
41 Ciff Paulin:
42 • A Class A or Class B represents the level of review Environmental Health has to do.
43
44 Commission consensus:
45 • Is fine with non-discretionary approach (Option 2 of attachment 3) provided the applicant
46 complies with the required standards such that if a person is in violation with a standard that has
47 been established this would be a code enforcement issue that would have to be addressed.
48
49 Communitv Gardens:
50
51 Senior Planner Jordan:
52 • The City has community gardens and all have gone through the use permit process.
53 • Community gardens in the DZC are allowed by right subject to compliance with specific
54 requirements.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 8
1 • The intent would be to allow community gardens by right in appropriate zoning districts
2 throughout the City and to use the existing requirements for community gardens included in the
3 DZC as specifically provided for in attachment 3 relevant to the community gardens section.
4
5 Commission consensus:
6 • Community gardens are good for the community and highly support the concept.
7 • Supports staff recommendation to model the DZC requirements for community gardens in all
8 zoning districts.
9
10 Backvard Animals
11
12 Senior Planner Jordan:
13 • The City receives regular inquiries about having chickens in backyards. The City currently allows
14 chickens, rabbits and one bee hive per parcel with approval of a minor use permit and prohibits
15 roosters, turkeys, ducks, geese, and swine and referred to Zoning Code section 9182: Animals
16 within the City.
17 • The City of Fort Bragg recently adopted an ordinance for certain animals that are allowed subject
18 to specific regulations, i.e., for example setbacks, minimal parcel sizes:
19 o Bees
20 o Fowl, aviary, poultry(roosters are prohibited)
21 o Hogs and swine
22 o Cows and horses
23 o Small animals (chinchillas, rabbits, other small animals)
24 o Goats, sheep, pot belly pigs
25 o Large animals (emus, Ilamas, miniature horses, donkeys, ostriches, other similar
26 animals)
27 • Asked the Commission to identify the types of animals that would be appropriate in the City.
28
29 Chair Whetzel:
30 • Okay with beekeeping, fowl, small animals, goats, sheep depending upon parcel size.
31 • Not okay with hogs and swine, cows and horses, large animals.
32 • Preference would be for the applicant to complete a form identifying the type of animals he/she
33 wants to have and what they would use the animals for.
34 • While allowing a goat for purposes of milk would be acceptable, having a horse on a City lot
35 would not. Could see having a horse on an acre lot.
36 • Would be inclined to go with an `Option 2 scenario' like that of the cottage food industry having a
37 non-discretionary permit.
38
39 Commissioner Pruden:
40 • Agrees with Chair Whetzel.
41 • Has chickens that actually predate the City code in this regard. City residents are allowed six
42 hens and no roosters.
43 • Just about any kind of fowl is noisy. Chickens are acceptable, but other types of fowl such as
44 turkeys would be too noisy in a residential neighborhood.
45 • Would defer to two city staff that keep bees as to how this is done. While beehives are excellent,
46 bees do swarm.Would need to know more about the swarming of bees.
47 • Has no problem with small animals (chinchillas, rabbits, other small animals).
48 • Goats have quite a bit of odor. Have to be cognizant of animals that make noise, which would not
49 be appropriate in neighborhoods.
50 • Miniature horses are identified under the ADA laws as an acceptable ADA service animal. Sees
51 no problem with a person having an ADA horse provided there is adequate acreage. An ADA
52 horse would be acceptable in the hillside district. Hillside districts require discretionary review.
53 • Adequate acreage would be also be necessary for hogs and swine, cows and horses, goats
54 sheep, pot belly pigs.
55 • The animals could be kept as pets or for food.
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Page 9
1 • Weavers keep rabbits for purposes of harvesting their fur.
2
3 Senior Planner Jordan:
4 • Some people might want to have sheep for wool purposes.
5 • The average lot size in the City is 6,000 sq. ft. Asked the Commission to think about what type,
6 how many, humane treatment and/or factors associated with backyard animals that would be
7 appropriate on a 6,000 sq. ft. lot with certain requirements. Further asked the Commission to
8 keep in mind what animals are currently allowed in the zoning code.
9 • The City does have some larger lot sizes where some of the animals on the Fort Bragg model of
10 acceptable backyard animals could be considered as acceptable.
11
12 Chair Pruden:
13 • Has a 10,000 sq. ft. lot, and while her chickens are grandfathered in because of having raised
14 them for so long before codification in this regard, does comply with lot setbacks. Will say that by
15 the time the setback requirements are met it is difficult to provide for a chicken coup of sufficient
16 size.
17 • Rabbits would require a hutch that would not take up too much space. However, any other type of
18 animal that needs to be penned would need at least 100 sq. ft. The animals have to live in a
19 humane environment.
20
21 Commissioner Sanders:
22 • Would like more information about the keeping of backyard animals. Notes the City of San
23 Francisco has very specific requirements about the keeping of backyard animals since the
24 neighborhoods are very dense. Would like to see what the policies are for backyard animals in
25 other jurisdictions in terms of the numbers and type of animals allowed.
26 • Asked if feedback from the County Agriculture Commission was part of the process for Fort
27 Bragg. What kind of research did Fort Bragg use to come up with the number and type of animals
28 for its backyard animal ordinance?
29 • Related to responsible caretaking of animals asked if the City of Fort Bragg discussed how
30 backyard animals in neighborhoods were going to work.
31
32 Cliff Paulin:
33 • The City of Fort Bragg recently updated its land use code to address backyard animals and
34 explained the requirements.
35 • Jurisdictions treat the keeping of backyard animals differently. The most applicable jurisdiction to
36 the City of Ukiah would be the Fort Bragg standards established for backyard animals.
37 • Related to the animals allowed in the zoning districts, would need to specify the number allowed,
38 locational requirements in terms of setbacks from property lines, minimum parcel sizes and
39 other/or related possible requirements to ensure compatibility with surrounding uses and
40 development and compliance with City code.
41 • Does not know if the County Agriculture Commission was involved with the City of Fort Bragg
42 land use code update related to backyard animals. It is likely Fort Bragg looked at other
43 jurisdictions and codes related to backyard animals where the corresponding Planning
44 department came up with code requirements that made sense.
45 • Does not know if the zoning code specially addresses the humane treatment of animals. Local
46 and State law would likely address this issue. Also, any complaint from a neighboring property
47 owner about living conditions and/or treatment would be investigated by the appropriate agency.
48
49 Chair Whetzel:
50 • Is unable to continue chairing the meeting and asked Commissioner Pruden to chair.
51 • Likes the standards the City of Fort Bragg has adopted for the keeping of backyard animals.
52 • Related to the topic of `Urban Produce Stands,' there may be some conflict with the Farmer's
53 Market. Important to look at what produce stands would be appropriate and to make certain the
54 standards developed comply with surrounding uses and development and City code relative to
55 noise, parking, and development standards.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 10
1 • Would like to see the same type of review for`Urban Produce Stands' as that of the Cottage Food
2 Operations where an applicant must complete a form/checklist. The applicant would be required
3 to disclose what type of produce is being sold, the location, the size of the stand, parking/people
4 driving to the stand, and/or other relevant information for Planning staff to review in terms of
5 potential impacts to the neighborhood and compliance with City code standards. Want to keep
6 our neighborhoods quiet and happy by making sure all impacts are addressed even though the
7 produce stands may occur infrequently/seasonally.
8
9 Commissioner Christensen:
10 • Is concerned about backyard animals having sufficient living space.
11 • If someone were keeping chickens or rabbits for meat purposes in a residential neighborhood
12 what about the oversight as to how they are butchered?
13
14 Acting Chair Pruden:
15 • It may be that people are prohibited from disposing of certain kinds of carcasses with the local
16 garbage company.
17 • Likes Fort Bragg's approach noting it to be reasonable. Sees no purpose in keeping animals that
18 do not produce, such as milk or eggs or where fur is harvested or to allow people to keep unusual
19 pets, such as an ostrich.
20 • In addition to quantifying the size of the flock, determining the size of the lot for larger animals, do
21 not allow animal species that do not produce something. Some of the animals listed do not make
22 sense in the City limits, such as Ilamas. Llamas make sense in the County on property where
23 there is sufficient acreage. There is a point where certain animals do not fit in an urban setting,
24 such as emus, Ilamas, donkeys, and ostriches. These kinds of animals can get lose in town
25 where time and money is spent dealing with the problem.
26 • Cows and goats in particular are milk producing animals. However, there may be a problem with
27 the local garbage company about the disposing of carcasses if animals are being kept for meat.
28 This needs to be checked on.
29 • The humane treatment of animals is very important.
30 • Related to the Fort Bragg model of animals allowed in residential area, some would serve no
31 purpose other than to satisfy someone's ego.
32 • Would be okay with allowing some of the larger animals on the model list on large size parcels,
33 but that the amount of acreage needs to be clearly established.
34 • Cited a person that resides in the hillside zoning district who brings in goats from time to time to
35 eat the grass. Does not have a problem with this.
36
37 Cliff Paulin:
38 • Law that governs slaughtering is related to where the animal is destined for. Meat intended for
39 home consumption are subject to rules for ranch/facility slaughter and state inspections. There is
40 no prohibition and/or state law against people processing animals for their own home use. This
41 might be something the Commission would want to consider.
42 • It is unlikely the slaughtering of backyard animals would generate much additional noise.
43 • Added there is a distinction between animals that are permitted and animals that reside on a
44 temporary basis, such as for vegetation control.
45 • The City of Willits has language in their zoning code that addresses sheep and goats being
46 brought in for temporary vegetation control and is allowed for no more than four weeks in a six
47 month period.
48
49 Acting Chair Pruden:
50 • It may be the City of Ukiah should also have zoning code language that addresses having
51 animals for temporary vegetation control.
52
53 Cliff Paulin:
54 • The distinction is related to the number of animals. If there is a larger herd of goats that come in
55 for a short period time, it is likely to have a smaller impact on the neighborhood than the number
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 11
1 of goats residing on a permanent basis. Placing a distinction on the number of animals and
2 acreage is worthy of consideration.
3 • City of Ukiah can certainly modify what the City of Fort Bragg has done relevant to the keeping of
4 backyard animals, but the intent for Fort Bragg was to establish a set of standards that did not
5 require so much time of staff to process the permit application. The City of Fort Bragg depending
6 upon what type of parcel and the zoning allows specific animals as a permissive use. Of course
7 for areas of higher density for certain uses a permit would be required. While looking at the lot
8 size and type of animal is important, looking at the level of staff time oversight is required to
9 process the use permit is also important. More often than not a $500 application fee does not
10 really cover staff time.
11
12 Commissioner Sanders:
13 • Is not convinced that expanding on what we are currently doing with regard to backyard animals
14 other than fowl is the way to go. As far as miniature horses, pot belly pigs would need more
15 information.
16
17 Acting Chair Pruden:
18 • It is likely that when the standards are established most of the lots in Ukiah will not qualify.
19 • Related to keeping chickens, the $500 fee to process the use permit is the reason the City does
20 not see more chickens in residential areas.
21 • Finds having chickens to be very beneficial in so many ways.
22
23 Senior Planner Jordan:
24 • For chickens, if certain standards can be made related to parcel size, number, and location for a
25 pen or coup, and people are able to comply with the standards created there may an opportunity
26 to legalize having chickens by right without a use permit and associated fee. This approach would
27 lessen staff time to process the use permit.
28
29 Commissioner Consensus:
30 • Develop standards similar to that of Fort Bragg related to parcel size, number, type of animal and
31 locational requirements to allow specific backyard animals by right without a use permit as
32 discussed above. The standards developed will determine what animals will be allowed by right
33 and those requiring a use permit.
34
35 Urban Produce Stands
36
37 Acting Chair Pruden:
38 • There is one illegal produce stand that operates in the Wagonseller Neighborhood. Is of the
39 opinion produce stands should be temporary and seasonal. Produce stands are a great idea.
40 • Is of the opinion, people would not frequent a produce stand in the winter. It may be that a person
41 could put up a table under his/her porch to sell produce.
42 • Would find it strange if a person were selling apricots in February. This would indicate the
43 produce came from somewhere else. As such, there should be a context as to what is sold and
44 when.
45 • A produce stand does not have to be more than an umbrella and table. It does not have to be a
46 structure.
47 • Asked if the Nelson Ranch that sells fresh fruit is regulated? Any fruit not sold at the end of the
48 day is thrown away and/or donated.
49 • Is interested in seeing produce stands in the community.
50 • The City regulates the number of garage sales that can occur in a residential neighborhood so we
51 can regulate the amount of time a produce stand is open or can sell. The selling of produce
52 needs to be in context with the season appropriate to that particular vegetable or fruit.
53 • Would not want to see a permanent structure because some people might set it in a place that
54 could impede light-of-site for traffic. Preference would be a table and umbrella. Rule could require
55 the structure be easily removed.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 12
1 Senior Planner Jordan:
2 • Should distinguish between temporary and seasonal. Some people can grow produce year round.
3 What is the frequency of temporary?What is seasonal?
4 • Related to what is being sold and when, there may be a benefit to having an application form that
5 is reviewed. This would distinguish whether or not the produce is grown onsite.
6 • Asked the Commission about the statement that produce is grown on or `near the location of the
7 stand.' This has been a conversation the Commission/staff has had before where the majority is
8 of the opinion the produce needs to be grown on the parcel. The question comes up what about
9 the person who grows produce but does not want to operate a produce stand, but the neighbor
10 next door does. How should this be treated? Should a neighbor or someone on your block be
11 able to share a produce stand?
12
13 Commissioner Christensen:
14 • How do you regulate having a produce stand where produce comes from other locations and not
15 just from the garden of the person selling the produce?
16
17 Cliff Paulin:
18 • The City has the opportunity in crafting regulations related to an urban produce stand to require
19 that all produce being sold be produced onsite.
20 • California state law allows for produce stands that are permitted to sell fresh produce produced
21 on or near the location of the stand.
22 • Under California law, there is a distinction between a produce stand and a farm stand. A produce
23 stand sells produce and shell eggs. A farm stand is more of roadside stand that in addition to
24 produce sells homemade foods and beverages. Related square footage in this regard would be
25 dedicated to non-farming activities.
26 • Establishing produce stand rules would allow people who have backyard gardens to sell their
27 excess produce.
28 • There may be the potential for some competition by allowing urban produce stands. Sees this as
29 the healthiest form of competition. It may be that produce stands in residential neighborhoods
30 would be located far enough away from the Farmer's Market.
31 • Urban Produce Stands provide the opportunity for the sale of excess produce and shell eggs
32 grown in residential areas to be sold onsite. The advantage is that fresh produce is available in
33 neighborhoods that might not otherwise have access to fresh fruits, vegetables, eggs.
34 • It is likely the Nelson fruit stand is regulated as a produce stand.
35
36 Commissioner Sanders:
37 • Does California law require building a structure for a produce stand?
38 • Could everyone in a neighborhood have a produce stand? A person could have a mini Farmer's
39 Market in his/her neighborhood. We should probably look at the element of potential competition
40 between Farmer's Market and neighborhood produce stands.
41
42 Cliff Paulin:
43 • State law does not mandate any particular structure or what it has to look like. The County of
44 Mendocino has a rule about size limitations/placement for roadside structures that sell produce in
45 relation to roadways. It may be the size/height of a stand should be a consideration so as not to
46 aesthetically detract from the characteristics of the neighborhood.
47 • The temporary and seasonal sales can be addressed in different ways.
48
49 Acting Chair Pruden:
50 • Is fine with the concept of sharing a produce stand provided there is some logical connection.
51 • 63% of Ukiah residents grow gardens leaving 37% as consumers.
52 • It may be that rules concerning `number and distance' are necessary. Really cannot see Ukiah
53 saturated with zucchini stands.
54 • Preference would be the garage sale type of approach where a table/umbrella is used rather
55 than a structure.
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 13
1 • Has never seen a produce stand that was overly attractive.
2
3 Senior Planner Jordan:
4 • Everyone in a neighborhood could conceivably have a produce stand and this is the reason for
5 the discussion. The regulations developed will determine what can or cannot occur. The number
6 of stands within a neighborhood block could be limited. For example, the DZC only allows a
7 Large Family Daycare in certain locations.
8 • Competition is a planning consideration.
9 • Related to a produce stand structure, staff is talking about the possibility of having a structure
10 limited to a certain size that when not in use needs to be removed as opposed using a table and
11 umbrella. During the season when produce is being sold, there would be a structure in a
12 person's yard. What is meant by a structure is like that of a lemonade stand.
13
14 Commissioner Christensen:
15 • Would there be setback/building code requirements associated with the structure?
16 • To keep the structure temporary and not compete with the Farmer's Market is to require the
17 structure be removed every night and only allow so many days per year.
18
19 Senior Planner Jordan:
20 • Likely no setback/building code requirements are necessary for the structure. Such a structure
21 may not meet the square footage threshold for a building permit. The structure does not have to
22 be large. The structure could be made from one sheet of plywood.
23 • What would be the concern if a person wanted to leave the stand up overnight for the season?
24
25 Commissioner Christensen:
26 • To build something sturdy enough to stand for months at a time, the structure would be
27 substantial and might block the line-of-sight for traffic or view. Neighbors might not want to stare
28 at such a structure for a long period of time. The structure could be dangerous and blow over on
29 someone for instance.
30
31 Senior Planner Jordan:
32 • It appears the Commission supports selling produce in a front yard, but that the structure needs
33 to be removed at night and possibly limited to a table and an umbrella such that anything that is
34 an actual structure is not strongly supported.
35
36 Commissioner consensus:
37 • Develop standards that ensure compatibility with surrounding uses/development and complies
38 with the zoning code.
39 • Preference would be a temporary structure to be removed at night that is a table and umbrella
40 using the garage sale approach.
41 • Generally okay with neighbor selling another neighbor's produce/sharing the produce table. May
42 not be a problem.
43 • Produce should reflect what is in season at the time.
44 • Produce should be produced on or near the location of the stand. `Near the location of the stand'
45 should be a reasonable distance and not trucked in from miles away.
46 • Okay with produce stand in the front yard area.
47 • Look at limiting number of stands like that for garage sales.
48
49 It may be the Commission may need more information regarding Vision Mendocino 2030 Blue Print Plan
50 since the Plan extends out into the future.
51
52 10. PLANNING DIRECTOR'S REPORT
53 • Will advise the Commission of the next regular Planning Commission meeting.
54
55 11. PLANNING COMMISSIONERS' REPORT
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 14
1 12. ADJOURNMENT
2 There being no further business, the meeting adjourned at 8:20 p.m.
3
4 Cathy Elawadly, Recording Secretary
MINUTES OF THE PLANNING COMMISSION June 11, 2014
Page 15
�Y �'���,.�a�t��t # �
; 1S1 ��1 2030
°, 131ueprirrE l'lan MCO�
Project Background& Current Efforts
Background
Regional bluepiint planning is a process t11at has been occuri�ing in regions a�ound the state fundecl
through fecleral grants specificall�r for that purpose. Tl�e put-p�se of blueprint planning is to conduct
scenaiio planning in order to develop a communit�r/public driven�Tision for sustainable gro�vth and
strategies to implement that�Tision.
The Mendocino Cauncil of Go�Ternments (MCOG) is cur�ently in its fourt�i and final phase of
blueprint planning. The fi�st phase of our project, called Visian Mendocina 2030, facused on
development of data to be used in the GIS blsed land use modeling program that is an integral part
of the blueprint process. The second phase of tl�e project focusecl on a visionulg process which
included extensive public and stakeholder outreacl� to iclentify priority goals and values for the
�egion.
Growth Scenarios
In Phase III, the model was used to develop alternate gro�uth scenarios based on thase priority
values—Localized �ra�uth Scenario, Infill Gro�vth Scenario, Sustainable Local Resource Based
Economy Scenario, and a Water Capacity Scenario. In addition, a "business as usual" scena�io was
modeled to demonsttate the effects of growth under current trends and practices. The scenarios
compare growth patterns in the county ove� a 20 year period, with different emphasis areas. All
scenarios assumed the same amount of growth countytivide, an increase of 10,211 (from 88,001 in
2010) over 20 years,or about 0.5 °fo per year (based on Depa�ttnent of Finance projections). Growth
in specific areas of the count�r varied from c�ne scenario to another based on different att�action
weighting in each scenario. These scenarios �vere presented to the public in a series of tivorkshops in
Octobex and Novembei 2012 and in January and I'ebt-uar�� 2013 to the Cit�r Councils and Baard of
Super�risors. The scenarios and an inteiacti�re exeYCise we�e also a��ailable on tl�e project website.
Preferred ScenaYio &Final 1'lan
Based on the feedback recei�red at tivorkshops, ;presentations, and from the project website; tzuo
scenarios emerged as the most supported a�ound the region—the Infill Growth Scenaiio and the
Sustainable Local Resource Based Economy Scenario. � hyb�id of these two scenarios was cieated
as the preferred scer�ario.
Under t11e preferred scenario, infill gro�uth would be promoted, and much of the new residential
growth cvould be focused in existing communities and cities, near transportation alternatives such as
transit and bicycle and pedestrian facilities. t�t the same time,de�jelopment would occur in a manner
that would suppoxt and encourage gro`vth in the sustainable natural Lesource industries. The
resoutce lands themselves would be maintained, but development would occur nearby to promote
active use of the lands.
t� set of guiding principles was developed that suppo�t the preferred scena�io and the priorities
identified through the�risioning process:
�► Natural Resou�ce Conservation
• Focused Developinent
• Transportation Choices
• r`ldequate Hausing Supply
• Ecoizomic Vitality
• Gommunity C,haracter&Desigiz
• Plan for Future Infrastructure
• Local Tood System
For each of the guiding principles, a numbe� of st�ategies were created u1 order to implement the
principles.
In December of 2013, the MCOG Board adopted the Vision Mendacino 2030 Regional Blueprint
Plat1,which itZCluded the preferred scenaria,principles, and supportiilg strategies.
Im�lementation Efforts
This final phase of the blueprint planning process focuses on implementation of the plan. �'�gtant
in the amount of$60,000 was awarded in 2011,however,work on this phase could not begin until
Phase III�vas complete. Gosts include funding for l�'1COG staff time,local agency staff time,
training, direct costs, and consultant services.
The list of implementation strategies is very lengthy,and we knew we needed to choose whe�e to
focus our efforts for this phase. Through meetings cvith local planning staff,it�vas determined that
there is a izeed for futther planning and policy analysis in regards to local food systems. We decided
to ditect our efforts for this implementation phase in this area. Steengthening local food s�rstems
supports the follo�ving principles from the Vision Mendocino 2030 plan:
Economic Vitalit�7: In this rural, agticulturally rich area,bettei planning to sup�ort local
food s5�stems can lzelp to lieep dollars from leaving our county as well as bring ne�v money
inta the region,ai�d improve the fmancial viability of local farmu�g and food pxoduction.
Natural Resource Conservation: Plan�ing to support local food systems,including
addressing regulatory obstacles experienced by local produce�s and increasing the jriability of
local food production,�vill act as incentive to increase active agricultural uses of local
resource lands, and reduce con�retsion of these l�nds to non-agricultural resources.
Local Food S,s�: Further planning and improved palicies to su��ort a vibrant local foad
system can improve the health and quality of life of local residents.
It�vas determined that consultant services�ve�e needed to assist in this process. After a coinpetitive
process, a consulta�t contract for tke pYOject was awarded in the amount af$15,000 to the Food
Policy Council. Tasl�s in this phase include review of current relevant policies,research of best
practices and development of model policies,�ecommendations for proposed policy and code
changes, and preparation of educational materials. These efforts, as they relate to the City of Ukiah,
will}�e discussed tonight.
r`ldditional information, including complete �roject reports, can be found on the project �vebsite,
��vw.visionmendocino2D3Q.oxg.
����������t�f ��
Vision Mendocina 2030
, Imp�ementation Strategies
Economic Vitatity
Support resource-based industries based on the wealth of Mendocino's natural resources, such as
agriculturallands, forests, and coastal lands, to create sustainable economic development. Resource-
based industries that can be nourished in Menclocino include environmental clean-up, restoration,
-sustainable harvesting, value-added,products, and eca-tourism. Ensure such industries occur in
proximity to e�risting transportation corridars to'prevent sprawl. Support efforts, such as expa�ding
secandary educatian opportunities,'to train County residents to oecupy locally available jabs.
* Provide incentives to promote economic aetivity�elated to e�vironmental restoration,
sustainable harvesting,value-added products,eco-tourism and,agri-tourism.Encourage
publio-private partnerships.
• Wo�k with Economic Development&Financing Corporation(EDFC) to implement the
Blueprint Plan in conjuncrion with the Comprehensive Economic Development Strategy,
which was prepared in 2Q10 for the Gounty of Mendocino.
+ Suppart efforts to train County residents to fill locally available jabs.`
+ Foste�businesses that serve loeal needs,including grocery stores,neighborhood retail, and
services:
• Support efforts ta attract, train, and retain a quality workforce; Provide better educatian and
employment opportuniries for young people by strengthening the local higher education
system (i.e. two'and four-year college systems) and suppo�ting sta.rtup companies,youth '
entrepreneurship edueation,or networking programs to connect the young workforce to
local employers.
• Foster economic activity and diverse busi�esses thraugh rhe pravision of adequate public
services and facilities. : ;
• Work with develapers,stakeholders,property owners,and planne�s to ensure a p�edictable
planning and perrnitting process and fle�ble zoning requirements that are responsive to
mark�t demands.
Natural Resource Conservation
Preserve �attiral resaurces, including water, tixnb��-land3 agr�c�altural lan�, habitats, and +�pen space.
Limit new development to e�sting urbanized areas and the areas that marginally impact resources.
Encourage all ;new develapment `to incorparate wate� conservation pracrices and low impact
development. Ensure adequate buffers between urbanuses and natural habitats or agricultural land.
• Iclentify resource la�ds,including active agricultural lands and wilcllife habitats,and protect
them from development through buffer zanes, fee structures,'land acquisition,and zoning
policies.
• Suppart the viability of the resource economy in the caunty by encouraging investment in
value-added farm and forest products processing. Support establishing community-owned
forestry businesses that help landowners make value-added products in a sustainable
manner.
� Develop a regional water management plan to address adequate water supply and
infrastructure for future growth in the courtty.
� Promote the use of renewable energy resources,such as solar,wind, and geothermal pawex.
Provide incentives to businesses that use renewable energy resources.
• Encou�age the development of energy-efficient buildings. Consider incentivizing LEEL}-
certified projects and green builclings that meet standards that are more stringent than the
C.ALGREEN Code through fast-track permitting or plan review, or tax credit programs.
• Educate residents on the importance of resource conservation,including reuse and recycling "
of resources.
• Explore use of county- or state-wide programs that preserve or enhance natural resources
and ecosystems,enabling them ta be genefators of economic benefit into the future.
Examples include Purchase of Development Rights or Transfer of Development Rights
programs to m�ni+„i7e permanent development on high quality�esource lands.PDR '
pYOgrams preserve'lands autright,while'TDR programs allow buyers to i�crease allawable '
development in appropriate areas;by purchasing the develapment rights of designated lands
to be preserved. Examples af successful programs can be found in the Tahoe Basin and in
counties in Washington State.
Focused Development
Support infill development and direct new development primarily towards existing communities to
utilize e�sting infrastructure systems. Encourage a miY of uses and development intensities that
support pedestria�,bicycle, transit,and other non-motorized transpoxtation modes.
� Focus growth and development within'existing communiries to preserve natural resources
outside urbanized areas:Exp�ore best practices to effectively preveizt sprawl and protect
rural and natural resource lands.
• Update zoning and land use policies to incentivize infill and mi�ced use development even
more than already achieved,in order to support pedestrian,bicycle,transit, and other non-
motorized tra�sportation modes, as well as ma�mize e�sting nan-transpartation
i�frastructure.
a I'ro�ot��,mu�tur�af uses near town centers to create a sustainable community that
p�ovides far all needs, such as housing,jabs,public services,and retail amenities. Such
mixed uses should also offer appropriate housing and employment options to local workers
to Yeduce commute times and distanees.
• Incentivize the redevelapment of underutilized sites and campact building designs that use
land and resources mare efficiently by streanllining the development process or provicling
tax b�eaks.
Transportatiora Chaices
Promote reliable, efficient transportation alternatives to improve air quality, reduce greenhouse gas
ernissions, promote public health, and enhance quality of:life. Encourage walking and biking as
transportation aptions.
* Update the Regianal Transportation Plan to be consistent with the Blueprint P1an.�
* Continue regional transportatio�planning to increase regional connectivity between
established communities and job'centers and to focus improvements along transpartarian
corridors. The Caunty and Cities should work together to balance growth and infrastructure'
at both local and regionallevels.
• Encourage all communities to implement the Mendocino County'Ra.il-with-Trail Corridar
Plan,which would provide rnulti-use trails alang e�sting railroads to increase regional
connectivity.�
+ Encourage all Cities to adopt a complete street palicy ta promote safe routes for all roadway
users.
• Promote pedestrian-oriented development near bike or transit corridors through zaning
updates and incentives,including'expedited permittisig. '
a Support Ciries and sc�iool'districts to implement their Safe Routes ta School Plans that
en�ance safety around schools and encourage school-age children to walk of bike to schooL
• Promote the establishment of freight service,when feasible,utilizing e�sting rail lines.
Ad�quate Housing Supply
E�and housing options for people of all ages and incomes. Provide housing options proximate to
public transit,jobs, foad sources, services,parks,and other amenities.
• Ensure land use policies a]low far adequate housing supply in e�sting communities and near
job centers.
� E�and housang options for people of all ages,incomes, and family structure. Ensure
communities,provide a range of housing types,including small cottages,accesso�y dwelling
units,live-wa�k units, and multifa.mily apartments to accommodate changing population
<structure. Fc�r the s�nior nopul�.tic�n,which is growi�ag i�a M�ndacano, the County�nd Cities
should encaurage sufficient senior housing{bath affordable and market-rate) proxirnate to -
public transit,food sources, services,parks, and other amenities. -
e Ensure jurisdictions are updating their Housing Elements on time and praviding suitable
land for housi�g needs.
• Dist�ribute affardable housing throughout the county,pro�mate to public transit,jabs, food -
sources, setvices,parks,and other amenities as set out in the Preferred Growth Scenario.
The Cities and the County should wark together ta encoueage pravision of adequate housing
stock for low-to medium-incame c�orl�ers in Mendocit�a.
* Take advantage af State and federal funding opportunities fa� affordable housing
development by submitting app]icatians and working with affordable housing developers.
• Educate cammunities to reduce opposition to affordable hausing and infill development.
e Plan for suppo�tive infrastructure for new housi�g development. (See Plan for Future
Infrastructure Principle on page G3.)
Community Character and Design
Enhance the unique characteristics af existing communities and quality of life. Fc�ster a sense af
place with a vibranf walking and biking environment. Ensure future development fits inta
Mendocino's rural, small town feeling through building design anc�placement.
• Implement e�sting community plans and continue pla�ning efforts where needed.
• Update zoning'and land use designations to allow and'incenrivize infill and mixed-use
development in existing communities.
• Encourage cornmuniiies to develop design sta.ndards or farm-based codes to promote high
quality building and community desi�,m.Well-designed ground-floor retail and public spaces
in combinaiion with compact housing development can increase the number of people on
the street, enhancing the vitality and security of the community.
o Develop neighborhood centers that appeal to diverse population groups, such as a family-
friendly center with good child care and school faciliries,and a retiree-friendly center with
health ca�e and recreational amenities.
Ptan for Future Infrastructure
Address inf�astructure deficiencies'and plan for future infrastructure, including pravision of road,
railroad, water,'sewer,'stormwater,`solid waste, telecommunication'faciliries, and public services, to '
support future growrh and attract and encourage businesses. Multiple jurisdictions should `
parricipate in infrast.�ucture plan�ing to ensure it is a comprehensive regio�al effort.
• Cantinue implementing a long-term infrastructu�e plan that assesses e�sting deficiencies,
adcl�esses neecled improvements,a�d recommends fmancial strategies to support future
growth.Financial strategies should address a financial structuYe that pays for needed
imp�ovements:
� Call for Capital Improvement 1'lans that address short-te�n imp�e�vemen�s f�r public
infrastructure,including roads, sidewalks,and water, sewer,and drainage systems.
• Develop a regio�al water management plan ta address`adequate water supply and
infrastructure fo�future growth in the county through water co�servation strategies and
impact fees.Work with the County and Ciries to address regionalinfrastructure issues. '
• Con�ue working with the Broadband Alliance'of Mendocino County to improve access to
local and regional Internet broadband service across the counry. Support efforts that identify
underserved areas,promate the expansion of private pxoviders,and increase high-speed
Internet service in public areas.4
��cat Food System
Pravide local foad sources in close praximity to housing and promote food processing indust�ies ta
benefit the local economy:Support streainlined connections between locai proclucers and local food
consumers through farmers markets, delivery services, grocery stores, and local restaurants.
Promote community gardens to provide access to affordable, fresh food sources, as well as create
social gatheri�g places.
• Enhance local food production,including farms and fisheries, by protecting active farmlands
and caastal areas an� supporting the sale and distribution of locally grown foods.
+ Encourage local food sources in close proximity to housing,including farmers markets,
delivery services,grocery stores,and lacal restaurants.Expedite approval processes or
provide incentives to attract local gracery stores or restaurants that would serve local
produce and healthy foods. Pramote produce delivery services, such as community-
supported agriculture (CSA), through community events,advertisements, c�r educatio�
seminars.
• Update zaning and land use palicies to alloW for community gardens.Allow the use of
vacant lots or public lands for temparary gardening and support sales af p�oduce from small
community gardens.
• Update zoning ordinances and establish:an urban agriculture licensing system that allows
urban farrning,including tize small-scale culrivatian af crops and animals.Allow farmers
markets in more zone districts ta enhance access to healthy foads.
� Promate partnership programs to encourage loeal food production, food processing,such as
slaughterhouses,and education. For instance,a small garden on a locai schoal's property can
be a gaod resaurce far food production as well as education.
• Encourage each community to develap an Urban Greening Plan to idenrify potential lands
for gardening ar food productian and to create a strategy for developing the implementation
prflcess and funding sources,in support af the Food Action Plan that promotes community-
supported gardens throughout the caunty.5
.�'��c�hm�nt �` �
MCOG Blueprint 2030 Local Food Initiative
Prepared by Cliff Paulin
Mendocino County Food Policy Council
Blueprint Background :
The Mendocino Council of Governments (MGOG) received grant funding in 2012 to create the
Mendocino Blueprint 2030 Planning Document. The purpose of this process has been to identify
land use policy changes.
Vision Mendocino 2030 is a long-range, community-driven vision for sustainable change in
Mendocino County through the year 2030. This vision will integrate planning for housing, jobs,
transportation, and the environment in the County. Vision Mendocino 2030 is part of a statewide
regional Blueprint Planning program funded by the California Deparhnent of Transportation
(Caltrans).
The 2030 Blueprint identified 5 priority issues for Mendocino County; they are:
1 . Provide more or better jobs
2. Enhance the local food system and promote sustainability
3 . Improve alternative transportation (pedestrian, bike, equestrian, and transit)
4. �Improve housing supply/choices/affordability
5 . Improve water quality and encourage water conservation
MCOG has contracted with the Mendocino County Food Policy Council (FPC) to assist in
implementation of enhancing the local food system and promoting sustainability. These efforts
also complement the work of the FPC as identified in the Food Action Plan (FAP). The FAP is a
comprehensive and integrated set of goals and actions created through a community stakeholder
engagement process.
The FPC has conducted a series of ineetings with planning staff from Fort Bragg, Willits, Ukiah,
and the County of Mendocino to identify priority areas of work. In the incorporated cities four
primary topic areas have been identified. These are Cottage Food Operations, Community
Gardens, Backyard Animals, and Urban Produce Stands.
This document is intended to provide background on these topics for discussion at the June 11
Ukiah Planning Commission meeting.
1
�. ITEM NQ. 9A
2
�� � ����� �� � � � Planning and Cammunity Developm�nf Department �� � �
.... . . .:b� ` ' . . .. . . . .. .. .. .. . . . .. .. . .. . ... �
L�� '�, 30Q Seminary Avenue
pH , Ukiah, CA 95482
�I�r�r�ir��,��ityc�fuka�h ���
� (707) 463-6203
3
4 DATE: July 23, 2014
5
6 TO: Planning Cammission
7
8 FROM: Gharley Stump, Directar of Planning and Cammunity Development
9
10 SUBJECT: Request#or Approval of Major Use Permif to allaw the operation of a Private
11 University and residential school campus (Dharma Realm Buddhist University) at
12 the 4.96 acre former site of Trinity School; 915 West Chureh School Street, 200-
13 246 Barnes Street, 225 Hope Street
14 APN: Varia�s
15 File Number: Munis File#237-UP-PC
16
17
18 RECOMMENDATIQN
19
20 Staff recommends that the Planning Commission approve the proposed project based an the
21 draft'findings included in attachment 1 and subject to the draft conditions of approval included in
22 attaehmenf2.
23 ;
24 PROJECT DESGRIPTION
25
26 DRBU is requesting Planning Commission appraval of a'Major Use Permit to allow the operation
27 af a Private University (residential school campus) at the 4.96 acre former site af Trinity School
28 which has been vacant since 2009. DRBU would use the existing eight (8) buildings (85,489
29 square feet) for the same use as they were used by Trinity School, including classrooms,
30 dormitories, offices, dining room, kitchen facilities, auditorium, and gymnasium� Due ta the
31 condition �f the "maintenance" building, it wauld nat be u�ed. The pool wauld also r�at be u�ed.
32 ; The Project would use existing onsite parking and proposes to convert existing paved areas to
33 parking for a total of 69 onsite parking spaees. The Project proposes one new curbcut to provide
3� better access to�ne cf the p�rki�g ar��s.
35 Uses: Uses assaciated with the university include degree program classes, e�ension classes,
36 certificate programs, short-term classes, summer programs, lecture series, and academic
37 conferences. The maximum number of students wouid be 160 and the maximum number of
38 faculty and employees wauld be 25, for a total of 185. =DRBU does not expect to achieve these
39 numbers until 5-10 years after cammencing classes.
bRBU
School in R-1(Single Family Residential)Zoning District
915 Ghurch Street,200 Barnes Street,225 Hope Streef -
IVlajor Use Permit: Private Univecsity{Residential School Campus)
1 '
1 Cam.pus Haurs: Campus hours would be daily from 7:00 am — 10:00 pm; with a majarity of the
2 classes being offered between 8;00 am and 6:00 pm.
3 Total Campus Population: Similar to a typical university campus, multipl� programs may accur
� simultaneously: The campus maximum population of various programs and activities occurring at
5 the same time on campus wauld be 185.
6 Use of site for possible limited Public Purposes: The applicants have expressed an interest in
7 warking with the'City Community Services Department to continue use of#he gymnasium for
8 youth recreational basketba1l practices: Additionally, the DRBU and the City are discussing the
9 concept of accasional Cammunity Service uses of other facilities (building) an the site. While an
10 Agreement between the applicants and the City is not required, the analysis includ�s the
�.�. community uses in the event agreement is reached.
12
13 BACKGROUND
14
15 In 1903, the Dominican Roman Catholic Religiaus Qrder, founded the Albertinum in Ukiah, and
16 one year later in-1904; it was formally established as an orphanage. The existing dormitory and
17 nun's quarter's structure are considered a building of local historic significance. According to
18 the City of Ukiah Architectural and Historical Resources Inventory Report, the dormitory
19 structure was constructed in 1929; although Caunty Assessor's records indicate that it was
20 constructed in 1925. 1n the 1950's, the Albertinum was described as a program providing care,
21 education and training for dependent and neglected children. By the �960's, the children
22 needing placement often had serious emotional prablems, requiring more specialized care and
23 treatment,which the facility began providing:The Albertinum closed in 1968.
24
25 In 1970, the property was acquired by Trinity Youth Services; who operated a 68-bed facility for
26 emotionally disturbed children aged 61/2 to 17. Trinity ofFered a comprehensive treatment
27 program to accommodate a wide variety of behaviorallpsychiatrie disorders af severely
28 emotianally disturbed children and teenagers. It alsa provided a special academic edueational
29 program (school) far the majority of students who had learning challenges. Trinity closed its
30 facility in mid 2009.
31
32 In 2014, the Dharma Realm Buddhist University expressed interest in purchasing the property,
33 entered escraw, and filed the required Use Permit applicatian to allow the operation af a Private
34 University (residential school campus) on the property.
35
36 STAFF ANALYSIS
37
38 Approvals Required: Based an the Project Description and Project Plans, and Sectian 9017 of
39 the Ukiah �ity �ode, a �ajar Use Permit is required to establish a private university (residential
40 sch�ol) on the property.
41
42 General Plan Consisteney. The General Plan land use designation of the parcel is LDR (Low
43 Density Residential). This land use designation identifies lands where single family residential
44 land uses may locate. Schoals are a permitted land use.
45
DRBU
School in R-1(Single Family Residential)Zoning District
915 Church Street,200 BarnesStreet;225 Hope Street
Major Use Permit: Private Unlversity(ResidentialSchool Campus)
2
Table 1: General Plan Anal sis
General Pian Goal, Policy implementation Staff Analysis
Goal GP13: Wark with interested groups, The ap�licants have reached out to the surrounding
organizations, and schoal districts to achieve neighborhood and any interested groups by
excellence in education. conducted a speciat community meeting to discuss
and shape the proposai. The project will strongly
contribute to the excellence in local education by
providing a distinguished University within the City
limits:
Policy HA=3.2: Encourage adaptive reuse The propased project is an adaptive reuse af
compatible with neighbarhoods. existing historic resources in a waythat is
compatible with the surrounding neighborhood.
Policy HA=7,3: Encourage appropriate adaptive
reuse af historic resources.
Goal HA-4: Conserve the character and No canstruction or alteratian of architecture or
architecture of neighborhoods. character af the site is proposed or required.
Goai CF-10: Ensure adequate community meeting The applicants have been working with the City
facilities. Community Services Department to explore
continued community use of the gymnasium and
Policy CF-10.1:Qevelop or identify adequate and possibte use of other buildings during off-University
appropriate community facilities available for public hours.
meetings and cultural activities:
Gaal GD-10: Preserve and enhance neighborhood No construction or aiteration of architecture or
character. character af the site, nor of the surrounding
neighborhood is praposed or required.
Goal CD-11: Conserve the character and
architecture of its nei hbarhoods.
Goal ED-1:Supporta strong local economy. The projectwould result in a positive contribute to
the local economy by bringing a University/students
to an area in close proximity to Downtown
sho in , restaurants, ete.
Housing Element: Trinity School Site is a While the project does not involve the creation of
identified as a prime redevelopment site in the new housing; it does include the reuse of existing
General Plan Housing Element. unused housing stock and therefore provides
housin o ortunities ta Ukiah citizens.
1
2 Zoning Consistency. The subject property is located within the boundaries of the R-1 (Single
3 Family Residential) Zaning District. The purpase of the district is to preserve, enhance, and
4 protect the low density residential neighborhoods in the community: The R-1 zone is intended
5 fcr rz�i�ential areas characterizEd prEdomi�antly by si�gle-far�ily use, a�d ��th tYpicai si�gl�-
6 family residential subdivision lots ranging in size fram six thousand (6,000) 'to ten thousand
7 {1 Q,000) square feet in size. This zone `is consistent with the LDR {law density residential) land
8 use designation of the City General Plan. Same non-residential land uses, such as schools,
9 churches, public buildings; bed and breakfast establishments, etc: are permitted within the R-1
10 zoning district with the approval of a Use Permit.
11
DRBU
School in R-1(Single Family Residential)Zoning District
915 Ghurch Street�200 Barnes Street,225 Hope Street
IVlajor Use Permit: Private University(Residentiai School Gampus)
3
1 Table 2 below includes the applicable zoning requirements for the Project along with staff
2 analysis.
3
Table 2: Zaning Anal sis
R-1 (Single Family Residentiai)Zaning Staff Analysis
Qistrict
Permitted Use: `Accredited" School? The Dharma Realm Buddhist Assaciation was established in
1959 as a non-profit religious and educational institution
incorporated under the iaws of the State of California: The
Secondary School component has a fully accredited high
school curriculum: Since 1984, DRBU has maintained
approval#o operate as a Califarnia Degree-Granting
Institution pursuant to the California Education Code, Section
94310(c); and is currently approved to'operate under the
California$ureau for Private Postsecondary Education. In
December 2013,bRBU received Accreditation Eligibility
status from the Western Assaciation af Schools and Coileges
WASC).
Parking An analysis of Parking demand was prepared and submitted
by the applicants: There are a tatal of'69 an-site parking
spaces,wherethe City Code requires 61 spaces:
Additionaily, there are 46 on-street parking spaces adjacent
to'#he site that are readi�y available.
The City Code also requires three (3} bus parking spaces, but
the;.applieants have indicated that they do not propose the
use of buses. The applicant shave indicated#hat if the
parking usage consistently occupies 90% of the current
available parking inventory, they would institute a van shuttle
service between the site and the main Campus in Talmage.
The project complies with parking requirements.
During occasional special events, the applicants may, if
needed, utilize open space an the property for overflow
parking and/or use shuttles fram the Talmage"campus. This =
will ensure that no substantial parking issues arise during
these events.
Signage To date;the applicants are not proposing signage. However,
an University identification sign and other minor site signage
may be desired in the future. Such signage must compiy with
the Ukiah City Code and would be subject to the review and
a roval of a si n permit.
Buildin Hei hts and ard setbacks N/A No new construction is roposed:
Landscaping A I:and��aping Pl�n #Q�using c�r�adciitional tre� �I�n#ing�on
the property, including in the parking lot at West Stephenson
and South Spring Streets, has been submitted with the
application and is included with attachment 3.
4
5
6
7
DRBU
School in R-1(Single Family Residential)Zoning District
915 Church Street,200 Barnes 5treet;225 Hope Street
Major Use Permit: Private University(Residential School Campus)
4
1
2
3
4 Camments from Reviewing Departments. City Departmer�ts submitted the following
5 comments regarding#he project.
6
Table 3: Gomments Received
Electric Utility Would like the transformer(s) relocated from inside
the building#o the exteriar-wiil share in the cost.
The applicants are interested in working with the
Electrical Utility to relocate the transformer(s)
sometime in the future.
Public Works The Public Works Department has recommended
standard conditians af approval at the time of any
buildin ermit issuance: -
Building Official The Building Official requested a"walk-through" of
#he property/building prior to occupancy. A
condition of approval is recommended to address
this issue.
Fire Department The Fire Marshal has recommended a number of
standard conditions, which are included in'the draft
set af recommend conditians of a roval:
Community Services The Community Services Department has been
working clasely with the applicants'to review the
past, current and possible future use of the
gymnasium. They have also discussed a possible
partnership involving other facilities (building)on
the site:While an Agreement between the
applicants and the Gity is nbt required, the analysis
in this Staff Report includes these uses in the event
that an A reement is reached in the future:
7
8
9 Community Issues. The following cammunity issues were identified and analyzed during
10 review of the project.
1�
Table 4: Communit I�sues
Parkin See Zonin Anal sis above.
Historic Structure Status and Use The existing dormitory and nun's quarter's structure
are considered a building of lacal historic
significance. According ta the City of Ukiah
Architectural and Historical Resources Inventorv
Repork, the dormitory structur�w����ns#r�a�ted in
1929. This building is in need of major repairs and
the applicants are not propasing to use it at this
time. No alterations or modifications of the building
are ro` ased.
Vehicular Traffic Aceording to the Traffic demand Analysis provided
by the applicants and reviewed and accepted by
the Public Warks De artment, Vehicular traffic will
DRBU
School in R-1(Single Family Residential)Zoning District
915 Church Street�2dO Barnes Street;225 Hope Street
Major Use Permit: Private University(Residential School Campus)
5
be less than the previous use on the site.-The - •
Trinity School had up to 192 cars accessing the site
daily(17 students and 175 faculty). The applicants
have determined that they would generate a
maximum of 61 cars daily, although AM and PM
peak vehicle trips are expected ta be 46 and 47
- respectively. The surrounding street and vehicie
- - - circulation system is adequate to handle this traffie.
Rdditionally, bicycie use will be encouraged and
bicycleparking wiil be provided on the site:' It has
been concluded by Staff thaftraffic will not be a
significant issue associated with the proposed daily
use of the site:
Truck/Delivery Traffic Solid waste,;recycling, and yard waste pick-up
wauid be once per week jusf the same as
surrounding residentiai land uses. The applieants
do not anticipate out of the ordinary delivery trucks
other than infrequent small trucks/vans delivering
food and other typical products ar services to the
Universit .
Noise . The applicants are propasing to use the site for
University higher education. DRBU is not a typical
University with a "Greek" systemlpopulation and
associated gatherings and parties. In fact; upon
enrolling, students must pledge to maintain a
vegetarian diet while'on campus and that bringing
weapons, alcohol, tobacco, and illicit drugs on
campus is prohibited, and students`are expected to
refrain from partvinq, playin� loud music, wearing
immodest clothing and making public displays of
affection. In general,ail students are expected to
"live in peacefui harmony with neighbors and with
their surroundings." Based on the above, Staff is-
able to conciude that`noise is not a significant issue
associated with the ro osed ro'ect.
Landscape (Trees) Restoration The former users of the project site removed a
number of trees from Parking Lot number 2 located
- at the northwest intersection of West Stephensan'
Street and South Spring Street. The applicants are
proposing to replant twa trees an the perimeter of
this smail parking Ic�t:
Additionally, a minimum of nine (9} new trees are"
propased for Parking Lots 1 and 3 ta provide
screenin and shadi� .
Community Use of the Gym and other Facilities As indicated above,the applicants have been
working with the Ukiah Community Services
Department to discuss community use ofi the
gYmnasium and other buildings during aff-peak
University haurs. Since this use would occur off-
peak (when the University is not using such
facilities}, it wouid be consistent with the ro osed
DRBU
Schoal in R-1(Single Family Residential)Zaning District
915 Church Street,200 Barnes Street;225 Hope Street
Major Use Permit: Private University(ResidentialSchool Campus)
6
campus papulatian and usage of the site. For
example, the gymnasium may be used by the City
youth:basketball program for practices after 5:00
pm when the University instructors'have left the site
for the evening. Based on the above, it has been
concluded that community use of the gymnasium
- and other facilities during off-peak Universifiy hours -
would not adversely impact neighboring praperties
or the eneral ublic.
1 '
2 Use Permit. The R-1 {Single Family Residential) Zoning District regulations requires approval of
3 a Use Permit to establish a school: The findings required for approval of a Use Permit along
4 with staff analysis is included in Table 5 below.
5
6
Table 5: Use Permit Anal sis ?
Health, Safety,Welfare. The proposed projeet The Project has been reviewed by the Buiiding
- would not be detrimental to the public health, Official;-Pubiic Warks; Police'Department and Fire -
safety, or welfare; is not materialiy injuriaus to the Qepartment. Aii recommended conditions of
properties or improvements in the immediate approval have been applied#o the Project(see
vicinity; and wili not tend to cause the surrounding attachment 2}:
area'to depreciate materially in appearance or
value or otherwise discourage occupancy, The Project is required to comply with all`appiicable
investment, or orderly development in the area: local, state and federal requirements.
Based on the analysis and findings contained in
this Staff Report, the Project would not be
detrimental to the public health, safety, or welfare;
is nat materially injurious to#he praperties or
improvements in the immediate vicinity and would
not cause the`surrounding area to depreciate
materially in appearance or value ar otherwise
discourage occupancy, investment, or orderly
develapment in the area (see Findings—
Attachment � :
Generai Plan and Zoning Code consisteney. A General Plan and Zoning cansistency analysis
The proposed project must be cansistent with the are provided in the body of the Staff Report. Staff
Goals and Policies af the Ukiah General Plan and is able ta conclude that the projecf is consistent
the provisions af the R-1 (Single Family with the goals and policies of the General Plan and
Residential)zoning"district. with the purpose and intent of the R'1 (single family
resid�ntial z�nin district.
7
8
9 ENVIRt�NMENTA� {CEQA) REVIEW
10
11 The proposed project is exempt frnm the provisions af the California Environmentai Quality Act
12 (CEQA) pursuant to Section 15332, which allows Infill Deveiopment Projects without
13 environmental review if cartain criteria are satisfied. Staff prepared an analysis of the project#o
14 determine if it fulfills the criteria for an Infill Development Project Exemption pursuant to CEQA
15 Guidelines'Section 15332. Staff was able ta conclude that the project does fulfill the criteria for
- 16 the exemption: The Analysis is included as Attachment 5. -
DRBU
School in R-1(Single Family Residential)Zoning District
915 Church 5treet,2Q0 Barnes Street;225 Hape Street
Major Use Permit: Private Uniuersity(Residential 5chool Campus)
7
1 PUBLIC NOTICE
2
3 A notice of public hearing was provided in the following manner:
4
5 ■ pasted in three (3) places on the Project site on July 11, 2014;
6 ■ mailed to property owners within 300 feet of the praject site on July 11, 2014; and
7 ■ published in the llkiah Daily Jotarnal an July 13,2014.
8
9 As af the writing of this staff report, na correspondence has been received in response ta fhe
10 notice.
11
12 DEGISION TIMELINE
13
14 The proposed project is subject to the requirements of the Permit Streamiining Rct (PSA). The
�5 PSA requires that a decision be made an the project within 60 days of the applicatian being
�6 deemed complete. This application was submitted to the Community Developmant and
17 Planning Department c�n June 3, 2014 and was deemed complete on July 1, 2014. As such, a
18 decision must be made on the project na later than September 1, 2014. The applicant may
19 request a onetime e�ensian of the decision timeline.
20
21 Attachments
22
23 1. Draft Use Permit Findings
24 2. Draft Use Permit Conditions of Approval
25 3. Project Description and project Plans
26 4. Additional Information Submitted by Applicants
27 5: CEQA /nfill Development Project Exemption Analysis
28
29
30
31
32
DRBU
5chool in R-1(5ingle Family Residential)Zoning District
915 Ghurch Street,2QO Barnes Street,225 Hope Street
Major Use Permit: Private University(Residential School Campus)
8
��t��s�:hr���fi �
1
2
3 DRAFT USE PERMIT FINDINGS
4
5 LIRAFT FINDINGS FOR APPROVAL QF DHARMA REALM BUDDHIST UNIVERSITY
6 TO QPERATE:A FRIVATE UNIVERSITY (RESIDENTIAL.SCHOOL GAMPUS)
7 AT THE 4.96 ACRE FORMER SITY OF TRINITY SCHOO�
8 915 WEST CHURCH STREET, 200-246 BARNES STREET,225 HQPE STREET
9 APN —VARIOUS / FILE N0: MUMS 237
10
l 1 The following findings are supported by and based on information contained ,in this staff
12 report, the applieation materials and documentation, and the public record.
13 "
14 1. The proposed project, as conditioned, is consistent with the goals and policies af
15 the General Plan as described in the staff report and Table 1.
16
17 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as
18 described in Table 2 of the staff report.
19
20 3. The praposed praject, as conditioned, will not be detrimental to public health�
21 safety and general welfare based on'the fallowing'
22
23 a. The Project has been reviewed by the Building Official, Pubiic 1Norks
24 Department, Palice bepartment and Fire Department. Nane of these
' 25 reviewing Departments;have concluded that the proposed project wauld
26 adversely impact the publie's heaith, safety or general welfare. All
27 conditions of approval 'recommended by these Departments have been
`28 applied to fhe Project and agreed to`by the applicants:
29
30 b: The Praject is required ta comply with all applicable local, state and
31 federal requirements.
32
33 c:- The-Project would not be detrimental to the public health, safety, or
34 welfare; is not materially injurious to the properties or improvements in the
35 immediate vicinity and would not cause the surrounding area to
36 depreciate materially in appearance or value or athe'rwise discourage
37 occupancy far the fallowing reasans:
38
39 • The applicants submitted a parking and traffic demand analysis for
40 the project that was reviewed by the Department af Public Works;
41 who found the analysis to be accurate and acceptable. The
42 project would result in"less traffic and demand`for parking than the -
43 previaus use and the site, as proposed, would meet the City's
44 requirements for number of parking spaces.
45
bRBU University
-School in R=1(Single Family Residential)Zoning District -
915 Church Street�"200 Barnes Street,225 Hope Street
File No.Munis 237
1
1 The Trinity School had up to �92 cars accessing the site daily (17
2 students and 175 faculty). The applicants have determined that
3 they would generate a maximum of 61 cars daily, although AM
4 and PM peak =vehicle trips are expected ta be 46 and 47
5 respeetively. The surrounding street and vehicCe circulation
6 system is adequate ta handle this traffic. Additionally, bicycle use
7 will be encauraged and bicycle parking will be provided on the
8 site:
9
10 There are a total of 69 on-site parking spaces, where the City
11 Code requires 61 spaces. Additionally, there are 46 on-street
12 parking spaces adjacent to the site that are readily available.
13
14 " The City Code also requires#hree (3) bus parking spaces, but the
15 applicants have indicated that they do not propose the use of
lb buses. The applicant shave indicated that if the parking usage
17 consistently occupies 90°l0 of the current available parking
18 inventory, they would institute a van shuttle service between the
19 site and the main Campus in Talmage. The project complies with
20 parking requirements.
21
22 • The DRBU has strict rules for conduct related to noise and
23 requires all students must piedge ta refrain from partying and
24 playing loud music. All students are expected to "live in peaceful
25 harmony with neighbors and with their surroundings."
26
27 4. The Community Services Department h'as been working clasely with the
28 applieants to review the past, current and possibie future use of the gymnasium.
29 They have also discussed a possible 'partnership involving other facilities
30 (building) on the site. While an Agreement between the applicants and the City is
31 nat required, the applicants have expressed a strong interest in allowing some
32 cammunity use of the site during non-University operations so as not to impact
33 surrounding properties or the general'public.
34
35 5. The existing dormitory and nun's quarter's structure are considered a buiiding of
36 _ lacal historic significance. According to the City of Ukiah -Architectural and
37 Historical Resources Inventory Report, the dormitorylnun's quarter's structure
38 was constructed in 1929. This building is in need of major repairs and the
39 applicants are not proposing to use it at this time: No alterations or modifications
�0 of "the building are proposed, sa that no impact to historic or architectural
4l res�arces �c��ld r�sult.
42
43 6: The Dharma Realm Buddhist Associatian was established in 1959 as a non-profit
44 religious and educationai institution incorporated under the laws of the State af
45 California. The Secondary Schooi component has a fully accredited high school
46 curriculum. Since 1984, DRBU has maintained appraval to operate as a
47 California Degree-Granting Institution pursuant to the California Education Code,
4$ Section 94310(c), and is currently approved to operate under the California
DRBU University
School in R-1(Single Family Residential}Zoning District
915 Church Street;"200 Barnes Street,225 Hope Street
File No.Munis 237
�
1 Bureau far Private Postsecondary Education. In December 2013, DRBl1
2 received Accreditation Eligibility status from the Western Rssociation of Schools
3 and Colleges (WASC). Based on the'above, the proposed use of the site meets
4 the minimum threshold for an "accredited" school.
5
b 7. The proposed project is exempt from'the provisions of CEQA pursuant to CEQA
7 Guidelines Section 15332 which allows Infill Development withaut environmental
$ review if certain criteria are satisfied. Staff prepared an analysis of the project ta
9 determine if it fulfilis the criteria for an Infill Development Project Exemption
10 pursuant to CEQA Guidelines Section 15332. Staff was able to conclude that the
11 project does fulfill #he criteria #or the exemption: The analysis, included in the
12 Staff Report dated July 23, 2014 is incorporated herein by reference.
13
14 8. The newly proposed parking lot {former paved playground) is surrounded closely
15 by existing buildings (including on the sauth side) and mature trees that will
1b provide adequate shading for parked cars, so that the pianting af trees within the
17 lat is not necessary to meet parking 1at shading requirements.
18
19 The re-planting of trees on the perimeter af existing parking lot number 2 will add
20 adequate shading for parked cars, and based on the small size of the parking lot,
21 fhe trees will be spaced for every faur (4) parking spaces; which complies with
22 the requirements of the Ukiah City Code. -
23
24 The proposed new trees to be planted along the south side of parking lots 1 and
25 3, along with the existing mature trees will provide ample shade for parked cars.
26
27 9. Natice of the proposed project was provided in the following manner as required
28 by the Zaning Ordinance:
29 A, posted in three places on the project site on July 11, 2014;
30 B. mailed ta property awners within 300 feet of the project site on July 11,
31 2014
32 G: published in the Ukiah Daily Journal on July 13, 2014;
33
34
35
36
3'7
38 _
39
4fl
41
42
43
44
45
46
DRBU University
Schoo)in ft-1(Single Family Residential)Zoning District
915 Church Street;200 Barnes Street;225 Hope Street
File No.Munis 237
3
�������r������� �
1 DRAFT CONRITIONS UF APPRUVAL
2
3
4 DRAFT USE PERMIT CONDITIONS OF APPROVAL
5 -70 ALLOW THE DHARMA REALM BUDDHIST UNIVERSITY
6 TO OPERATION A F'RIVATE UNIVERSITY(RESIDENTIAL SCH(Jf3L CAMPUS}
7 AT THE 4.96 ACRE FORMER SITE OF TRINITY SCHO'�L
8 915 WEST CHURCH SCHOQL STREET, 200-246 BARNES STREET,225 HOPE STREET
9
10
11 General
12
13 1. Approval is granted for the use of the old Trinity School to be used as a private university
14 and residential schooi campus as-described in the proje�t description and associated
15 materials submitted ta the Community Development and Planning Department and date
�.6 stamped May 16, 2014 and June 3, 2014.
17
18 2. Priar to any modification or expansian of use, the applicants shall confer with staff from
19 the Department of Planning and Community Development to determine if the
2D modification or expansion of use would require an amendment to the Use Permit.
21
22 Standard Gitv Conditians
23
24 ' 3. This Use' Permit may be revoked'through the City's revocation process if the approved
25 project related#o this Permit"is not being conducted in compliance with these stipulations
26 and conditions of approval; or if the project is not established within two years of the
27 effective date of this appraval; or if#he estabiished use for which the permit was granted
28 has ceased or has been suspended for 24 consecutive months.
29
30 4. This approval is not effective until the 10 day appeal period applicable to this Use Permit
31 _ has expired without the filing of a timely appeal. If a timely appeal is filed, the project is
32 subject to the outcome of the appeal and shall be revised as necessary ta comply with
33 any modifications, conditions, or requirements that were imposed as part of the appeaL
34
35 5. No permit or entitlement shall be deemed effective unless and until all fees and
36 charges appiicable to this application and these conditions af appraval have been paid in
37 full:
38
39 6. The property owner shall obtain and maintain any permif or approval required by law,
40 regulation, specification or ordinance of the City of Ukiah and other Local, State, or
41 Federal agencies as applicable. All construction shall comply with all fire, building,
42 el�ctr��, plur�bing, o�cuparcy, a�d �tructural la�vs, regulati��s, an� ord`rnances i� e�'f��f
43 at the time the-Building Permit is approved and issued.
44
45 7. A copy of all conditions of this Use Permit shaN be pravided to and be binding upon any
46 future purchaser, tenant, or other party of interest.
47
DRBU Use Permif
Private University and Residential Campus
915'Chureh Street;200-246 6arnes Street;225 Hope Street
File No.Munis 237-UP-PC
1
1 8. All conditions of approval that do not contain specific completion periQds shall :be
2 complefied prior to building occupancy.
3
4 9. This approval is cantingent upon agreement of the applicant and praperty owner and
5 their agents, successors and heirs to defend, indemnify, release and hoid harmless the
6 City, its agents, afficers, attorneys, employees, boards and commissions from any claim,
7 action or proceeding 'brought against any af fihe foregoing individuals or entities, the
8 - purpose of whieh is ta attack, set asid�, �aid ar annul the appraval of this appiication. -
9 This indemnificatian shall include, but not be limited to, damages, costs, expenses,
10 attarney fees or expert witness fees that may be asserted by any person or entity,
11 including the applicant, arising aut of or in connection with the City's action on this
12 appiication, whether or not there is concurrent passive or active negli�ence on the part
13 of the City. if, far any reason any partion of this indemnification agreement is held to be
14 void or unenforceable by a court of ;competent jurisdiction, the remainder of the
15 agreement shall remain in fuli force and effect.
16
17 Potential public use of the on-site facilities during hours thaf do not confilict with
18 University operations shall be subject to a separate agreement.
19
20 10. University operations shall not commence until all permits required for the approved use,
21 including but not limited to business license, change of occupancy building permit, or
22 other have been applied for and issuedlfinaled:
23
24 11. In addition to any �ther condition impased, any constructian shall eomply:with all
25 building, fire, electric, plumbing; occupancy, and structural laws, regulations and
26 ordinances in effecf at the time the Building Permit is appraved and issued.
27
28 Planninq and Communitv Development
29
30 12. Campus haurs shall be 7:00 AM to 1Q:00 PM Monday thru Sunday.
31
32" 13. The maximum number of people on the site at any one time shall be 185.
33
34 14. Prior to the placement/installati�n of any sign('), the applicant shali make appiication for
35 and receive approval of a sign permit. All signs shall be small and unimposing.
36
37 15. Prior to occupancy, the appiicants shall install a minimum of seven (7) bicycle parking
38 spaces on the campus. The City strongly encourages the applicants to cansider
39 installing at least 30 bicycle parking spaces to promote bicycle transp�rtation.
40
41 16. The applicant shall encourage students and instructors to use bicycles for transportation
42 ta reduce traffic and promote healthy living.
43
44 17. If fhe parking usage consistently occupies 90%0 of #he current available parking space
45 inventory as depicted in the applicants May 16, 20�4 submittal documents, the
46 applicants shail explore and cansider implementation of a shuttle service between the
47 campus (West Side) and the main Talmage campus.
48
DRBU Use Permit
Private University and Residential Campus
915 Church Street;200 246 Barnes 5treet,225 Hope Street
File No.Munis 237-UP-PC
2
1 18. Prior ta occupancy, #he applicants shall stripe a minimurn of 69 off-street parking spaces
2 on the campus:
3
4 19. Priar ta -occupancy of the buildings, the applicants shall plant the proposed trees
5 intended ta screen parking lots No: 1, 2 and 3 asshown on the submitted Site Plan. The
6 trees shall be native to the Ukiah Valley. -
7
8 20. The new parking lot trees shali `be properly planted in order to flourish and shall be
9 routinely maintained to insure their lang-term health and vitality. Proper maintenance
10 means, but is not limited ta the fallowing:
11
i2 a. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
13 aecording ta the season, i. e:, more water in summer, less in the winter.
14 b. Additional watering shall occur during long periods of severe heat and drying winds, and
15 reduced watering shall be used during extended periods of cool rainy weather:
16 c. Fertilizer shall only being ;used'on trees during planting. Shrubs may receive periodic
17 fertilizer according to the recommendations of alandscaping professianal.
1s d. Weed killers shall not be used on or near trees:
19 e. The tree ties and stakes shall be checked every six months to ensure they do not
20 constrict the trunks and damage the trees.
21 f. Tree ties and stakes shall be removed after 1 to 3 years to:�nsure they do not damage
22 the trunkof the tree and its overall growth:
23 g. Any tree that dies or is unhealthy due to pests, disease or other factors, including
24 vandalism, shall be replaced with the same or similar tree species, 'or an alternative
25 species approved by the department of Planning and Community Development.
26 h. All trees shall be properly pruned as appropriate: No topping cuts shall be made. All
27 pruning shall follow standard industry methods and techniques to ensure the heaith and
28 vitality of the tree.
29 21.Any new exteriar lighting shall be kept ta a minimum to provide adequate security, All
3o exteriar iighting"fixtures shall be low wattage and recogn'ized by and consistent with the
31 fixtures endarsed by' the lnternational Dark Sky Association. The exterior lighting
32 fixtures shall be haoded and downcast and shall nat glare onto adjacent properties,
33 streets or up tawards the night sky.
34
35 22. Community use of an=site facilities shail not conflict with University operations unless it
36 can be demonstrated to the Director of Planning and Community Develapment that#he
37 community use would not substantially increase traffic or parking demand, or would not
38 result in other potentially adverse imp�cts to the surrour�ding neighbonc��od.
39
40 23. The applicants shall enforce their rules for keeping the University quiet and shali not
4� ailow loud noises ta disrupt the surrounding neighborhood.
42
43 24. The applicants shall carefully plan all special events to ensure no substantial traffic or
44 parking impacts to#he surrounding neighborhaod.
45
46
47
DRBU Use Permit
Private University and Residential Campus
915 Church Street,200-246 Barnes Street,225 Hope Street
File No.Munis 237-UP-PC
3
1 ;Public Works Department
2
3 25. Prior to the issuance of a Building Permit with a value that exceeds $113,200, or if
4 proposed Building Permit improvements create the net additian of two or more plumbing
5 fixture units ta a building, the existing sanitary sewer lateral shall be tested in
6 accordance with the Gity of Ukiah ordinance No. 1105, and repaired or replaced if
7 required.
8
9 26. If additianal plumbing'fixtures are'proposed, City of Ukiah sewer connection fees shall
10 apply, and shall be paid at the time of Building Permit issuance.
11
1Z 27. If a Building Permit value is equal ta or greater than one-third the value of the existing
13 structure, the construction, repair or upgrade of curb, gutter, and sidewalk, and additian
14 af street trees, along#he building's,street frontages may be required pursuant to Section
15 9181 offhe Ukiah City Code: ;
16
17 28. The proposed driveway approach onto Clay Street shall meet current ADA requirements.
�8 All work within the public right-of-way shall be performed by a licensed and properly
19 insured contractar. The contractor shall obtain an Encroachment Permit for wark within "
20 this area or atherwise affecting this area. The Encroachment Permit fee shall be $45.00
21 plus 3%0 of estimated construction costs.
22
23 Fire Deqartment
24
25 All Fire Department conditions shall be satisfied prior to occupancy unless agreement is
26 reached between`the applicant and Fire Department on an alternative timeline.
27
28 '29. Fire Extinguishers: Using the information provided by the applicant, the following
29 buildings will require; at a minimum, the fallowing fire extinguishers prior ta occupancy:
30
31 • Administration—two {2)extinguishers upstairs and two (2) downstairs
32 • Seniar Boys Darm -five(5) extinguishers upstairs and five (5) dawnstairs
33 • North Haven'School-five (5) extinguishers
34 • Gym—two (2) extinguishers
35 • Junior Boys Darm -"three (3} extinguishers
36 • Girls Dorm —four (4) extinguishers
-37 • GhapeL-two (2) extinguishers
38 • Maintanance Building —three (3) extinguishers
39 • Kitchen/Cafeteria —two extinguishers and one (1) Class K for the kitchen
40
41 All fire extinguishers shall be Class 2-A rated and meet location and travel distances,
42 a�d rn�u�iting as iist�d ir� Ti�le 19, ��etic�� 5n7 & 5n8: Th� Fi�� M�r�h�l shall assist
43 with proper location of all extinguishers. Extinguishers to be installed by others, i�e.
44 contractor, maintenance personnel, etc.
45
46
47
48
DRBU Use Permit
Private University and Residential Campus
915 Ghurch Street;200-246 Barnes Street,225 Hope Street
File No.-Munis 237-UP-PC
4
1 30. �xxitinq: There are several exiting requirement�that apply to the pr�ject:
2
3 • Egress doors shail be readily operable'fram the egress side.
4 • Egress doors'shall be illuminated when the building space is occupied.
'S + Egress doors shall swing in the direction of egress traveL
6 • ln the evenf of power supply failure, an emergency electrical system shail
7 automatically illuminate #he means of egress in areas fhat require twa (2} or
8 more exits.
9 « When two (2) or more exits are required from a room or area; exit and exit
10 access doors shali be marked by approved<exit signs readily visibie from any
11 direction of egress traveL
12 • Exit signs shall be internally or externally illuminated at all times; signs shall be
13 connected to an emargency power system that pravides illumination for not less
14 #han 90 minutes in case of primary power loss.
15 • Travel distances will also be specified by code to exits in buildings with and
16 without sprinkler systems if allowed. _
17
18 31. Electrical: There are several Sections in the Galifarnia Fire Code that appiy ta extension
19 cards.
20
21 * Temporary wiring is aliowed for a period not"to exceed 90 days;such wiring is
22 aliowed for langer period for construction activities, remodeling ar repair of
23 buildings and equipment.
24 • Extension cords shall not be affixed ta structures.
25 • Extensian cords and flexible cords shall not be used as a substitute for
26 permanent wiring.
27 • Open junction boxes and apen wiring splices shall be prohibited.
28
29 32. Misceilaneous:
30
-31 • The University-shall prepare procedures to be followed in case af fire-or other
32 emergency and sha11 post in each classroom or assembly-area;a Plan showing -
33 paths of travei to evacuate and an alternate route. Classrooms shall also have
34 posted instructions to be followed by the teacher.
35 - • Automatic sprinkier- systems ace not required at this time. However, if the
36 University substantially increases`the occupancy or performs remodels or repairs
37 in excess of $60,000.00 to the educational/classroom building than a sprinkler
38 system shaii be installed. It is possible to inst�ll s�a�h � syst�m �v�r time, and in
39 phases to aliaw the ownership to more easily absorb the cost of such an addition.
40 Such a Phasing Plan shall be subject to the review and approval of the City;Fire
41 Marshall.
42 + A manual and automatic fire alarm system shall be instailed in Group E
43 occupancies having an occupant load of 50 or mare persons or more than one
�4 {1) classroom or one (1) or more rooms:
45 • New and existing buildings shall have approved address numbers ar buiiding
46 numbers placed in a position to be plainly legible from the street or road franting
47 the property.
DRBU Use Permit
Private University and Residentiai Campus
915 Church Street;200-246 8arnes Street;225 Hape Street
File No.Munis 237-UP-PC
5
� Electric Utilitv -
2
3 33. Either before or after occupancy, the applicants shall work with the City Electric lJtility to
4 relocate the three (3) transformers located in the subsurface/basement vault under the
5 former girls dorm room building ta a location outside af buildings acceptable to bath the
6 City and applicants:
7
8 Buildina Official
9
10 34. Prior to -canducting any work on the property that requires a Building Permit, the -
11 applicants shall apply for and secure a Building Permif.
12
13 35. Prior to occupaney, the applicants shall tour the facility with the Building Officiaf to
14 ensure ail required occupancy requirements have been met.
�5
16
17
18
19
20
2�
22
23
24
25
26
27
DRBU Use Permit "
Private University and Residential Gampus
915 Church Street;200-246 Barnes Street;2ZSHope Street
File No.Munis 237-UP-PC
6
° � ���� � � � � ��
— _ __ � _—_�_-_ — _ __ _ _ ___ i
�.`���t �����°�`���� ��� �,.�m�.�___�_.�.._�:.�.
C�'v'i�El2 DI-IARIVtt1 RL�le��v� �UDDI-IIST;�"��St��i,�Tl�i�
� DNI�R�VlA REAL1vl BUDDHIST UNIVERSII�`(
4951 Bodhi Way
Ukiah;California 95482
� 1� ♦ ♦
AGENT WAYNE CHEN � '
�.
Director i�fi Deveiapment and Strategic Planning � , � �
707 234 5897
PR�JE�T bES�RIPTI�N
ZONING: R-1
7 PARCELS TOTALING 213,210 SQ FT / 4.89 AGRES
NUMBER �UILL ING STORIES SQ FT
A ADMINISTRATION OFFICE 2 �&,480
Dh�rrr��. ���1�. ��.�d�iist LT�i��r�r�
B KITCHEN ! DINING 1 D�RMITORY 2 26,586 �
C CLASSRO�M BUILDING 1 15,b11 ��1�.� ��� �1�� ��.�1��.�
D GYMNASIUM 1 6;468
E DORMITC?RY ] 7;94b �OY'Y�1�Y`�T'lYI1�� �C�l(���
F DORMITORY 2 12,040
G CNAPEL/ASSEMBLY 1 4,192
H MAINTENANCE 2 8,l bb
TQTALSQUARE FEET ;85,�89
sH��r i��E� Si�� 1�1�.�
NUMBER SHEET DESGRIPTION �:I'1C� I�{C)CL1�1�Y1���1C�Y3
1 TP=1 TITLE PAGE
2 A-1.0 EXISTING SITE PLAN
3 A-2.0 PROPOSED SITE PLAN -- —
� a-3.0 AERIAL PHQTO SITE PLAI�!
S A-4.0 EXTERIOR BUILDING ELEVATIO�( PNOTO KEY
6 A-4.1 EXTERIOR BUILDING ELEVATIC�N PHOTOS
7 A-4.� EXTERIOR BUILDING ELEVAIIc�N PHc"�IC7S
8 A-4.3 EXTERIOR BUILDING ELEVATION PHOTOS
9 A-4.4 EXTERIOR BUILDIh1G ELEVATION PNOTOS ����� ��� ����1� ��������1��
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Dharma Realm Buddhist Unlversity
Ukiah West Side Campus
former Trinity School
A Sampling of DRBU Programs
Certificate Program Courses
Short-term Caurses
Summer Programs
Lecture Series
Major Use I'ermit Applica�lon
for �he City of Ukiah
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June 12,2014
Gity of ukiah
P�anning and Communrty Development Department
300 Seminary Avenue
Ukiah,CA 9548Z
Attn:Ms.I�im Jordan,5enior Planner
Ree 5upplemental information for Major Use Permit�pplication-Description of campus hour�
and examples of programs and activrties
�� �us�-i�u�°s
Campus hours are daily fram 7:04 ATV1-10:00 PM,with a rriajority of the classes being offered
between�:00 AM and 6;00 PM;
'��tal�ampu���p�l�t���
�imilar to a fiypical university campus,multiple programs may occur simultaneausly.fihe
maximum population of variaus programs and activities occurring at the same time on c�rr-��us
vaill be 185.
I����ra D���ript�a��s��d E�arnp��s
Further descriptions of Ilniversity programs and activr�ies are provided in the fol�owing
attachtnentsa
� University Catalog 2013-2014(Degree Programs}
� Spring 2�14 Semester Caurse�chec�ule
(Examples of certificate program caurses and short-term courses)
� DRBU Viewbaok
� Sample Publicity Materials
(Examples of certificate program courses,short-terrn courses,summer programs,and
lecture series�
��� � ����
L3 N A EZ tv1A R E�L ivl I3 U D D(-I I 5 T' U C�I I V E 1�51_('Y �'��3k���,I�
4951�odhi Way,Ukiah,California 95�82 � 747 462 54�6 � www.drbu.org �• ���r����������.� ��,
e e a
1 of 72
May 16,2014
To:
City of Ultrah,Planning and Community Development Department
300 Seminary Avenue
Ukiah,CA 95482
Attn:Ms.Kim Jordan,Senior Planner
From:
Dharma Realm Biiddhist Associat'ron
Dharma Realm Buddhist University
4951 Bodhi Way
Ukiah,CA 95482
Subjeet.
Submittal of Appllcation for a Major Use Permit to operate educational programs in the Dharma Realm
Buddhist University West�ide Campus. -
Dear Ms.Jordan:
Please fincl attached the followi�zg clocttments as a�art af thi�Major Use Permit a�plication: -
(1)Projectdescription,
(2)Photos and documentation of existing building elevat'rons;
(3}Floor plans,including fences;
(4) 5ite plans,including landscaping;
(5)Parking and traffic cleiz�ancl com�arisons betweeiz past Lxse arlcl proposed flrture Lrse:
Thank you for your thaughtful cansideration of this applrcatian and accompanying dacumentatian:'We
are available to res�oncl to you shoulct you require clarification,a�c�itional nlat�ria�or stzpporting cl�ta to
canlplete your review.I'lease cantact nze by enla'rl (w�yl�e;chen@clrb�r.c�r�} or by phone(707)234-5897.
Sincerely;
��
� r�
__ _ �
Wayne Chen ��� �. ����
Dharma Realm Buddhist University
Director af Development and Strategic Plannrng ����������
(707) 234-5897 � �TI��1�' TP��������'���`�
wayi�e.chetz@clrbii.org
1 ! d
�af12
E�E�UTIVE SU��AARY
The Dharina Realm Buddhist Association(DRBA)is applying for a Major Use Permrt from the City of
Ukiah to operate the Dharma Rea1m Buddhist University{DRBU)West Side Campus at the former
Trinity�chool on 915 West Church Street,Ulciah,California.
The farmer Trinity 5chool campus consists of 4.89 acres of land�nd eight{8} existing buildings that
provide 85;4�9 sc�ft of eclucationa� facilities,Until mid-2009;the Tril�ity Youth Services a�eratee�a
resiclentia]scho'o1 at this locatio��.DEtBA has reached an agreen�ent with Trinity Youth Services to
��irchase the cain�us.The purchase is cirrreiztly�rizcler escrow,
Dharma Realm Buddhist University intends to gradually develop educational programs at this campus,
evelzt�lally servli�g up to 160 stildents,with 25 fiacLilty a7�d staff(185 tatal occci�ants),All existing
b�ii�dirzgs will be tised for the sanle functions as did the Triizity Schoal,a7zd no majar renavation is
planned at this time.The applicant does plan to canvert several existing paved,pl�yground areas to
provide siifficielzt parlcir�g spaces for the pro�osec�school population,in accordalzce with the City of
Ulziah zoning regulations.
PR�JE�T DES�RIPTI�RI
Hist�ri��l ���k�r��n� �f th� ���Bi�ant
The Dharnza Realnz Buddhist Assaciat'ron was est��ilished ii� 1959 as a nai~�protit'reli�ioiis and
ecliicational institution iizcor�orated irnder the (aws of�tlze'State of Calif�rnia.Dirring its five clecades
of operation,the educational activities of the Dharma Realm Buddhist Association have expanded to
include Dharma Rea1m Buddhist University,the Instltute for Wor1d Religions,and the Buddhist Text
Trai�slatioi� Society. Also,at the City of Ten Thousar�icl Bucldhas,in Taln�age, California;some 156 K-12
students attend Instilling Goodness Elementary School and Developing Virtue Secondary School,the
latter with a fu11y accreditecl h'rgh school curriculltnz. Further,soine 3t�branches of the Dharnz�Realn�
B�xciclhist Association have beerz fati�zclecl in the Western Unitecl States,Canacla,alzd the Paclfic Rin�;ir1
� �� orcler to help transmit��he traditio�ls oEBudc�hism in tlze twenty"first ceiztury.����� ��� �� � � �� �
S'ri�ce 1984,DRBU has n�aintainec�A�a�roval to O�erate as a California De�ree-Granting Institl;�tion
pursuant to the California Education Code,Section 94310 [c], and is currently approved to operate
under the California Bureau for Private Postsecondary Education:in addition;DRBU is currently
pursuing its accreditation throcigh the Western Assaciation of Schools and Colleges(WASC},In
December 2013,DRBU received Eligibility status from WASC.
' 3af1�
R�as�r� fi�r�h� Us� P�rrr�i� Ap�li�c��i�r�
Of the above activities,the present application concerns the planned expansion of Dharma Realm
Buddhist University.As part of its accreditation process,the University has updated its mission and
redesigned its curricu�unz in the last five years.The Ul�iversity now offers twa clegree progranzs: a
Bachelors Degree'in Liberal Arts and a Masters Degree in Buddhist Classics.In addition,the University
plans ta offer norz-degree programs to expancl its edi�cational offerings through a variety of extension
classes for people wha are not enrollecl ii� a degree�rogram,These extei�siaz�activities woulcl
potentially include certlficate programs in Btiddh�st practice ai�d iiz Translation;short-term classes
(e.g.Chinese�anguage,�hrnese calligraphy,yoga,taz-chi,meditation,cooking,music,etc.),summer
programs,lecture series;and academic c�nferences.These courses are open to residents of the Ukiah
community and the genera�public. _ _
The n�ain can�pus ofi the tTnivexsity uiill remain at tlle Cit-y of Ten Thousai�d Bticldhas irl;Talmage,where
the nzajority of the degree program classes will be held.The�roposed West Sicle Campus is well suitec�
for DRBU to develop its extension programs and activities.
To make this planned expansian possible,Dharma Rea1m Buddhist University has reached a purehase
agreemerzt with the current-owizer of the facility, ki�own as the Trinity School,in Ukiah's west side.
The University plans to serve u�a to 160 studeizts with a staff of 25 at this locatioiz.The�urchase
'rs contin�eizt onthe City"of Ukiah's granting a major use permit to revive and coiztirz�re'the site's
educational use.
A university campus is often the cultural and activrty center for its local community.Recognizing
the"limite� n�unber of gymnasi�i�n and auditoriunz s�aces ii�i Ukiah,DRBU will coi�siderallowing local
con�nzunity pragranls to use seleeted campus bui�diilgs w�zen the spaces are not being uti�ized by the
Unrversity.These co7nmunity activities wi11 general�y occur during off-peak hoLirs, i.e.Lisage af the ;:
gynznasitlm by Cif.y of Ukiah Yot�th Baslcetball Lea�iie,Conlmutzity usage of the cam�tls faeilities woiild
� �� l�e�calzsister�t with the pro�ose�el carn�i�s po�iila�ian�and us�ge of the site:� � ��� � �' � ��
Th� Sat� ar�d Us�
For almost all of its centi:try-Iong history,the former Trinity school campixs has been clevated to
edticat'ran�l uses.'It was foundecl as a girls' or�hanlge by sisters o�the Cathol"rc Dominican Orcler. It was
siibseq�lently o�erated by the Giladalir�ae Groilp of Greek Orthodox Fathers, an� still later,Trii�iity Youth
Services rai� a school for troul�led childrelz.The school was closecl in 2009;and the site has rerriainecl
vacant since that time.
. . d 4of12
�. � �
As a residen�ial school canlpus,the site is equip�ed with classrooms,dormitory rooms,offices, cl"uling
and kitchen facilities,auditorium,gymnasium;parizing accommodation,and open space'.The site is
we�l suited ta fulfill the�zeeds of Dharnla Realnl Buddhist University's�alanneel extension progran�s,
The University intends to use the eight(8)existing buildings for the same iunctions as did the
Trinity SchooL Nomajor renovatio��r or remodeling is pla��ned at this time;with the exception of the
Maintenarice Burlding(Building H).
The cor�rditio�z ofthe Mairztenance B�lilcling(Biuletirlg H),located on the west side of Bariles Street,
requires evaluation before determining a suitable plan far the future.The University current�y does not
p1ar�to utilize this structtiire ar�d the acljacent swimming pool,The University will cons'rcler all available
optians for this structure and the paal,�including renovation and demolition.Any future proposals '
for the str�.tcture will be consistent with the overall irse and setting of the site as a higher education
eampus.
Fi�ure 1; Th� C�rr��a�s l�la�
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Note:The arange dashed line indieates the boundary of the DRBU UTest Side Campus.
. � � . 5c�f12
r :
Tcal�l� 1. Builc�ir��s �r�d S���r� F��t
BUILDIN� PREUIUUS USE ; PROPC�SED USE STC7R'IE5 TOTAL SQ F1"
fl Adnziiiistratian Offices Adlrrin'rstration Offices � 4,480
� ICitchen j Dining/Darmitory Kitchen/Din'rng/Dormitory � 26,586
� Classrooms f Auditorium Classrooms/Auditorium 1 15;611
D Gymnasium Gymnasiutn 1 6,468
� Dormitory(junior Boys) Dormitory 1 7,946
F
Dormitory(Girls) Darmitory � 12,040
G Chapel/Assembly Assem6ly Hall 1 4,192
�I Maintenance To be determined � 8;166
Tota1 $5;489
T��I� 2: Par��1 �l�r���rs �� S���r� F��t
PARCEL ZONING ACRES ADD'RESS '
NUMBERS
001-�14-01 R-I 0.�7 200 Barnes Street
001-214-04 R-I 0.39 200 246 Barnes Stl-eet
001-214-09 R-I 1.25 200-246 Barnes Stt�eet
001-216-03 R-I 0.99 915 West Church Street
001-217-08 R-I 0.6b 915 West Church Street
001-261-01 R-1 0.64 225 Hope Street
001-262-05 R-I 0.20 225 Hope Street
Tota1 4.�9
_�_ �-- ---------
� Note:R-I,Single�Fan�ily Residential � � �
a � e a �Of1�
�
l��i�h��rh���9 Ap�r�p�i�#er��ss
While the site ofthe former Trinity Schaol is appropriate to the uses soiight by the applicantr it can also
be said that the ap�]icant is we11 suite�to the quiet resident"ral neighborhood that s�rrrounds the site.
Upan enro�ling,stiidents pledge that they will nlaiiitairl a vegetaria�z diet while on can7pLrs.Bringing
weapons,a�cohol;tobacco,ancl illicit clrugs oiz can7�us is�rohibited, and students are expectecl to
refrain from partying,�laying loud nlusic,wearing in�nlodes�clothing,arid making ptiib�ic displays of
affectian. Ii�getleral,all stuclents are expected to live in peacetul harmony v�rith neighbors and with
' their surroundings.
P�rl�ir�� ���Tr�ffi� ��r��n� Ev�l��ti�r�s
DRBU plans fo-r a school population of 16o stuclents and 25 staff at the proposed site.Parking demand
and the estimated r�uniber of vehicular tri�s are shown in Table 3 ar�d Table 4 below,respectively,
T�bl� �. Pc�rki� �rr��r�� of�h� �U ���d� i� ��d Ext�nsi�n Pro���r�s ,
DESCRIPTION PUPULATION PARKING RA710 PARKiNG DEMAND (CARS)
Student 1b0 0.3 48
Faculty 25 0.5 13
Total 61
�� � � � � Source:Gity�of Uk1�h's Zonilzg Regul�tion-Colleges,Universities�ai�d Iristit�itions�of Higher Lea��ning � � � � � �
The traffic clemalzd calciilatiai�s below are laased o�� ft�11 scale ui�'rversities.Far example;the avera�e
school papulat'rons published by the 9th edition of the Institute of Transportation Engineers(ITE)Trip
Generatlon Manua�are approximately 13;00o students for the AM peak period and 11,000 students
for the PM pealt period.Thus;the impact af the praposed iises by Dharma Realm Buddhist University
wou]d�e mtitch less than the inzpact derivecl�rom such ftill-scale universities.
1 d !
7ofi1�
- � �
Tabl� 4: Tr��fi� ���r►e�r�d �►�th� �R�U ,Q��d��i� c��� Eu��r�sia�n Pr��r��s
PEAK HC7UR CJF ' ENTERING EXITING 7C�TAl. VENIC�E TR'IPS (CAR�
ADJACEf�T STREET TRAFFIC
AM Peak Hocir 35 ll 46
PM Peal<Hour 16 31 47
Source:Land use code:550,Trip Generation Manual,9th Edition;Institute of Transportation Engineers
As�revioiisly nlentionecl,DRBU plans to grow its progranzs at the West 5'rde Can��us gradually.We
ex�?ect to reacli�school�o�Ltlation of 185 in,five to telz years:
v il 1 P rkin S ��s � th� Tr��i S�h��I Sit
�if�str��t P�rklra� l�ts
There are two existing�iarking lots nzarkecl with 26 spacesand four additional�avecl cai�crete c��en
lots on the site.The presented site�1ar�wo�llcl�rovide a total of 69 parkil�g s�aces.The plan woulcl
provicle more spaces thaiz the iieeds of the propased�arkirlg denland,Currently,the L-shaped parki��g
1at along the soutllertl�?roperty 1ii�e can only be accessecl via a�Zarrow clriveway fronl'Hope Street.
DRBU}�ro�oses a new clriveway access for tl�is L-shaped parking lot via�lay Street.The�aro�ose�new
clriveway would be laeated at the T ii�tersection ot G1ay Street ancl OakPark Avenue.This two-way
driveway woulcl allow easier access for entering al�cl exitil�g vehicles,DRBU st�ff has diseussecl this
pro�ased new driveway with th�plai�riiitg and public works de�artn�e��ts during th-pre-a�plicatiorl
nleetings,and no special concerrZS were raisecl. If�pprouecl, the tZew driveway will com�ly with the
Amer'rcans with Disabilities Act(AJ3A) regulatiai�s:
nsstr��f��rbs��� Pt�rki�
[�� acic�ition,the streets arourld the sehool site offer ac�clitional on-street parkin�spaces. Bar�zes�treet;
No�e Street; and Stepher7san Street provide a��roxin7ately 45 an-street�aarlcing s�aaces.
This estiniate assitn�es 23 feet for the le«gt�i of on-street cirrbside�arkii�g per the City af Ukiah Zor�iir�g
Regulations. Moreaver this est"rrnate only includes street spaces directly in front of school buzldings:
No curbsii�e spaces in frarzt of neighboring�?ro�erties were inclucled.These on-street curb�i�e�arking
spaces are available ta the general public.Figure 2 indicates the inventoryof curbside parlcing spaces.
� A . A . . . . . � �� .. .� � O I� 1� �
�i���l P�rkira S{�cae��
City af Ukiah ordinance requires that the nunzber of bicycle par]<ir�g spaces be rzo fewer than 10�ercer�t
of the number of vehicular parking spaces.A total of 69 vehicular park'rng spaces are planned for the
�ro�ased site,whic�wau�d require seven (7);bicycle�arking spaces.DRBU plans to install at least seven
(7}laicycle parlcing s�aaces,Twa areas have been ideiltified on the site p1�iz for bicycle parlcing,
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° ' � ' 9 of"12
�
�+�r�paris�a� ��th� Pc�rlcsn� ���c�r�c� s�n� �►v�al�abl� S���es
Tab1e 5 shows the conzparison af the�arkin�clen�alzrl andavailal�le spaces, Basecl ar�Dharnza'Rea1m'
Budclhist University's pro�ose�l usage of fihe site,the`evaluatior7 iizclicates th�t there will rlat be
shortage of parking spaces.
Dharn�a Realm Biiddhist University wi11 pay close attention to the growth of parking clemal�d over the
next ten years as the school population gradually increases:Although unlikely,should the parking
usage cdnsistently occupy 90%of the current available parking inventory,DRBU may consider planning
for�assible shLitt�e servlce between the twc�cam�uses(Talmage campus and the West Side campus):
T� 1� 5: �� �ris�n �f P��ki� � �nd �n Ir����a��r�
DESCRIP7'IC7N CC7MPAR(SC)N
Off-stt-eet parking spaces b9
On-street parking;spaces 46
Universityparl<ing demand 61
. � � , 7� of12
. F. � � �
APPEN�I�
-�- � This�roject rlescri�tion��w�s�repared�as part��ofthe�application�or a major�1se���ern�it:�The project ��_ �� �����
descri�tion contains several al�alyses on traffic�nd�arking.These analyses were pre�arecl by
DRBA senior staff inember Allen Huang.Mr.Huang joined Dharma Realm Buddhist Association frorri
Kittelsan &Associates,Inc.Over his fitteen year career as atrans�artatiolz plani�er,he has warked
at engineering firnls in the New York nletropolital�area an� the San Frallcisco Bay Area.Mr.Ht,rang
holcls a Masters:degree in Transportatior�Planning and Engineeriizg frorri the New York University ,
Polytechnic School of Engineering.
Hist�ri��1 P�rkir�� �n� Tr�ffi� ��r��r�d
Until 2009;the Trinity School offered comprehens"rve children's services;servirzg troubled yoLith
in residential treatment pragrams at the site.The schoa�population reached around l00 students
anci 175 teachers and staff ir12oo7 and 200�.The irlformatioi7 was'�rovided by the seller's real estate
informatiai�package and school staff,These figures are only�rovidecl for comparative reference,
The tatal clemar�c�af�arking and traffic, as shawn il�Table 6 and Tab1e 7;are derived basecl on the City
nf Ukiah Zoning Regulations aizcl the guideliiies Eranz the Iiistitute of Transportation Eilgineers(ITE).,
T��I� b> i�i�t�rs��l P�rkir� ��rn�r� �f T�i�ity S�h��l
DESCRIPTION PC�PU�ATION PARKING R�TIC� PARKING DEMAND (CARS)
Student 100" 0,17 17
FacLtlty 175 1.0 175
Total 192
Sour�ce.Gity of Ukiah Zoning Regulation,Chapfiel�2,A7�ticle 17.Off-Street Pat,king and Loadin� '
• • � , 11 ofi 7 2
T��1� 7. F�ist�ro��l Tr�a s� � ar�' �f Trini�y S�h��l
AM Pea1�Hour
NUMBER ('JF EMPLbYEES 175 ENTERING EXITING AVERAGE VEHICLE
` TRIP ENDS (CARSJ
Rate 1.55 146 125 271
PM Peak Haur
NUMBER OF EMPL.OYEES ' 175 ' E�ITERiNG EXITING AVERAGE VENICLE
TRIP ENDS (CARS)
Rate 1.55 146 125 271
Source:Land use cocle.530,Trip Gener�tion Manual,9th Edition,Institute of Transportation Engineers
�c�m��ris�n �f Flist�ri��� c�n� Pr�p�s�c� Park�n� a�� Tr�ffic ��r°���d
Tab1e 8 shaws the con�parison af the pzrki��g demand betweer�the historical den�and and DRBU
projections.The future DRBU parlcing demand is about one third of the historical Trinity School
demand.
T�bl� �a ��m��ris�ro �f P�r{cir�� ��rra�r�d �r�d inv�r����y
DESCRIPTIC7N PARKING DEMAND (SPACES�
Historical parking demand of Trinity School 192
Proposed DRBU parking demand 61
Table 9 shows the can��ariso7l of traffic den�and.The pro�aosecl D�BU usage wo��1d procluce arou��d 15
�ercent of the traffic arouncl the school s"rte con��aared with the historical traffic demalzd.
T� 1� 90 �� �ri��n �f T�� a� � �
dESCRIPTION AM PEAK HOUR PM PEAK NQUR
Historical parking clemand of Trinity School 271 271
Proposecl DRBU parlcing demand 46 47
. . , i2of12
{ � '
P�i�T�S A�� D��U�AE�VT�TI�N �F E�I�TIhI� �UIL�I1�� ELEV�Tl�NS
Please see attachments.
S�TE P��t�
Please see attachments.
F�� R PLAt�S
Pl�ase see attachments. .
;
c
�� � � � � �'��'���.����������°k� •�i � �
�Z� �,Ztl�
Department of Planning and Cammunity Development
DRBU Use Permit
CEQA Campliance: Categarical Exemptian 15332—In�ill Development Prajects
Project Description: DRBU is requesting Planning Cammission approval of a Major Use Permit
' to allow the aperation of a Private University (residential schoof campus) at the 4:96 acre former
site of Trinity Schaol which has been'vacant since 2Q09: DRBU would use the buildings for the
same use as they were used by Trinity School, including classraoms, dormitories, offices, dining
room; kitchen facilities, auditorium, and gymnasium. Due to the condition of the building, the
maintenance building would not be used. The paol would also not be used. The-Project would
use existing onsite parking and proposes to convert paved areas to parking for a tatal of 69 onsite
parking spaces. The Project propases one; new curb cut to provide better access to one af the
parking areas (see Project Description).
Uses'associated with the university include degree program classes, e�ctension classes, certificate
pragrams, short-term classes, summer programs, lecture series; and academic conferences. The
maximum number`of students would be 160 and the maximum number of faculty and employees
would be 25; for a total of 185. DRBU does not expect to"achieve these numbers until 5-10 years
after commencing'classes.
15332 Criteria: Pursuant to CEQA Guidelines Section 15332, the following criteria must be
satisfied for#he project to exempted as an lnfill Deve/opment Projects:
1: The;project is consistent with the applicable General Plan designatior� and all applicable
general plan policies as well as with applicable zoning designation and regulations.
Discussion: The following General Plan Goals and Policies ace applicable to the
proposed praject:`
• Goal GP-3: Support the creation of combined public-private facilities in downtown areas
for educatianal,business, civic, and persanal growth purposes.
While the project is not situated in the formal "downtown;' it'is in close proximity and pravides a
high level educational iand use; The project is consistent with Goal GP-3.
• Goa1 GP-13: Work with interested groups, organizations, and schaol districts ta achiev�
excellence in education.
The proposed project represents an opportunity ta work closely with interested groups,
arganizations and an existing university to improve and achieve excellence in educational
oppartunities in the City of Ukiah: The project is consistent with Goal GP-13.
* Coal GP-17: Wark with interested community groups and organizati�ns to help achieve a
community free from violence and crime.
The prc�ject provides an apportunity to work with community groupsj organizations and an existing
university 'to increase educational options :for the City's :youth, and therefore contributes to
community efforts to reduce violence and crime. The project is consistent with Goai GP=17.
• Gaal OC-25: Maintain and enhance the City's canopy of shade trees.
There are nearly 50 existing trees on the subject property, none of which would be impaeted or
removed as a result of the project. The project is consistent with Goal QG-25.
• Goal OG-29: Maintain and enhance the "urban forests" which create a sense af urban
space.
As noted above there are nearly 50 existing trees on the subject property, none of which would
be impacted or removed as a result of the project: The project is consistent with Goal OC-29.
• Paficy NZ�2.2: Ensure adequate analysis of noise impacts when reviewing project permits.
It has been conciuded that the prajact would not create high levels af noise due to na proposed
construction; strict internal university rules regarding noise, the nature of the use (classroom
education}; and no significant traffic.
The applicants submitted a detailed project`description, which ineluded the following statement -
regarding Neighborhood Appropriateness:
"Upon enrolling, students pledge that they will maintain a vegetarian diet while on campus and
that bring'weapons, alcohol, tobacco; and illicit drugs on campus is prohibited, and students are
expected to refrain from partying, playing loud music, wearing' immodest clothing and making
public displays of affectian. In general; all students are expected to live in peaceful harmany with
neighbors and with their surroundings"
The project is consistent with Policy NZ-22
• Policy NZ-2.4: Protect existing residential areas firom future noise impacts.
As noted above, it has been concluded that the project would not create high levels of noise due
ta no proposed constructian; strict internal university rules regarding noise, the nature of the use
(ciassroom education), and no significant traffic. The praject is consistent with Poliey NZ-22:
• Goal EG-5: Site design shall incarporate shade trees for energ�r cc�nservati�r�.
As noted above there are close to fifty existing trees on the subject property, nane of which wauld
be impacted or removed as a result of the project. These trees assist in shading the site and
ean�er�i�9 °n�r9Y. Th�proj�ct i�con�i�t�nt with �oal EG=5:
• Goal HA-2: Identify historical, architectural, archaeological, and natural places that give
#he area its special character and aid its future well-being.
The Trinity School site has been identified in the City's Rrchitectural and Histaric Resources
Inventory Repart as containing historic building(s). The project appiicants are not modifying #he
current buildings other than with paint; carpet and other very minor improvements. There will be
no impact to the architectural or historic character of the buildings or site. The projecfi is
cansistent with Goal HR-2.
• Goal HA-3: Maintain, protect,and enhance the area's heritage, including and not limited to
its cultural, historical, spiritual, social, economic, architectural, agricultural,
arehaeological, and scenic heritage.
As noted above, the Trinity Schooi site has been identified in the City's Archifiectural and Histaric
Resaurces Inventory Report as containing histaric`building(s). The project applieants are not
modifying the current buildings ather than with paint; carpet and other very minor improvements.
There will be no impact to the architectural ar historic character of the buiidings ar site._ The
project is consistent with Goal HA-3.
• Policy HA-3.2: Encourage adaptive reuse campatible with neighbarhaods.
The proposed project is an exemplary example af adaptive reuse of the existing buildings and site
with a land use that wili be compatible with the surrounding neighbarhood. The praject is
campatible with the surrounding neighborhood because it would not generate,significant amounts
af traffic; would not cause noise levels to exceed the naise standards contained in the Ukiah City
Code,would not result in parking issues; and wauld not adversely impact the historic buildings an
the site. The project is consistenf with Policy HA-3:2:
• Goal HA-4:Conserve the character and architecture of neighborhoods.
As noted above, the Trinity Schoal site has been identified in the Gity's Architectural and Historic
Resourees lnventory Report as containing historic building{s). The project applicants are nat
modifying the current buildings other than with paint, carpet and other very minor improvements.
There will be no impact to the architectural or historic character of #he buildings or site. The
praject is consistent with Goal NA-4.
• Goal HA-7: Participate in preserving privately-owned historical structures.
As;noted above, the Trinity Schaol site has been identified in the City's Architectural and Historic
Resources Inventary Re�ort as containing 'historic building(s): The project applicants are not
modifying the current buildings other than with paint; carpet and other very minor improvements.
There wilLbe no impact to the architectural or historic character of the buildings or site. Through
the discretionary review process, the City is participating in the preservation of privately-owned
historic structures� The praject is consistent with Goal HA-3:
• Policy HA-7.3: Encourage appropria#e adaptive reuse of historic resources.
As noted above, the Trinity �chool site has been identified in the City's Architectural and Historic
Resaurces Inventory Report as containing historic building(s). The project applicants are nat
modifying the current buildings;other than with paint, carpet and other very minor improvements.
There will be no impact to the architectural or historic char�cter �f the;buildings ar site. The
project is consistent witf� Policy HH-7.3.
• Goal CD=10: Preserve and enhance neighborhaod character.
As noted above, the Trinity School site has been identified in the City's Architectural and Historic
Resources lnventory Report a$ cantaining historic;building(s). The project applicants are not
modifying the current buildings other than with paint, carpet and other very minor improvements.
There will be na impact to the architectural ar historic character of the buildings or site. As a result
of the proposed project, the character of the neighborhood would be preserved. The praject is
consistent with Goal CD-10.
• Goal CC}-11: Conserve the character and architecture af its neighborhoods.
As noted above, the Trinity Schoal site has been identified in the City's Architectural and Historic
Resources Inventory Repart as containing historic building(s). The praject applicants are not
modifying the current buildings other than with paint, carpet and other very minor improvements.
There will be no impact#a the architectural or historic character of the buildings or site. As a result '
of the proposed project, the character of architecture in the neighborhood wauld be conserved.
The project is consistent with Goal CD-11.
• Goal ED-1: Support a strong local economy.
The proposed project wouid expand the Dharma Realm Buddhist University and provide living
and educational ciassrooms #or its students and instructors into the City limits. Additianaliy,
occasional special events would attract additional peopie to the site for learning apportunities. It
is expected that this couid result in increased patronage of local businesses which would help to
support the lacal economy. The.praject is consistent with Goal ED-1.
2. The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
Discussion: The project site-totals 4.96 acres, is located entirely within the City limits, and is
surraunded by urban residential land uses. Criterion satisfiied.
3. The project site has no value as habitat far endangered, rare ar threatened species.
Discussion: The site was first developed over 100 years ago and since that time:additional
buildings, paved areas; and landscaping treatments have been constructed. The site is fuily
developed includingthe western most portion of theproperty, which serves aslawn/playfields:
During the General Plan revision program in 1990-1995, a Naturai Habitat Teehnical Study was
prepared as backgraund material for the Open Space and Conservation Element. This Study,
entitled, "`General Plan Revision and Growth Management Program - Natural Habitat Section",
and dated October 31, 199�; was prepared by Michael W. Skenfield, a Consulting Bialogist and
Registered Professional Forester. The Study did not identify any habitat value for endangered,
rare or threatened species on the subject property. Criterion satisfied.
4. Approvai of the praject would not result in any significant effects relating to traffic, noise, aic
quality, or water quality.
Discussion: As part of the application "submittal, the applicants included an Evaluation of Parking
and Tratfic�emand. The evaluation included an analysis af parking demand in terms of students
and faculty and during both am and pm peak periods: It also included a survey of on-site parking
spaces (lots} and on-street curbside parking adjacent to the property. The evaluation also
included a camparison analysis of the parking demand and available spaces and concluded that
the "worst-case" parking demand wouid be far 61 spaces, with 115 spaces available (46 on-site
and 69 a�jacent�t curbside): Fis!d uisits condGCte� hy staff at am �nd pm peak�eriads re��ealed
that the adjacent curbside parking was predominantly unused and available.
Additionally, bieycle parking would also be pravided on-site. Althaugh unlikely, should the parking
usage consistently occupy 90% of#he current availabie parking inventory, the applicants have
indicated that they would institute a shuttle services between the site and the main campus in
Talmage.
The City Public Works Department reviewed the Evaluation of Parking and Traffic Demand Study
and coneurred with its findings and conelusions.
Regarding noise; see Item 1 above. (Criterion satisfied:} .
In reg�rd to air quality and wat�r quality, the applic�nts are utilizing existing buildings and are not
praposing any constructian so no impact would accur. Additionally, the City Public Works
Department has reviewed the Evaluation of Parking and Traffie Demand and has concluded that
project would not generate substantial amounts of traffic that would lead to air quality impacts.
(Criterit�n satisfied).
5. The site can be adequately served by all cequired utilities and public s�rvices. '
Discussion: The project has been reviewed by utility and public service providers and all have
indicated that the site has been served in the past and can be served in the future far the
proposed use of the property. Criterion satisfied.
Conclusion: Based on the above information and analysis, it is conciuded that the project fulfills all the
criteria far the infill Development Project categoricai exemption pursuant to CEQA Guidelines Sectian
15332.
rle tump, Dir f Date
la ' ' g and Comm ity Development
� ' iTEm NQ. sg
�
'' � Planning and Community Development Departmenf
U7l ,� 300 Seminary Avenue
� Ukiah; CA 95482 ;
�, . �I�r�r�i��Ca��ifiy�fu6ci�h,��m
m � (707) 463-6203
3
4 DATE: July 23, 2014
5
6 T(3: Pfanning,Cammission
7
8 FRt�M: Chariey Stump, Directar of Planning ar�d Gommunity C?evelopment
9
10 SUBJECT: Amendment to the Airpart Industriai Park Planned Development Ordinance
11 establishing an "Open Space" land use designation and re-designating 2.47
12 acr�s af'existing Pand and Wetlands from "Light Manufacturing Mixed-Use"-to
13 �°Open Space:"
14 File Number: Munis File# 357-REZ-PC-GC
15
�.6
17 RECOMMENDATION
18
19 Staff recommends that the Planning Commission conduct a public hearing, discuss the
20 ` proposal, and formulate a recommendation regarding the ordinance amendment to the City
21 " CounciL
22
23 PROJECT DESGRIPTION
24
25 The project involves establishing an "Open Space" land use designation in the Airporfi Industrial
26 Park Planned Development Ordinance and re-designating 2.47 acres of existing pond/wetlands
27 area from "Light ManufacturinglMixed Use" to "Open Space." The purpose of the Open Space
28 designation is to protect and preserve the pond and wetland area as an important environmental
29 resource and ecosystem, as well as an important component of the storm-water drainage
30 system in the area.
31
32 The prcap�ased amended Qrdinance is included as Attachment 1. Proposed language is incltaded
33 on `pages 1, 2, 3, 4, 23, and 24. On pages 23 and 24, the proposed text includes a Purpose
34 statement,-Allowed and Permitted Land Uses, Minimum �ot Size Requirements, and Prahibited
35 Uses. Futureu development and construction in the Open Space designated area would be
36 prohibited except`for repair and maintenance of drainage and/or utility infrastructure. Exhibit "A"
37 to the Ordinance (Land Use Designation Map) has been modified to reflect the proposed Open
38 Space designated Land. Exhibit 'A-1" has been added #o the 4rdinance to detail the
39 pondCwetlands area that is being designated as "Open Space:"
4Q '
41
42
43
AIP PD Qrdinance Amendment -
�,Open Space"Land Use Designation
Pond and Wetlands Re-Designation
1 "
1 B�4CKGROUND
2 ,
3 During the entitlement process far the Costco project, concerns were raised abaut potential
4 impacts to the existing pond and wetland area south of the Cosfico site. 'in response; the City
5 Council expressed an interest in considering designating the pand`and wetland area ta "op�n
6 Space" ir� an effort to ensure its protection and preservation.
7
8 During the 2Q14-2015 budget hearings, the City Couneil reiterated its interest in the rezoning of
9 - the pond and wetland area to �pen Space:
10
11 STAFF ANALYSIS
12
13 ApprQVals Required: Planning Commission recommendation and City'Council introduction
14 and adaption of an amended Airport Planned Development Ordinance are required. "
15
16 General Plan Cansistency. The General Plan land use designation for all of the Airport
17 Industrial Park is "Master Plan" area. The Planned Development Ordinance is the implementing ,
18 tool that contains the standards far growth and'develapment in the Park: The General Plan
19 Vision Statemenf Goals and fhe Goals contained in the Open Space and Conservatian Element
20 - are applicable to the proposed praject.
21 :
Table 1: General Plan Anal sis
General Plan Goal, Polic Implementa#ion Staff Anal sis
Visian Statement Goa1 GP 20: Maintain and The wetland/pond area is a very unique natural
enhance area natural resources balancing the use resource within the Gity limits. The propased
of the resources, replenishment, and remaining action to designate/zone it"Open Space"would
- su I . hel to maintain and enhance them:
vision Statement Goal GP-28: Make Ukiah a Designating the wetlands/pond area as"Open
leader in the development of respansible, resource- Space" is an action to conserve and protect a
conserving ways of living and doing business, unique;natural resource within the urban City limits.
giving fullest cansideration ta the impacts af our It would be the first such designation and would
actions on future generations. represent the City's intent of fulfilling this Goal and
protecting the last vestiges af wetland areas within
the Cit .
Vision Statement Goal GP-29: Conserve non- Designating the wetlands/pond area as°;Open
renewable resources Space"is an action to conserve and protect a non-
renewable resource within the Git limits.
Goal Q�-7: Ensure the health and viability of the Designating the wetlandslpond area as"C}pen
Russian River and its tributaries. Space"is an action to protect it and`help ensure the
health and viability of the waters that flow to the
Russian River:
�o�i C3�-9: Canserv�a�d �nh�����h�nnels fe�r While th�wetl�rrdsipond �r��does n��c��tain and
creeks and waters flawing through the planning is not fed by a"blue-line° creek, it does manage a
area: considerable amount'of water that flows through
the planning area to the Russian River, and
therefore its conservation and protection with the
"Open Space"designation is an impartant action to
fulfill this Goal.
22
AIP PD Ordinance Amendment
„Open Space"�and Use Designation
Pond and WetlandsRe-Designation
2
1 Zoning Consistency. The project involves the creation of a new zoning designatian (Qpen
2 Space) within the Airport Industrial Park Planned Development area, and to designate the
3 wetlandslpond area in the sc�uthern portion of the Park as "fJpen Space." Additionally, the
4 Purpc�se Statementfor'the AIP Planned Development is proposed for revision to read:
5
6 "The averall purpose of the Airport Industrial Park Planned Development is to provide for a
7 caordinated development of compatible industrial, office, and cammercial land uses, and to
8 protect and preserve the pond and wetland area within the AIP."
9
10 The proposed project ;is consistent with the Airport Industrial Park Planned Development
11 ordinance:
12
° 13 The Pond and Wetland Ecosystem. What is a Wetland?
14;
15 "A wetland is a land area that is saturated with'water, either permanently or seasonally, such
�.6 that it takes on the characteristics of a distinct ecosystem. Primarily, the factar that distinguishes
17 wetlands from other land forms or water bodies is the characteristic vegetation that is adapted ta
18 its unique soil conditions. Wetlands consist primarily of hydric soil, which supports aquatic
19 plants."
20
21 "Wetlands play a number of roles in the environment, principally water purification, flood cantrol,
- 22 and shorefine stability. Wetlands are also considered the most biologically:diverse of all
23 ecosystems, serving as home to a wide range of plant and animal Iife."
24
25 The Airport Industrial Park pond and wetlands also provide contrast to the built environment`in
26 an overall-area planned for urban development. As 'the City infill's its remaining lands and
27 approaches builds-out, finding and designating' open 'space' areas, as well as protecting its
28 creeks and urban forest are crucial for fiulfilling General Plan goals and maintaining the local
29 quality of life.
30
31 Storm-Water Management. 'The pond was originally developed in the 1970's as a way to help
32 ` store, manage, and filter storm-water run-off. It continues ta function in this way today'and has
33 become increasingly important in this regard as development has occurred to the north.
34
35 ENVIRCINMENTA� (CEQA) REVIEW
36
37 The purpose af the project is ta protect and preserve the delineated wetlandlpond area, which is
38 a ur�iqu� i�c�l n�tur�l �r�vir�nm�nt�l r�sourc�. N� d�v�l�pm�nf or �o�n�tructi�n is proposed.
39 Therefore the project is exempt from the provisions of the California Environmental Quality Act
40 (CEQA) pursuant ta Sections 15307, Class 7 (Actions`by regulatory agencies for protectian of
41 n�,t�ral r�so�r�e�) �nd 1�30�, �la�� � (A�tion� �y r�gu�l�t�ry �g�n�ie� f�r �r4te�ti�n of the
42 environment}.
43
44 CONCLUSION ,:
45
46 The City Couneil recently expressed an interest in considering an Open Space dasignation 'for
47 the wetland/pond area in the southern portion of the Airport Industrial Park. The wetland/pond
48 area is a unique natural environmental resource lacated within an area planned for urban
AIP PD Qrdinance Amendment
,�Open Space"Land Use Designation
Pond and Wetlands Re-Designation '
3
1 development and pravides important biological, aesthetic, and storm-water management
2 functions that warrant pcotection:
3
4 PU�LIC NC?TICE
5
6 A notice of publie hearing was provided in the following manner:
7
8 ■ posted in three {3) places on the Project site onJuly 11, 2014;
9 ■ mailed ta praperty owners within 300 feet ofthe project site an July 11, 2014; and
10 ■ published in the Ukiah Daily Jourr�al on July 13,20�4.
11
12 As of the writing of this staff report, no correspondence has been received in response ta the
13 notice.
14
15 Attachments
16
17 1. Prapased Rmended Ordinance
18
AIP PD Ordinance Amendment
„Open Space"�and Use Designation
Pond and Wetlands Re-Designation '
4
� � � � � � � � � � �
(�Rt�I1�A1��E ByCB. ����a����t����4��� -��
- ORDINANCE OF THE CITY COUNCIL QF THE CITY OF UKIAH
AMENDING THE AIRPC7RT 1NDUS1'RIAL PARK P�ANNED DEVELQPMENT
The City Councii of the City of Ukiah hereby ardains as follows:
Section One
The purpose of this amendment to the Airport industrial Park (AIP) Planned Development
Ordinance is ta �stablish an "Uper� �pace"land use designation and'to change the Land lJse a�signation
�in 2:47 acres �f land currently 'zc�ned desigriated Light Manufacturing/Mixed Use to "Upen Space" in+
order t� pres�rve and proteet an�xistMng pond and wetland area.
Section Two
�'he�chang� ir� the land�us� d��igr��tl��s will deerea�e th� �mount of ��land d�sign�t�d Light �
ManuFacturing/Mixed Use +/- 2.47 acres and cr�ate �j- 2.47;acres of land desigr�ated"tJpen Sp�ce.'"
Section Three
This amendrner�t to the Airpart Industria( Park Plar�ned Develc�pment Ord�nance :is exempt frorn
� � the requirerrients of the �alif�rnia �n�ironment�l Quality Act�ursuant tc��CEQA �u��e(ines���Secti�n 15��7, � �
Ck�ss;7 {Ae�ions taken by!�tegulatory Agencies f�r Pr�tection of Natural Resc�u�c�s and �,5�08, Class;8
�Actions�aken by R�gufatory Agen�ies ft�r Pro�ection of the Enviranment}.:
Seetion Four
The overall purpose of the Airport Industrial Park Planned Development is to provide for a
coordinated development of compatible industrial, office, and cc�mmerciai land us�s, ar�d tc� pro�ect �nd
preserve �he pond ar�d wetlar�d �rea within th� ATP. It details both allowed and permitted uses within
each land use category, regulates nuisances, and provides development standards and design guidelines.
The AIP Planned Development is consistent with the"Master Plan" land use designation for the property
cantained in the Ukiah General Plan.
1
��tion Fiv�
This ordinance also formally amends the Land Use Map (Exhibit "A") that illustrates which land
use designations are assigned to the various properties throughout the Airport Industrial Park, The map
shaws the approximate +J- 2.4? �ere� c�f pond �r►d wetlands ea�t of Airpart Park B�ule�rard in the
soufi�rern portion of tti� ParCc being re-desigr�ated frc�m"Lkght Marrufactur'rng/Mix�d Use"fio"Qpen'apace."
The �ppraximate 1'�acre p�rcel ofi land betw��n �he pt�nd and Air�art Park B�ulevard remains "�.ight
Manufa�turirig/Mixed Use"' Exhibit"A-1"shows the land ar��de�ignated"apen �pace"in defiaii,'The land
use designations apply to the 138-acre Airport Industrial Park in the following manner:
i. Professional Office: Applies to the northwest portion of the site, bounded by
Talmage Road on the north, Airport Park Boulevard on the east, and Commerce
Dcive on the south (appraximately 12.6 acres).
2. H�ighway Commercial: Applies only to the northeastern portion of the site, baunded
by Talmage Road to the north, Airport Park Boulevard to the west, Highway l0i to fhe
east, and the existing large commercial retail store property
to the south (approximately 1.4 acres).
3. Retai) Commercial: Applies to 13.44 acres north of Commerce Drive, and
approximately 38.71 acres south of Commerce Drive, bounded by Airport Park
Boulevard an the west, and Highway 101 on the east(approximately 52.3 acres).
4. Industrial: Applies to the property situated at the southern end of the Airport Industrial
Park (approximately 18.3 acres).
5. IndustriallAutamative Commercial: Applies to approximately 3.9 acres east of
Airport Park Boulevard between Retail Commerciai designated lands lacated on the north
and south ends of the Airport Industrial Park Planned Development. These
approximately 3.9 acres include APNs 180-080-56, 180-080-60, 180-080-61.
6. Light Manufacturinc�/Mixed-Use: Applies to the lands west of Airport Park Boulevard
south of Commerce Drive. Includes the (2) acres adjacent to and north of the existing
Mendocino Brewing Company parcel, and the approximate one (1) acre west of and
2
adjacent to the existing pond. It also includes the approximate 3.27 acres east of �irpart
Park Boulevard south of the Retail Commercial designated lands and north of the existing
pond (appraximately 32.8 acres).
7. �pen �pacec Applies ta the +J- 2.47 acres;�f pond and wetiands east of Air�c�r� I��rk
�ouleuard in the si�uthern portion af tlie Park '
8. Roads and landscapinc�: Approximately 14.2 acres.
9. Total Acreaae AIP: Approximately 138 acres.
Section Six
The Airport Industrial Park Planned Development was originally approved by City Council
Resolution No. 81-59 on March 4, 1981, embodied in Use Permit No. 81-39. It was amended and fiurther
articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1992, the City Council
adopted a cevised Ordinance (929) to allow °General CommerciaC' in addition ta the approved "Nighway
Qriented Commercial" land uses in the area bounded by Talmage Road on the north, Highway 101 on the
east, Commerce Drive on the south, and Airport Park Boulevard an the west. This Ordinance alsa
created the Planned Development Ordinance out of what was previausly a Use Permit. On June 19
1996, the City Council adopted Ordinance 964, which amended the AIP Planned Development to make it
a mare organized and useable set of regulations. On October 3Q, 1996, the Planned Development was
amended again by the adoption of Ordinance 964, which created an IndustrialJAutomotive Commercial
Land Use Designation for the 16 acres directly south of the home improvement center/hardware store
facility east of Airport Park Baulevard. On April 2, 1997, the Plac�ned Development was amended by the
adoption of Ordinance 991, which permitted drive-thru restaurants an the lands designated as Highway
�ommercial. C�n November 3, 1999, the t�rdinance was amended by (�rdinance 1024 to designate the 32
acres south of Hastings Avenue and west of Airport Park Boulevard as IndustrialJMixed-Use. On
September 6, 2000, the �rdinance was revised by drdinance 1030 to list hotels and sit-down restaurants
as "allowed" uses in the Professional Office Land Use Designation. On January 7, 2004, the Ordinance
was amended by Ordinance 1051 to change the "Industrial Mixed Use" designation to "Light
3
Manufacturing/Mixed Use," and to establish new standards for commercial, professianal ofFice, light
manufacturing, and law density residentiai land uses in the Light Manufacturing/Mixed-Use area that are
separate fram thase contained 'in Section ��G``of this Ordinance. On August 1, 20D7, the Ordinance was
amended by Ordinance 1098 ta change the land use designation on approximately 14.5 acres of land in
the southern portion ofi the Airport Industrial Park Planned pevelopment east of Airport Park Baulevard.
Ordinance iQ98 changed the land use designation of approximately 8 acres of land designated
Tndustrial/Autamotive Commercial to Light Manufacturing/Mixed Use, and changed the land use
designation of approximately 6.5 acres designated Industrial to Light ManufacturingJMixed Use.
�rdinance 1146 adopted on.7anuary 15, 2014 changed the land use Designatian on: 1) approximately 4.1
acres that was designated Industriai/Automotive Commercial to Retail Commercial; and 2) on
approximately 11.2 acres of Light Manufacturing/Mixed Use to Refail Commercial in order ta aliow the
development of the Costeo Warehouse and Fueling Station Project. The change in the land use
designations increased the amount of land designated Retail Commercial by +J- 15.3 acres and
decreased the amaunt of land designated Industrial/Auto Commercial by +/- 4.1 acre. It also decreased
the amount of land designated Light Manufaeturing/Mixed Use +/- 11.2 by acres respectively.
Section 5even
Airport Industrial Park Planned Development, as amended herein, provides a mi�ure of
industrial, commercial, low density residential, office, and ';open space land uses within a Planned
Development(PD), consistent with the City of Ukiah General Plan Master Plan land use designation.
��ctia��s Eight
The Development Map (Generalized Land Use Map)far this Planned Development, as well as the
design guidelines and development standards constitute the Concept Development Plan, as required by
Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map (Generalized Land
Use Map) attached as Exhibit "A", is approved. The Traffic Circulation Plan for this Planned Development
is discussed in Section "I" an page 24, and the Circulation Map, attached as Exhibit "B°,`is approved.
4
Section Nine
Development standards not addressed in the Planned Development regulations shall be those
specified in the Gity ofi Ukiah Zoning Code.
Section Ten
Amendment to this ordinance requires City Council action. All Major Variance, Use and Site
Development Permits for proposed developments within the Airport"Industrial Park require City Planning
Cammission review and action. Minor permits are subject to the review and action by the Cit}r Zaning
Administrator. Decisions on Major and Minor Variance, Site Development and Use Permits made by the
City Planning Commission ar Zoning Administrator are appealable to the City Cauncil pursuant to section
9266 of the Ukiah Municipal Cade.
Section fleven
Some small commercial land uses may be permitted on the Industrial designated land if they are
primarily intended to provide commercial type services to employees within the Airport Industrial Park.
Section Twelve
This version of the Airport Industrial Park (AIP) Planned Development supersedes all past
versions, and shall govern and regulate the growth and development within the AIP.
5ectian Thirteen
The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), of
the Ukiah Municipal Code are as follows:
A. INDUSTRIAL DESIGNATION
1. Allowed Uses
The follow9ng industrial us�s ace allowed in the'Industrial desigr�ation with the securing
of a Site Development Permit:
a. Manufacturing - activities or operatians involving the processing,
assembling, blending, packaging, compaunding, or fabrication of
previously prepared materiais or substances into new products.
5
b. Warehouse and Distribution Activities - includes warehousing, and
storage not available to the general public; warehousing and disfiributian
activities assoeiated with manufacturing, wholesaling,
or non-retail business uses; delivery'and transfer services; freight
forwarding, moving and starage; distribution terminals far the assembly -
and breakdown of freight; or other similar use invalving shipping,
warehousing, and distribution activities.
c. Wholesaling and Related Uses - includes establishments engaged in
wholesale trade or warehousing activities'including maintaining
inventories of goads; assembling, sorting, and grading goods inta large
lots; breaking bulk and redistribution in small�r'lots; selling merchandise
to retailers, industrial, commercial, institutional, or business users, or
other wholesalers.
d. Contractor's Offices - ineludes business affice far building, plumbing,
electrical, roofing, heating, air eanditioning, and painting contractors
including starage of incidental equipment and supplies. ' -
e. Agricultural -'allowed as a continuation of the existing land use, including
all necessary structures and appurtenances.
f. Research and Develapment Laboratories, and computer"and data
processing.
g. Accessory Uses and 5tructures - activities such' as administrative affices
and warehouses which �re refated and ancillary ta an allowed use.
Ancillary structures containing ancillary uses shall be located on the
same parcel as the primary use/structure, and shall not exceed 25�10 af
the gross floor area of structure(s}containing the primary use.
6
2. Permitted Uses
The following small commercial, business support,;and repair service land uses may be
permitted in the Tndustrial land use designation with the securing of a Use
- Permit; provided they are situated on a parcel no larger than one-half acre in size, and
do not exceed 20 percent of the totai land dedicated to the Industrial Land Use
Designation:
a. Delicatessen, sandwich shop, or small sit-dawn restaurant(no drive-thru -
restaurants shall be permitted).
b. 5mall grocery or convenience store.
c. Banking facility
d. Child day-care facility.
e. Industrial and business support services - establishments primarily
engaged in providing services to business and industry, such as
blueprinting and photocopying, janitorial and building maintenanee,
equipment rental and leasing, medical labs, commercial testing
laboratories and answering serviees.
f, Public Facilities - includes all public and quasi-public faeilities such as
utility substations, post offices, fire stations,and government offices.
g: `Repair Services - includes repair services sueh as radio and-television,
furniture, automotive repair,body and fender shops.
h. Communication Installations - includes radio and television statians,
telegraph and telep�ane offices, cable T.V.,and rr�icrowave stations.
B. - PRt)FESSIONAL OFFICE DESIGNATION
1. Purpose
The purpose ofthe Professianal Officeland Use Designation is to provide opportunity for
a variety of business and professional offices, as well as a limited number of highway
7
. commercial land uses. l.and uses such as child care facilitias, delicatessens, and small
retail stores and shops are intended to be anciilary companents to prafessional office
development projects, and the limited highway commercial land uses. '
2. General Requirements
a. Child care facilities, delicatessens,and small commercial retail stores and
shaps shall not exceed 20 pereent of the total developable square
faatage of any one parcel. The resulting square footage that comprises '
this 20 percent shall only be develaped with individual storeJshop spaces
that do not exceed 2,000 square feet in size.
3. Allowed Uses
The following uses are allowed in the Professionai Office designation with the securing af
a Site Development Permit:
a. Professional and business offices such as accountants, engineers,
architects, . landscape architects, surveyors, attorneys, advertising,
consultants, bookkeeping, medical and dental affices, and other similar
activities.
b. Business and office support services - includes services such as branch
banks,:savings and loan, credit unions, insurance brokers,
real estate sales, blueprinting and phatocopying and answering services.
c. Child day-care facility. ,
d. Retail commercial in the built-out northwest portion of this area outside
the boundaries of the�edwood Business Park.
e. Hotels and sit-down restaurants (no drive-thru restaurants).
4. Permitted Uses
The following uses are permitted in the Professional Office Designation with the securing !
of a Use Permit:
8
a. Delicatessen and sandwich shop.
b. Small grocery or convenience stare.
c. Small retaii commercial stores and shops of 2,000 square feet or less,
and in combination not exeeeding 20 percent of the total developable
square footage an a parcel.
C. HIGHWAY GOMMERCIAL DESIGNATIUN
i. Aliowed Uses
The follawing uses are allowed in the Highway Commercial designation '
with the securing of a Site Development Permit:
a. Businesses such as motels, sit-down and drive-thru restaurants,
service statians, and other similar uses that provide services and
merchandise primarily to highway travelers.
b. Retail commercial stores.
D. RETAIL COMMERCIA�DESIGNATION
1. Allowed Uses
The fallowing uses are allowed in the Retail Commercial designation with the securing of
a Site Development Permit:
a. Retail commercial stores.
b. Child day-care facility.
c. Delicatessen, sandwich shop, and ice cream parlor.
2. Permitted llses
The following uses ar� permit��d in th� R�tail Comm�rcial designation with the
securing of a Use Permit:
a. Restaurants (no drive-thru restaurants).
b. Small grocery or convenience store.
c. Banking facility
9
E. INDUSTRIAL1AUTq►MOTIVE CCiMMERCIAL DESIGNATION
i. Allowed llses
The following uses are allawed in the IndustrialJAutomotive Commercial Land Use
Designatian with the securing of a Site Develapment Permit;
a. All the allowed industrial uses listed in Item A (1)above.
b. Automobile dealerships, except far those that exclusively sell used
vehicles.
2. Permitted Uses
The following uses ace allowed in the Industrial/Automotive Cammercial Land Us�
Designation with the securing af a Use Permit:
a. Ail the permitted industrial land uses listed in Item A{2) above.
b. Delicatessen,sandwich shop, or small sit-down restaurant(no
drive-thru restaurants).
c. Rutomotive service(gas)station.
d. Small grocery store, mini-market, or convenience stare.
a. Uses related to automobile dealerships such as tire stares, auta
parts stares, car-washing facilities, automobile repair business, etc.
F. " CIGHT MANUFACTURINGIMIXED-USE DESIGNATIQN
1, Purpose and Intent
The purpose of the Light Manufacturing / Mixed-Use land use designation is ta provide
for a compatible mix of light manufacturing activities, commercial land uses, professional
offices, and limited iow-density residential uses. The intent is to provide an opp�r�unity
for a diversity of land uses to locate near each other that would typieally be viewed as
incampatible, but because of creative site planning and design, they ean function in
harmony without adversely impacting one another. For example, the Ordinance permits
"live-work" land uses where small dwelling units can be incorporated into low intensity
10
light manufacturing ar warehousing operations. There is also opportunity for low-
density apartments to be situated above cammercial shops and professianal offices.
The purpose of the Light Manufacturing J Mixed=Use designation is also ta promote
Smart Growth and New Urbanism planning techniques. The Ordinance contains design
standards that will lead to the development of ofFice, light manufacturing, commercial,
and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use
neighborhood.
The �rdinance requires light manufacturing land uses, if proposed, to be situated along
the railroad tracks on the rear of the parcels, and ta develop other land uses alang the
front af the parcels on Airport Park Boulevard, except for the parcels east of Airport Park
Boulevard where light manufacturing land uses can occur anywhere on the paccels with
- the required yard setbacks. The majority of parking facilities are required to be situated
in=between the light manufacturing and commercial land uses in the middle of the
parcels, rather than along the Airport Park Boulevard frontage.
The land uses along Airport Park Boulevard are held to a higher design and site planning
standard than the'light manufacturing land uses, because it is situated in the mare visible
locatian, and because iight manufacturing land uses are highly desired and a lesser
design standacd provides an inherent incentive.
It is possible to develop full light manufacturing, offiice, or commercial land uses on a
parcel, provided they are laid out and designed to be compatible with surrounding land
uses. Professional affice and commercial land uses, if proposed as stand along
develapments must adhere to a high site planning and design standard.
The regulations are intended to create a compatible mix of land uses with ample
landscaping and strategic apen areas, pedestrian walkways, and attractive architecture in
an inviting scale, with hidden parking and practical functionality.
11
2e General Reauirements
a. Light manufacturing and warehousing land uses should be located along the railcoad tracks
an the western portion of the current parcels or anywhere on the designated parcels east
- of -Airport-Rark Baulevard with the required yard setbacks. Light manufacturing and -
warehousing can be situated along Airport park Boulevard if it canforms to the site
planning and design standards for cammercial development:
b. The majority af parking spaces for mixed-use development shall be located in-between the
light manufacturing/warehousing land uses and the land uses along Airport Park Boulevard.
Every attempt shall be made to create parking that cannot be seen from public streets.
c. Shared access is strongly encouraged befinreen land uses an the same and adjacent parcels
to reduee encraachments onta Airport Park Boulevard.
d. , Street trees and a meandering sidewalk are required along Airport Park Boulevard:
e. The architectural facades for buildings situated alang and facing Airport Park Boulevard
shall be consistenf with Section 5(f) of this Subsection, and shall be designed to soften
height, bulk, and mass.
f. The orientation, height, and design of buildings, as well as the theme for property
development shall be based on creating"compatibility between land uses.
g. There is opportunity for low density residential land uses such as apartment units above
affices or commercial spaces, but densities are limited west of Airport Park Boulevard
because of airport constraints to a total of 60 peaple per acre on a given parcel.
3. Permitted Land Uses
a. Natwithstandi�g Subsection"K,', all l;ght manufacturing, comm�rcial,professional of�iee, low
density residential, and mixed-use projects require the securing of a Use Permit from the City
Planning Commission. The Use Permit process shail include an analysis of site planning and
architecture, pursuant to Seetion 9262 of the llkiah Municipal Code.
12
4. Required findinc�s
a. Prior ta approving a Use Permit for a project situated on land in the Mixed-Use designation,
the Planning Commission andJor the City Council shall make the following findings:
- 1: Ttie proposed land use is consistent with th� gaals and policies of the Ukiah '
General Plan, the provisions of the Airport industrial Park Planned Develapment
0rdinance, the Ukiah Municipal Cade,and the Ukiah Airport Master Plan.
2. The proposed land use is compatible with surrou�ding land uses and will not be
detrimental to the public's health, safety and general welfare.
3. There is sufficient variety, 'creativity, and articulatian to the architecture and
design af the structure(s) to avoid monotony andJor a box-like uninteresting
e�ecnal appearance.
4: For all land uses other than light manufacturing, there is uniqueness and an -
exemplary approach to the site planning, design, and architecture, cansistent
with the Site Planning and besign Standards contained herein, that results in a
quality and sophisticated development.
S. The Fir�dings shall not be vague. The findings shall be sufficiently detailed to
apprise a reviewing court of the basis far the action by bridging the gap between
the evidence and the decision-maker's conclusions, and shall'be based upon
evidence contained in the administrative recard.
5. Site Planning and Desi+�n Standards- Commercial Development
The following site pfanning and design standards are specifically adopted for the Light
Manufacturing{Mixed°Use Land Use Designation. They shall apply to all commercial, professianal
office, iow-density residential, and mixed-use development projects not involving light
manufactucing/ warehousing unless it is situated along the Airport park Boulevard street
frontage. The Development Standards contained in Section ��G" and the Design Standards in
Section '�I"af this Ordinance shall apply to the Light ManufacturingJMixed Use designation unless
13
superseded by the following specific standards:
a. Yard Setbaeks:
1. Frant: 25 feet from the Airpart Park Boulevard right-of-way.
Architeetural features, such as bay windows, porehes and landing spaces, column
treatments, and similar features may extend up to two-feet into the required !
front yard setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are
not limited to Building Code requirements, traffic circulation, landseaping
requirements, softening of the bulk and mass of structures, and compatibility
with adjacent structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through
the approval of a variance, pursuant to Chapter 2, Article 20 of the Ukiah
' Municipal Code.
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 40 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may e�ctend an additional 10 feet beyond
the maximum height provided it is adequately screened from view.
3. Relief: Relief from the height standards may be granted through the
discretionary review process if a finding is made that the proposed height is
campatible with the scale and character of the development on adjacent and
nearby parcels and would nat have an adverse impact on the health and safety
of the general public.
c. Minimum Lot Area:
1. The minimum lot area for parcels in the mixed-use area shall be determined
14
through the subdivision and/ar discretionary review process. In no ease shali
lats be created that are less than 20,000 square feet in size.
d. Maximum Lat Coverage: ',
1. Commercial and mixed land uses rnay cover up to 40 percent of a lot provided
that the site planning, architecture, ,parking, and landscaping are consistent with
the requirements of the AIP Planned development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted thraugh the
discretianary review process provided a finding is made that the proposed lot
coverage is compatible with the scale and character af the development on '
adjacent and nearby parcels and would not have an adverse impaet on the
health and safety of the general publie. '
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage af passive solar energy
and solar collection in the winter, and to control salar cooling loads in the
summer.
2. Buildings shall be shaped and ariented to be compatible with surrounding land
uses in terms of noise, visual privacy, and functionality.
f. Architectural Design:
2. Buildings shall incorparate projecting columns, e�cterior wainscoting, framed
panels, and/or other features to provide relief to large open blank walls.
2. Architectural features such as arehes, raised and deeorative parapets, decorated
and flared cornices, e�ended eaves and overhangs, balcanies, entry insets, a�d
a variety of roof angles and pitches are required to make buildings unique and
interesting. '
3. Windows shall be used to break up the mass and volume of buildings into
smaller components. Buildings shall use different shaped and framed windows in '
15
a caordinated theme. Awnings and other attractive windaw treatments are
strongiy encouraged.
4. All four elevations af buildings shall incorporate the architectural design
requirements listed above in a reasonable and feasible manner.
5. The use of strong ar loud colors as the dominant building calor shall not be
permitted. The dominant colors used on buildings shall be subdued and earth
tone in nature. Colors of buildings shall be compatible with adjoining buildings.
6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse
collection areas, mechanical equipment, and other appurtenant items of poor
visual quality shall be screened by the use of masonry walls, landseaping
materials, or decorative fencing. All roof mounted electrical and mechanical
equipment andJor ductwork shall be screened from view by an enclosure whieh
is consistent with the building design. Fences exceeding six (6) feet in height
may be appropriate #or some commercial and industrial, uses to screen the
autdaor storage af building materials, supplies, canstruction equipment, etc. The
Planning Commission may consider fences exceeding six (6) an a case-by-case
basis during the review af Site Development and Use Permifi applications.
g. �igns
1. The calors, materials, and lighting of every sign on"a site shal( be restrained and
harmoniaus with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and shall
not exceed twelve feet ir� height fram fiinished grade.
If a freestanding sign is placed on a berm, the Planning Commission shall have
the discretion to limit its height to less than twelve feet from finished grade.
No pole signs are permitted. Freestanding signs shall have a decarative support
base.
16
3. The size and amount of signs shall generally comply with the requirements af the
Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion
to reduce the size and amount of signs to something less than permitted by the
U.M.G. if they make a finding that the proposed size and amount of signage is
out of scale with the building and tao dominating on the site.
4. Signs are nof permitted on the roof or projecting above the roof of any building.
5. Relief: Relief from the sign standards may be granted thraugh the discretionary
review pcocess provided a finding is made that the proposed sign is compatible
with the scale and character of the development on adjacent and nearby parceis
and would not have an adverse impact on the health and safety of the general
public.
h. Pedestrian Orientation
l. Pedestrian walkways shall be included that directly and safely link all parking
areas with building entrances, off-site transpartation facilities, established
sidewalks, and adjacent public rights-of-way.
2. Outdoor pedestrian spaces shall be landscaped and include such features as
planters along sidewalks, pedestrian oriented signs, attractive street furniture,
low-level lighting, and outdoor seating areas.
3. Lots with frontages along the primary street shall provide a 5-foot wide
meandering sidewalk lacated within the required front setback. The sidewalk
may be located over the public utility easement. Every effort shall be made to
link developments with attr�ctive and aecessible pedestrian facilities.
4. Secondary streets accessing the rear portion of parcels shall include 5-foat wide
sidewalks or alternative pedestrian facilities that link the development an the rear
portion of the parcels with Airport Park Boulevard.
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i. Lighting
1. Exterior lighting shall be subdued and of low wattage. It shall enhance building
design and landscaping, as well as pravide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties, and
shall nat be directed tuwards the night sky.
3. LigMt standard heights'shall be predicated an the lighting need af the particular
location and use. Tall lighting fixtures that illuminate large areas sha11 be
prohibited.
4. Lighting fi>ctures, standards, and all exposed accessories shall be harmanious
with building design, and innovative in style.
5. All pedestrian and building access areas shall be adequately lighted to provide
safety, security, and aesthetic quality,without violating number 2 above.
j. Energy Conservation
1. Passive solar orientation is required. Active solar design is strangly encauraged.
2. Deciduaus trees and/or other vegetation shall be planted on the south side of
buildings whenever feasible to increase energy efficiency.
3. Sunlight shall be used for direct heating and illumination whenever possible.
4. Solar heating equipment need not be screened, but shall be as unobtrusive as
possible and complement the building design. �very effort shall be made to
integrate solar panels into the roof design, flush with the roof slape.
k. Outdoor Storage and Service Areas
�.. Storage area� shal! be limited to the rear of a site, and �hall be screen�d from
pu6lic view with a solid fence or wall using concrete, wood, stone, brick,or ather
similar material.
2. All outdoor storage areas and enclosures shall be sereened, when possible, with
, landseaping.
18
3. Tf trash and recyeling areas are required in the discretionary review process, they
shall be designed to harmonize with the building and landscaping, and shall be
consistent with"the size and design requirements of the Ukiah Municipal Code.
L Landscaping
1. Landscaping shall comply with Section"I"of this Qrdinance.
2. Landseaping Plans shall include outdoor shaded sitting/resting areas for "
employees and the general public, unless infeasible.
m. Ukiah Airport Master Plan
l. All development within the Airport Industriai Park shall comply with the Federal
.Aviation Administration side stope criteria, density requirements (�B1"`
�ompatibility Zone = 6d personsper acre/ �C� Compatibility Zone = 150 people
per acre) and all other applicable provisions of the Ukiah Airpart Master Plan.
n. Public Utility'Easements, Pubiic Streets, and Access Driveways
1. All Publie Utility Easements, Public Streets, and Aecess Driveways shall camply
with Section"`N"of this tJrdinance.
6. Sifie Planning and Desic�n Standards forLiqht Manufacturingand Industrial
Development
The Site Planning and Design Standards for Light Manufacturing and Industrial
development are less demanding than those far commercial, professional office and mixed-use
development. The lesser design standards are meant to encourage and pramote light
manufacturing and industrial development, particularly along the western portion of the parcels.
The Following �ite Planning and Design Standards shall apply to all Light Manufacturing and
Industrial Development:
a. Yard Setbacks:
1. Front: 25 feet from the AirporC Park Boulevard right-of-way if iocated along the
frontage. If the development does not have frontage along Airport Park Boulevard,
19
and is served by a private access easement, the front yard setback shall be
determined in the discretionary review process. Architectural features, such as bay
windows, porches and landing spaces, column treatments, and similar features may
e�end up to two-feet into the required front yard setback.
2. Side and Rear: The side and rear yard setbacks sha0 be determined in the '
discretianary review process. Factors that shall be considered include, but are not
limited, to Building Code requirements, traffic circulation, landseaping requirements, ,
saftening of the bulk and mass of struetures, and eompatibility with adjacent ',
structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through the
approval of a variance.
b. Maximum Building Height:
1. The maximum height of any building or structure shail be 50 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the
maximum height provided it is adequately screened from view.
3. Relief: Relief fram the height standards may be granted through the discretionary
review process if a finding is made that the proposed height is compatible with the
scale and character of the development on adjacent and nearby parcels and would
not have an adverse impact on the health and safety of the general public.
c. Minimum �ot Area:
1. The minimum !ot ar�a for light manufacturing and inde�strial development parcels in
the mixed-use area shall be determined through the subdivisian and/or discretionary
review proeess. In no case shall lots be created that are less than 20,000 square
feet in size. '
20
d. Maximum Lot Coverage: '
1. Light manufacturing and industrial land uses may cover up to 60 percent af a lot '
provided that the site planning, architecture, parking, and landscaping are cansistent
with the requirements of the AIP Planned Development Ordinance. '
2. Relief: Relief from the lat eaverage standard may be granted through the ;
discretianary review process provided a finding is made that the proposed lat
coverage is compatible with the scale and charaeter of the development on adaacent
and nearby parceis and would not have an adverse impact on the health and safety !
of the general public. !
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy and
solar collection in the winter, and to control solar cooling loads in the summer.
2. Buildings shalf be shaped and oriented to be compatible with surrounding land uses
in terms of noise,visual privacy, and functionality. '
f. Architectural Design:
1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels,
and/or other features to provide relief to large open blank walls.
2. The use of strong or loud calors as the dominant building color shall not be
permitted. The dominant colors used on buildings shall be subdued and earth tone
in nature. Colors of buildings shall be campati6le with adjaining buildings.
g. Signs
1. Th� colors, materials, and lighting of every sigr� on a sit� shal! be restrained and '
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and shall not
exceed eight feet in height fram finished grade.
21
If a freestanding sign is placed on a berm, fihe Planning C�mmission shall have the
discretion to limit its height to less than eight feet from finished grade. No pole signs '
are permitted. ,
3. The size and amount of signs<shall comply with the requirements of the Ukiah
Municipal Code (UMC). The Planning Commission shall have the discretion to reduce
the size and amount of signs to something less than permitted by the U.M.C, if they
make a finding that the proposed size and amaunt of signage is aut af seale with the '
building and toa dominating on the site.
4. Signs are not permitted on the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review praeess provided a finding is made that the proposed sign is compatible with
the scale and character of the development on adjacent and nearby parcels and
would not have an adverse impact on the health and safety of the general public.
i. Lighting
1. Exterior lighting shall be subdued. It shall enhanee building design and landscaping,
as well as pravide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties,and shall
not be directed tawards the night sky.
3. Light standard heights shall be predicated on the tighting need of the particuiar
location and use. Tall lighting fi�ures that illuminate large areas shall be prohibited.
k. Outdoor Storage and Service Areas
1. Storag�areas shall be limited to the rear of a site, and shall be screened from public
view with a solid fenee or wall using concrete, wood, stone, brick, or other similar
material. '
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
22
L Landscaping
L �andscaping shall generally comply with Sectian "I" ofi this Ordinance, althaugh a
lesser amount of landscaping may be appraved depending upon the scale, intensity,
and visibility of the development.
m. Ukiah Airport Master Plan
1. All development within the Airport Industrial Park shall camply with tne Ukiah
Municipal Airport Master Plan.
n. Pedestrian Drientation
1. Pedestrian walkways shall be included that directly link all parking areas with buiiding
entrances, off-site transportatinn facilities, established sidewalks, and adjacent public
rights-of-way.
2. �ots with frontages along the primary streets shall provide a 5-foot wide meandering
sidewalk located within the required front setback. The sidewalk may be located over
the public utility easement. Every effort shall be made to link developments with
attractive and accessible pedestrian facilities.
3. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or alternative pedestrian facilities that link the development oc� the rear
portion of the parcels with Airport Park Baulevard.
�. , i�P��N SIPA��
1. , Pu1' ose
Th�,purpc�se of the Oper� Space land use design�tion is tc� prouide for �he protection �nd
pr��eruation of an existirtg pond and v�r�tlar��l area and i�s' hab6tat�, tc� pro�icl� cc�ntr�st to th� built
enuir�nrnent; to preserue the existing scenic qu�lities of the are�, �nd tc� preserve capacity and w�fier
quality cif th�storm vvrater dra�r�age systern.
23
2; Ger►eral Reauir�m�nts
All ar�as d�sigr�ated "�peri �pace" sh�(I be k�pt in their r�atural state exc�pt for ar��s alreacly
disturb�� with drairiage or u�ility infrastructure, in whieh ��se mair�fi�nance and repairs rn�y c�ccur,'
C�theewise, nt�cler�elopment i� allciwed or perrnit��d.
��.,.. �M ���. ��11'..OW�+C�I,�S+k'S . . .
The foClc�wing uses are allowed','rn the C7pe�i 5pace designation:
a. C�pen Space
b." Nlainterrance and r�pair of exis�ing drainage and ufili�}r irifrasfru�tur�.;
c.'; Res�oration of,wetlands including, but r�ot limited t� remo��l of dead,
dis�ased or nor�-natiue vegetation arr�!the replar��ing with na�ive w�tland
pl�l1�S�7�C1�5.'
4. Permitted Us�e�
The following uses ar� perrnit�ed in th� C7pen Space designation with the securing of,a,
Minor Us�°Permit..
a. None
5. Minirnum L:ot�ize Req�uiremenfi
a., Non�
6. Prohibited Uses
a.` Construction and deu�lopment
�. Public access
�1. NUI�l��dCE�
�.. No lot shall be used in such a manner as to create a nuisance ta adjacent parcels.
Proposed uses shall comply with the performance criteria outlined below.
a. All activities involving the storage of flammable and explosive materials
shall be pravided with adequate safery devices against the hazard of fire
24
and explosion by adequate fire-fiighting and fire suppressian equipment
and devices standard in industry. All incineration is prohibited.
b. Devices which radiate radio-frequency energy shall be so operated as
not to cause interference with any activity carried on beyond the
boundary line of the property upon whieh the device is located.
c. The maximum sound level radiated by any use of facility, when
measured at the boundary line of the property upon whieh the sound is
generated, shall not be obnoxious by reason of its intensity or piteh, as
determined by standards prescribed in the Ukiah Municipal Code and/or
City General Plan.
d. No vibration shall be permitted so as to cause a notieeable tremar
beyond the property line.
e. Any use producing emissions shall cornply with all the requirements of
the Mendocino Caunty Air Quality Management District.
f. Projects involving the use of toxic materials or hazardous substances
shall comply with aII Federal, State,and all local Laws and regulations.
2. Prohibited Uses or O�erations ,
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper
mills, lumber mills, refineries, smelting plants, :rendering plants, junk yards, auto
wrecking, and similar "heavy industrial° uses which typically create external and
environmental effects are specifically prohibited due to the detrimental effect the use
rnay have upon the gen�ral �ppearance, func�ian, and environmer�tal qualiry of nearby
uses.
I. DEVELOPMENT STANDARDS
The following standards have been established to ensure compatibility among uses and
25
eonsistency in the appearance and character af development. These standards are intended to
guide the planning, design, and development of both individual lots and the entire Airport
Industrial Park. Prajects shall be reviewed on a case-by-case basis far high quality design,
efficient function, and overall eampatibility with surrounding land uses.
i. Minimum Lat Requirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a minimurn
frontage of 100 feet an a public street. Except for lots fronting on Airport Park '
Boulevard, ar other public streets shown on the Land Use Map, access easements to a
public street may be authorized in lieu of public street frontage in the discretion of the
appropriate decision-maker and with the approval of the City Engineer. Praposed aceess
easements shall be consistent with the standards contained in Table 4-1. The Planning
Commission may approve a public street frantage of less than 100 feet for lots located
on cul-de-sacs,street eurves, or having other extraordinary characteristics.
2. Maximum l.ot Coveraqe
No more than 40 percent of the lot shall be covered by buildings or structures. Abave
ground parking lots and landscaping areas sha91 not be included in the caleulation of lot
coverage. Industrial I�nd uses may caver a maximum of 60 percent af a lot provided
that the site planning, architecture, parking, and landscaping are consistent with the
requirements of the AIP Planned �evelapment Ordinance.
3. Minimum Building Setbacks
All buildings and structures shall be setback from the property line a minimum of 25 feet
along the entire �tr�et frontage. Lots abutting U.S. Nighw�y 101 shall maintain a
minimum setback of 60 feet from the property line adjacent to the freeway. Side yard
setbacks shall be determined in the Site Development or Use Permit review process. '
26
4. Maximum Buildina Heiqht
The maximum height of any building or structure shall be 5Q feet. Mechanical penthouse
and equipment may extend an additional 10 feet beyond the maximum building height.
5. Ukiah Airport Master Plan
All development within the Airport Industrial Park shall comply with the Federal Aviation
Administration side slope criteria, density requirements (�B1° Compatibility Zane = 60 '
persons per acre / •C� Compatibility Zone = 150 people per acre) and all ather
applicable pravisions of the Ukiah Airport Master Plan. ,
6. Screenina '
Storage areas, loading docks and ramps, transfarmers, starage tanks, refuse callection
areas, mechanical equipment, and other appurtenant items of poar visual quality shall be '
screened by the use of masonry walls, landscaping materials, or decorative fencing. All
roof maunted electrical and mechanicaC equipment and/ar duetwark shall be screened
from view by an enclasure which is consistent with the building design. Fences
exceeding six (6) feet in height may be appropriate far some commercial and industrial
uses to screen the outdoor storage of building materials, supplies, eonstruction
equipment, etc. The Planning Commission may consider fences exceeding six (6) an a
case-by-case basis during the review of Site Develapment and Use Permit applications.
7. Publie Utility Easerv�ent
All It�ts shall provide a S-foat easement in the required front setback for the provision of
utilities.
�6. �6d�wa�lk R�qaeir���n't�
Lats with frontages along the primary street shall provide a 5-foot curvilinear sidewalk
lacated within the required front setback. The sidewalk may be located over the public '
utility easement. Every effort shall be made to link developments with attractive and '
accessible pedestrian facilities.
27 '
9. BiCycle Lanes
Class III Bicycle lanes shall be provided on all primary streets according to CalTrans
standards. �
10. Development Infie rg ation
Every effort shall be made to "'master plan" development within the Airport Industrial
Park. Applicants shall be encouraged to coordinate development propasals to ensure
compatible architeetural themes, high quality site planning, efficient and functional traffic
circulation, coordinated pedestrian circulation, and compatible land uses.
11. Required Public Streets
Lot line adjustments, pareel maps, tentative and final subdivision maps, and Site
Development and Use Permits shall not be approved, unless public streets identified on
the Land Use Map serving the parcels covered by the lot line adjustment, map or permit
have been or will be dedicated to the Ciry of Ukiah upan approval of the lot line
adjustment, map or permit.
12. 5treet Width Standards
The following street standards have been established by the Ukiah Department of Public
Works. All primary and secondary streets sha11 be designed and constructed in
accordance with these standards:
Table 4-2: Wfinir�rum�treetStand�wds
Airport Park Baulevard and Gommerce Drive
Primary Secondary Access
Easement
1. Right-Qf-way 66 feet 44 ieef 32 ieet
2. Pavement 64 feet 40 feet 30 feet
a. travel lanes (2) �4 feet 20 feet 15 feet
b. left turn lane 12 feet l2 feet
3. Curbs (both sides) 1 foot 1 faot
4. Cul-de-sac (turn-arounds) lOd feet diameter
5. Curb Returns Radius 35 feet 35 feet
28
13. Access Driveways and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport Park
Boulevard. All driveway and intersectian radii shall be designed to accommadate
heavy truck turning movements, consistent with the requirements of the City
Engineer.
b. Every effort shall be made to design common driveways for individual
develapments.
c. No Talmage Road access shall be permitted far the parcel or parcels located at
the southeast corner of Talmage Road and Airport Park Boulevacd.
d. All major driveways, as determined by the City Engineer, shall have left turn
pockets in the median area where feasible.
e. Deceleration and acceleration lanes shafl not be required unless the City
Engineer determines they are necessary ta ensuce safety and efficient traffic
flow.
14. Minimum Parking and �oading Requiremen#s
a. Na loading or unloading shall be permitted on the street in front of the building.
A sufficient number of off-street laading spaces shall be provided to meet the
needs af the approved use. Adequate apron and dack spac� also shall be
pravided for truck maneuvering on individual lots.
b. 7he number of entranceJexit driveways shall be limited to one per every 10Q feet
of street frantage with a maximum curb cut af 40 feet. The Planning
Commission may relax these�tandards when a comprehensive plan for an entir�
block has been prepared and presented ta the City Planning Commission for
review and approval.
c. Adequate off-street parking shall be provided to accommodate the parking needs '
of employees, visitors, and company vehicles. The minimum number of aff- '
29
street parking spaces shall generally be provided according to the requirements
of the Ukiah Municipal Code.
d. The Planning Cammission may deviate from the parking requirements contained
in the-Ukiah Municipal Code on a case-by-case basis. Any deviatian must-be
supported by findings related ta a unique use, such as a Mixed-use development,
or use not speeifically described in the Ukiah
Municipal Gode, and findings that otherwise demonstrate no on-street parking
cange�tion will result.
15. 5ignac�e
Except as indicated elsewhere in this Ordinance, building identification and ather signs shall
generally comply with the sign regulations for industrial, commercial and office land uses
contained in the Ukiah Municipal Code. All prapased development projects shall include a
detailed sign program.
J. DESIGN GUIDELINES
The fallowing guidelines shall be used by the Planning Commission when approving a Site
Development or Use Permit to ensure high quality design, and the coordination and consistency
of development.
1. Landscaping and Open Space
a. A comprehensive landscape plan shall be su6mitted for review and �pproval as a
part of the Site Development ar Use Permif process.
a. Existing trees shall be retained whenever possible.
c. A variety of tree �pecies shal! be used that provides diversity in form, texture,
and color.
d. l.andscaping at corners should be arranged to maintain traffic visibility.
e. Landseaping along an entire street frontage should be coordinated to achieve a
uniform appearance. '
�a
f. Landscaping shall be proportional to the building elevations.
g. �andscape plantings shall be thase which grow well in Ukiah's climate without
extensive irrigatian. Native species are strongly encouraged.
h. All iandscape plantings shall be of sufficient size, heaith and intensity so that a
viable and mature appearance can be attained in three years.
I. Deciduous trees shall constitute the majarity of the trees proposed along the
south and west building exposures; non-deciduous street species shail be
restricted to areas that do not inhibit solar access.
j. Parking lots with twelve (12) or more parking stails shall have a tree placed
between every four (4) parking stalls within a continuous linear planting strip,
rather than individual planting wells, unless clearly infeasible. Parking lot trees
shall primarily be deciduous species, and shall 6e designed ta provide a tree
canopy coverage of 50 percent over all paved areas within ten years.of planting.
Based upon the design of the parking lot, a reduced number of trees may be
approved through the discretionary review process.
k. Parking lots shall have a perimeter planting strip with both trees and shrubs.
I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
sidewalks or marked pedestrian facilities within landscaped areas and/ar
separated from automobile travel lanes. Based upon the design of the parking
lot, and the use that if is serving, relief from this requirement may be approved
through the discretionary review process.
m. Street trees may be placed on the prop�rty propo��d for d�v�lop�►�nt instead of
within the public right-af-way if the location is approved by the
City Engineer, based upon safery and maintenance factors.
n. All new developments shall include a landscaping coverage of 20 percent
31
(20%) of the gross area of the parcel, unless because of the small size af a
parcel, such coverage wauld be unreasonable, A minimum of 50 percent (50%0)
of the landscaped area shail be dedicated ta live plantings.
32
a Landseaping Plans shall include an automatic irrigatian system.
p. All required landscaping f�r commercial develapment prajects shall be
adequately maintained in a viable condition.
q. The Planning Directar, Zoning Administrator, Planning Commissi�n, or City ',
Council shali have the authority to modify the required elements of a
Landscaping Plan depending upon the size, scale, intensity, and location of the '
development project.
2. Orientation and Laeation of Buildinas '
a. The location of buildings shall be coordinated with other buildings and open
space on adjacent lots, and should include design elements, oriented to
pedestrian usage, such as, linked walkways and sidewalks.
b. Buildings shauld be sited ta preserve solar access opportunities, and should
include passive and active solar design elements.
c. Buildings should be oriented to minimize heating and cooling casts.
d. Buildings should be creatively sited ta provide open views of the site and '
surrounding environment.
e. Buildings shall not be sited in the middle af large parking lots.
�. Architectural Desian
a. Individual projects shall exhibit a thoughtful and creative approach to site
planning and architecture. '
b. Projects shall be designed to avoid the cumulative collectian of large structures !
with similar building elevations and facades.
c. Buildings shall be limited in height, bulk, and mass, and shall be designed to
avoid a box-like appearance.
4. Buildinc� Exteriors
a. Colars and building materials shall be carefully selected, and must be compatibie '
with surrounding developments, and shall be finalized during the Site
Development�r Us� Permit process.
b: The Planning Commission may permit exterior walis of archit�ctur�l�metal whera
it is compatible with adjacent structures, and the overall appearance and
character of the Airport Industrial Park.
5. L.i ha tina
a. A lighting plan shall be submitted for review and appraval with all Site '
Develapment and Use Permit appfieatians. All lighting plans shail emphasize
securiry and safety, and shall minimize energy usage.
b. Lighting for developments shall include shielded, non-glare types of lights.
c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Rirport,
adjacent properties, or upwards towards the sky.
6. Desian Amenitie�
a. Bicycle parking facilities shall be provided near the entrance to buildings. One
(1) bicycle space shall be provided far every ten (10) employees, pius one (1)
space for every fifty (50) autamobile parking spaces.
b. Fountains, kiosks, unique iandscape islands, outdoor sitting areas, and other
quality design amenities are encouraged.
K. CIRCULATIt)N PLAN
The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B". As
shawn, the plan includes points af access at Talmage Road at the north, Hastings Avenue at the
northwest, and Airport Road at the southwest. In lieu of the originally envisianed southern
access road (Airport Park Boulevard to Norgard Lane) an emergency access is provided through
the airport ta a future gated encroachment along the southern portion of Airport Road. Internal
access includes an extension of Airport Road from the west into the southern portion of the site;
Airport Park Boulevard from Talmage Road on the north, e>ctending south to intersect with the
Airport Road extension; and Commerce Drive from west to east in the northern portian of the
AIP. All streets within the AIP shall be public. Property owners of parcels with frontage along I
the railroad right-of-way are encouraged to plan for possible future use of the railroad. '
L. �z�c�ETZ����Y.��vzEV� �: ___ _
The discretianary permit review process for development projects within the Airport Industrial
Park (AIP) is the same as for discretionary permits elsewhere in the City. As articulated in
Section 9 af this ordinance, a Site Development Permit or Use Permit is required for development
prajects proposed in the AIP.
1. Site Development Permits and Use Permits
a. As articulated in Section 9 above, development projects within the Airport
Industrial Park are subject ta the 5ite Development or Use Permit process,
depending upon the praposed use and its location. A Site Development Permit '
shall not be required for any development praposal requiring a Use Permit.
Within the Use Permit review proeess, all site development issues and concerns
shall be appropriately analyzed.
b. All Major Use Permits, Variances, and Site Development Permits for proposed
developments within the Airport Industrial Park require City Planning Commission
review and action. Minor Use Permits, Variances, and Site Development Permits
shall be subject to Zoning Administrator review and action.
c. Decisions an Site Development and Use Permits made by the City Planning
Commission and Zaning Administrator are appealable to the City Council
pursuant to 5ection 9266 of the Ukiah Municipal Code.
d. Maj�r modifications to approved Site Development Permits and Use Permits, as
determined by the Planning Director,shall require the filing of a new application,
payment of fees, and a duly noticed public hearing before the Planning
Corrrmission. Minor modifications to approved Site Development Permits and Us�
Permits, as determined by the Planning
Director shall require the filing of a new application, payment of processing fees
and a duly noticed public hearing before the City Zoning AdminiStrator.
e. The Planning Commission's decisian on major modifications to an approved Site
Development Permit, Variance or Use Permit is appealabl� to the City CouneiL
The Zoning Administrator's decision on minor madifications to an appraved Site
. Development P�rmit, Variance or Us� Permifi is appea6able ctir�ct�y tt�=the= Caty
CounciL
2. Buildin� Modi�ications
a.' Exteriar madifications to existing buildings shall be designed to complement and
harmonize with the design af the existing structure and surrounding
developments.
b:- A Site Qevelopment Permit shall be required for all substantial exteriar
modifications to existing structures,site design elements, and landscaping within
the Airport Industrial Park. The application procedure shall be that prescribed in
Article 20 the Ukiah Municipal Code.
Section Fourteen
Whenever a use is nat listed in this Planned Development Ordinance as a permitted or allowed
u�e "in any of the land use designations, the Planning Director shall ;determine whether the use is
appropriate in the land use designation where the subject property is situated, and make a decision as to
whether or nat it is an ailowed or permitted land use. In making this determination, the Planning
Director shall find as follows:
1. ; That the use would not be incompatible with existing nearby land uses, or the allowed
and permitted land uses listed for the particular land use designation.
2. That the use would not be detrimental to the continuing development of the area in
which the use would be located.
3. That the use would be in harmony and consistent with the purpose and intent of the
Airport Industrial Park Planned Development Ordinance and Ukiah General Plan.
4. In the case of determining that a use not articulated as an allowed or permitted use
could be established with the securing of a Use Permit, the Planning Director shall find
that the proposed use is similar in nature and intensity to the uses listed as allowed uses.
All determinations of the Planning Director regarding whether a use can be allowed or
- - permitted- in an�r��and a�se desig��ation within the Airport Industrial Park shall be final
unless a'written appeal to the°City Council, stating the reasons'for the �ppeal, and the
appeal fee, if any, established from time to time by City Council Resolution, is filed wifih
the City Clerk within ten (10) days of the date the decision was made. Appeals may be
filed by an applicant or any interested party. The City Council shall conduct a duly
noticed public hearing an the appeal in accordance ta the applicable procedures as set
forth in this chapter. At the close of the public hearing, the City Council may affirm,
reverse, revise or modify the appealed decision of the Planning Director. All City Council
decisions on appeals of the Planning Director's actions are final for'the City of Ukiah.
Section Fifteen
This Ordinance shall be published as required by law and shall become effective thirty (30) days after if is
adopted.
Introduced by title only on by the following"roll call vote:
AYES:
NOES:
ABSENT:
ABSTAINc
Passed and adopted on by the following roll call vote:
AYES:
NOES:
AB5ENT: :
ABSTAIN:
; AITEST:
Kristine �awler, Ciry Clerk" ' Phil Baldwin, Mayor
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