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08132014 - packet
CITY OF UKIAH PLANNING COMMISSION AGENDA Wednesday August 13, 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 July 23, 2014 meeting are included for review and approval. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. APPEAL PROCESS All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party 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 25, 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. B. Crossroads Christian Church Use Permit — 171 Brush Street, (File No. 180- UP-PC). Request for approval of a Major Use Permit to allow the establishment and 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. operation of a church within two units (D&F) of an existing warehouse building. APN: 002-091-15. 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 July 23, 2014 3 Minutes 4 5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT 6 Kevin Doble, Vice Chair Mike Whetzel, Chair 7 Linda Sanders 8 Judy Pruden 9 Laura Christensen 10 11 STAFF PRESENT OTHERS PRESENT 12 Charley Stump, Planning Director 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 Vice Chair poble 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 May 14, 2014 and June 11, 2014 meetings 24 are included for review and approval. 25 26 M/S Sanders/Pruden to approve May 14, 2014 minutes, as submitted. Motion carried with Commissioner 27 Christensen and Commissioner Pruden abstaining. 28 29 Commissioner Pruden made the following correction to the June 11, 2014 minutes: 30 Page 12, line 54, `light-of site' should read, `line-of-site.' 31 32 M/S Pruden/Sanders to approve June 11, 2014 minutes, as amended. Motion carried with Vice Chair 33 Doble abstaining. 34 35 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 36 37 6. APPEAL PROCESS — Vice Chair poble read the appeal process. For matters at this meeting, 38 the final date to appeal is August 4, 2014. 39 40 7. SITE VISIT VERIFICATION - Confirmed by Commission. 41 42 8. VERIFICATION OF NOTICE - Confirmed by staff. 43 44 9. PUBLIC HEARING 45 9A. Dharma Realm Buddhist University, 915 West Church Street, 200-246 Barnes Street, 225 46 Hope Street (File No.: Munis 237-UP-PC). Request for approval of a Major Use Permit to allow 47 the operation of a private university and residential school campus at the 4.96 acre former site of 48 Trinity School, APN: various. 49 50 Vice Chair poble and Commissioner Pruden will recuse themselves. 51 52 Planning Director Stump noted there would be no quorum for this agenda item since Chair Whetzel is 53 absent and Vice Chair poble and Commissioner Pruden will recuse themselves. As such, recommended 54 the Commission continue this matter to a date certain of August 13, 2014. 55 MINUTES OF THE PLANNING COMMISSION July 23, 2014 Page 1 1 M/S Pruden/Sanders continued Major Use Permit for Dharma Realm Buddhist University (File No.: 2 Munis 237-UP-PC)to a date certain of August 13, 2014 due to a lack of quorum. Motion carried (4-0). 3 4 9B. Amendment to the Airport Industrial Park Planned Development Ordinance (File No.: 5 Munis 357 REZ-PC-CC) establishing an `Open Space' land use designation and re-designating 6 2.47 acres of Pond and Wetlands from `Light Manufacturing Mixed-Use' to 'Open Space.' 7 8 Planning Director Stump: 9 • Gave a staff report: 10 ■ Project objective is to rezone 2.47 acres of existing pond/wetlands area from `Light 11 Manufacturing/Mixed Use' to `Open Space.' 12 ■ The purpose of amending the AIP PD ordinance is to establish an Open Space zoning 13 designation for the protection and preservation of the pond and wetland area as an important 14 environmental resource/ecosystem and as such is exempt from environmental CEQA review. 15 An Open Space rezone is also an important component of the storm-water drainage system 16 in the area. 17 ■ The proposed amended AIP PD Ordinance is provided for in Attachment 1 of the staff report. 18 The highlighted text in the ordinance document represents the proposed language changes 19 associated with the rezone. 20 • Referred specifically to pages 23 and 24 of the proposed ordinance amendment and noted 21 the text in this section talks about the Purpose statement, Allowed and Permitted Land Uses 22 Minimum Lot Size Requirements and Prohibited Uses. Related to Allowed Uses, subsection 23 3(c) states, `Restoration of wetlands including, but not limited to removal of dead, diseased or 24 non-native vegetation and the replanting with native wetland plan species.' 25 ■ Future development and construction in the Open Space designated area would be 26 prohibited except for repair and maintenance of drainage and/or utility infrastructure. 27 ■ Exhibit A to the Ordinance (Land Use Designation Map) has been modified to reflect the 28 rezone to an Open Space land use designation. Additionally, Exhibit A-1 is included in the 29 proposed ordinance amendment to specifically describe/demonstrate the new Open Space 30 designation. 31 ■ Commented on the background relative to the pond and wetland areas and addressed the 32 definition of`a wetland' and the storm-water management objective. 33 ■ Requests the Commission discuss the proposed ordinance amendment with a 34 recommendation to City Council in this regard. 35 36 Commissioner Pruden: 37 ■ There is some public misconception as to the definition of`Open Space' as to how this compares/ 38 differentiates from vacant land. Finds that the California Land Code adequately defines an `Open 39 Space' designation concerning parcels of land. 40 41 Commissioner Sanders: 42 • Related to the riparian area from Airport Road that essentially operates as a `feeder creek' 43 originating from the Ukiah Municipal Airport/western hills inquired whether this area would be 44 included in the `Open Space' designation. 45 • Referenced a document that delineates potential waters including wetlands in the US as well as 46 an unofficial mapping resource and noted this map and the map referenced for the Costco project 47 discussion do not appear to be the same and/or match related to boundary lines. 48 49 Vice Chair poble: 50 • Much of the discussion in the staff report related to the rezone concerns the wetlands and 51 inquired whether or not the subject parcel extends beyond the wetlands delineation area? 52 • Requested clarification the existing 2.47 acres of PondM/etlands' as shown on Exhibit A-1 53 matches that of the delineated area? 54 55 Planning Director Stump: MINUTES OF THE PLANNING COMMISSION July 23, 2014 Page 2 1 • The purpose of an 'Open Space' designation is to protect, enhance and preserve specific wetland 2 parcels of land as a natural resource and is not intended to be a generic term characteristic of 3 land that is vacant and therefore, considered open space. 4 • The subject `feeder creek' referenced by Commissioner Sanders was never delineated as such 5 with the Army Corps of Engineers. His guess is that the subject land is in fact `wetlands' and/or 6 would be regarded as `wetlands' because it feeds the delineated wetlands in the area. Confirmed 7 the land being proposed for `Open Space' delineation is the area of land that was delineated 8 and/or certified as wetlands by the Army Corps of Engineers. 9 • As a result of the Costco project, the parcels shown on Exhibit A-1 of the AIP PD Ordinance 10 document would be reconfigured to capture the pond and wetland area proposed specifically for 11 an `Open Space' zoning designation. As such, a boundary line adjustment will be made in this 12 regard along with the Costco project that matches the delineated area. 13 • Looked at the unofficial mapping resource and could not make a determination related to 14 boundary lines concerning the pond/wetland area in connection with older developed areas 15 where the buildings on this area no longer exist. Noted the boundary differentials on the unofficial 16 mapping resource may likely pertain to the `Study Area.' Related to Exhibit A and the 17 corresponding AIP Land Use Designation Map, noted it to be particularly difficult to accurately 18 depict the wetland boundary lines particularly the area to the south and this is the reason Exhibit 19 A-1 is included in the proposed AIP PD Ordinance amendment so as to have a map that more 20 clearly shows the proposed Open Space zoning designation. 21 22 PUBLIC HEARING OPENED: 6:20 p.m. 23 24 PUBLIC HEARING CLOSED: 6:20 p.m. 25 26 Commissioner Sanders: 27 • Referenced the amended AIP PD Ordinance page 24, subparagraph 3(c) that reads, 28 `Restoration of wetlands including, but not limited to removal of dead, diseased or non-native 29 vegetation and the replanting with native wetland plant species,' and expressed concern about 30 maintenance and potential removal of dead native vegetation and impacts to habitat. 31 • Supports that native vegetation whether dead or not should remain in the wetlands because it 32 serves as habitat for cavity masters. Whether a tree falls down or dying is still suitable habitat. 33 • Staff determined the proposed Project is exempt from the provisions of CEQA where 34 preservation and protection of habitat was a part of this consideration concerning possible CEQA 35 review. Related to maintenance of land, is of the opinion non-native vegetation would be 36 appropriate for removal. 37 38 Commissioners Christensen, Pruden and Vice Chair poble concur with Commissioner Sanders' 39 recommendation to modify language in subparagraph 3(c) to read, `Restoration of wetlands including, but 40 not limited to the removal of non-native vegetation and the replanting with native wetland plant species. 41 Dead native vegetation shall be retained to increase habitat values.' 42 43 Commission further discussed the proposed AIP PD amendment (attachment 1 of the staff report) and 44 recommended the following changes: 45 46 Page 24, add 3d: `Trash removal.' 47 Page 24, add 6c: `Off road vehicle activity(City vehicles only).' 48 Page 24, add 6d: `Application of pesticides and/or herbicides.' 49 50 Additionally, the Commission also discussed what type of signage may be appropriate for the Open 51 Space area if City Council decides to place signage at the site and agreed on the following: 52 53 1. Signage should be positive, promote the Open Space designation, yet indicating its sensitivity. 54 2. Signage should indicate `No access allowed' or'Do not enter.' 55 MINUTES OF THE PLANNING COMMISSION July 23, 2014 Page 3 1 Commission is fine with all other changes proposed by staff in the amendment to the AIP PD Ordinance 2 (attachment 1 of the staff report). 3 4 M/S Pruden/Sanders to recommend City Council approve an amendment to the Airport Industrial Park 5 Planned Development Ordinance establishing an `Open Space' land use designation and re-designating 6 2.47 acres of existing Pond and Wetlands from 'Light Manufacturing Mixed Use' to `Open Space with the 7 recommend changes discussed above. Motion carried (4-0 with Chair Whetzel absent). 8 9 10. PLANNING DIRECTOR'S REPORT 10 Planning Director Stump: 11 • City Council adopted the 2014-15 budget and does include a stipend for the Planning 12 Commission. 13 • Council was also advised of long range planning projects for next year that include: 14 1. Completion of the Climate Action Plan. 15 2. Completion of the Sphere of Influence update. 16 3. Water Rights Permit EIR project. 17 4. 101/Talmage Road Interchange project EIR that is moving along. 18 5. Related to the General Plan Housing Element, draft update has been submitted to the State. 19 6. The initiation of City code amendments and identified some of those codes targeted, such as 20 food production, creek setbacks, tree shading, etc. 21 7. Completion of the AIP PD Ordinance for rezone of pond/wetlands area from Light 22 Manufacturing/Mixed Use to Open Space. 23 • Staff has six planning projects that are evolving. 24 • There will be two Planning Commission projects at the regular August 13 meeting. 25 26 Commissioner Sanders asked about the other project the Commission will review on August 13, in 27 addition to the Dharma Realm Buddhist University project. 28 29 Planning Commissioner Stump: 30 • The second project intended for August 13th is the establishment of a church in an existing 31 building on Brush Street. 32 • Commented on recent Zoning Administrator actions. 33 34 11. PLANNING COMMISSIONERS' REPORT 35 Commissioner Pruden: 36 • Met with Ford Street Project regarding the homeless shelter (Buddy Elder Center) that recently 37 closed and future plans for another type of housing use in this facility. It is likely the community 38 will need to have a discussion about the establishment of a temporary homeless shelter for winter 39 time as has been done in the past. 40 41 Planning Director Stump: 42 • Has met with Ford Street Project about the issue for establishment of a permanent/temporary 43 homeless shelter and the necessary permits, funding opportunities, etc. 44 45 12. ADJOURNMENT 46 There being no further business, the meeting adjourned at 7:06 p.m. 47 48 49 Cathy Elawadly, Recording Secretary MINUTES OF THE PLANNING COMMISSION July 23, 2014 Page 4 1 ITEM NO. 9A 2 Planning and Community Development Department e�ty � ukah 300 Seminary Avenue Ukiah, CA 95482 planninq(a�citvofukiah.com (707) 463-6203 3 4 DATE: August 13, 2014 5 6 TO: Planning Commission 7 8 FROM: Charley Stump, Director of Planning and Community Development 9 10 SUBJECT: Request for Approval of Major Use Permit to allow 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 Church School Street, 200- 13 246 Barnes Street, 225 Hope Street 14 APN: Various 15 File Number: Munis File#237-UP-PC 16 17 18 RECOMMENDATION 19 20 Staff recommends that the Planning Commission approve the proposed project based on the 21 draft findings included in attachment 1 and subject to the draft conditions of approval included in 22 attachment 2. 23 24 PROJECT DESCRIPTION 25 26 DRBU is requesting Planning Commission approval of a Major Use Permit to allow the operation 27 of a Private University (residential school campus) at the 4.96 acre former site of 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 to the 31 condition of the "maintenance" building, it would not be used. The pool would also not be used. 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 spaces. The Project proposes one new curbcut to provide 34 better access to one of the parking areas. 35 Uses: Uses associated with the university include degree program classes, extension classes, 36 certificate programs, short-term classes, summer programs, lecture series, and academic 37 conferences. The maximum number of students would be 160 and the maximum number of 38 faculty and employees would be 25, for a total of 185. DRBU does not expect to achieve these 39 numbers until 5-10 years after commencing classes. DRBU School in R-1(Single Family Residential)Zoning District 915 Church Street,200 Barnes Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 1 1 Campus Hours: Campus hours would be daily from 7:00 am — 10:00 pm, with a majority of the 2 classes being offered between 8:00 am and 6:00 pm. 3 Total Campus Population: Similar to a typical university campus, multiple programs may occur 4 simultaneously. The campus maximum population of various programs and activities occurring at 5 the same time on campus would be 185. 6 Use of site for possible limited Public Purposes: The applicants have expressed an interest in 7 working with the City Community Services Department to continue use of the gymnasium for 8 youth recreational basketball practices. Additionally, the DRBU and the City are discussing the 9 concept of occasional Community Service uses of other facilities (building) on the site. While an 10 Agreement between the applicants and the City is not required, the analysis includes the 11 community uses in the event agreement is reached. 12 13 BACKGROUND 14 15 In 1903, the Dominican Roman Catholic Religious Order, 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 Inventorv Report, the dormitory 19 structure was constructed in 1929, although County Assessor's records indicate that it was 20 constructed in 1925. In the 1950's, the Albertinum was described as a program providing care, 21 education and training for dependent and neglected children. By the 1960's, the children 22 needing placement often had serious emotional problems, 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 behavioral/psychiatric disorders of severely 28 emotionally disturbed children and teenagers. It also provided a special academic educational 29 program (school) for 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 escrow, and filed the required Use Permit application to allow the operation of a Private 34 University(residential school campus) on the property. 35 36 STAFF ANALYSIS 37 38 Approvals Required: Based on the Project Description and Project Plans, and Section 9017 of 39 the Ukiah City Code, a Major Use Permit is required to establish a private university (residential 4o school) on the property. 41 42 General Plan Consistency. 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. Schools are a permitted land use. 45 DRBU School in R-1(Single Family Residential)Zoning District 915 Church Street,200 Barnes Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 2 Table 1: General Plan Analysis General Plan Goal, Policy Implementation Staff Analysis Goal GP13: Work with interested groups, The applicants have reached out to the surrounding organizations, and school districts to achieve neighborhood and any interested groups by excellence in education. conducted a special community meeting to discuss and shape the proposal. 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 proposed project is an adaptive reuse of compatible with neighborhoods. existing historic resources in a way that is compatible with the surrounding neighborhood. Policy HA-7.3: Encourage appropriate adaptive reuse of historic resources. Goal HA-4: Conserve the character and No construction or alteration of architecture or architecture of neighborhoods. character of the site is proposed or required. Goal 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: Develop or identify adequate and possible use of other buildings during off-University appropriate community facilities available for public hours. meetings and cultural activities. Goal CD-10: Preserve and enhance neighborhood No construction or alteration of architecture or character. character of the site, nor of the surrounding neighborhood is proposed or required. Goal CD-11: Conserve the character and architecture of its neighborhoods. Goal ED-1: Support a strong local economy. The project would 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, etc. 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 opportunities to Ukiah citizens. 1 2 Zoning Consistency. The subject property is located within the boundaries of the R-1 (Single 3 Family Residential) Zoning District. The purpose 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 for residential areas characterized predominantly by single-family use, and with typical single- 6 family residential subdivision lots ranging in size from six thousand (6,000) to ten thousand 7 (10,000) square feet in size. This zone is consistent with the LDR (low density residential) land 8 use designation of the City General Plan. Some 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 Church Street,200 Barnes Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 3 1 Table 2 below includes the applicable zoning requirements for the Project along with staff 2 analysis. 3 Table 2: Zoning Analysis R-1 (Single Family Residential)Zoning Staff Analysis District Permitted Use: "Accredited" School? The Dharma Realm Buddhist Association was established in 1959 as a non-profit religious and educational institution incorporated under the laws of the State of California. The Secondary School component has a fully accredited high school curriculum. Since 1984, DRBU has maintained approval to operate as a California Degree-Granting Institution pursuant to the California Education Code, Section 94310(c), and is currently approved to operate under the California Bureau for Private Postsecondary Education. In December 2013, DRBU received Accreditation Eligibility status from the Western Association of Schools and Colleges (WASC). Parking An analysis of Parking demand was prepared and submitted by the applicants. There are a total of 69 on-site parking spaces, where the City Code requires 61 spaces. Additionally, there are 46 on-street parking spaces adjacent to the site that are readily available. The City Code also requires three (3) bus parking spaces, but the applicants have indicated that they do not propose the use of buses. The applicant shave indicated that 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 on the property for overflow parking and/or use shuttles from 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 comply with the Ukiah City Code and would be subject to the review and approval of a sign permit. Building Heights and yard setbacks N/A No new construction is proposed. Landscaping A Landscaping Plan focusing on additional tree plantings 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 Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 4 1 2 3 4 Comments from Reviewing Departments. City Departments submitted the following 5 comments regarding the project. 6 Table 3: Comments Received Electric Utility Would like the transformer(s) relocated from inside the building to the exterior—will 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 conditions of approval at the time of any buildin ermit issuance. Building Official The Building Official requested a "walk-through" of the 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 of recommend conditions of approval. Community Services The Community Services Department has been working closely 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 City is not 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 community issues were identified and analyzed during 10 review of the project. 11 Table 4: Community Issues Parking See Zoning Analysis above. Historic Structure Status and Use The existing dormitory and nun's quarter's structure are considered a building of local historic significance. According to the City of Ukiah Architectural and Historical Resources Inventorv Report, the dormitory structure was constructed in 1929. This building is in need of major repairs and the applicants are not proposing to use it at this time. No alterations or modifications of the building are proposed. Vehicular Traffic According to the Traffic demand Analysis provided by the applicants and reviewed and accepted by the Public Works Department, Vehicular traffic will DRBU School in R-1(Single Family Residential)Zoning District 915 Church Street,200 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 to be 46 and 47 respectively. The surrounding street and vehicle circulation system is adequate to handle this traffic. Additionally, bicycle use will be encouraged and bicycle parking will be provided on the site. It has been concluded by Staff that traffic 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 would be once per week just the same as surrounding residential land uses. The applicants do not anticipate out of the ordinary delivery trucks other than infrequent small trucks/vans delivering food and other typical products or services to the Universit . Noise The applicants are proposing to use the site for University higher education. DRBU is not a typical University with a "Greek"system/population 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, playinq loud music, wearing immodest clothing and making public displays of affection. In general, all students are expected to "live in peaceful harmony with neighbors and with their surroundings." Based on the above, Staff is able to conclude that noise is not a significant issue associated with the proposed pro'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 Stephenson Street and South Spring Street. The applicants are proposing to replant two trees on the perimeter of this small parking lot. Additionally, a minimum of nine (9) new trees are proposed for Parking Lots 1 and 3 to provide screenin and shadin . 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 of the gymnasium and other buildings during off-peak University hours. Since this use would occur off- peak (when the University is not using such facilities), it would be consistent with the proposed DRBU School in R-1(Single Family Residential)Zoning District 915 Church Street,200 Barnes Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 6 campus population 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 University hours would not adversely impact neighboring properties or the eneral public. 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 Analysis Health, Safety, Welfare. The proposed project The Project has been reviewed by the Building would not be detrimental to the public health, Official, Public Works, Police Department and Fire safety, or welfare; is not materially injurious to the Department. All recommended conditions of properties or improvements in the immediate approval have been applied to the Project(see vicinity; and will 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 applicable 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 not materially injurious to the properties or improvements in the immediate vicinity and would not cause the surrounding area to depreciate materially in appearance or value or otherwise discourage occupancy, investment, or orderly development in the area (see Findings— Attachment 1). General Plan and Zoning Code consistency. A General Plan and Zoning consistency analysis The proposed project must be consistent with the are provided in the body of the Staff Report. Staff Goals and Policies of the Ukiah General Plan and is able to conclude that the project is consistent the provisions of 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 residential)zoning district. 7 8 9 ENVIRONMENTAL (CEQA) REVIEW 10 11 The proposed project is exempt from the provisions of the California Environmental Quality Act 12 (CEQA) pursuant to Section 15332, which allows Infill Development Projects without 13 environmental review if certain criteria are satisfied. Staff prepared an analysis of the project to 14 determine if it fulfills the criteria for an Infill Development Project Exemption pursuant to CEQA 15 Guidelines Section 15332. Staff was able to 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 Street,200 Barnes Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 7 1 PUBLIC NOTICE 2 3 A notice of public hearing was provided in the following manner: 4 5 ■ posted in three (3) places on the Project site on July 11, 2014; 6 ■ mailed to property owners within 300 feet of the project site on July 11, 2014; and 7 ■ published in the Ukiah Daily Journal on July 13, 2014. 8 9 As of the writing of this staff report, no correspondence has been received in response to the 10 notice. 11 12 DECISION TIMELINE 13 14 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The 15 PSA requires that a decision be made on the project within 60 days of the application being 16 deemed complete. This application was submitted to the Community Development and 17 Planning Department on June 3, 2014 and was deemed complete on July 1, 2014. As such, a 18 decision must be made on the project no later than September 1, 2014. The applicant may 19 request a onetime extension 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 Infill Development Project Exemption Analysis 28 29 30 31 32 DRBU School in R-1(Single Family Residential)Zoning District 915 Church Street,200 Barnes Street,225 Hope Street Major Use Permit: Private University(Residential School Campus) 8 ° � ���� � � � � �� — _ __ � _—_�_-_ — _ __ _ _ ___ 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�! 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C O � O "� � C N .F,., � � � � � L �; 4�. � �. ca � co ,a, �- � -� � tJ � 'ro = � o, -� � � e''� 5 ° � ° c? °ry° "� x � " � � -� , i s f � i � � � C `'1°u�i � � � d � Qi � >y� � C ti°Oli �"N�� J� � � �U � � Q � �y lJ7 " � T � � .� H ,� � � ;o � v- � �°-� a� �- � � m vi � � > � �a ' � � � � � � � v � �' � � vi cn +'� '- � � � vy �in Q iU � '�s � N � '� � �u� � 'u � � ro m - p 0 op Q aJ C7�.t�._ " '� `�' � � � � � � � � .� > ax � V `"' '°'' � �ro � � � '� Q � � � o � � � O � � � a °� :°'�' -� o � s� � c r�a � °� -� � '� o -� c � '� � o ru � � �a '� � � � � c � � � °' a.� �s '�"-� � � �, :o � � � � � � �, � � � �,-� � � � � `� � '� '.N � °° •— � . � � � � � � � � � � �� � � �, ro ._ Q .os � � � Q .a � � � � p � � � � � � �, ' � � .� cu cu s o � � '- � cn '� � � •ro � a Q- p = � "' � � a;i �vi 1- s�., ' .�-+ cu � u �n � � v a� � � o � a� � � ro �. u, � �+- �c � � � � � cv ra :_ cn -� � � tF � — : „ � C � � � � �+- ,.�e a-a },.— � � � O ._ � � rU � v� � � .�, 4i = — -N v � � a� -Q .� �� � � -cs t� � � .-� .v_ -� — � � � � :� � u � �, � � � � v� c .a � � � � a°' � � _ � D"f � r0 .'�`�'a � � �' = C � � � � e0 � � � Q� .v� O .:�' Z7 .� .� :N � -� F-- r� v �. .� .+� m �.- � �ir� �.- � va v ro Q � r� ra ea .� � ..c m � � � r� tJ u <C F°- cn ra cL �.,� ��� �. � � � � � � 9 � � � � �" � � � � . � ��r� �� � � � �;��g g ��� 7�� . � � �o-��,��.,�: �t���,x.��t� ��� . � � ! � , i Ei _. ,_��, 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� .��at� ` � K y � � �� 5�� �1���• �„� � � � �, � � � �;, ,�� � °.� �y �� �� �� ���, � . w ��� ��: ��� � � � �", � . �"`��, �� ����+� �`'. �, �„. � , � �� � ��� , , �. � � ��� :�.�`° , � ' � ` �.<,. , ,. � d�.. t p S � .,..: ` e.x.V ,. �° �y ": ,r '. � T b . . �' t� _.�,�. ''i �' �� ��� . . . � ��+ d x'rk .$ .5�j� � Q 1 �i� . .. _, ,�+� '�.� ' �.,� � �w' � �� �� 7 ai �` ��c i�.., ��� S' +� �� d ta����� �� � � � � �� � �.`�� �,� 'x"?i .�� � t e 'Rs � � � � �t d� � �� , �� .x "+�;������z �� � o°w"`ti s �7 �' �' � � �� �;��,,,�«��` �, ��,, � � 7�": �i��,� � �. � . � �,v � � � �� r � ��� � u � � : �_ °, �; ° °� �� � . . 'y �i;�� � . � 7:� � �;,�� � � „ � ��� u� k;- ,. � ��^ � t � � � ",� " z" ����" °` ,�, �� � �� . .. #� �� g� xr^ ,sn, S', �g� ' � " ���, ' 3 . ... . . � �" a.,..�',�,�", h � ^��::,,s, �. s��,� u . ,,. . ti, E„� „�,:° �� a , �'���a��y�i .. . . r�" � y d, �, � � , , �� • � � a � �� R & Y — . w: . . h ysn?'*�v rv ul [' � . _ � ...,..*n5�..dt.35 ...�.,as . . -. ..,ixu.u. 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, Fi a�r �: i�v�r�t�r� �f �vr�si�� P�rki� 5����� � � � `� � � � � ���. ��° � �� � ��°" � �� � � � � �, _' ; ' � ��� �� � "�� �� �'�§ .. �� � � � �z� `� �,. � ; � � � � � k ��, � �� F �7 } '� �� �� �W � .. „��i ��a�� x"��� �,f�.'."°L#� �C44P''S a x� §, , �� o, s���� a �E., � `�. �, � � ,�Yyt�C��a � , � 7S ft � . ; �` ` ,�, �� � � ��. � °� ��ft � � � � �, � � ����:ar� �� � � � � � � � .,,� �� � � ��� �� � �w � Q�4e�Y5 `� {� �fi � ' .�� �,' � g� 1C}��t . . " ', °� � �,° ,::, t ,� , , . �"� ��� � �.: 2.. a�`'��� . � � �, °'�" ���`%n� �� �� I�Ct�#t� '���� '��.��,��,'. •' ��(t,1e � r ,. , �.` �` i ri : ' � t .. +°'� .�C� � ,� �� , 4�e3Y4 ��'("1S � � ,���§ � 27.8ft �� ��; ����,�,�� , � .+ w � ��'� �� �� �car� `� �.� . � � �� � '� ��a a�� ' � �.��x,� �' � � �� t �, �.� �, ti , �w �.*� � � � i .++ � � � 1.V�I� h? . l � ��x.= � ���i�F q �C�iYS � '^ F�r,�� �u �C• �� .� � �%�' �"�`'� ��++»' GY4. *" �t' . � �+,�„r� �"� �,}�� �G�7P'S � r� '" 21f�fL � 3 � � � �t � ,; �: „ � �� m � � � � � � � � � � ,k ,.. � �7 t�t'� � � , � �� ,,� �'*� � �� a G�" � . . . .�y •� �t � .�` „ �y��, '� , ` ,..'' ��9�'�d��q�''�- {:: �p f 5= � `f ,�,+` ..,�q..�e�. 1 - g' .'s "���� `��°,�k�u`� '� .. a � � �� r , ' krw v ' � �,�'�'���' � �� � r � . . �_ J ;� ��`� ' �r ° � �'�� , t'�� � ��, ��{ ���f� � r 5; C�� �, � tr w �, ..� .. J � � .� ` . � ��. � ��'���� � � � �'�l e'* r y�s�,�3�Y��}��Y`�f�� � ` '� � a�,�rs. �. �: , N � � „�. � � �'i� �� � , � �,av.� t� ��� ^ a. �� � � � , , � � . � i.3` � .� �, s ;�. t� 4,��. '� w����E . . . � ' ��` �s� v a 7� �,� �., . .��' . <i � . .� ` " �;, � � �� � Tc�tal 5����s �C�,�r°r�n�ly � ����� '� ,��� _ � � � ���_ ° ' � ' 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 1 ITEM NO. 9B 2 Community Development and Planning Department (iltl� Of ukli� 300 Seminary Avenue Ukiah, CA 95482 plannin�@cityofukiah.com (707)463-6203 3 4 DATE: August 13, 2013 5 6 TO: Planning Commission 7 8 FROM: Michelle Johnson, Intern of Planning and Community Development 9 10 SUBJECT: Request for Approval of Major Use Permit to allow the operation of Crossroads Christian 11 Church 171 Brush Street Units D & F 12 APN: 002-091-15 13 File Number: Munis File#180 14 15 RECOMMENDATION 16 17 Staff recommends that the Planning Commission approve the proposed project based on the draft 18 findings included in attachment 1 and subject to the draft conditions of approval included in attachment 19 2. 20 21 PROJECT DESCRIPTION 22 23 The church intends to use two units in the existing warehouse building (south building — 7,500 square 24 feet) and its associated parking lot. The proposed project would repair or replace the existing 6 feet tall 25 perimeter chain link fence where it is currently unsecure and widen the entry gate opening from 16 feet 26 to 20 feet. The landscape in the garden area would be refurbished and the redwood trees preserved. 27 There would be 84 onsite parking spaces located in existing parking lot and paved areas with the 28 addition of a new bicycle facility that holds up to nine bicycles. Uses associated with the church include 29 church services, social gatherings, church committee meetings, Sunday school, Bible study groups, 30 church youth group meetings and related gatherings, weddings, dedications, and memorials. There are 31 currently 103 members that meet for Sunday morning services 9:00 am -12:00 pm; 20 guest that attend 32 a weeknight meeting once a week 6:00 - 9:00 pm and three office staff with the possibility of two to 33 three visitors during the office hours of 9:00 am to 1:00 pm Monday through Fridays. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 1 1 USES 2 3 Uses associated with the church include church services, social gatherings, church committee meetings, 4 Sunday school, Bible study groups, church youth group meetings and related gatherings, weddings, 5 dedications, memorial services and other rites of passage. There are currently 103 persons that meets 6 for Sunday morning services, 20 persons that attend weeknight meetings and 3 office staff with the 7 possibility of two to three persons visiting during the office hours. The other three tenants do not use 8 the property on Sunday mornings or after 6:00 pm on the weeknights for a total of 103. 9 Church Hours: Sunday mornings from 9:00 am - 12:00 pm 10 One week night (Wednesday or Thursday)from 6:00 pm—8:00 pm 11 Weekdays Monday—Thursday 9:00 am—1:00 pm 12 13 SETTING 14 15 The project site is located on a developed 64,904 square foot lot on the South side of Brush Street 16 parallel to the rail road tracks and adjacent to Mazzoni Street. The lot includes two commercial 17 buildings. The building to the North is 7800 square feet;the tenants include Dancewear Supply LLC, DBA 18 Water Colour, and a manufacturer of dance clothing, Pinoleville Pomo Nation Youth Build and tutoring 19 services. The South building (proposed building for church) is 7500 square feet and is partially vacant 20 with one tenant Prodigal Thrift. The site includes a garden area with established redwood trees, shrubs 21 and ground cover and a parking lot that serves both buildings. Surrounding uses include: 22 North: B & B Inc., Ukiah Door&Trim, C& M Storage; Manufacturing(M) South: Ford Street Project, Powers Automotive, Residential; High Density Residential (R-3); Heavy Commercial (C-2) West: NATCO Corporation, NEILSONS, Quest Mart Service Station, Residential; Heavy Commercial (C-2) East: Redwood Fuels, Buddy Eller Center; High Density Residential (R- 3); Heavy Commercial (C-2) 23 24 STAFF ANALYSIS 25 26 General Plan. The land use designation of the subject property is Commercial (C). This land use 27 designation identifies areas where commerce and business may occur. The proposed commercial use is 28 consistent with the General Plan designation of the subject property. The actual uses allowed are 29 determined by the zoning of the parcel (such as Neighborhood Commercial, Community Commercial, or 30 Heavy Commercial). Table 1 below provides an analysis of the General Plan goals and policies that apply 31 to the proposed project. 32 CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 2 1 Table 1:General Plan Goals and Policies General Plan Goal/Policy Staff Analysis Goal HA-4: Conserve the character No construction or alteration of architecture or character of the and architecture of neighborhoods. site is proposed or required. Goal OC-25: Maintain and enhance The project would preserve six mature redwoods in the garden the City's canopy of shade trees. area and six shade trees at dispersed around the perimeter of the parking lot. Policy OC-25.1: Protect existing healthy mature trees to maintain shade and area attractiveness. Goal CF-10: Ensure adequate The applicant is proposing the following uses of the site: church community meeting facilities. services, social gatherings, church committee meetings, Sunday school, Bible study groups, church youth group meetings and related gatherings, weddings, dedications, memorial services Policy CF-10.1: Develop or identify and other rites of passage. The project will provide additional adequate and appropriate community meeting facilities in the City. community facilities available for public meetings and cultural activities. Policy CF-10.2: Support the multiple uses of facilities. Goal CT-1: Consider all types of Staff has considered the transportation issues associated with circulation and transportation issues the site. Brush Street is the access road to several businesses and in a land use decisions. homes including Service Stations, Distribution Warehouses and a large Storage Facility. Brush street is also used as an alternative Policy CT-1.1: Land use entitlements route from East Perkins Street near the Pear Tree Shopping shall be based on the classification Center to avoid downtown traffic with access to North State and capacity of the street or road Street and Low Gap Road. The Department of Public Works has providing primary access. determined that the existing traffic levels of service are adequate in the area and that the proposed use would not erode Policy CT-1.2: City and County Staff the levels of service to an unacceptable level. shall include traffic and circulation information in staff reports to their Additionally, the traffic generated by the project will primarily respective Planning Commissions. occur on Sundays when neighboring uses are not occurring and traffic levels are low. Staff is able to conclude that traffic is not CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 3 Table 1:General Plan Goals and Policies an issue associated with the proposed church use of the subject property. Goal CT-6: Increase the use of The applicant is proposing a new bike facility that holds nine bicycle transportation. bicycles at the proposed entrance to the church near the southeast corner of the South Building. In doing so, the Policy CT-6.2: Promote the use of applicants are promoting the use of bicycles. bicycles as a viable and attractive alternative to cars. 1 2 Ukiah Airport Master Plan.The project site is not located within the Ukiah Airport Compatibility Zones 3 and therefore is consistent with the Ukiah Airport Master Plan. 4 5 Zoning and Site Analysis. The subject property is located within the boundaries of the C-2 (Heavy 6 Commercial) Zoning District. The purpose of the heavy commercial zoning district is to provide 7 opportunities for commercial service, wholesale activities, auto repair shops, agricultural supply stores, 8 and other activities which are generally inappropriate in areas developed with professional offices and 9 retail stores. The heavy commercial (C-2) zoning district is consistent with the commercial (C) general 10 plan land use designation. Uses such as Public and quasi-public buildings, structures, recreational uses 11 and professional offices are permitted within the C-2 zoning district with the approval of a Use Permit. 12 13 Churches are not specifically listed as allowed or permitted within the C-2 zoning district. Zoning Code 14 Section 9038 allows the Planning Director to make a Determination of Appropriate Use whenever a use 15 is not listed as a use permitted by right or a use subject to a use permit. When making the 16 determination,the Director is required to make the following specific findings: 17 A. That the use would not be incompatible with other existing or allowed uses in the C-2 Zoning 18 District; 19 8. That the use would not be detrimental to the continuing residential development of the area 20 in which the use would be located;and 21 C. That the use would be in harmony and consistent with the purpose of the C-2 Zoning District. 22 D. In the case of determining that a use not articulated as an allowed or permitted use could be 23 established with the securing of a use permit, the Planning Director shall find that the 24 proposed use is similar in nature and intensity to the uses listed as allowed uses. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 4 1 The Planning Director has determined that the proposed church use is similar to uses allowed or 2 permitted in the C-2 zoning district (see attachment 12, Determination dated July 10, 2014), and 3 therefore can proceed with the securing of a Use Permit. 4 5 Table 2 below includes the applicable requirements of the zoning ordinance with staff analysis. Table 2:Zoning Ordinance and Site Analysis C-2(Heavy Commercial)Zoning District Staff Analysis ARTICLE 8. §9102 DETERMINATION OF APPROPRIATE USE The proposed project, as conditioned, is consistent with the Section 9102 allows the Planning purpose and applicable requirements of the zoning district in Director to make a Determination of that the Planning Director has made a Determination of Appropriate Use whenever a use is not Appropriate Use as provided for in zoning code Section 9038 listed as a use permitted by right or a and determined that the use would be appropriate with use subject to a use permit in the C-2 approval of a use permit Zoning District. ARTICLE 8. §9100 PARKING REQUIRED Determination of Appropriate use Parking spaces shall be provided equal in number to thirty three percent (33%) Based on a proposed occupancy load of 199 persons 66 of the capacity in persons including parking spaces are required (.33 x 199=66). related office space and classrooms plus a minimum of three (3) parking The revised parking layout outlines 80 parking spaces and 4 spaces for buses. handicapped spaces for a total of 84 spaces which exceed the required 66 (see revised project description and plans attachment#4). The applicants have stated in the written materials submitted with the project application that they do not intend to use buses to transport people to or from the church, and therefore they do not need to provide bus parking. Staff supports the applicants request to not require bus parking. Bike Parking Bike Parking. 10%of the required vehicle parking Based on 66 vehicle parking spaces, 6 bike parking spaces are required. The applicant has proposed a new biking rack for 9 bicycles (see revised project description and plans attachment #4J. The proposed bike rack exceeds the requirement for bike parking. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 5 Table 2:Zoning Ordinance and Site Analysis ARTICLE 8. §9098 BUILDING HEIGHT Height limits LIMITS The maximum height of any building in N/A The project site is already developed and no a C-2 district is forty feet (40') for modifications to the exterior of the building or building primary buildings and twenty feet (20') footprint are proposed as part of this application. for accessory buildings. ARTICLE 8. §9099 YARDS REQUIRED Yards required A. Front yards for single-story buildings: On both interior and N/A The project site is already developed and no corner lots the front setback modifications to the exterior of the building or building line shall be a minimum of five footprint are proposed as part of this application. feet (5') measured from the street right of way line fronting such lot. B. Front yards for multiple-story buildings: The front setback line shall be a minimum of five feet (5') measured from the street right of way line fronting each side of the lot. C. Rear and side yards: None required except where the rear or side of a lot abuts on an R-1, R-2, or R-3 district, in which case such rear or side yard shall be that of the adjoining zone ARTICLE 7. §9101 ADDITIONAL Additional Requirements REQUIREMENTS Landscaping- D. All development Landscaping-The site has six (6) mature redwood trees in the projects in the C-2 zoning district garden area and additional landscaping throughout the site. requiring discretionary review shall include a proposed landscaping plan No new construction is proposed and all existing trees and commensurate with the size and scale landscaping is to remain. The applicant will provide a of the proposed development project. landscaping plan that includes revised planting, drip Landscaping plans shall be submitted as irrigation and ground cover as part of the building permit a required component of all site application. (see revised project description and plans development and use permits at the attachment#4J. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 6 Table 2:Zoning Ordinance and Site Analysis time of application filing. ARTICLE 7. SIGNAGE §3220 PERMITS Signage REQUIRED Except as otherwise provided within The applicants are proposing to replace the old tenants sign these regulations, it shall be unlawful with new paint and the logo of their church. They are also for any person to erect, construct, proposing removal of all non-tenant signs from the kiosk (see enlarge, move or convert any sign revised project description and plans attachment # 4). Such within the city limits, or cause the same signage must comply with the Ukiah City Code and would be to be done, without first obtaining a subject to the review and approval of a sign permit. sign permit for each such sign from the building inspector as required by these regulations. These directives shall not be construed to require any permit for the repainting, cleaning and other normal maintenance or repair of a sign or sign structure for which a permit has been previously issued, so long as the sign or sign structure is not modified in any way. UNAUTHORIZED STORAGE Storage CONTAINERS There are two large unauthorized storage containers on the site. A condition of approval has been added requiring the removal of these storage containers. 1 2 3 Use Permit. In order to approve a Use Permit, the findings included in Zoning Ordinance section 4 9262(F1) are required to be made. The required findings and staffs analysis are included in the table 5 below. 6 Table 3. Use Permit Analysis Use Permit Findings Staff Analysis The proposed land use is consistent with The proposed project is consistent with the General Plan the provisions of this Title as well as the as described under General Plan above. goals and policies of the City General Plan. The project is consistent with the Zoning Ordnance as CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 7 described in Table 2 above. The applicants have indicated that they do not intend to use buses to transport people to or from the church; therefore no bus parking is needed or required. The proposed land use is compatible with The project, as conditioned is compatible with surrounding land uses and shall not be surrounding uses based on the following: detrimental to the public's health, safety and general welfare. • The project site is located within an existing heavy commercial area and is surrounded mainly by heavy commercial uses. • The proposed project would increase the number of community facilities creating opportunities for community involvement for, children, adults, and families. • The location has in the past been used as recreational space and assemblages of people. • The hours of operation are at a time when other businesses in the area are closed therefore will not interrupt the existing business or increase traffic. The project will not be detrimental to the public's health , safety and general welfare based on the following: • There is adequate parking on-site. Staff recommends that the parking be striped in accordance with revised project description and plans (attachment # 4) in order that vehicles can safely identify the parking spaces and driveway. • Through the use permit the operational characteristics would be regulated through the conditions of approval such as site maintenance, procedures, signage, and parking; therefore the project would not be detrimental to the surrounding uses. • The existing parking lot at the rear of the project site is not striped. Staff has included a draft condition of approval that the parking lot be striped so that the lot would function better as a CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 S parking lot and be used as such. • The project has been reviewed by the Fire Marshal, Police Department, Building Official, and Public Works and any review comments from these departments have been included as conditions of approval. • The project is required to comply with all federal, state and local laws. 1 2 3 ENVIRONMENTAL REVIEW 4 5 The proposed project is exempt from the provisions of the California Environmental Quality Act (CEQA) 6 pursuant to Section 15303 (c), Conversion of Small Structures, which allows structures up to 10,000 7 square feet to be converted from one use to another in urbanized areas when the use does not involve 8 significant amounts of hazardous materials, where all necessary public services and facilities are 9 available, and the surrounding area is not environmentally sensitive based on the following: 10 11 • The total building square footage is 7,500 square feet. 12 • The project does not involve the use of hazardous materials. 13 • The location is not environmentally sensitive and with no drainage courses or bodies of water 14 (such as creeks or streams). 15 • The site is developed with an existing building and parking lot, utilities and services already are 16 available at the site and no expansion of the existing building footprint is proposed as part of the 17 project. 18 19 PUBLIC NOTICE 20 21 A notice of public hearing was provided in the following manner: 22 23 • posted in three places on the project site on August 3, 2014; 24 • mailed to property owners within 300 feet of the project site on August 1, 2014; and 25 • published in the Ukiah Daily Journal on August 3, 2014. 26 27 As of the writing of this staff report, no correspondence has been received in response to the notice. 28 29 30 31 CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 9 1 DECISION TIMELINE 2 3 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The PSA 4 requires that a decision be made on the project within 60 days of the application being deemed 5 complete. This application was submitted to the Community Development and Planning Department on 6 April 29, 2014 and was deemed complete on July 17, 2014. As such, a decision must be made on the 7 project no later than October 15, 2014. The applicant may request a onetime extension of the decision 8 timeline.The next regularly scheduled Planning Commission meeting is August 27, 2014. 9 10 11 Attachments 12 1. Draft Use Permit Findings 13 2. Draft Use Permit Conditions of Approval 14 3. Project Description and Plans submitted by applicant date stamped April 29, 2014 15 4. Revised Project Description and Plans submitted by applicant date stamped July 17, 2014 16 5. Photos submitted by applicant and date stamped April 29, 2014 17 6. Photos submitted by staff and date stamped August 4, 2014 18 7. Determination of Appropriate Use, dated July 10, 2014. 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 10 1 ATTACHMENT 1 2 3 FINDINGS 4 5 6 DRAFT USE PERMIT FINDINGS 7 TO ALLOW THE OPERATION OF 8 CROSSROADS CHRISTIAN CHURCH TO OPERATE 9 IN AN EXISTING WAREHOUSE AT 10 171 BRUSH STREET UNITS D& F,APN 002-091-15 11 MUNIS FILE# 180 12 13 14 The following findings are supported by and based on information contained in this staff report, the 15 application materials and documentation, and the public record. 16 17 1. The proposed project, as conditioned, is consistent with the goals and policies of the General 18 Plan as described in the staff report and Table 1. 19 20 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in 21 Table 2 of the staff report. 22 23 3. The proposed project, as conditioned, will not be detrimental to public health, safety and 24 general welfare based on the following: 25 26 A. Through the use permit the operational characteristics will be regulated, therefore the 27 project would not be detrimental to the surrounding uses. 28 B. The project has been reviewed by the Fire Marshal, Police Department, Building Official, 29 and Public Works and any review comments from these departments have been 30 included as conditions of approval. 31 C. The project is required to comply with all federal, state and local laws. 32 33 4. The project, as conditioned is compatible with surrounding uses based on the following: 34 35 A. The project site is located within an existing heavy commercial area and is surrounded 36 mainly by heavy commercial uses. 37 B. The proposed project would increase the number of community facilities creating 38 opportunities for community involvement for, children, adults, and families. 39 C. The location has in the past been used as recreational/assemblage space. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 11 1 D. The hours of operation are at a time when other businesses in the area are closed 2 therefore will not interrupt the existing business or increase traffic. 3 4 5. The proposed project is exempt from the provisions of the California Environmental Quality Act 5 (CEQA) pursuant to Section 15303 (c), New Construction and Conversion of Small Structures, 6 which allows structures up to 10,000 square feet in urbanized areas when the use does not 7 involve significant amounts of hazardous materials, where all necessary public services and 8 facilities are available, and the surrounding area is not environmentally sensitive based on the 9 following: 10 11 A. The total building square footage is 7,500 square feet. 12 B. The project does not involve the use of hazardous materials. 13 C. The location is not environmentally sensitive and no drainage courses or bodies of water 14 (such as creeks or streams). 15 D. The site is developed with an existing building and parking lot, utilities and services 16 already are available at the site and no expansion of the existing building footprint is 17 proposed as part of the project. 18 19 6. Requiring bus parking is not reasonable or appropriate because the applicants have indicated 20 that they will not be using buses for church activities or to transport people to and from the site. 21 22 7. Notice of the proposed project was provided in the following manner as required by the Zoning 23 Ordinance: 24 25 A. posted in three places on the project site on August 03, 2014; 26 B. mailed to property owners within 300 feet of the project site on August 01, 2014; and 27 C. published in the Ukiah Daily Journal on August 03, 2014. 28 29 30 31 32 33 34 35 36 37 38 39 CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 12 1 ATTACHMENT 2 2 3 DRAFT CONDITIONS OF APPROVAL 4 5 DRAFT USE PERMIT CONDITIONS TO ALLOW 6 CROSSROADS CHRISTIAN CHURCH TO OPERATE 7 IN AN EXISTING WAREHOUSE AT 8 171 BRUSH STREET UNITS D& F,APN 002-091-15 9 MUNIS FILE# 180 10 11 Standard Citv Conditions of Approval 12 13 1. Approval is granted for the operation of a Church in an existing warehouse at 171 Brush Street 14 Units D & F, as described in the project descriptions and plans dated April 29, 2014 and July 29, 15 2014,except as modified by the following conditions of approval. 16 17 2. The use permit is granted subject to the uses and operating characteristics specifically described 18 in the project description and application materials submitted by the applicant, dated April 29, 19 2014 and July 17, 2014. 20 21 3. This approval is not effective until the 10 day appeal period applicable to this Use Permit has 22 expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to 23 the outcome of the appeal and shall be revised as necessary to comply with any modifications, 24 conditions, or requirements that were imposed as part of the appeal. 25 26 4. Business operations shall not commence until all permits required for the approved use, 27 including but not limited to business license, tenant improvement building permit, have been 28 applied for and issued/finaled. 29 30 5. No permit or entitlement shall be deemed effective unless and until all fees and charges 31 applicable to this application and these conditions of approval have been paid in full. 32 33 6. The property owner shall obtain and maintain any permit or approval required by law, 34 regulation, specification or ordinance of the City of Ukiah and other Local, State, or 35 Federal agencies as applicable. All construction shall comply with all fire, building, electric, 36 plumbing, occupancy, and structural laws, regulations, and ordinances in effect at the time the 37 Building Permit is approved and issued. 38 CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 13 1 7. In addition to any other condition imposed, any construction shall comply with all 2 building, fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in 3 effect at the time the Building Permit is approved and issued. 4 5 8. A copy of all conditions of this Use Permit Amendment shall be provided to and be binding 6 upon any future purchaser,tenant, or other party of interest. 7 8 9. All conditions of approval that do not contain specific completion periods shall be completed 9 prior to commencement of services allowed by this use permit amendment. 10 11 10. This Use Permit may be revoked through the City's revocation process if the approved project 12 related to this Permit is not being conducted in compliance with these stipulations and 13 conditions of approval; or if the project is not established within two years of the effective date 14 of this approval; or if the established use for which the permit was granted has ceased or has 15 been suspended for 24 consecutive months. 16 17 11. This indemnification shall include, but not be limited to, damages, costs, expenses, attorney fees 18 or expert witness fees that may be asserted by any person or entity, including the applicant, 19 arising out of or in connection with the City's action on this application, whether or not there is 20 concurrent passive or active negligence on the part of the City. If, for any reason any portion of 21 this indemnification agreement is held to be void or unenforceable by a court of competent 22 jurisdiction,the remainder of the agreement shall remain in full force and effect.This approval is 23 contingent upon agreement of the applicant and property owner and their agents, successors 24 and heirs to defend, indemnify, release and hold harmless the City, its agents, officers, 25 attorneys, employees, boards and commissions from any claim, action or proceeding brought 26 against any of the foregoing individuals or entities, the purpose of which is to attack, set aside, 27 void or annul the approval of this application. 28 29 From the Department of Plannin�and Community Development 30 31 12. Prior to issuance of a business license, the following shall be completed and are subject to staff 32 approval: 33 34 A. The proposed 9-space bike rack shall be installed. An Inverted "U "style rack is 35 preferred. 36 B. Installation of the proposed signs (Signs require application and approval of a sign 37 permit prior to installation). 38 C. Completion of parking lot striping on the rear of the project site. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 14 1 D. Removal of remaining signs on the kiosk near the front of the parcel of tenants that do 2 not currently occupy space. 3 E. The two large unauthorized storage containers shall be removed from the site as 4 proposed by the applicants. 5 6 13. The use of buses is specifically not proposed and is therefore not approved. 7 8 From the Fire Department 9 10 14. Total occupancy shall not exceed the amount allowed in Table 1004.1.2 in the California Fire 11 Code (200 or less). 12 15. A maximum Occupancy sign shall be posted inside the building in a conspicuous location. 13 16. The two egress points in the building shall be maintained. If, in the future approval is granted for 14 an occupancy of 300, all doors shall be equipped with panic hardware. Required means of egress 15 shall be maintained free of obstructions at all times. 16 17. Exterior lighting shall be required at all exits. 17 18. Exit signs shall be internally or externally illuminated at all times; signs shall be connected to an 18 emergency power system that provides illumination for not less than 90 minutes in case of 19 emergency power loss. 20 19. One class 2-A rated fire extinguisher shall be provided. 21 20. "NO PARKING" shall be posted on the north side of the building for its entire length and painted 22 on street surface. 23 From the Buildin�Official 24 25 21. Building, electrical, plumbing and mechanical permits will be required for the change of 26 occupancy and the proposed work. 3 sets of plans designed by a California licensed Architect or 27 Engineer are required. 28 29 The following comments are intended to aid the applicant in realizing some of the items required to be 30 incorporated in the building and plans when submitted for the building permit. This is not a plan check 31 for the permit. 32 CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 15 1 • Based on the size of the building fire sprinklers and an alarm system are not needed, however, 2 the fire code requires sprinklers for A-3 occupancy's (a church) when the occupant load is 3 greater than 300. The occupant load is based on a square foot per person formula based on the 4 use (classroom = 20 sq. ft. /person, congregation area = 7 sq. ft. /person, office = 100 sq. ft. 5 /person etc.). Based on how you design the inside of the building you may need to install a fire 6 sprinkler and alarm system. The current configuration would require a fire sprinkler and alarm 7 system. 8 • An asbestos clearance from Mendocino County Air Quality District will be required prior to the 9 issuance of building permit. 10 • 2 sets of California Energy calculations addressing changes to the heating and lighting of the 11 building. 12 • A fire wall between the church and the storage area is required. 13 • Only 2 bathrooms are required, one men's and one woman's (but you can have as many as you 14 like). The number of water closets, urinals and lavatory sinks are based on the occupant load 15 and will be determined at the time of plan review. The current configuration would require 16 Men's = 1 water closet, 1 urinal and one lavatory; woman's = 3 water closet and 1 lavatory. Also 17 required within the facility is 1 drinking fountain and 1 service sink. 18 • The plans will need to address the structural requirements for an assembly building as required 19 by the building code for a change of occupancy. 20 • All accessibility requirements shall be met. 21 22 23 From the Public Works Department 24 25 The Department of Public Works has reviewed the above referenced project and offers the following comments for 26 your consideration: 27 22. The existing sanitary sewer lateral shall be tested in accordance with City of Ukiah Ordinance 28 No. 1105, and repaired or replaced if required. 29 23. City of Ukiah sewer connection fees shall apply to the proposed bathroom additions, and shall 30 be paid at the time of building permit issuance. The current sewer connection fee is charged at 31 $419.65 per drainage fixture unit(DFU), as defined in the 2013 California Plumbing Code. Please 32 refer to Table 702.1 of the California Plumbing Code for DFU values for plumbing fixtures. 33 24. If the building permit value is equal to or greater than one-third of the value of the existing 34 structure, the construction, repair or upgrade of curb, gutter, and sidewalk, and addition of 35 street trees, along the subject property street frontage, may be required, pursuant to Section 36 9181 of the Ukiah City Code. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 16 1 These comments are applicable to the building permit for the proposed improvements, with 2 further review being performed at the time of building permit application. CROSSROADS CHRISTIAN CHURCH MAJOR USE PERMIT 171 BRUSH STREET UNITS D&F APN 002-091-15 MUNIS FILE 180 17 �$$t��h!`p"���t$ � 'Tt��ity �fLTk��h: l�at�: �•°.���-�t�,~ r 1'roposal fc�r use p+errriit for p�rti�r�c�fwar�h�us�at rear of 171 �rush St.,Ukiah, by�r��sr�ads �hristian�hurch, The church would c�c�upy 5;400 sq.i�. c�f a 7,500 sq. ft. vaarehou�e. Th�chur�h int�nds to aase the�xisting e�eric�r�f the buildi�g, �xi�tin�si�nag�, ar�d parl�in�. The church antrcipates no chang�s to the ext�rior,other than impr�ved li�htin�, fixing th� fence, clea�rn�up th��arden area, at�d�lilninatin�th�very larg� storage unit in th�gard�n ar�a. The chur�h has 103 memb�rs, and rn�ets as an ass�mbly o� Sunday tnoxnings fram'9arn tca nos�n. Ther�a��thre�other tenants�vhc� dc�nc�t�se the prap�rty�n Sunday moy°nings. I}uring tl�� w�ek,the church t�ffi�e is op�r�l�l�>nday thr€�ugh Thursday from 9a,m ta� 1pm. The offi�e staff �onsist of thre�p�ople, with the p�ssibrlity�f tw�tm three p�opl�visitin�during th�offic� hours. The chur�h anticipat�s m�eting one night a week(Wed.,or Thurs.), where abaut 20 peaple w�uld att�nd a study from about 6pm to �prn. Th�t�ther thre�tenants do not use th� properiy after 6prn. The prop�rty�urrently has�0 parking spae�s. The chur�h a�tieipa,tes a;ddir��thr��batl�°c���s tr�th�existin�t�c�alr�ady th�r�(s�e drawir��}. The chur�h�€�uid r�eed t�a eiirnina.t�t�ne vaa,ll�ca�rr��tly betwe��unit "i)" a.�d"E"). Th��hurch �nticipat�s�lirrtina;��r�g th��urrent v�ry lar��pc�rtable st�ra��unit behir�d aanit"F",and�a�in� what is nc�w unit "F" a�stc�ra��(aprox. 2,100 �q. f�.}. �Tts cha�ges are n�eded to unit "F". 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Ukiah,CA 9S4$2 Re: Application for Planning�ommissior��pprc�val oF a �/lajor Use Perrnit 171 Brush Street Un�fis t��c F,APRI 002-091�15 City Fil� �lo. 1SQ R�sponses tc� pl�nnin�s�tafF comments da�ed May 23,201�, items 1 thru 5. l. Pt°�ject 1?�sca°iptfo�: To d�monstrate com�lia�ce for a major use permlt Artic1��,l�egulations ir��Iea� Camm�r�ia1(�m2}Distr�cts>,e (�r��a���6y c�e��r st� ������chrr���at.2��th�city le�ter�f �y�3rd�e 7°!���#� ���aa��r��s�����a b����'I'imes I�te�v�oman foz�t, �h�r�����as��f�fh���� ��r�r�►��ats�r�i�a d�rk bla��et��i��. �} Th�re are currently twc�existin�;,: s�orage conta�ners..:that are required to b�r�rr�o�red. Pleas� indicate these structures wi11 be rernoved.-�-3°!r�t��rt�d�ers wr�uld be r�rrt���d as��rr��f�h� ,�t�r�l�as��f the fcr�ilify b}�the chu��ha 7"h�purchase�nd use�f th�,f�cility by th�chur�h is dep��d�r���r����h�i��u�r►����'fh� aj��Lt�e��rrrrit. b} �Tithou��h�proj�cted a��ndan��ofth��hur�h services the r�quir�d parlcin�spaces�anno�b� det�rmin�d. Th�proje�t descriptic�n submitted indicate�ther�ar�currently 103 rrl�rnb�rs. �n ord��to ��ure o�at th�m�xiii�u�n oc��panc�rat�and park7n�requrrein�nt p1ea���ndicat�th��m�ur�t of pe�pl� �xpect�d ta be rn your bui�din�a�on�time that included members and non�m�mb�rs. w.a T°h� �r�j����d�t���r��sa�y���s���hich�h���a�are�a v���Id�t�,�ul�t��rr�+��.st fc�����ta��,f�r th�br�il�i�a��r��c� ��6��ti�p���b�t���h�!r�h i�19'��er��r��, wrf�h�►�s�ir�g�r����H r���»»��h�woirtg�f���auirr�aar�7,���i�r� ��ct���r�cy ft�r thert r�,�m b�s�d u��� th��023��itien of the Cc�lifornia�tailding C'��e(CSC°). S��tr"car� 1����ttid Se�. ��04.�.�2��r�e�stion. �j �Ihat wil�be incl�zded�n cleaning up th�garden c�f the garden area?---'The r� oval�f+veg�t�ti�r� ��d����rr�d c��+�r t������rr►c�d�t�th�3��vu�e���ssibl��nd:1:�rr��+���r�d�rd���ki�g s����s,�rr� �t�r�v���r l���ir��y vVtYli€►t�r�y;��r►�d:9 bi�t�rdC6€�s�h��t�t�r1 th��ttp�i2ed�.size drtywirlg'titled"�/7°� 14�°lllSl l�P �V't 5I8tl�Vltlt2��'XiStdl?��dt°ICllt�W%tFt�C�t��t�s�t C�"�ft��t�'�pA'CIt%/I��%t?�5,�I?�Wti9�$.� s�cr��s,d�t�d 2���1�. 7"he 6 r�d�nrt�ot�tree�t����reserved. Th�g���und cover f�b�refurbish��'ar�� th��l��t�rag���ca b�f�+��n th�r�e�sr�nr�ik�r�d th�6uB/dirrg fa,be r�crg�t r�srst�nt�f�ntin��s�ritlt rip a�rag¢�tit�n: d} I�o�s your�l�anup of the garden ar�a anclud�new landscaping 9 p- �'��,s���)eea�h��b�v�r��l�a ��i�r��,�t��r��is�d f�r��irtg, �ri�a�rig��°l�rr����r��lr►d c+���r t�be�r�ui���'b�t�t�c6��r�ia�s �,���f�h�bt��l�E�g����6t���fi��ti��r�r�����4 �'x'!� t' .,�7^' ! 1'€i�i �_ .,...��.�cs��G.��e.i:Us�.��:.�a:?�n€.�v<<�,1;�ali�,�..��3;,ti �,��E��f���� :c�rf�rE�i� �,�oaa;a��,�.val�?«�?l;�}o�iis�s'wr-a�e- 2f -.?s� S:F-ect Uni'ts E�u�f=,;!1PN Ot)2-091-1.5-CifiV File No."130 �� l�r��ou proposin�to hold e�ents at the church? If so please x�idicate th�type of events i�i�t�ou ar� proposl��. .F w 3���, t1��������t�����i�i���r�����c�r����°c�����r�ypi��6�h���h fc�shi�ra c����r�h��°�� ��r�a�������i��g����ri��s,�9��ar�fr��rr��rrr�t�����to�tg�,S�r�d�y��h��l, a66���t�d�r gr����$��crr��r ,���th r�a������i�g��e�c��°������e���h��°it�g�s, �r�d�irr�s,d�d����ica��,rr►��c��i�l s�r�i����r�������°_ �e���s�f�a����g�m �.S�t�l'lana P1�ase provid�a detailed site drawing to scale�hat includes: �� Locatian��id height of exrstYng fenc�s and identify which fences you intend ta repair as i� stated in the praject description.�_� S��t�te�����he�"51T��'�tflSl� � "r�f�re�t��t�in c�)e�b�t��. �t� ��a��r�B����c��th����ct�re�he si�����6'�c�ti ch�ir�1ir�k����a���zs#�a�ad��s�rrra���bl�ch��,��R�k f��bri�t�b�r��ai����r�e�ai�ced. 7°h�gat��p�t�ing is t�b�widera�d�"rarn 1�'t�.2�'�nd�h��e�ti�� �ff����fr�r�th� ��t��a��af t�����g�t��+�th� ����r����y��r������b�r�tr#ag��d tc���t°����f t��c��j��ent��rki�ag s�����< 3o I.ightin�I'l�n> Pro�rrd�an ext�rior lighting pl�n:On the�levations show the location of a11 propt�s�d ext�rior lighting. Provide manufactur�r's spec she��far a11 propas�d exte���or lighging. �xterior lighting is required to b� do�vvncast;non-glare in arder to reduce light pollution. Lighting should not spi11 over property lines or be directed upwards: L��hting appro��d by the I���rnational Z�ark Sk�association is recommend�d. m�� .������ �ttach��atr��ir�g titl�d"�ast�'levativn'; �a��d Z40710 f�vr th�l���tf�vn�f th��n/y�r�p���d�e�u������,r r�������°!���erra�igiat f�6�l�cat��in�h�raerv��fry�!i��awe s�ff'lt;Tla�g��1 r°s t�r�p�ir��ist��g�x��rs�r �igl���v�����f��kirad�r��t���re�lt��e f�61�c�fB�ure�v�oith da�rr�as�ccrt�ff LE���ure��rF��rr re�ai����r�� p�r��tfeai 4o Pa�l���l�il�n�Piane Ai�T��I�� 17;�FF`m�TP�EET'�'��t.I���A�II3I,�l�L�II�iCi�, S�ction 9�92: si�e of parkin�spac�s :.:requires that th�min�m�arn dimensions of pat°lsing spac�s sha11 be 9'in tividth and 19' in length. The ver�°rcal cl�arance shall b�not��ss thar�7'..:In parl�ir��a�•ea with more than 10 r�quir�d off street parking �paces 30%campact spac�s may he allow�d. the dimensions af coznpact sp�c�s shall be�'in width and 16'in length. The vertical clearan��shal��at b�less�han 7'..: a) Pleas�prov�d�on the site plan to scale the drmensions of the exi�ting parking spac�s. P�� �t���he� i�� si��aP��wring fiifB�d"��153'l����4�Kt��� t�"d�t�d 24��1�. !�a th�pr��ara�i�r��f s�id d�°�a�rirt�it�r�s d��+errr�in��'�h�t tf���sri�tin���rkirr�l�y�ut is r��t�deguat�and��a��rr°��f t�� p�������,���n�er�sr°�r��f a��rtic�r��f th�S�tat�h 6uildin�frr� ��mrn�r�i�t���ha�r�la�h����kir�g l�y�a��o��� �r��t���t�ea�f��rr�tc�t�re/c�y�u�si�own��th�c��t��h��"St7`�` �'I�iSl�f�� �"°� AT�TICI;E�,12ECpUI,A"TI��T� 1I�1 ��I'Y�t�I+�MEFZCII-�L{C-2)I�ISTI�I�'T�, S�ction 9100{e): Parking l��quired .:.r�quir�s church�s to pro�rde parking spaces equal rn number to 33%of th�capacity rn pers�ns�n�la�ding related offic�spa�e and�1a,ss rooms plus a minimum of 3 �arkrng spac�s for bu�es. ��R 7°h�r��is���arki�ag/�y�a���r��i��s��s��ce�tn�ludin 5����ssibt�s�a���s, �Bf��fc�Ct si��,�`� ��'� '��a��l�s�rc�h, b�������rr��ti�ul�t�d�c�u��r��y l��d c��'1�9��rs�n��3���66�����s��qe�i��d, i���ia�g�b�l��te���,�1 �s�a��s f��°��r���rr�r�t��ct��ara�y/�a�h���r�6�buil�irt��/t�r�u�h c�n�t������ �,e�F � � � , r ".u7 .,�i,�� � ?�t?�:��'r (�v. 43"CJSSi'O�iiSl,�xtl�+ls'ilL.�i1.11`�i;'���i((t,a.i�)17�,"?t'�Ec7YiTii��4,i}T11P1lfSS6t7Y30�}�;if,��dak�'P�E�"�"f_�c.E .,.SF'�..i„ilt— �.� ,�„,�;;��t.i'U�k: . . U�i�s!�°c C",nPV OQ2-091-15- Ciiy�ilE No.3.80 ����s���c�t��r�����ici,������l��h��r�re������ti��t ty�i��tl�r�rr 5c��ad�y�s e�r��������gs����a t�h� b��3rr��s v�r��r/d�a�cl+�s��� �aa����r��y�h� r��t��crildio�����a��i�s����rrts�i�h�t��crl������ , 7'h� curr�r������f tt���ar�h beaildirt�i�s �r�����hr��ag�r Frid�Y. �'.�pi��lly��� :��,� �c�5:��� . 7°h� �haar�ia�s��r���d��t�ercrll�r�c�a�r�h�r�th�bcr�ir���s�����ra sit���r�ra����E°iu�. Th��hs�����'��� ° , �aa�safi6J���btas+���;nd fa��r��pr�r����d���� J�h�6ay�u��f��e sif���uld b,�ir�►�r���i��l�'�r� ca���m "T��bc�s r��tair�r���t i���a��►f s��cr/��it/�th€��r°���s�d ch���h stip��taf�d���e��r�rrcy 1����f�;�� �h�ra��t�c�n�id�r�s�h� r�ss��r�tb�r�hip�f th��ht�r�h i�103��r��ns a�t��h�higiae��S�r�t �y ��r������t��d�nc�in t°h�last;2�e�r�s�ra�b��aa 1,23 p�rs�n�. Th�frigh�st�tte�d�nc�f�r cr r��s� S�rrd������at h��b��r������,��ra�,,�eab��q�r�r����r t����ur�h�°eqa��s�ts r�1e�f fra�r��h������a��� r�qufr�rr►ent un�er the�ra�isi�a�s�f�rticl��,Se�ti�rr�,Z��.H Ex��pti�ns:�'�li�f,�r�r�th���r�ki�� ��qt�rr�,�a�r��s i�t���C-,2��t�ing aid���ict rr��y b����r����'�h��ugh�i��di����ti�r��ry�°��i��;�r°�����p p����d�d tr f�nd�ng i�rnade th�t th�r�i��c�ni�!u��irc�rnstanc�as��ciate�w►th th��s��af tla� pra�eri'y tfacrt re�calts in�c��m�nd fa��%s���rking�thar�n�t°rrtally�x���te+d. (�r�. ld�t�6,�1g �rdc����r� 199�). b) In order to confirm that proposed is in compliance with this parking requirement provide the nam�, us�, square foo�age,and hours of the existing tenant spac�s. -�� The IVorth buitding crar��tt�t�r��rat�a�� ,����ra� ��n��u��c�r Su��l,�, CLC,��A Wat�rca/�ur��n���vea�, �m��c�factur�r o,��ar�c�cic�ti�irr�,a��u�Yir���°6.�t�� sguc�r��'�et(s,f,��nd Pi,�o/evidle Pomo N�tf�n Y�c�th�uild, �tutori��!servic��,�ccu�ying"'1p800 sf. 7�h� �ridd6rrg fl�c��e�r��i�^'�����A sf �`h�c°urren��eca����r�I��d�s add��s��d irr fh�resp�ns�tea aj ab�v�m �� �as�d aapan a site visit I counted a t�tal of$5 park�n�spaces.Pl��se prQ�id�corr��t arnount of p�rl��a�� spac�s in yo�ar praject de�cription�.t�d ac�uratel��d�ntrfy�ach spac�on a rev�sed si��dev�lopmen�p1�n. m m� S��th�c�t�a�h�d "�E3�tS7°l�t����iKilV �t��f"�r�d "Sr���EV/Sl l�PL�IV`"t�th��h�rrc�pr�c��d��at� �t���rrra�ag�h�prca,�e�ty czrrd th���ans��r�iaarr�of�,�c�rte�rr�f t���ou#tr builddng fr��rr�-2 t��hurei�cac�c�p���� ��i����r����kir�g�a�16 b����is��f���ra��zP�������th��s�r�rtg�w��rat�is��t���r�h�,,�/1'L����65S��F� �"e �icycl��arkin�:{Section�100:I�arking I�equired)requrr�s safe bicy�le parkin�fac�Iities be pravided in all new commercial d�v�lopments where it is determined that the use would attract bicyclists. Th�numb�r of bicycl� parkin��paces requlred shall not be l�ss than 10%0 of the number required of off street automobile parkir�g �paces. Such saf�bicycle parking shall be located convenr�nt to th��n�ranc�{s)to the use. �) I'lease identify on an�levatron gnap ivhich doar of th�building wi11(be)used for�ntering and exiting the building.A 9_ 5'���°�� "StT'�"��YlSi �!� iV"e�hi�fZ sh�►�rs tP���ro��s�d I�carffe�n�f�h�,9 bik�r��k�ea� �rr�p���d�hur�h n�we�rimary��t�°arrcej��tt. S��th� "���7'ELEVATl�1V.S�UTH` tJlL�O�€t�"dc�t��'Z�072�f�r tH,��l��ar�i�n vi�vv�f th��rop��ed�hurch�a����imar�r�ntr�n��j��c��. b� Id�ntlfy on the revised site plan the proposed location of the bike�ack: I�as�d o�a site visrt there is currently a brke -r�ck Iti fi•oni of th�Lhrift sho�will th�l�ike�actc sta� with the�irope�or prope�ty? �Tithout the re�tlsec�sit�pl�n th�t i1_lri�trate�th���icting parking�paces th�total r�qetiired bicycle parking spac���ar�not be det�rmined. --� �i���le��rki�g�cs 6�����r�d�d f�rr�°h�c�rta�ch u������bik���ck��b�l��at�d�►�arr�°h� ����h������re���°�f t�►�S�uth bs�ilc�i�rg,S��t��c�tt���r�d"'�/T�'R'E°�lSi� � �l,: . �°�cv�'Ca d {..}'9' �. ,lttt}.l`.: Ii'v:��...t.'35Sk"�Uf.j��.,3itlS:lct'c..�'1��.,��:�1.{�����-��tE�:i�1�;J�if�ililik'i��'t)YYSi`i"?iS�lnil:.l��i���bc��;:t"i�;�!�f�c�Jt�i�?.�a�'S�..T�rll"i:- !,/.,..-?o�„�=,?'yj,)'C'C:i: � .. .. . . .� . � ��Y!!i.$L?u�t�°����Q�}�'{)��.':�..�i�-���I$1(Ct�2��4.�.��t�, � . � . � � � � � . . So Sa�n�.'To d�monstrate complian��tivith the sign ordin�nc�requir�ments�t�trcle 3, �e�tion 3225: C3�ra��al Sign Provisions Si�ms .;.pleas�add��es�the f�llowin�item�: are requir�d to b�included and r�vie�v��l�� p��of th�use permrt application. Please submit details(photos,dimensions square foota�e,colors,materials9 �rp�5 0�' lighting,if any,etc.}for th�existing signs and indicate on the site plan the`location. ��� ����at�^��� ���c���'��� ��i�tirag sigta�. ��aly th� �1l�terc�at�c��`��r�c�war�sigra��unted�n th�t�p�f the�6`�3'�i��a, th��� � �1����� : t��h���r����i��csr�����n� ith��ig!n irt th���:r��i f���ti�yt�r�f6��f u�rfPt r���itz� �r fih��h�r�°�h�� ��e°,����� f�ci/lfy, TP��sign r��sst�g�f�r�+��ai°in���t��a�t�ro�'i��i fihr�f�is�ropos��6y���c�hcar�h t��be���t�irat�c��°� i��nt6 th���rr�rtt�crf�h�fsr�q/6�y f�l/�wrdn���pr��tri�y th�a�prvpriat��ity��°� . �"h��l�rar�h��� ,����� r�r��v�th�b����ac�+��'th��ign�an�'b�nn�r in the�hota. t '� �E� ,������ � r �, ��k� ; n���� ��: � 11�., h�''�'�,• .,� :. . � � a �, ;< �j' �", .. ,,' i.'t�w2«-�'°r " � '� , � . °� . 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The 15 allowed uses (section 9096) and permitted uses {section 9097) do not specifically list 16 "Churches" as and allowed or'permitted use. Pursuant to section 9097, public and quasi-public 17 buildings, structures and uses are "permitted" :uses (use permit required). These uses are 18 similar to a church use because they commonly involve the assemblage of people, 19 predominantly indaor activities, parking demand, etc. 20 21 The site is developed with a "North" Building (7,800 square feet) and a "South" Building (7,500 22 square feet). The proposed church would utilize the "South" Building and associated parking 23 lot. Uses associated with the church include church services, social gatherings, church 24 committee meetings, Sunday school, Bible study groups, church youth group meetings and 25 related gatherings, weddings, dedications; memorial services and other rites of passage: There 26 are currently 103 members that meet for Sunday morning services 9:00 am -12:00 pm; 20 27 guest that attend a weeknight meeting once a week 6:OQ - 9:00 pm and three office staff with 28 the possibility of two to three visitors during the office hours of 9:00 am to 1:Q0 pm Monday 29 through Fridays. 30 31 Zoning ordinance section 9102, Determinatian of Appropriate Use, allows#he Planning Director 32 to determine if the use is appropriate for the Zoning District, either as a right or subject to a use 33 permit. In making the determination, the Planning Director shall find as follows: 34 35 1. That the use would not be incompatible with ofher existing or allowed uses in the C-2 36 Zoning District. 37 38 2. That the use wou/d not be detrimental to the'continuing development of the area in 39 which the use would be located. 40 41 3. ln the case of determining that a use not articulated as an allowed or permitted use 42 could be estab/ished with the securing of a use permit, the Planning Directar shall find 43 that the proposed use is similar in nature and intensity to the uses listed as permitted 1350 Hastings Road/APN'180-070-19 Determination of Appropriate Use Electric utility warehouse/construction/storage yard June 13,2014 1 1 uses. All determinations of the Planning Director regarding whether a use can be 2 altowed or permitted in the Heavy Commercial(C-2) Zoning District shalLbe final uniess 3 a wrrtten appea/ to the City Gouncil, stating the reasons for the appeal, and the appea/ 4 fee, if any, established from time to#ime by City Councr!reso/ution, is filed with the City 5 Cierk within ten (90) days of the date the decision was made. Appeais may be filed by 6 an app/icant or any interested party. The City Councii shali cont�uct a duly noticed public 7 hearing on the appeal in accordance to the applicabie procedures as set forth in this 8 Chapter. At the close of the public hearing, the City Council may affirm, reverse, re�rise 9 or modify the appealed decision of the Planning Director. Ail City Councii decisions on 10 appeals of the Planning Director's actions are fina/for the City. (Ord. 1006, §1, adopted 11 999$) 12 13 Findings for Determination of Appropriate Use: Establishing and operating a church at 171 ' 14 Brush Street has been determined #o be appropriate as a Permitted use in the C-2 zoning 15 district (Use Permit required) based on the following. 16 17 Finding 1: Properties zoned C-2 are located adjacent and to the west; south and east of 1s the site. Surrounding land uses are combinations of industrial and heavy commerciaf l9 including C&M Starage, B&B, Inc., Ukiah Door and Trim, Redwood Fuels, and athers. The 20 heaviest proposed church use would occur predominantly when the surrounding uses are 21 not active (Sunday's). Noise associated with the church use would be minimal and would 22 not disrupt heavy cammercial or manufacturing land uses. ' 23 24 Finding 2: The site is developed with existing"buildings that have been used in the past for 25 a variety of land uses included assemblages of people. The building would continue to be 26 used with a land use where people assemble. The use would not be detrimental to the 27 continued development of the area because the area it is predominantly built-out with - 28 existing compatible land uses. 29 30 Finding 3: The proposed church is similar in nature and intensity as many public and/ar 31 quasi-public land uses which are permitted in the C-2 zoning district. They all usually 32 involve"some degree of assemblages of peaple, predominantly indoar activities, parking 33 demand, etc. 34 35 36 1350 Hastings Road/APN 180-070-19 Determination of Appropriate Use Electric utility warehouse/construction/storage yard June 13,2014 2