HomeMy WebLinkAboutpcm_07232014Final 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
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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
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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 nesters.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
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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
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