HomeMy WebLinkAbout12092015 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
December 9, 2015
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 WATT, HILLIKER,
CHRISTENSEN, SANDERS, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the October 28, 2015 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
November 9, 2015 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC WORKSHOP
A. Housing Element Update- Request for Planning Commission to review and
conduct a public workshop on the Draft 2014 Housing Element. No action will
be taken.
10. PLANNING DIRECTOR'S REPORT
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.
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 October 28, 2015
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Christopher Watt
8 Mark Hilliker
9 Laura Christensen
10 Linda Sanders
11
12 STAFF PRESENT OTHERS PRESENT
13 Kevin Thompson, Principal Planner Listed below, Respectively
14 Michelle Johnson, Assistant Planner
15 Cathy Elawadly, Recording Secretary
16
17 1. CALL TO ORDER
18 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
19 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE - Everyone cited.
24
25 4. APPROVAL OF MINUTES — The minutes from the October 14, 2015 meeting are included for
26 review and approval.
27
28 Chair Whetrel made the following correction:
29 • Page 6, Line 1, `Chair Whetzel' should read `Commissioner Hilliker.'
30
31 M/S Sanders/Watt to approve October 14, 2015 minutes, as amended. Motion carried (5-0).
32
33 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
34
35 6. APPEAL PROCESS
36
37 7. SITE VISIT VERIFICATION - Confirmed by Commission
38
39 8. VERIFICATION OF NOTICE-Confirmed by Staff.
40
41 9. PUBLIC HEARING
42 9A. Redwood Tree Carwash Site Development Permit, 859 N. State Street,
43 (File No. 1257-SDP-PC). Request for Planning Commission approval of a Major Site
44 Development Permit to allow the renovation of the existing fa�ade, parking facility, landscaping,
45 and signage at the existing Redwood Tree Carwash, APN: 002-091-17.
46
47 Commissioner Watt recused himself.
48
49 Assistant Planner Johnson gave a staff report and PowerPoint presentation to include the following:
50 • Project description as provided for on page 1 of the staff report and applicanYs project description
51 received by staff on September 15, 2015 as discussed/addressed in attachment 3, revised site
52 plans in attachment 9, and emails to staff dated October 21 & 22, 2015 from Ed Blair (Tunnel
53 Vision), applicanYs representative.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 1
1 • Drew attention to additional information emailed to the Planning Commissioners on October 28,
2 2015 prior to the Planning Commission meeting with regard to:
3 ■ Revised draft Site Development Permit Findings 13 & 14;
4 ■ Added draft Site Development Permit Conditions of Approval 11 & 12;
5 ■ Table 4 Staff Analysis Design Guidelines Commercial Projects Outside the Downtown
6 District;
7 • State Water Board Comments dated September 22, 2105.
8 • Site has three uses: 1) Redwood Tree Service station that includes oil changes, tire services, etc.
9 2) Nelson Auto Glass; 3) Existing carwash.
10 • Explained the existing carwash operation and proposed renovation that includes removal of the
11 north wash bay and extension of south bay to the east 20 feet adding 360 square feet/new
12 equipment room that will be added along the north wall, addition of wash lane entrance and
13 addition of wash lane exit.
14 • Referred to the proposed landscape plan and explained the plan includes 17 new trees and new
15 landscape islands for a total of 2,488 sq. ft. of landscaping that essentially provides for a 2°/o
16 landscaping coverage.
17 • Referred to the proposed parking plan and explained 34 parking spaces are required and 32 are
18 existing where the applicant is requesting an exception to the parking standard to allow for 32
19 parking spaces as opposed to 34. Being in the car wash/service station/car repair business for
20 many years applicant does not have a need for many parking spaces such that customers come
21 by appointment or come to get a car repair/wash and then leave and does not operate like a retail
22 establishment. The on-site parking needs are essentially to accommodate the employees.
23 • The project meets the requirements for the eight proposed stacking queues and showed the
24 location. The applicant has indicated that on a maximum shift 10 employees will be on-site.
25 • Related to signage, for aesthetic reasons the DRB wanted to see more uniform consistency/unity
26 with regard to the signage. The project includes new signage as shown in the examples in
27 attachment 3 of the staff report. While information has been requested from the applicant
28 regarding the need for a sign program, the applicant has not fully complied in this regard. As
29 such, staff cannot make a determination whether or not the signage is consistent with the Sign
30 Ordinance standards. Condition of Approval #8 provides that prior to the placemenUinstallation of
31 any signs the applicant shall make an application for and receive approval of a sign permit. Any
32 signage shall be in substantial conformance with the conceptual signs approved by the Planning
33 Commission. Staff is asking the Planning Commissioners provide direction regarding what they
34 want to see for signage.
35 • Based on staff's analysis, the proposed project is consistent with the General Plan goals/polices,
36 zoning ordinance/major site development permit requirements and design guidelines with the
37 exception of 1) parking where applicant is seeking a reduction from the required 34 parking
38 spaces to 32 parking spaces; 2) landscaping where applicant is reducing the landscaping
39 requirements from 20% coverage to 2% coverage. With regard to the issue of signage, staff was
40 unable to make a determination regarding Sign Ordinance consistency because more information
41 was necessary in this regard.
42 • Related to environmental review, noted the CEQA determination in the staff report was not
43 consistent with the language in Finding #13 and requires modification. The CEQA exemption
44 includes CEQA sections 15301, 15304 and 15311 which make this project exempt from CEQA.
45 • The issues to be addressed by the Commission tonight are: 1) landscaping 2) parking 3) signage
46 based on DRB's recommendation to find a more uniform exhibit of the signs.
47 • Related to the Condition of Approval #4 regarding a final parking plan, noted a final parking plan
48 must be drawn to scale and submitted and approved prior to issuance of the building permit in
49 order to confirm the size and design of the parking area.
50 • Applicant must submit a final landscaping plan as provided for in Condition of Approval #5 that
51 must be approved prior to issuance of the building permit for modification to the car wash
52 structure based on DRB Member Thayer's recommendation as provided for in attachment 4 of
53 the staff report.
54 • The project is required to provide for an irrigation plan as part of the final landscaping plan that is
55 consistent with the Cal Green Building Code.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 2
1 • Three bicycle parking spaces are required for the project.
2 • Condition of Approval # 8 requires prior to the placemenUinstallation of any sign(s), the applicant
3 shall make application for and receive approval of a sign permit. Any signage shall be in
4 substantial conformance with the conceptual signs approved by the Planning Commission.
5 • Staff is recommending project approval based on the revised draft Findings in attachment 1 and
6 subject to the revised draft Conditions of Approval in attachment 2. Again, staff is asking whether
7 the Commission's preference is to have a sign program formulated for review and final approval
8 by the Planning Commission or a sign permit application approved by staff.
9 • Outdoor lighting has been proposed for the outside of the new car wash structure for security
10 purposes. Outdoor lighting is specifically addressed in Condition of Approval#10.
11 • Condition of Approval #12 has been included in response to State Water Board comments dated
12 09-22-2015 concerning suggest elements for soil and groundwater management plan.
13
14 Commissioner Hilliker:
15 • Asked about the 20% increase in water usage with the proposed improvements to the car wash
16 facility.
17 • Related to attachment 3, Car Washing and Polishing Registration document, noted this permit
18 expired December 13, 2015 and asked whether this permit has been renewed and is existing.
19 • Related to the self-serve wash station and in getting to this destination customers must pass
20 through existing `parking 4' as shown on the parking plans and asked how this works, particularly
21 for exit purposes and whether customers would have to cross traffic from the other wash area?
22 • Requested clarification the `four' parking spaces on the parking plan are counted as parking
23 spaces in connection with the required parking for the project.
24
25 Commissioner Christensen:
26 • Related to consistency with the City's 20% landscaping coverage requirement and requested
27 clarification if the applicant were to reach the 20°/o required what is the square footage and is this
28 based on all three APN numbers?
29 • Asked staff to define `parking IoY and `parking area.'
30
31 Commissioner Sanders:
32 • Requested clarification the proposed landscaping for the project is at 2%. It appears the
33 emphasis for the landscaping is on `screening' with vegetation rather than `shade' with trees and
34 asked for clarification in this regard.
35 • Related to the landscape islands is staff of the opinion this would improve on-site traffic/
36 circulation on the site?
37 • Related to the parking accommodations on the site asked where the employees will park.
38
39 Chair Whetzel:
40 • Related to signage and the City Sign Ordinance asked about the intent of the signage and
41 whether it would be directed toward advertising or more for informational/directional purposes.
42
43 Assistant Planner Johnson:
44 • The 20% increase in water usage is based upon the applicanYs estimation concerning water
45 usage and requested this question be deferred to the applicant.
46 • Has consulted with Public Works Department concerning the potential for an increase in water
47 usage for the project.
48 • Related to the Car Washing and Polishing Registration, defer to applicant.
49 • Confirmed the 20°/a landscaping coverage pertains/affects the one parcel being improved (middle
50 parcel) and based upon staff's calculation taking into consideration other relevant factors such as
51 the existing development on the parcel the landscaping is at 7°/o coverage.
52 • Related to providing shade for the parking lot, clarified the parking accommodation is not defined
53 as a `parking IoY but rather a `parking area.' As such, does not trigger the 50% shade coverage
54 requirement for parking lots. Of the 17 new trees chosen for the project, four are shade trees with
55 the remaining number intended for aesthetic purposes of which three of the tree species are
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 3
1 confirmed from the City's Master Tree List. Crape Myrtle will be utilized as a live fence instead of
2 a wooden or chain link fence and showed the location. Essentially the landscaping is intended for
3 aesthetic/screening purposes as customers are directed through the car wash experience.
4 • Confirmed traffic/circulation will be improved on the site with the proposed project by providing
5 more explicit direction to customers and explained how so, particularly with facility improvements
6 and addition of entrance/exit wash lanes.
7 • Related to the parking plan, requested applicant address parking on the site.
8 • While no formal sign program or permit application has been submitted for signage, it appears
9 sign is similar to the Burger King remodel project where the signage was more
10 informational/directional than for advertisement purposes.
11 • Related to parking lots and analysis thereof is based on a certain number of parking spaces.
12 Referred to the parking plan and noted much of the parking designated areas are represented as
13 'existing parking' and/or as a parking area rather than a parking lot by City code definition.
14 • Applicant can provide information regarding traffic flow on-site with regard to access and exit from
15 the car wash facilities.
16 • Confirmed the `four' parking spaces are counted as part of the 32 total existing parking spaces
17 that are proposed. No parking plans were submitted drawn to scale.
18
19 Principal Planner Thompson:
20 • While the City's 20°/o landscaping coverage requirement is good requirement, it is easier to
21 achieve when a project is coming from the `ground up.' In the case of the Redwood Tree Car
22 Wash, there are different uses/businesses going on for the site that consists of three parcels
23 where achieving the 20% landscaping is more difficult because of the existing development.
24 • Staff is of the opinion and has determined requiring 20% landscaping coverage would be difficult
25 for a site with existing businesses.
26
27 PUBLIC HEARING OPENED: 6:23 p.m.
28
29 Ed Blair, Tunnel Vision, Project Engineer, Applicant's Representative is present to answer
30 Commission questions.
31
32 Commissioner Sanders:
33 • Has reviewed the replacement signs and asked how many signs will be removed?
34 • Asked about the location where the employees will park.
35 • Asked about maintenance plans concerning the storm drain inlet filters. It is unclear how the
36 maintenance program will function.
37 • Requested location of the bicycle rack.
38
39 Commissioner Hilliker:
40 • Asked about the status of expired Car Washing and Polishing Registration permit and whether or
41 not this has been renewed.
42 • Asked about how exiting will work with regard to the self-serve car wash operation.
43 • Asked if traffic generates from the east end of the self-serve facility and notes this area appears
44 to be restrictive with parking at the bottom and along the fence line in connection with the line of
45 vehicles going into proposed car wash as shown on the parking plan. What is the proposal for
46 getting these vehicles out of self-serve and back out onto State Street?
47 • Asked about the need/use for a driveway located at the southern portion of the subject property.
48
49 Commissioner Christensen:
50 • Related to the parking plan and regardless whether or not the plan is drawn to scale, the `4
51 existing parking spaces' does affect the flow of traffic. Has been to the car wash and observed
52 whether a person is washing his/her own car or an attendant is washing the car for a person, you
53 go out and turn north and into the middle where all the queuing is to occur. Would like
54 clarification cars will be able to get out of the self-service bays safely.
55
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 4
1 Ed Blair:
2 • No formal sign program has been proposed and will consult with the applicant in this regard about
3 those signs that will be replaced and those that will be removed in connection with the square
4 footage allowed for signage.
5 • Related to the parking plans, 'existing parking (15)' is where employees will park.
6 • Confirmed the property owner maintains the storm drain inlet filters. In terms of a maintenance
7 program for the storm drain inlet filters would have to defer to the applicant and/or monitoring
8 specialists for this information. Has knowledge the storm drain inlet filters are being maintained.
9 • Referred to the parking plan and the shaded area adjacent to the Office' as the location for the
10 bicycle parking. Bicycle parking is essentially for the benefit of the employees.
11 • Related to the Car Washing and Polishing Registration permit status would have to defer to the
12 applicant/owner.
13 • The self-serve car wash coordinates effectively with the automated car wash in that it is located
14 on its own parcel and is separated from the car wash operation that is proposed to be improved.
15 This car wash operation really has nothing to do with the self-serve car wash operation and is a
16 standalone, self-sustaining business. As such there will be no traffic interference with this
17 operation and explained how traffic circulation will work.
18 • The proposal is for vehicles to go south and then westerly out to the street.
19 • Confirmed there is an existing driveway at the southern portion of the property.
20 • The distance from the southern wall pertinent to the self-serve facility is 16 feet and while this
21 narrows it is more than adequate in terms of providing for adequate circulation on-site. Do not
22 want customers getting in queue going to the self-serve wash. The purpose of the break in the
23 curve as shown on the parking plan is essentially for safety purposes in terms of spacing and
24 maintaining appropriate queuing as customers continue through the car wash process.
25
26 Greg Martyn, Property Owner/Applicant is available to answer questions from the Planning
27 Commissioners.
28
29 Commissioner Sanders:
30 • Asked about the plans regarding the fifth-wheel vehicle and shipping containers located near the
31 existing parking and whether they will remain on-site?
32 • Is there a person living on the site?
33 • Requested clarification there is no plan to develop the area east of the proposed car wash?
34 • Asked about the maintenance program currently in place regarding the storm drain inlets.
35 • Where will trash dumpsters be located?Will the dumpster be visible?
36 • Asked about signage and what type of signage is being proposed. Noted the DRB recommended
37 architecturally unifying the design and color scheme for the signage to provide for some
38 continuity/harmony with regard to the existing historical Redwood Tree museum/gas
39 station/proposed new car wash and existing gas station repair operation signage whether it is a
40 paint palate or some other design feature to integrate the historical redwood tree museum gas
41 station theme. Asked if hunter green and/or red is a consideration as this is the existing color
42 theme for the historical museum gas station. It appears the colors displayed in the staff report
43 concerning the directional signs for the proposed project are not architecturally compatible with
44 other signage on the site, particularly the historical Redwood Tree museum Gas Station.
45 Supports the concept of unifying the properties relative to signage.
46
47 Chair Whetzel:
48 • The trash receptacles referenced are not dumpsters but rather cans where trash is collected as
49 work is being done. Asked if there are dumpsters on the site?
50
51 Commissioner Hilliker:
52 • Related to exiting the site, strongly recommends signage be provided for the self-serve wash to
53 indicate direction to exit so that customers can safely maneuver on the site.
54 • Understands a portion of the business provides for engine detail etc., and asked about the
55 location.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 5
1 • Is there the likelihood for the development of another building on the site?
2
3 Commissioner Christensen:
4 • Asked about the car wash operation, after the car is washed and comes out of the bay and into
5 the area to get the inside cleaned does the customer exit the car and go sit somewhere until the
6 detail process is completed?
7 • Regarding the information about signage as provided for in attachment 3 of the staff report, asked
8 if this is the proposed idea? Finds concept of the sign examples to be obtrusive in that they have
9 bright colors and are cartoon-like. Is this what comes with the car wash signage package? Is the
10 applicant `open' to changing the theme of the signage package as shown in the attachment 3, if
11 this is an option.
12
13 Chair Whetzel:
14 • Is there a plan to provide a cover over the area where customers are waiting for their cars?
15
16 Principal Planner Thompson:
17 • Confirmed the DRB is interested in `unifying' the signage as to theme/content with the other
18 businesses on the parcels.
19
20 Assistant Planner Johnson:
21 • Has not received a revised sign plans since the DRB reviewed the proposed project. What was
22 provided for in the agenda packet is the original sign plan. Would not want the Commission to
23 consider signage that was not what the DRB recommended because she has not received
24 anything different.
25
26 Greg Martyn, Applicant& Business/Property Owner:
27 • The fifth-wheel trailer will be eliminated. No decision has been made regarding the shipping
28 containers.
29 • Confirmed someone is living on the site.
30 • Confirmed there is no plan to develop the east side of the proposed car wash.
31 • Has a program where `solids' are collected in different traps and handled/disposed of by a
32 professional agency that deals with environmental-related matters. The frequency of visits
33 depends upon the volume of solid build-up in the traps.
34 • Explained the location of the dumpsters that would be in the interior of the lot where work is being
35 done.
36 • Confirmed the trash receptacles are cans.
37 • The matter of signage has not yet been specifically addressed. Is aware of
38 instructional/directional signs being considered for the car wash of various sizes and shapes that
39 are not advertising signs, examples of which are included in attachment 3 of the staff report.
40 • Has not made a determination about the signage, i.e., as to what the colors scheme might be.
41 Has not yet discussed signage with the DRB.
42 • Confirmed dumpsters do exist on the site and close to '(1) Existing Parking' as shown on the
43 parking plans and screened from view from the street.
44 • Confirmed no determination has been made concerning the location of the engine detail etc.,
45 component of the business.
46 • Is hopeful the proposed renovation will be successful such that the business can further expand
47 to include the addition of more building(s).
48 • Confirmed the customer would have to exit the vehicle while the detailing is being done.
49 • The area where customers wait for their cars has a lattice cover.
50 • Acknowledged the signage to be a `packaged' concept where no decision has been made as to
51 what approach will be taken concerning signage. Would be open to changing the theme/colors
52 scheme of the signage package.
53 • Confirmed the Redwood Tree Car Wash is current on all operating permits, i.e., Car Washing and
54 Polishing Registration.
55
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 6
1 PUBLIC HEARING CLOSED: 6:45 p.m.
2
3 Commissioner Sanders:
4 • Is of the opinion the proposed project is an improvement to what is existing.
5 • Appreciates that the owner wants to expand the business and improve the customer experience.
6 • Likes the idling of cars will be reduced with the proposed site layout.
7 • Understands the expansion of the business will increase water usage.
8 • Has concern about the lack of trees on the site but understands the car wash operation needs to
9 move around a great deal of vehicles on the site such that trees would impede this operation.
10 • Is not pleased with the signage, particularly the `Pay Here' sign illustrated in attachment 3. Would
11 like to see signage that complements/combines well with the signs of the other businesses on the
12 site and is less obtrusive/garish.
13
14 Chair Whetzel:
15 • The `Pay Here' sign appears to be a cover and asked about the associated lighting.
16
17 PUBLIC HEARING RE-OPENED: 6:47 p.m.
18
19 Ed Blair:
20 • Confirmed the `Pay Here' sign is where customers pay for the services. The intent is to provide
21 for a canopy to screen from the sun to help customers read the screens when paying for services.
22 This sign also has a height restriction sign to alert customers of oversized vehicles there is a 7'2"
23 height restriction.
24 • The different signs that direct/provide information to customers are basically a `template' and/or
25 are examples and do not necessarily represent the actual signs that will be selected. The design
26 forms come in different colors and are only suggestions. No decision has been made about the
27 signage. It is likely a green color scheme can be selected as the base color that will help unify the
28 signage on the site. The sign products exhibited in attachment 3 can be customized as to form
29 and size that can be purchased.
30
31 Chair Whetzel:
32 • Asked about the payment operation.
33 • Is it possible to customize the signage to a `Redwood Tree' theme? Preference would be to have
34 hunter green and red to match the historical Redwood Tree museum gas station signage in terms
35 of matching color schemes.
36
37 Ed Blair:
38 • Payment is `auto pay.'
39 • Confirmed the artwork on the forms can be customized. The purchaser has to approve the
40 artwork on the forms. There are various options available.
41 • Intent is for the entry to the car wash to be recognized without `hesitation.' It is important
42 customers know where to go.
43
44 Chair Whetzel:
45 • The concern for the Commissioners is that the actual signage is not what is shown in the
46 examples.
47 • In addition to the informational signs will there be signs intended to advertise?
48
49 Commissioner Christensen:
50 • Related to the sign examples are some intended to be installed inside the car wash?
51
52 Commissioner Hilliker:
53 • Referred to the photo simulation of the proposed project on page 1 of attachment 3 to be very
54 aesthetically pleasing. As such, is of the opinion the signage should have a closer `relationship'
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 7
1 with the design and color scheme of the building as opposed to the sign examples given. Finds
2 the examples and corresponding color schemes to be not a good fit.
3
4 Ed Blair:
5 • Confirmed there are 10 to 15 different color options for the signs.
6 • None of the signs are inside the car wash and explained more or less how they would be
7 situated, some of which will be under the canopy sign, such as the menu sign.
8 • Most of the signage is for operational purposes.
9 • Addressed the square footage allowed for signage and noted the owner will come up with a
10 comprehensive sign program/package for staff to review for consistency with the Sign Ordinance
11 regulations.
12
13 Assistant Planner Johnson:
14 • Since a formal sign program/application has not been submitted, recommends the Planning
15 Commission provide direction how to proceed regarding signage. Asked if it is the preference of
16 the Commission to require a comprehensive sign program for review by DRB with a
17 recommendation for approval by either the Planning Director OR the Planning Commission or
18 have the applicant go through the sign application process for review and approval by staff.
19 • In addition to the signs to be considered for the car wash there is other existing signage on the
20 site that needs to come into conformance. A full assessment of the signage for the project needs
21 to be done. Even though the parcel is large it has a limited linear footage street frontage that
22 affects the maximum square footage allowed for signage.
23
24 Chair Whetzel:
25 • Asked if the signage is based solely on the proposed car wash.
26 • Observed much of the signage is on the self-serve facility.
27
28 Assistant Planner Johnson:
29 • Confirmed the maximum square footage allowed for signage includes all the signage on the
30 parcel where the car wash is located. Most of the signage for the site and/or other businesses is
31 on the parcel where the car wash is located. There is very little signage on the north and south
32 sides of the business complex/development.
33 • Understands the existing signage on the self-service facility elevation will be removed. Again,
34 since no sign program/application has been submitted do not know the square footage to
35 determine compliance with the Sign Ordinance requirements.
36
37 Commissioner Sanders:
38 • If fine with the matter of signage going through the DRB and working with staff to make sure the
39 signage is in compliance with the Sign Ordinance without further review of the project by the
40 Planning Commission.
41
42 Chair Whetzel:
43 • Does not support the project needs further review by the DRB as it pertains to signage in that this
44 creates another layer of review that is unnecessary. Planning Commission can come up with a
45 signage plan and provide direction to staff so that staff can review and approve the sign
46 permit/program without having to come back to the Planning Commission or DRB.
47 • Would like to see signage that reflects the theme and color palate of the historical Redwood Tree
48 museum gas station as opposed to not being `so flashy' as shown in the examples.
49
50 Commission consensus concerning signage:
51 • Applicant applies for a sign permit based on the maximum square footage allowed by the Sign
52 Ordinance.
53 • Signs should unify/reflect the theme/color palate of the historic Redwood Tree museum Gas
54 Station building by`toning down' the color palate/design in the examples.
55 • Not necessary for DRB to review sign program. Staff review and approve the sign permit.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 8
1 Principal Planner Thompson:
2 • Understands the direction from the Planning Commission regarding color/basic theme for the
3 signage. A determination has to be made concerning the maximum square footage allowed for
4 signage for the site.
5 • The applicant would have to apply for a sign permit the Planning Director can approve based on
6 the Planning Commission's direction.
7
8 Ed Blair:
9 • Would be amenable to working with the sign company to comply with the Planning Commission's
10 recommendations.
11
12 Daniel Brown:
13 • Is a proprietor of the first Bay Area green certified garage in Sonoma County. Has no affiliation
14 with the proposed project and is present to state that as a business owner is an advocate of
15 green business practices.
16 • Related to the point Commissioner Sanders raised about water consumption increasing and that
17 this would be okay because of the increase in business, noted this to be a common
18 misconception. The misconception is that more water will be used with the increase in business.
19 However, if one focuses on this locally, the City of Ukiah's water consumption should decrease in
20 that people may take advantage of the car wash facility services and not wash their cars at home
21 thus consuming more water overall. The intent of a car wash facility is not to take a non-car
22 washing person and make them into one. The objective of an efficient, clean, well-run, well-
23 signed and attractive car wash facility is to give the person who would normally wash his/her car
24 at home the opportunity to go to the car wash. While a car wash may use more water its
25 efficiencies would have a positive net effect on the community. The University of Texas
26 conducted a study and found for a typical car wash facility at home uses about 120 gallons of
27 water compared to a commercial car wash using an express type of apparatus that can take the
28 number of gallons of water consumed down to 20 to 40 gallons, which constitutes a substantial
29 savings.
30
31 PUBLIC HEARING CLOSED: 7:03 p.m.
32
33 Commission consensus regarding signage:
34 • Less flashy/garish color scheme and more in keeping with the color palate and theme of the
35 historical Redwood Tree Gas Station.
36 • Color preference would be natural forest colors and/or earth tones, greens and reds found to
37 match/unify/ties in with the Redwood Tree Museum theme.
38
39 Chair Whetzel:
40 • Does not have a problem with the landscaping.
41 • Proposed project is a major improvement.
42 • Understands requiring trees for the project would not be feasible because the site will function as
43 car wash and this is a particularly busy type of business in terms of traffic and circulation. Trees
44 would interfere with effective onsite circulation.
45 • Is fine with 2% landscaping coverage.
46
47 Commissioner Christensen:
48 • Understands why the proposed landscaping coverage is 2% because it is a car wash and
49 customers have to be able to navigate and cars are moved around all of which must be done
50 safely.
51 • The site essentially consists of three parcels with one overall business i.e., the historic Redwood
52 Tree museum, gas station and car wash and while the car wash business site will be remodeled
53 the buildings on the other parcels are not proposed for beautification so from an aesthetic
54 standpoint this is a concern. The Planning Commission cannot make conditions of approval that
55 will require the applicant to make improvements to buildings/signage on the other parcels.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 9
1 Related to the issue of signage and beautification thereof would like to find a way to get all of the
2 signage for the three parcels to be similar. Also, would like to see some type of unification
3 between the buildings as it relates to color scheme/palate. Does not want the improvements
4 proposed for the car wash to be `glaringly' different from the historic Redwood Tree museum and
5 gas station building. As it is now, there is no `aesthetic flow' and this is more of a comment
6 because the Planning Commission cannot condition the project to make something happen that
7 involves the other buildings/signage on the site.
8 • Related to the issue of providing landscaping, noted there is an opportunity to increase the
9 landscaping on the other two parcels and would like to encourage this opportunity.
10
11 Commissioner Sanders:
12 • Asked about the possibility of adding a street tree at the MTA bus stop where the gas station is
13 located for shade purposes and noted an irrigation system is in place in this regard.
14
15 Commissioner Hilliker:
16 • Related to the issue of landscaping, understands the purpose/intent of the proposed project and
17 is of the opinion requiring additional landscaping coverage would be a problem based on the type
18 of businesses and activities that occur on the site.
19 • Referred to parking plan, asked about that portion of the plan designated as `truck parking' and
20 questioned what type of trucks would be parking in this location, i.e., tractor trailer, pick-up
21 parking.
22 • Asked about the `purple pipe' situation and if this was the type of project where the water can be
23 recycled?
24
25 There was Commission discussion regarding the landscaping and proposed trees for planting and
26 suitable locations.
27
28 Assistant Planner Johnson:
29 • Related to proposed truck parking, did not include this in the parking analysis because this was
30 not clearly defined. The truck parking is not part of the existing parking and showed the location
31 concerning the existing parking.
32 • Commission to condition the project related to the applicant's request for a reduction to the
33 required landscaping coverage of 20°/a of the gross area of the parcel and applicant's request for
34 a reduction in the parking from the required 34 parking space to 32 spaces.
35
36 Principal Planner Thompson:
37 • Related to the planting a new tree behind the MTA bus stop and would like Public Works to make
38 a determination about the feasibility.
39 • Has no knowledge whether or not the 'purple pipe' situation would work for the car wash
40 operation, but would work for the landscaping.
41
42 Commission consensus regarding parking:
43 • Fine with 32 parking spaces, as proposed.
44
45 Commission consensus regarding Landscaping:
46 • Public Works to determine in order to provide shade the applicant plant a new tree from the
47 approved street tree list on the project site behind the current Mendocino Transit stop on South
48 State Street, if feasible.
49 • Fine with 2% landscaping coverage for the project.
50 • No problem with the proposed parking.
51
52 PUBLIC HEARING RE-OPENED: 7:16 p.m.
53
54 Ed Blair:
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 10
1 • Confirmed the truck parking is actually designated for the parking of U-Haul vehicles and the sort
2 and would not be available for regular customer parking and should not be included in the parking
3 analysis. Understands truck parking is for rented vehicles, such as U-Haul vehicles.
4
5 PUBLIC HEARING CLOSED: 7:19 p.m.
6
7 Staff/Commission changes/addition to Findings and Conditions of Approval:
8
9 Staff's revised Finding#13 to read: (See email dated 10/28/2015 from Assistant Planner Johnson)
10 The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines
11 Section 15301, Existing Facilities, which allows exterior modifications, additions to existing
12 building and installation of replacement signage, Section 15304, Minor Alterations to Land, which
13 allows new landscaping, and Section 15311, Accessory Structures, which allows new signs
14 based on the following:
15 A. The Project is consistent with the Commercial general plan designation and all applicable
16 general plan policies as well as with the Community Commercial zoning designation and
17 regulations based on the analysis in the staff report.
18
19 B. Based on review of the project by Public Works, the Electric Department, Police Department
20 and Fire Marshal, the site can be adequately served by all required utilities and public
21 services.
22 C. The Project is a development site comprised primarily impervious surfaces (parking lot and
23 building). The site and surrounding area are not environmentally sensitive. The Project does
24 not include the removal of any trees. There are no wetlands, creeks, or water bodies on the
25 site.
26
27 D. The Project includes the planting of 17 new trees, and new landscape islands for a total of
28 2,488 sf. of landscaping.
29
30 Staff added new Finding#14 that reads: (See email dated 10/28/2015 from Assistant Planner Johnson)
31 Based on the email received from Robert Dickerson from the State Waterboard; received Tuesday
32 September 22, 2015; condition of approval # 11 has been added to address construction plan
33 requirements; and condition of approval # 12 requiring a groundwater management plan and
34 suggestions for elements of the plan.
35
36 Staff revised Conditions of Approval: (See email dated 10/28/2015 from Assistant Planner Johnson)
37
38 • From revised Condition of Approval#11 dated 10/28/2015:
39
40 Construction drawings should display the above and below grade locations of the borings, wells,
41 and remediation system.
42
43 • From revised Condition of Approval #12 dated 10/28/2015:
44
45 A soil and groundwater management plan shall be prepared to provide guidance in the event that
46 impacted soil or groundwater is encountered during future subsurface activities that include the
47 following:
48
49 a) Title
50 b) Table of Contents
51 c) Statement of Purpose
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 11
1 d) Who is Responsible for ensuring that the plan is implemented? (property owner and
2 permit applicant)
3 e) Who is responsible to supervise the work at the site and ensure implementation of the
4 plan, and what are the required qualifications for that responsibility?
5 f) Who is to be notified of the plan and its requirements prior to soil or groundwater
6 disturbance activities?
7 g) Problem Description: A general and concise statement about the nature and extent of all
8 potentially contaminated material remaining at the site. Identify COCs and potential
9 exposure pathways.
10 h) What actions are to be taken prior to disturbance activities in potentially contaminated
11 areas?
12 i) Plan Review by construction supervisor and site workers and assignment of duties:
13 DOCUMENT "STOP WORK AND IMPLEMENT SGMP" NOTIFICATION &
14 ACKNOWLEDGEMENT;
15 j) Contingency Plan for HazWoper trained workers: statement of when and what must be
16 implemented for worker training and personal protection
17 k) What actions must be taken during grading, excavation activities?
18 I) Who is responsible to inspect, assess, and document the assessment of potential
19 contamination?
20 m) What soil screening methodologies should be employed?
21 n) What are the requirements for soil containment and characterization, handling and
22 disposal and reporting requirements?
23
24 This plan shall be prepared and submitted to the North Coast Regional Water Quality Board Prior
25 to the issuance of a Building Permit unless the board allows an alternative timeline.
26
27 Modification to Condition of Approval#4 related to parking exception:
28
29 • Applicant shall submit a Final Parking Plan to the Director of Planning for review and which must
30 be approved prior to issuance of the Building Permit for modification to the car wash structure.
31 The Final Parking Plan shall, at a minimum, include the following information:
32 a) Total Required Parking- 32 parking spaces; based on draft site development
33 permit finding#16 in attachment#1.
34 b) Directional striping for stacking for eight vehicles of the hand wash portion of the
35 facility.
36
37 Modification to Condition of Approval#5 related to landscaping exception:
38
39 • Applicant shall submit a Final Landscape Plan to the Director of Planning for review and which
40 must be approved prior to issuance of the Building Permit for modification to the car wash
41 structure. The Final Landscape Plan shall address the issues raised in the staff report and be
42 responsive to the issues raised by the Design Review Boards comments based on the
43 September 24, 2015 meeting and as approved by the Planning Commission at the October 28,
44 2015 meeting.
45
46 Modification to Condition of Approval#8 related to signage:
47 • Prior to the placemenUinstallation of any sign(s), the applicant shall make application for and
48 receive approval of a sign permit. Any signage shall be in substantial conformance with the
49 recommendations from October 28, 2015 Planning Commission Meeting. The use of natural
50 forest colors e.g. greens and reds, like those found in a redwood tree are required for the
51 proposed new signage.
52
53 New Condition of Approval from Planning Commission:
54
55 • I of Condition of Approval#22
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 12
1 If feasible, determined by the Public Works Department, in order to provide shade, the applicant
2 shall plant a new tree from the approved street tree list, on the project site behind the current
3 Mendocino Transit stop on South State Street.
4 M/S Sanders/Hilliker to approve Redwood Tree Car Wash Site Development Permit
5 File No.: 1257-SDP-PC with Findings in attachment 1 and Conditions of Approval in attachment 2 and
6 with the modification of Finding #13 and additional new Finding #14 and new/revised Conditions of
7 Approval, as discussed/noted above. Motion carried (5-0).
8
9 10. PLANNING DIRECTOR'S REPORT
10 Principal Planner Thompson:
11 • Provided an update on upcoming projects.
12 • The next regular Planning Commission meeting will be December 9, 2015.
13 • The matter of local Food Vendors will be discussed at the City Council meeting on November 4,
14 2016.
15 • There will be a City Council/City Department Head Strategic Planning meeting on November 12,
16 2015.
17 • Provided an update on recent Zoning Administrator meetings.
18 • Chipotle has summited for a building permit.
19 • The PEP Housing project is progressing and 100% of the necessary funding for construction has
20 been received.
21 • The approved housing project near Rite Aid is progressing.
22 • Staff is receiving comments from the RFP for the Main Street project that was recently sent out to
23 interested parties.
24 • Has more information regarding the annual Planning conference at Sonoma State.
25 • Provided the Commissioners with an article regarding Planning Commissioners from citizen Pinky
26 Kushioner.
27
28 11. PLANNING COMMISSIONERS' REPORT
29
30 Commissioner Hilliker asked about the addition currently underway at the Held Poage Library/Museum.
31
32 Commissioner Watt advised of a Sustainable Groundwater Management Act workshop regarding the
33 Ukiah basin tomorrow evening from 5:30 to 7:30 p.m. at the County Administrative Office Ag Building.
34
35 Chair Whetzel asked about what is done about approved projects that do not comply with what was
36 approved and cited the MacDonald's restaurant on Perkins Street that requested the use of two service
37 lanes but only uses one lane. As such, if one lane is only being used, Planning Commission could have
38 asked for more landscaping.
39
40 Principal Planner Thompson will look into the aforementioned matter.
41
42 12. ADJOURNMENT
43 There being no further business, the meeting adjourned at 8:14 p.m.
44
45
46 Cathy Elawadly, Recording Secretary
47
48
49
50 ATTACHMENT 1
51
52
53 FINAL SITE DEVELOPMENT PERMIT FINDINGS
Page 13
1
2
3 A. Major Site Development Permit
4 B. Redwood Tree Car Wash Renovation
5 C. 859 North State Street
6 D. City File No. 1257
7
8
9 1. The fa�ade modification and small addition is an expansion of a commercial use consisting of a
10 carwash facility that is consistent with the goals and policies of the Ukiah General Plan, including
11 Land Use Element requirements for the siting of new structures;
12
13 2. The proposed Project, as conditioned, is consistent with the requirements of the zoning ordinance
14 as described in the staff report, including Table 2, and with the approval of the requested
15 modifications to the landscaping requirements, and parking requirement to allow 32 parking
16 spaces as opposed to the 34 parking spaces required.
17
18 3. Approval of the modifications to the landscaping requirements is based on the following:
19
20 A. 20 %Landscape Coverage:
21
22 i. Redwood Tree Car Wash APN #002-091-17 is currently developed with one
23 building (Redwood Tree Car Wash Office, Tire Service & Oil Change, and
24 Nelson Auto Glass) a large canopy from the former gas station, 1080 square
25 feet Car Wash Structure and pavement. There is minimal landscaping; and
26 few opportunities to add more (see attachment 7, Photos).
27
28 ii. However, as noted above, the Planning Commission has the authority to
29 modify the required elements of a landscaping plan "depending upon the
30 size, scale, intensity, and location of the development project." Based on the
31 size and scale of the project; existing constraints of the developed parcel ;
32 and consistency with other commercially developed parcels in the area that
33 do not meet the 20% coverage landscaping requirement, staff finds it is
34 reasonable to provide equity and allow the proposed landscaping. Staff has
35 included recommended findings supporting the reduction in landscaping
36 coverage.
37
38 B. Landscaping shall be proportional to building elevations:
39
40 i. The project would provide a total of 2,488 square feet of landscaping and 17
41 trees more than the site as currently developed with. The landscaping plan
42 includes interior trees, as well as shrubs, vines and groundcovers.
43
44 ii. As required, the Project including the landscaping plan was reviewed by the
45 Design Review Board (see above). The DRB approval includes
46 recommendations for the landscaping plan that is appropriate for the Project
47 and the planting conditions. The Planning Commission will review the
48 landscaping plan as part of its review of the Project and will determine as
49 part of its review if the Project should revise the existing landscaping plan.
50 Condition of Approval#5 has been added requiring a revised Landscape
51 Plan be submitted based on the approved landscaping requirements from the
52 Planning Commission.
53
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 14
1 C. All landscape plantings shall be of sufficient size, health, and intensity so that a viable and
2 mature appearance can be attained within a reasonable short amount of time.
3
4 i. As required, the Project including the landscaping plan was reviewed by the
5 Design Review Board (see above). The DRB approval included
6 recommendations for the landscaping plan from board member Thayer that
7 is appropriate for the Project and the planting conditions.
8
9 4. Landscaping plans shall include an automatic irrigation plan and lighting plan. The applicant did
10 not submit an automatic irrigation plan; Condition of Approval # 6 has been added requiring the
11 applicant to include an irrigation plan that is consistent with the Cal Green Building Code; with the
12 applicants building application.
13
14 5. Based on the required parking 34 parking spaces; 3 bike parking spaces are required: Condition
15 of Approval # 7 has been added requiring plans submitted for building permit to include the
16 location of the required bike rack and is subject to staff review and approval.
17
18 6. The location, size, and intensity of the project will not create hazardous or inconvenient vehicular
19 or pedestrian traffic patterns because installation of the improved hand wash will eliminate
20 customers exiting they're vehicles at the start of the car washing process and walking across
21 traffic, which will improve vehicular and pedestrian traffic patterns by creating a sense of order
22 and safety on the property;
23
24 7. The accessibility of off-street parking areas and the relation of parking areas with respect to traffic
25 on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
26 surrounding land uses since the parking lot and vehicle stacking improvements will increase the
27 ordered accessibility and interior circulation on the property;
28
29 8. Sufficient landscaped areas, as conditioned, will be reserved for purposes of separating or
30 screening the car wash from the street and adjoining building sites, and breaking up and
31 screening large expanses of paved areas with the addition of 17 new trees, and new landscape
32 islands for a total of 2,488 sf. of landscaping
33
34 9. The fa�ade modification and small addition will not restrict or cut out light and air on the property,
35 or on the property in the neighborhood, or impair the value thereof since the addition is to the
36 backside of the structure and is relatively small in size at 220 square feet, it is a one story
37 structure that only reaches a height of 12'-2" above grade, and is not close enough to other
38 properties to restrict light and air or cast shadows;
39
40 10. The improvement of the commercial structure will not have a detrimental impact on the character
41 or value of an adjacent zoning district since it is a minor expansion of an existing use that
42 conforms to the City's development standards;
43
44 11. The project will not excessively damage or destroy natural features, including trees, shrubs,
45 creeks, and the natural grade of the site since all natural features have already been removed
46 from the property and it is dominated by its hard paved surfaces and structures;
47
48 12. There is sufficient variety, creativity, and articulation to the architecture and design of the
49 modification to the fa�ade, parking facility, and landscaping, to avoid monotony and/or a box-like
50 uninteresting external appearance since the projects is designed to be consistent with the existing
51 structures;
52 13. The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines
53 Section 15301, Existing Facilities, which allows exterior modifications, additions to existing
54 building and installation of replacement signage, Section 15304, Minor Alterations to Land, which
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 15
1 allows new landscaping, and Section 15311, Accessory Structures, which allows new signs
2 based on the following:
3
4 E. The Project is consistent with the Commercial general plan designation and all applicable
5 general plan policies as well as with the Community Commercial zoning designation and
6 regulations based on the analysis in the staff report.
7 F. Based on review of the project by Public Works, the Electric Department, Police Department
8 and Fire Marshal, the site can be adequately served by all required utilities and public
9 services.
10 G. The Project is a development site comprised primarily impervious surfaces (parking lot and
11 building). The site and surrounding area are not environmentally sensitive. The Project does
12 not include the removal of any trees. There are no wetlands, creeks, or water bodies on the
13 site.
14 H. The Project includes the planting of 17 new trees, and new landscape islands for a total of
15 2,488 sf. of landscaping.
16
17 14. Based on the email received from Robert Dickerson from the State Waterboard; received
18 Tuesday September 22, 2015; condition of approval # 11 has been added to address
19 construction plan requirements; and condition of approval# 12 requiring a groundwater
20 management plan and suggestions for elements of the plan.
21
22 ATTACHMENT 2
23
24
25 FINAL CONDITIONS OF APPROVAL
26
27
28 Major Site Development Permit
29 Redwood Tree Car Wash Renovation
30 859 North State Street
31 City File No. 1257
32
33
34 1. All use, construction, or occupancy shall conform to the application approved by the Planning
35 Commission, and to any supporting documents submitted therewith, including maps, sketches,
36 renderings, building elevations, landscape plans, and alike.
37
38 2. The approved Site Development Permit may be revoked through the City's revocation process if
39 the approved project related to the Permit is not being conducted in compliance with the
40 stipulations and conditions of approval; or if the project is not established within two years of the
41 effective date of approval; or if the established land use for which the permit was granted has
42 ceased or has been suspended for twenty-four(24) consecutive months.
43
44 3. Except as otherwise specifically noted, the Site Development Permit shall be granted only for the
45 specific purposes stated in the action approving the Permit and shall not be construed as
46 eliminating or modifying any building, use, or zone requirements except as to such specific
47 purposes.
48
49 4. Applicant shall submit a Final Parking Plan to the Director of Planning for review and which must
50 be approved prior to issuance of the Building Permit for modification to the car wash structure.
51 The Final Parking Plan shall, at a minimum, include the following information:
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 16
1 c) Total Required Parking- 32 parking spaces; based on draft site development
2 permit finding#16 in attachment#1.
3 d) Directional striping for stacking for eight vehicles of the hand wash portion of the
4 facility.
5
6 5. Applicant shall submit a Final Landscape Plan to the Director of Planning for review and which
7 must be approved prior to issuance of the Building Permit for modification to the car wash
8 structure. The Final Landscape Plan shall address the issues raised in the staff report and be
9 responsive to the issues raised by the Design Review Boards comments based on the
10 September 24, 2015 meeting and as approved by the Planning Commission at the October 28,
11 2015 meeting.
12
13 6. The landscaping plans submitted with the building permit shall include an irrigation plan that is
14 consistent with the Cal Green Building Code.
15
16 7. Plans submitted for building permit shall include the location of the required bike rack and is
17 subject to staff review and approval. The bike rack shall be located as close as reasonable to the
18 front entrance to the retail store and shall be installed prior to occupancy.
19
20 8. Prior to the placemenUinstallation of any sign(s), the applicant shall make application for and
21 receive approval of a sign permit. Any signage shall be in substantial conformance with the
22 recommendations from October 28, 2015 Planning Commission Meeting. The use of natural
23 forest colors e.g. greens and reds, like those found in a redwood tree are required for the
24 proposed new signage.
25
26 9. On plans submitted for building permit, if required, these conditions of approval shall be included
27 as notes on the first sheet.
28
29 10. All proposed outdoor lighting must be downcast, fully shielded and International Dark Sky
30 Association approved or equivalent.
31
32 11. Construction drawings should display the above and below grade locations of the borings, wells,
33 and remediation system.
34
35 12. A soil and groundwater management plan shall be prepared to provide guidance in the event that
36 impacted soil or groundwater is encountered during future subsurface activities that includes the
37 following:
38
39 0) Title
40 p) Table of Contents
41 q) Statement of Purpose
42 r) Who is Responsible for ensuring that the plan is implemented? (property owner and
43 permit applicant)
44 s) Who is responsible to supervise the work at the site and ensure implementation of the
45 plan, and what are the required qualifications for that responsibility?
46 t) Who is to be notified of the plan and its requirements prior to soil or groundwater
47 disturbance activities?
48 u) Problem Description: A general and concise statement about the nature and extent of all
49 potentially contaminated material remaining at the site. Identify COCs and potential
50 exposure pathways.
51 v) What actions are to be taken prior to disturbance activities in potentially contaminated
52 areas?
53 w) Plan Review by construction supervisor and site workers and assignment of duties:
54 DOCUMENT "STOP WORK AND IMPLEMENT SGMP" NOTIFICATION &
55 ACKNOWLEDGEMENT;
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 17
1 x) Contingency Plan for HazWoper trained workers: statement of when and what must be
2 implemented for worker training and personal protection
3 y) What actions must be taken during grading, excavation activities?
4 z) Who is responsible to inspect, assess, and document the assessment of potential
5 contamination?
6 aa) What soil screening methodologies should be employed?
7 bb) What are the requirements for soil containment and characterization, handling and
8 disposal and reporting requirements?
9
10 This plan shall be prepared and submitted to the North Coast Regional Water Quality Board Prior
11 to the issuance of a Building Permit unless the board allows an alternative timeline.
12
13
14 Standard Citv Conditions of Approval
15
16 13. Any construction shall comply with the "Standard Specifications" for such type of construction
17 now existing or which may hereafter be promulgated by the Engineering Department of the City of
18 Ukiah; except where higher standards are imposed by law, rule, or regulation or by action of the
19 Zoning Administrator.
20
21 14. In addition to any particular condition imposed, any construction shall comply with all building,
22 fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect at the
23 time the Building Permit is approved and issued.
24
25 15. All work within the City right-of-way shall be performed by a properly licensed Contractor with a
26 current City of Ukiah Business License. Contractor must submit copies of proper insurance
27 coverage (Public Liability, $1,000,000; Property Damage, $1,000,000) and current Workman's
28 Compensation Certificate.
29
30 16. An encroachment permit from the Public Works Department is required to perform all work with
31 the street right-of-way.
32
33 17. All conditions that do not contain specific completion periods shall be completed prior to release
34 of final building inspection and issuance of a Certificate of Occupancy for the primary building on
35 the site.
36
37 18. Business operations shall not commence until all permits required for the approved use,
38 including but not limited to business license, tenant improvement building permit, have been
39 applied for and issued/finaled.
40
41 19. No permit or entitlement shall be deemed effective unless and until all fees and charges
42 applicable to this application and these conditions of approval have been paid in full.
43
44 20. A copy of all conditions of this Use Permit shall be provided to and be binding upon any
45 future purchaser, tenant, or other party of interest.
46
47 21. All conditions of approval that do not contain specific completion periods shall be completed prior
48 to building permit final.
49
50 22. All required landscaping shall be properly maintained to insure the long-term health and vitality of
51 the plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
52
53 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
54 according to the season, i. e., more water in summer, less in the winter.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 18
1 B. Additional watering shall occur during long periods of severe heat and drying winds, and
2 reduced watering shall be used during extended periods of cool rainy weather.
3 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
4 fertilizer according to the recommendations of a landscaping professional.
5 D. Weed killers shall not be used on or near trees.
6 E. The tree ties and stakes shall be checked every six months to ensure they do not
7 constrict the trunks and damage the trees.
8 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage
9 the trunk of the tree and its overall growth.
10 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
11 vandalism, shall be replaced with the same or similar tree species, or an alternative
12 species approved by the department of Planning and Community Development.
13 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
14 pruning shall follow standard industry methods and techniques to ensure the health and
15 vitality of the tree.
16
17 Planning Commission
18 I. If feasible, determined by the Public Works Department, in order to provide shade, the
19 applicant shall plant a new tree from the approved street tree list, on the project site
20 behind the current Mendocino Transit stop on South State Street.
21
22
23 23. This Use Permit may be revoked through the City's revocation process if the approved project
24 related to this Permit is not being conducted in compliance with these stipulations and conditions
25 of approval; or if the project is not established within two years of the effective date of this
26 approval; or if the established use for which the permit was granted has ceased or has been
27 suspended for 24 consecutive months.
28
29 24. This approval is contingent upon agreement of the applicant and property owner and their agents,
30 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
31 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
32 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
33 aside, void or annul the approval of this application. This indemnification shall include, but not be
34 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
35 by any person or entity, including the applicant, arising out of or in connection with the City's
36 action on this application, whether or not there is concurrent passive or active negligence on the
37 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
38 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
39 remain in full force and effect.
40 From the Electrical Department(Jimmv Lozano 467-5774)
41
42 The COU Electric Department will require a utility easement for any underground distribution extended
43 into the parcel beyond the existing electric easements. Easements must be adjusted and officially
44 recorded with the county. The preliminary primary 12kv underground feed will extend into the parcel from
45 an existing transformer (CU# 1698), which is located near the proposed southeastern corner of the
46 property site. The new transformer/s will most likely be located in a proposed landscape area that must
47 allow for minimum clearances around the pad mount equipment per G.O. 128 (Rule 34.2 C
48 Transformers). The easement would cover the entire length of our primary/secondary conductors, to
49 include the new transformer/s equipment and pads that will be located on the parcel.
50
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 19
1 The applicant shall provide and install at no cost to the City and in accordance with City standards and
2 specifications, all conduits, equipment pads, junction boxes, vaults, street lights and subsurface housings
3 required for power distribution within the development and all trenching, backfill, resurfacing, equipment
4 pads and landscaping. Prior to backfilling or pouring of concrete for equipment, or subsurface equipment,
5 facilities must be inspected by City Electric Department representatives. Based on final inspection of the
6 work performed and upon acceptance by the City, the applicant will transfer ownership of such facilities to
7 the City.
8
9 The Project scope of work is subject to change as excavation proceeds. There will most likely be design
10 elements added or deleted to the scope of work as the project moves forward and that is to be expected
11 with a project of this size. Should the construction and/or project requirements or scope of work change in
12 the future, COUEUD will make every effort to accommodate the changes and modify the proposed
13 primary 12kv feed. The proposed locations for the new 12kv primary feed and the new transformer/s will
14 need to be worked out with the applicant as soon as reasonably possible or practical. The placement of
15 the new pad mount transformer/s on the parcel site could be worked out prior to the building permit being
16 issued, in order to avoid potential delays on the project. Applicant is responsible for repair and/or
17 replacement of concrete & asphalt surfaces around all excavation sites as needed.
18
19 The City shall provide an estimate of the costs which the project applicant and/or designated contractor
20 shall deposit with the City, prior to issuance of permit. After the project is complete, the City shall provide
21 the applicant with an invoice of the final costs. The City shall refund to the applicant any portion of the
22 deposit that exceeds the estimate. If the actual costs exceed the estimate, the applicant shall pay the City
23 the portion of the actual costs that exceed the estimate within thirty (30) days after it receives an invoice
24 from the City.
25
26 From the Public Works Department (Ben Kaqevama 467-5774)
27
28 1. Prior to construction of site improvements, a final grading, drainage, landscaping, and erosion
29 and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
30 approval by the Department of Public Works.
31
32 2. If the building permit value is equal to or greater than one-third of the value of the existing
33 structure, the construction, repair or upgrade of concrete curb, gutter, and sidewalk to meet ADA
34 standards, and addition of street trees, along the subject property street frontage, may be
35 required, pursuant to Section 9181 of the Ukiah City Code.
36
37 3. All work within the public right-of-way shall be performed by a licensed and properly insured
38 contractor. The contractor shall obtain an encroachment permit for work within this area or
39 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
40 construction costs.
41
42 4. If a building permit value of work exceeds $116, 075 (amount adjusted annually), or the proposed
43 improvements create the net addition of two or more plumbing fixture units to a building, the
44 existing sanitary sewer lateral shall be tested in accordance with City of Ukiah Ordinance No.
45 1105, and repaired or replaced if required.
46
47 5. If additional plumbing fixtures are proposed, City of Ukiah sewer connection fees shall apply, and
48 shall be paid at the time of building permit issuance. For wash-water discharge into the sewer
49 system, an oil/water separator will be required.
50
51 6. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other
52 alternative surfacing, subject to approval by the City Engineer.
53
54 7. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets within
55 paved areas.
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 20
1
2 8. The applicant has submitted additional information (memo dated 9/11/15 from Tunnel Vision)
3 indicating the proposed project is estimated to increase water usage 20%, from 177 to 212 units
4 per month. Based on the additional 35 units per month sewer discharge, and assuming sewer
5 strength characteristics typical of automatic car washes equipped with an oil/water separator or
6 clarifier, a sewer connection fee of $19,312 has been determined for the project, and shall be
7 paid at the time of building permit issuance.
8
MINUTES OF THE PLANNING COMMISSION October 28, 2015
Page 21
1 ITEM NO. 9A
��ty � u�ah Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
planninq(c�cityofukiah.com
(707)463-6203
2
3 DATE: December 9, 2015
4
5 TO: Planning Commission
6
7 FROM: Kevin Thompson, Principal Planner
8
9 SUBJECT: Draft 2014 General Plan Housing Element Update
10
11
12
13 Summary:
14
15 Attached for your consideration is the 2014 Draft General Plan Housing Element and Negative
16 Declaration. The City has been in the process of updating the Draft Housing Element over the
17 past year. The Housing Element is an important tool for decision makers. Specifically, the
18 Housing Element sets forth how the City will address the housing needs for all segments of the
19 community, focusing especially on low-and moderate-income families and special needs
20 families and individuals. The Housing Element identifies housing needs, including the City's fair
21 share of the regional housing need; establishes goals and qualified objectives; evaluates
22 constraints to the production of housing; inventories available sites and establishes programs
23 and policies to meet the identified needs.
24
25 No major changes are proposed with this Housing Element update. All six goals remain
26 unchanged from the previous Element (See Table below). The Element has been updated with
27 current statistics and data provided by various sources including: the Department of Finance
28 and U.S Census Bureau. The purpose of this Agenda Item is to discuss the Preliminary Draft
29 document, receive public testimony and prepare for a recommendation of adoption to the
30 Council.
31
32 Regional Housing Needs Assessment (RHNA):
33
34 An important step in completing a Housing Element Update is to address the Regional Housing
35 Needs Allocation or RHNA. The RHNA is the state-mandated process to identify the total
36 number of housing units (by affordability level) that each jurisdiction must accommodate in its
37 Housing Element. As part of this process, the California Department of Housing and Community
38 Development (HCD) identifies the total housing need for Mendocino County for an eight-year
39 period (in this cycle, from 2014 to 2022). Mendocino Council of Governments (MCOG) must
40 then develop a methodology to distribute this need to local governments. Once a local
41 government has received its final RHNA, it must revise its Housing Element to show how it
42 plans to accommodate its portion of the region's housing need.
43
44
45
1
2014 Draft General Plan Housing Element Update
December 9,2015
1
2 Changes at the State level including the passage of SB 375 and the proceeding Sustainable
3 Communities Strategies have reprioritized the location for growth to large metropolitan areas
4 where infrastructure is already in place. This is reflected in Ukiah's significantly lower RHNA for
5 this period, see table below:
6
7 RHNA Comparison 2009-2014 to 2014-2022:
8
. . . . - � . . . . -
2009-2014 131 113 101 249
2014-2022 11 7 7 20
9
10 '50%designated for extremely low.
11
12 Progress towards current RHNA:
13
14 Just one year into the current RHNA cycle, the City has already made significant progress
15 towards fulfilling its allocation with recently approved projects. The table below indicates Ukiah's
16 progress in approving housing projects:
17
. . . . - � . . . • -
2014-2022 RHNA 11 7 7 20
. . . . .
PEP Housin * 21 21
Gobbi Street 26
A artments
Mountanos Duplex 2
Total Needed +10 +14 -7 +8
18 *5 units designated as extremely low income for 30%AMI.
19
20 Changes from previous Housing Element:
21
22 The Housing Element contains six goals that are not proposed to be changed with this update
23 as follows:
24
25 Goal H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate,
25 safe, energy efficient, and decent housing for all Ukiah residents.
27
2s Goal H-2: Provide housing for all economic segments of the community.
29
3o Goal H-3: Expand affordable housing opportunities for persons with special housing needs
31 such as the homeless, mentally ill, physically disabled, households with very low to moderate
32 incomes, senior citizens, farm workers, female heads of households with children under 18
33 years old, and first time homebuyers.
34
2
2014 Draft General Plan Housing Element Update
December 9,2015
1 Goal H-4: Promote well planned and designed housing opportunities for all persons regardless
2 of race, gender, age, sexual orientation, marital status or national origin.
3
4 Goal H-5: Use land effectively to meet housing needs and to implement smart growth, green
5 building, and sustainable development policies with a focus on infill development.
6
� Goal H-6: Maintain a collaborative working relationship with all groups and organizations
s dedicated to providing affordable housing in the community, and ensure broad public
9 participation in the development of housing goals and policies.
Zo
11 Prior Review:
12 It is important to note the Housing Element was reviewed by the Department of Housing and
13 Community Development (HCD) earlier this year. Staff has addressed all of HCD's comments
14 including the requirements of SB2, homeless shelter overlay zone. See Attachment 3 HCD letter.
15
16 Next Steps:
17
18 Staff is asking the Planning Commission to review the attached Housing Element and Negative
19 Declaration and conduct a public hearing. Once reviewed by the Planning Commission and the
20 public, Staff will return with a request for formal recommendation to the City Council. The project
21 will be forwarded to the Council for adoption. The final step is submittal for certification to the
22 Department of Housing and Community Development for a mandatory 60-day review period.
23
24
25 RECOMMENDATION
26
27 1) Review Draft General Plan Housing Element;
28 2) Conduct Public Hearing
29 3) Provide staff comments
30
31
32 ATTACHMENTS
33
34 1) Negative Declaration
35 2) Marked up version of the Draft Housing Element
36 3) Letter from Department of Housing and Community Development dated: 5/11/15
37
38
39
40
3
2014 Draft General Plan Housing Element Update
December 9,2015
���
2014-2019
General Plan Housing Element Update
DR.4FT
March 2015
,;
'I
/ �:��{y
} �- r1 �{.7_.
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i -I
Prepared by the
Department of Planning and Community Development
Charley Stump,Director
Table of Contents
Background............................................................................................................................4
Whatis required?....................................................................................................................4
Whoare we?.......................................................................................................................... 6
What have we accomplished in the past?..................................................................................9
What are we currently working on?.........................................................................................11
What are our guiding principles for housing?............................................................................12
Do we have a new housing strategy?......................................................................................12
Communiry participation in developing the new strategy...........................................................13
Whoneeds housing in Ukiah?.................................................................................................15
What services are provided to the homeless? ..........................................................................15
Where can homeless facilities be located?................................................................................18
What can the City do to assist the homeless?...........................................................................19
Is farm worker housing needed?.............................................................................................19
Is transitional and supportive housing needed?........................................................................20
Is there a high number of female heads of households?............................................................21
Is there a high number of extremely low income households?...................................................21
Are there other types of special needs housing?.......................................................................22
Is there overcrowding in Ukiah?................................................................................24
What types of housing are needed?.........................................................................................24
Howmuch housing is needed?................................................................................................25
ElderlyPopulation.........................................................................................................................26
2
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Where can new housing be located?........................................................................27
LargeHouseholds.........................................................................................................................27
What types of housing does Ukiah have?..................................................................29
What is the vacancy rate by tenure?.........................................................................30
Is there enough suitable land to meet the regional housing need?.............................................30
Are there constraints to new housing development?.................................................................31
Can certain constraints be overcome?......................................................................................34
Landuse controls...................................................................................................................38
Militarycompatibility...............................................................................................................46
Crime prevention through environmental design.......................................................................47
Safery and high density housing management.........................................................................49
Are there any at-risk units in the City?.....................................................................................49
Greenhouse gas emissions and global warming........................................................................50
Opportunities for energy and water conservation......................................................................51
Housing Goals and Policies: What do we want to happen?
Implementation Programs: How do we get there?
Tracking Progress: How will success be measured? ................................................................54
Five-year quantified objectives................................................................................................67
AnnualReporting...................................................................................................................67
Consistency with other General Plan Elements..........................................................................69
3
2014-2019 City of Ukiah
Updated General Plan Housinq Element
List of Tables:
Table 1: Population 2004-2013............................................................................
Table 2: Community Characteristics....................................................................
Table 3: Average Rental Costs...........................................................................
Table 4: Median Home Prices—June 2008 through June 2013..........................
Table 5: Ukiah Households Overpayment by Tenure.......................................
Table 6: Housing Production..............................................................................
Table 7: Public Outreach.....................................................................................
Table 8: Female Heads of Household.................................................................
Table 9: Overcrowding by Tenure.......................................................................
Table 10: Persons with Disabilities.......................................................................
Table 11: Senior Households................................................................................
Table 12: Large Family Households.....................................................................
Table 13: Housing units by Type..........................................................................
Table 14: Housing Vacancy..................................................................................
Table 15: 2013 Mendocino Council of Governments Regional Housing Needs....
Table 16: 2013 Housing Production......................................................................
Table 17: Vacant and Underutilized Land............................................................
Table 18: Redevelopment Sites...........................................................................
Table19: Constraints...........................................................................................
Table 20: Airport Master Plan Requirements.......................................................
Table 21: Zoning Standards..................................................................................
Table 22: Planning Permit Fees............................................................................
Table 23: Development Review Process..............................................................
Table 24: Multi-Family Projects on the Market in 2013........................................
Table 25: 2009-2014 and 2014-2019 Housing Goals Comparison.......................
Appendix A: Implementation Program Table: What,Who, How Much,and When?.....................71
Appendix B: Vacant and Underutilized Land............................................................................84
Appendix C: Review of the 2009-2014 Housing Element: .........................................................95
AppendixD: Zoning Matrix...................................................................................................107
4
2014-2019 City of Ukiah
Updated General Plan Housinq Element
00
'v
Housing Element
2014-2019 Ukiah General Plan Housing Element Update
Background
Every California city and county is required to include a housing strategy in its general plan that
establishes housing goals, policies, and programs that respond to the community's housing
conditions and needs. The City of Ukiah adopted its last updated Housing Element in 2011.
The California Department of Housing and Community Development found the Element to be in
substantial conformance with State law later that same year. This Housing Element updates
that document, discusses who we are as a community, what the City has accomplished in the
past in regard to housing, what the key issues are for the ne� five years, and how the City
intends to respond to those issues and address the housing needs of the community.
The primary housing challenge for the City of Ukiah over the next five years is how to meet
local housing needs with a slumping economy, municipal structural deficit and the loss of the
City Redevelopment Agency that has provided millions of dollars in funding over the past 20
years.
The City updated its General Plan Housing Element in 2011 (2009-2014) and it was certified by
the State Department of Housing and Community Development. The City, with limited staff
resources and funding has had success implementing the programs contained in the Element.
The 2014-2019 updated Housing Element builds on this success and focuses on what can
realistically be achieved in the coming years given anticipated limited Staff and financial
resou rces.
What is Required?
The Housing Element responds to Ukiah's housing needs by identifying policies and
implementing actions for meeting those needs. State law defines the general topics that Ukiah's
Housing Element must cover. Specifically, the element must: (1) document housing related
conditions and trends; (2) provide an assessment of housing needs; (3) identify resources,
opportunities and constraints to meeting those needs; and (4) establish policies, programs and
quantified objectives to address housing needs.
Overview of State Law Requirements
State law establishes requirements for all portions of the General Plan. However,for the
5
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Housing Element, the State requirements tend to be more specific and e�ensive than for other
elements.The purpose of a Housing Element is described in Government Code
§65583.
"The housing e%ment shall consist of an identification and analysis of existing
and projected housing needs and a statement of goa/s, policies, quantified
objectives, and schedu/ed programs for the preservation, improvement, and
deve%pment of housing. The housing e%ment shall identify adequate sites for
housing, including rental housing, factory-built housing, and mobilehomes, and
shall make adequate pro�ision for the existinq and projected needs of all
economic segments of the community."
While jurisdictions must review and revise all elements of their General Plan on a regular basis
to ensure that they remain up to date, State law requires that Housing Elements be reviewed
and updated at least every five years. The process of updating Housing Elements is to be
initiated by the State through the regional housing needs process, as described later in this
document.The regional housing needs process was recently conducted in 2008.
State law is also quite specific in terms of what the Housing Element must contain:
1. °An assessment of housing needs and an inventory of resources and constraints relevant
to meeting these needs . . ."
2. "A statement of the community's goals, quantified objectives, and policies relative to the
maintenance, preservation, improvement,and development of housing . . ."
3. "A program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the housing element through the administration of land use and
development controls, provision of regulatory incentives, and the utilization of
appropriate federal and state financing and subsidy programs when available . . ."
4. The Housing Element must: (1) identify adequate sites with appropriate zoning densities
and infrastructure to meet the community's need for housing (including its need for very
low, low and moderate income households); and (2) address, and where appropriate
and legally possible, remove governmental constraints to housing development.
5. An assessment of homeless needs and the opportunity for the creation of emergency
shelters and transitional/supportive housing. The opportunity must encourage these
facilities while providing flexibility for existing local strategies and cooperative efforts.
6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of
the three criteria that require measures to ensure compatibility.
This updated General Plan Housing Element contains these required ingredients, but begins
with who we are as a community, what we've accomplished in terms of housing, and what our
guiding principles are.
6
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Who Are We?
Ukiah is a diverse community with a variety of cultural influences. There is a significant senior
population and a growing Hispanic population. There is also a significant homeless population
with an increase in homeless persons unwilling to utilize the local shelter facility and other
services. Even so, the local Plowshares Peace and Justice Center dining hall served 60.678
meals to those in need in 2012.
There is also a dedicated number of people working in the public and social service fields who
are committed to creating opportunity for and developing affordable shelter. While local, State
and Federal funding has decreased for affordable housing projects, the City of Ukiah has
explored new ways to provide assistance. The City has also modified its zoning code to provide
more opportunity for affordable housing, and purposefully maintained low fees for planning
permits for affordable housing projects.
Interestingly, according to the State Department of Finance Demographic Unit, the City's
population declined between 2004 and 2008. Overall, the population has decreased 187 people
since the 2004 Housing Element was adopted and certified.
Table 1—Population 2004-2013
Year Po ulation Po ulation Growth
2009 15,711
2010 16,075 364
2011 15,926 Minus 149
2012 16,030 104
2013 16,065 35
An odd fluctuation over the past
several years-139 more people in
2013 than in 2011 when the last
Housing Element was prepared and
certified,but still less than in 2010
Source: State Department of Finance(www.dof.ca.4ov)
Table 2—Community Characteristics
City Area Size 4.2 square miles
Vacant/Underutilized Land 105 acres
Vacant Residential Units(%) 2.6%
Occupied Housing Units 94.9%
Persons Per Household 2.49(2010)
Median Age 35.9
Sex Percentages Females=51.9%(8,336) Males=48.1% (7,739)
Median Income $43,432(2011)$37,772(2009) $39,357(2008)
7
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Senior Citizens(over age 65) 2331(14.5%)(2010)
Children Under 5 Years Old 1173(7.3%)(2010)
Median Age 35.9 Years
Individuals Below Poverty Level 17.8% (2012) (18.3%in 2011)
Total Housing Units 6,488(2010)
Owner-Occupied Housing Units 2,673(43.4%)
Renter-Occupied Housing Units 3,485(56.6%)
Median Single Family Home Rental $921 (2013) $976(2011)
Median Home Sales Price $306,800,000(Dec,2014)
Extremely Low Income Households 941-Approximately 17%(year 2011) (20%in 2000)
Mobile Homes 439
Mobile Home Tenants Significant number of single women over the age of 65 with
an average annual income of less than$12,000.
Homeless Shelter Daily Average Approximately 64 people
Homeless Demographic(2011) Majority: Male;41-50 years old;Caucasian;No
family/partner;No children; 1-2 years homeless
Fastest growing population: Male 51-60 years old.
61.4%of survey respondents had children under 18 years
old living homeless with them.
Free Meals Served at Plowshares 36,071(1,818 children)in 2012
People who Speak a Language Other Than 2,699(19.2%)
English at Home
Average Household Size 2.48 people (2.47 in 2009)
Those in the Labor Force 6,522 in 2011 (7,124 in 2009)
Largest Employers Ukiah Valley Medical Center,MC Social Services
Female Heads of Household 15.8%(as a percentage of total population)(14.3%in
2004)
Unemployment Rate Since 2005 the unemployment rate in Ukiah has ranged
from 4.1%in October 2006 to 12.6%in March 2010,to
9.3%in 2012.The current unemployment rate for Ukiah is
7.4%in June 2013.
Mendocino County: 7.9%(July,2013)
California: 9.3% (July,2013)
Ethnic Percentages White=62.9%
Hispanic=27.7%
Indian=2.7%
Asian=2.5%
Black= 1.0%
Source: State Dept of Finance;MC Economic/Demographic Profile,CED Chico;MC WIB Economic Scorecard;www.city-data.com
*NOTE: A person with disabilities is someone who has a physical or mental impairment that limits a
major life activity; has a record of such impairment; or is regarded as having such an impairment. People
8
2014-2019 City of Ukiah
Updated General Plan Housinq Element
in recovery for substance abuse are also protected by fair housing laws; however, current users of illegal
controlled substances are not protected by fair housing laws unless they have a separate disability
(Federal Fair Housing Amendments Act, 1988).
Table 3—Average Rental Costs
Housing Type 2004 2009 2013
3/2 Single Family Home $1,280 $1,370 $1,163
Studio Apartment $630 $700 $700
2-Bedroom Apartment $730 $810 $815
2-Bedroom Townhouse $840 $910 $900
Source: Ukiah Daily Journal
Rental costs for single family homes have decreased and rental costs for and studio apartments,
2-bedroom apartments and 2-bedroom townhomes have remained the same since 2009.
Table 4—Median Home Prices—June 2008 through June
Home Sales in Ukiah, CA
Cou�t Price
350 $350,000
340 $3p0,q00
254 $254,044
Caurrt of
2D6 $2D6,000 Home 5ales
per Quarter
150 — — — — — — $150,q00
144 — — — — — — — $144,044
�
50— $50,000 Median Price
0 $0
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2
2�13 2��� 2dd� 2��d 2��� 2��� ���� ■crty�datacam
(Source:www.city-data.com)
The median home price is have increased slightly from approximately $240,000 to $250,000
since 2011. In June of 2009, there were 148 foreclosure homes for sale on the Ukiah market.
In September of 2013,there were between 36 and 53 foreclosure homes in the City limits.
9
2014-2019 City of Ukiah
Updated General Plan Housinq Element
ver a men : U.S. Census data reveals that 1,909 of 6,523_(29 ) lower income IIOUSeIIOICIS COMMEht[KTl]:Lindys comment 6/5/14:items
used more than 30% of their income for housing costs. This reflects the slow growth and toaaa�es5eao�e�a�entbYteaure
development in the City and region in terms of new housing stock, and the relatively high
monthly cost for rental units.
Table 4 Ukiah Households Overpayment by Tenure
Renters Owners Totals
Number Percentage Number Percentage Total Percentage
Households
E�remely Low 769 91% 172 69% 641 87%
Very-Low 287 37% 287 37% 638 55%
Low Income 618 67% 515 41% 630 55%
Moderate 647 29% 440 63% 472 43%
*U.S.Census Data 2010
Implementing Tasks are included in this Housing Element to address the overpayment issue.
These include limiting the conversion of rental units to condominiums, limiting the conversion of
single family homes to professional offices, pursuit of the consideration of an inclusionary
housing ordinance, supporting applications for affordable rental housing financing, amending
the zoning code to allow single room occupancy developments by right, permitting small lot
subdivisions, and working closer with affordable housing advocates and developers to facilitate
affordable rental housing.
What Have we Accomplished in the Past?
Since 1990, 169 single family residential units and 349 multiple family units have been
constructed in the City for a total of 518 residential housing units. The relatively low numbers
over the past five years are a result of the lack of vacant land, a lack of unconstrained land,
increased land prices, and a slumping economy.
The majority of new residential units over the past ten years have been affordable and market
rate apartments, sweat-equity affordable units, and special needs housing. Even still, shortages
remain for these types of housing.
The major affordable housing accomplishments the City has achieved include:
• The contribution of over 4-millon dollars of Redevelopment Agency Housing funds to
affordable housing projects since 1991.
• Established and maintained lower planning permit fees for affordable housing projects.
10
2014-2019 City of Ukiah
Updated General Plan Housinq Element
. Modified the commercial zoning district regulations to permit affordable and high density
housing in all commercial zones.
• Modified the Planned Development zoning regulations to provide a tool for affordable
housing projects to achieve maximum densities and receive relief from development
standards.
• Modified the zoning code to establish density bonuses for affordable housing projects.
• Modified the zoning code to establish reasonable accommodation requirement for
persons with disabilities.
• Encouraged the maximum possible densities in affordable housing projects and granting
density bonuses.
• Sponsored HOME grants for affordable housing projects.
• Utilized CDBG funds for a variety of affordable housing related projects.
• Ongoing Staffing of the RDA Low and Moderate Income Housing Advisory Committee.
• Completed a Housing Conditions Survey in 2008 and secured a HOME grant for
residential rehabilitation projects in 2009/2010.
• Approved and helped fund the permanent Buddy Eller Homeless Shelter Facility.
. Approved and help fund an important transitional housing project on the Buddy Eller
Homeless Shelter site.
• Purchased properties on Cleveland Lane and Main Street for low and moderate income
housing opportunities.
• Entered into an agreement with senior affordable housing developers to conduct due
diligence regarding a senior affordable housing development on Cleveland Lane.
• Maintained a positive working relationship with affordable housing advocates.
• Secured an $800,000 HOME grant in 2008 for housing rehabilitation and first time home
buyer assistance. Completed six(6)first time home buyers loans during 2008-2010.
• Promoted and approved a number of infill high density affordable (extremely low, very
low, and low income) housing projects, including the Summer Creek Village Apartments,
Clara Court Apartments, Mulberry Street sweat equity single family homes, Cleveland
Lane sweat equity single family homes, Main Street Village mixed use project, and
others.
11
2014-2019 City of Ukiah
Updated General Plan Housinq Element
The Summer Creek Village affordable Apartments were financed in part with a Ciry
sponsored $1 million HOME grant. The facility has 64 units with a large number of three
and four-bedroom family units. It has a swimming pool, barbeque and picnic areas,
basketball court, computer room, exercise facility, lounge, and spacious grounds. 11 of
the units are reserved for extremely low income residents. The remaining units are
reserved for very low and low income residents.
The Clara Court affordable apartment project was financed in part with Ciry
Redevelopment 20% set-a-side funds and is comprised of 32 units available to
e�remely low, very low, and low income residents. It is ideally situated on a major
transportation corridor and bus route in close proximity to retail shopping, the Ukiah
Valley Medical Center, and other services. Ground breaking is expected in 2010.
In October, 2010, the City deferred the $413,284 water, wastewater, and electrical
connection fees when it issued the building permit for the Clara Court project. These
fees are now required prior to the final inspection and grant of occupancy.
• Completed a survey of mobile home park tenants to determine demographics, issues,
and needs.
• Adopted a Mobile Home Park Rent Stabilization Ordinance—October 2010
• Secured a $50,000 HOME grant to assist four participants in the first time homebuyer
program.
• Secured a $1 million dollar CDBG grant for 1) low income residents to participate in the
City's sewer lateral testing and repair program; and 2) Major repairs and upgrades for
an existing RCHDC affordable housing project.
• Entered into a negotiation agreement with a senior affordable housing developer to
facilitate an affordable senior housing apartment complex on City-owned property.
• Completed administering a HOME grant for first time home buyer assistance program.
Four participants secured loan funding that enabled them to become home buyers in the
community. The four loans/grants totaled $302,300.
• 2009-2014 Housing Production: Housing production in the City and surrounding Ukiah
Valley has been sluggish for many years. Due to the significant economic decline
beginning in 2008, the lack of housing production has slowed even further and new
units within the City limits were essentially non-existent.
o The City is currently in negotiations with PEP Housing for the donation of the 1.4 acre
site owned by the City. PEP is interested in constructing 42 low and very income senior
u n its.
�
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Table 6 Housing Production
Income Level 2009 2010 2011 2012 2013 2014 Total ' Formatted Table
0 22 0 0 0 0 22
Very ow
0 0 0 0 0 0 0
Lo
0 0 0 0 0 0 0
Mode ate
0 0 0 0 0 0 0
Above M derate
Note: Units serving extremely low-income households are included in the"very low"category
What are we currently working on?
Even with reduced Staff and limited resources, the City is currently engaged in a number of
affordable housing projects.
HOME Grant: In 2013, the City, with the assistance of the Community Development
Commission of Mendocino County, completed administering a CDBG grant for first time home
buyer assistance program. Four participants secured loan funding that enabled them to
become home buyers in the community. The four loans/grants totaled $302,300. The City is
currently seeking an additional grant to continue the program in 2014.
Downtown Zoning Code: The City adopted and is implementing a new Downtown Zoning
Code (Form Based Code), which provides new opportunities for medium and high density
residential development in and near the historic downtown. Incentives are being discussed for
projects involving affordable housing that may include density bonuses, relaxation of parking
requirements, and fast-track permit processing.
City-Owned Property: The City is working with an affordable housing developer on an
affordable senior housing project to be located on City-owned property (to be sold to
developers) near the urban core of the City near medical services, shopping,transit, etc.
The City is also in preliminary discussions with another interested housing partner regarding a
second City-owned property in close proximity to the historic downtown core.
CDBG Grant: The City recently secured a $1 million dollar CDBG grant for 1) low income
residents to participate in the City's residential sewer lateral testing and repair program; and 2)
Major repairs and upgrades for an existing RCHDC affordable housing project.
Local Housing Development: The City Staff have been working with a local developer on a
number of housing projects ranging from a new duplex in the downtown to a 30+ unit
apartment complex adjacent to major shopping, offices and the local transit system. Also the
City is donating 1.5 acres of infill parcels to PEP Housing for the construction of 42 low and
moderate income senior units.
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New Approaches: The City is developing new approaches to affordable housing facilitation
due to the loss of the Ukiah Redevelopment Agency.
I
What are our Guiding Principles for Housing?
The foundations for our guiding principles for housing are to provide housing for all in need and
to do so in a way that responds to climate change.
1. Supply affordable housing to the full range of our workforce and all economic segments
of our diverse community.
2. Protect the surrounding agricultural lands and avoid urban sprawl.
3. Carefully focus new housing development on vacant, underutilized, and redevelopment
infill sites taking care to ensure compatibility and neighbourhood preservation.
4. Increase energy efficiency in our homes and promote green, sustainable building and
careful infill development to reduce greenhouse gas emissions and the City's carbon
footprint. These steps will decrease our contribution to global warming and will reduce
energy costs to renters and owners.
Do We Have a New Housing Strategy?
There were mixed results with implementing the 2009-2014 Housing Element. A lack of
resources, the loss of the Ukiah Redevelopment Agency, and competing community driven
priorities precluded full implementation success. These constraints and limiting factors are
expected to remain to some degree so the updated Housing Element takes these factors into
account. It is acknowledged that the regional fair share of housing units was dramatically
reduced for Mendocino County and consequently for the City of Ukiah to account for the
slumped economy, lack of population growth and historically low housing production numbers.
This more realistic approach to defining the regional need creates a better chance for success.
The strategy involves creating more opportunity for small infill housing in the urban core areas
near transportation and other services, and where infrastructure is available to serve the units.
The primary program to implement this strategy is to further reduce regulatory constraints for
this type of development. The types of housing to be encouraged and targeted will be primarily
for extremely low, very low, and low income households with an emphasis on rental units,
smaller for-sale housing units, special needs housing, affordable student housing, and
affordable senior housing. Above moderate income housing, while not the primary need, is still
recognized as a need in the community. There will be continued assistance to homeless service
providers as resources allow, and a zoning code amendment to allow homeless shelters in the
C-2 (Heavy Commercial) zoning district. The strategy also calls for the same inclusionary
housing ordinance called for in the adopted 2009 Housing Element, possible housing impact
fees, and zoning code modifications to provide opportunities for farm worker housing.
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The overall strategy also involves developing or increasing existing incentives for energy
efficient, and green and sustainable housing projects. Also to preserve existing housing,
promote more rental housing, and develop a housing rehabilitation program for extremely low,
very low, and low income property owners that would be focused on improving energy
efficiency in existing homes. Finally, the new strategy includes working with the Ukiah Police
Department and local apartment housing managers to develop strategies for increasing safety
in their facilities through improved and consistent management practices. Copies of the Housing
Element were provided to the sewer and water providers in accordance with Government Code
section 65589.7.
Implementing programs are included to fulfil this overall strategy.
�Communi� Pa�ICIpatIOl� COmm2nt[KT2]:HCDComment: describethe
----� ----� ----� ----� ----� ----� ----� ----� ----� ----� level of public outreach
The elimination of the Ukiah Redevelopment Agency dissolved the RDA Low and Moderate
Income Housing Advisory Committee, whose charge was to seek applications and distribute the
RDA 20% set-a-side funds. The Committee had broad representation and participated in the
General Plan Housing Element update process over the years. The loss of this Committee,
coupled with the struggling economy, reduction of available outside funding, non-profit lay-offs,
etc., has negatively impacted the energy and enthusiasm for participating in the 2014-2019
Housing Element update process.
The public outreach campaign for the 2014-2019 Housing Element update project consisted of a
public workshop conducted at City Hall, working with Northern California Legal Services, direct
phone calls to and interviews with community stakeholders, letters to interested parties, public
notice of the project sent to the local newspaper and broadcast via fax to all local media
sources, and the posting of flyers in key locations throughout the City.
The community stakeholders included affordable housing developers, real estate professionals,
architects and engineers, social service providers, leadership groups representing minority
populations, health industry professionals, and local government officials. The responses are
summarized below:
Table 7 Public Outreach
Primary Suggestions from the Public Response
Outreach Program
Discuss how the loss of the Redevelopment The draft document includes such a discussion
Agency has affected the ability for the community
to construct atfordable housing
Add a discussion of public safety in regard to high The draft document includes such a discussion
density apartment complexes and the need to
focus on strong management
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Consider suggesting that a public safety impact fee Added to the list of programs
on commercial and large scale residential
development be established.
Update the discussion/analysis of the homeless The discussion of the homeless population has
population. Include the rising number of inentally ill been updated
homeless individuals that do not want housing.
Update the data base of vacant, underutilized,and The data base and map have been updated
"re-developable"properties
Document the lack of housing starts in the area The draft document includes such a discussion
over the past several years and the need to provide
incentives to jumpstart the housing construction
industry
Continue to emphasize the rising senior citizen The draft document includes such a discussion
population and the need for very low priced
housing
Continue to suggest that a program be included The draft document continues to include such a
calling for an affordable housing impact fee. program
Continue to emphasize the need for community The draft document continues to include such a
stakeholders to routinely communicate and work program
together.
Who Needs Housing in Ukiah?
Discussions with affordable housing providers and social service organizations, as well as the
review of statistical data reveals that the primary housing needs in the City of Ukiah are
unchanged from those identified in the 2009-2014 Housing Element:
• Lower Income Households. Extremely low, very low, low and moderate income
households are in need of housing in the City of Ukiah. There is an overcrowding
problem and an increase in makeshift unsafe and unhealthy housing accommodations.
• Young Adults. Rental housing for students and both rental and first-time home buying
opportunities for young adults.
• Persons with Special Needs. People living with disabilities who require specific
design or service considerations, such as full wheelchair-accessible apartments; people
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in group homes with semi-independent living; the homeless; people in need of inental
health care; farm workers; and people with severe illnesses. All of these groups are
represented in the City of Ukiah.
• Local Service Workers. The increase in service oriented jobs and the increase in
housing prices and rental costs have led to an increased need for housing affordable to
local service workers.
• The Senior Population. Seniors with extremely low, very low and low incomes, and
others who may desire to scale down and sell their homes for smaller housing units
closer to services.
• Female Heads of Households. Single women with children who head their
households.
• Upper Income Households. Higher level wage earners seeking upper end detached
single family residences.
What services are provided to the homeless and what are their
special needs?
In 2007 Mendocino County prepared a Continuum of Care P/an that found that local homeless
individuals and families had a wide range of needs, including emergency shelter, transitional
housing, and permanent supportive housing. Emergency shelters provide immediate short-term
housing typically limited to less than six months. Transitional housing provides housing
between six months and two years, and typically includes specialized treatment for alcohol and
drug abuse, intensive case management, mental health treatment, life skills and employment
training, etc. Permanent supportive housing offers a stable residential environment with mental
health counseling,job training,among other services.
Homeless populations are often transient rendering city/county jurisdiction lines meaningless.
According to the Continuum of Care P/an, there are approximately 1,400 homeless people in
Mendocino Counry at any given time. In 2009, another count was taken by the Mendocino
County Social Services Department, which revealed a total homeless population of 1,206
persons. While it is impossible to determine is how many homeless people are in the City of
Ukiah at any given time because the population is very transient. However, it is safe to assume
that the number is significant because the majority of services for the homeless population are
located within City limits.
An updated homeless persons survey was conducted by the Mendocino County Department of
Social Services in 2011 and found the following:
• The highest percentage of homeless persons are Caucasian men between the ages of 31
and 50.
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. The number of homeless military veterans has increased by approximately 2% since
2009.
• The number of homeless persons with physical and mental illnesses has increased 15%
(physical)and 8%(mental)since 2009.
• The number of homeless persons experiencing chronic health issues has increased 11%
since 2009.
• The majority of homeless persons continue to live outdoors.
• Long-term homelessness(6 months to 10 years) has increased since 2009.
• The main reasons for homelessness are no job/no money, can't pay the rent, no
transportation,and alcohol/drug addiction.
The Buddv Eller Center—Permanent Homeless Shelter Facilitv
The Buddy Eller Center Permanent Homeless Shelter Facility (shelter, meals, showers) located
at 201 Brush Street opened in 2004 after the City facilitated approval of a series of winter
homeless shelters. The capacity of the Center is 24 individuals and 40 persons in families with
children for a total of 64. At times the capacity is exceeded, which requires special
management measures. The facility is operated and managed with a high level of
professionalism and success by the Ford Street Project, and it remains a crucial community
facility.
In April, 2014, the Buddy Eller Center leadership announced that due to a loss of Federal
funding in March 2013, the Center must close in July 2014. Significant local donations since
March of 2013 have kept the shelter open, but it was not enough to avoid an unsustainable
$62,500 budget shortfall for the fiscal year.
The local Homeless Services Planning Group is meeting regularly to develop a plan for moving
forward. Initial thoughts include opening a smaller shelter at the Ford Street Project facility
that would focus on homeless families, as well as offer support designed to promote improved
self-sufficiency.
The Ford Street Proiect Transitional Housin4 Facilities
Transitional housing, as defined by H.U.D., is from six months to two years, and it is meant to
be a housing bridge between shelter and permanent housing. During one's stay in transitional
housing, tenants are case managed and provided services designed to increase tenant skills
toward the self-sufficiency required for successful independent living. The Ford Street Project
provides transitional housing for homeless single adults and to homeless families with children.
Some of these units are in"scattered sites"in Ukiah:
• 748 Waugh Lane-Six two-bedroom units for homeless individuals and families. This
housing cluster has been successfully housing the homeless since 1988. Since these
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units are°off site,"a residential manager occupies one of the apartments. Services and
case management are provided.
• °Progress House" at 200 Ford Street- This facility is located across the street
from Ford Street's main campus and houses homeless single males who have completed
an aftercare program. Abstinence from alcohol and drugs is the goal for all these
houses and apartment units.
• "Unity Village" at 133 and 135 Ford Street - This facility is located behind Ford
Street Project and provides transitional housing for Ford Street program clients.
• "T.O.T.I.L." (Transitional Opportunity Towards Independent Living) — The site
is located adjacent to the Buddy Eller permanent homeless shelter has been approved
for construction.
The Ford Street Project Supportive Housing Program
Since 1996, the Ford Street Project has received funding from HUD's Supportive Housing
Program (SHP) through the department of Health and Human Services of Mendocino County to
provide housing and services for homeless families and homeless individuals with disabilities in
Mendocino County. This funding is used in a variety of ways. Currently it is used to fund
transitional housing units. In addition, SHP funds are utilized to provide case management and
drug/alcohol counseling to homeless clients. The SHP has been instrumental in Ford StreeYs
work with the homeless, not only in creating more housing and service options for this
population but in promoting intensive collaboration on behalf of the homeless among a number
of concerned agencies throughout the county.
The Ford Street Proiect Garden Court Apartments
A 10-unit apartment complex (formerly ��The Garden Court Motel'� for homeless, low-income
adults, generally with psychiatric disabilities. Housing is"permanent", meaning that there is no
target date for residents to move out to other housing. A resident manager is on the premises.
There are 6 one-bedroom apartments and 3 two-bedroom apartments. Rents are based on
criteria established by the State HOME Program and are pegged to resident income as
determined at intake. Applications are available at the Manager's Unit at 1175 South State
Street, Ford Street Project's Main Office at 139 Ford Street or through the Department of Mental
Health Housing Coordinator.
Needs of the Homeless
The homeless population and homeless services providers need continued support from the City
of Ukiah to address issues and problems. The City should support the local Homeless Services
Planning Group and its members, and other active groups and organizations when practical to
assist in their efforts to provide shelter, clothing, food, counselling, and life's essentials to the
homeless population.
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According to homeless population support advocates, the primary needs of the homeless
population are:
• A well-defined and clearer path from shelter to permanent housing, with clear goals and
client attainments for each housing stage.
. An effective day shelter program which can actually train homeless persons and prepare
them for full independent living, including job training that emphasizes specific skills for
various kinds of jobs, how to be an effective tenant, developing parenting skills, learning
to take instructions from authorities,developing communication skills, etc.
• Additional homeless facilities given the fact that the majority of the Mendocino County
homeless population congregates in the Ukiah area to utilize available services, and the
existing permanent shelter only has 64 beds.
Some have argued that the current permanent shelter has too many rules for a number of the
chronically homeless who can't stop drinking, using drugs, etc., but operating and managing an
°open" facility with no rules that would allow for virtually any sort of behavior may not be
practical or reasonable. However, because of the high number of homeless persons and the
low number of available homeless facility beds, opportunity for an additional facility or facilities
has been identified as a local need that must be addressed in the next planning period.
Where can homeless facilities be located?
The Ukiah Zoning Code currently permits Homeless facilities to be proposed and approved in
the following zoning districts with Planning Commission approval of a Use Permit: CN
(Neighborhood Commercial); C-1 (General Commercial); C-2 (Heavy Commercial/Light
Industrial); PF (Public Facilities); M (Manufacturing); R-1 (Single-Family Residential); R-2
(Medium Densiry Residential) and R-3 (High Density Residential).
There is no location in the City where a homeless facility can locate without the approval of a
Use Permit. However, an Implementation Task/Program is included in this Housing Element to
allow homeless facilities in the Manufacturinq (M)
zoning district without the requirement for a Use Permit. There are approximately 22 vacant Forma�ted:H�9nr9nt
and underutilized acres and 3 prime redevelopable acres in the C-2 zone that could
accommodate a second homeless facility in the City. These prime sites are situated in close
proximity to transit routes,social service providers, medical facilities,and commercial services.
The need for an additional homeless shelter has not been identified as a high priority in the
community. Moreover, the cost and lack of available resources are overwhelming. Regardless,
the task of amending the zoning code to allow homeless shelters in the ManufacturinQ (M) �
zoning district without a Use Permit is carried over into the 2014-2019
Housing Element.
What can the City do to assist the homeless over the ne�ct five
years?
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2014-2019 City of Ukiah
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There are two primary ways the Ciry can assist the homeless over the ne�five years. First, it
can continue to provide support and possible funding to homeless services providers with a
focus on helping to define the path from shelter to permanent housing, and helping to establish
an effective life-skill building day shelter program. Second, the City shall examine its zoning
districts and consider making homeless facilities an allowed use rather than requiring
discretionary review.
Is farm worker housing needed in the City of Ukiah?
Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101
corridor. There are no working farms within the City limits, but there are working orchards and
vineyards adjacent to the City, particularly to the east along the Russian River.
The Assessment of the Demand for Farm Worker Housinq and Transportation in Mendocino
Coun prepared in 2008 by the California lnstitute for Rural Studies found that in 2006, there
were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County
for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074
worked in Mendocino County for less than 3 months. The Assessment found that the majority
of farm workers Countywide live in single family residences, rent individual rooms in single
family residences, live in labor camps,apartments or trailers.
The Assessment found that 47°/o of the farm workers or approximately 1,957 live in the Ukiah
Valley. Based on the findings in the Assessment, it is concluded that the majority of farm
workers who live within the City limits live in single family homes, apartments, or mobile
homes/trailers.
State Public Health and Safety Code Section 17021.5 requires employee housing with
accommodations six or fewer employees to be allowed by right and treated as a single family
residence rather than a dormitory, boarding house, hotel or other similar term implying that the
employee housing is a business run for profit.
The City zoning ordinance allows single family residences by right in the R-1 (Single Family
Residential) zoning district. It also does not limit the number of persons living in a residence, or
preclude a group of employees, students, or other non-related persons from occupying the
residence.
In both the R-2 (Medium Density Residential) and R-3 (High Density Residential) zoning
districts, single family dwellings, duplexes, condominiums, apartment houses, and room and
board residences are allowed by right without the requirement for a use permit.
The City zoning ordinance also contains an Agricu/ture Exclusive(A-E) zoning district. While no
land within the City is zoned A-E, the regulations allow by-right°one family dwellings, trailers
and accessory buildings, and farm buildings of all kinds, including labor camps when located
upon farms and occupied or used by the owner, farm tenant, or other persons employed
thereon or the non-paying guests thereof." Nothing in the statutes limits the number of
dwelling units or how many persons can occupy the units.
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It is concluded that the current zoning standards comply with the requirements of State Public
Health and Safety Code Section 17021.5, and no new program involving code amendments is
required.
Is transitional and supportive housing needed?
Supportive housing is generally defined as permanent, affordable housing with on-site services
that help residents transition into stable, more productive lives. Services may include childcare,
after-school tutoring, career counseling, etc. Most transitional housing includes a supportive
services component. The City regulates supportive housing as a residential use, provided
supportive services are subordinate to the residential use.
There are a number of existing transitional and supportive housing facilities in the City of Ukiah,
some of which are described above. The City zoning ordinance defines these types of facilities
as "Community Care Facilities," and allows them for up to six persons in all residential zoning
districts and in the C-1 (Community Commercial) zoning district without a use permit. Larger
facilities housing between 7 and 12 persons are permitted in these zoning districts with a use
permit. "Community Care Facility"is defined in the zoning ordinance as being'�consistent with
the definition contained in Section 1502(a)of the State Public Health and Safety Code." Section
1502(a) of the PHSC includes 12 different types of community care facilities including
��transitional shelter care facility"and��transitional housing placement facility."
Currently, if a transitional or supportive housing use does not involve medical treatment or
other formal services, and it is simply a residential living use, it is treated as a single family
dwelling, duplex, or apartment complex identical to other single family dwellings, duplexes, or
apartment complexes. However, this may not be completely consistent with Senate Bill 2,
which states that all transitional and supportive housing constitutes residential uses.
Accordingly, a program has been added to amend the zoning code to be consistent with Senate
Bill 2.
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Is there a high number of female heads of households in Ukiah?
The 2010 census revealed that there were 866 female heads of households in the City, down
from 944 in 2000. Of the 866,63%or 547 were living under the poverly level.
Table 8-Female Heads of Household
Community Female Heads of Household / percentage of
total population
Mendocino County(unincorporated) 2268(3.8%)
Ukiah 866(5.4%)
Willits 309(6.3%)
Fort Bragg 437(6.0%)
Many female heads of household have children under the age of 18. These households
generally require affordable housing, since their incomes are often less compared to two-parent
households. Housing for female heads of household is a high priority for the City of Ukiah.
Is there a high number of extremely low income households in
Ukiah?
E�remely low-income is defined as households with income less than 30 percent of area
median income. The area median income in the City is $43,432. For extremely low income
households, this results in an income of $13,030 or less for a four-person household. For
example, most families and individuals receiving public assistance, such as social security
insurance (SSI) or disability insurance are considered e�remely low-income households. At the
same time, a minimum wage worker could be considered an extremely low-income household
with an annual income of approximately $17,000 or less. The service worker who makes your
sandwich at the local deli and your server at a local coffee shop could be earning $8.00 per
hour. These people have jobs that could qualify them as extremely low income households.
Existing Eutremely Low Income Needs: In 2011, 941 extremely low-income households
resided in the City, representing 17% of the total households. This was down from 2000 when
there were 1,202 extremely low income households or 20% of the total households. Most
extremely low-income households are renters (769) and experience a high incidence of housing
problems. For example, many of extremely low-income households faced housing problems
(defined as cost burden greater than 30 percent of income and/or overcrowding and/or without
complete kitchen or plumbing facilities) and most were in overpayment situations.
Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability
(CHAS) data indicates that there are 172-owner and 769-renter ELI households in the City of
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Ukiah. Of the ELI households, 70 percent of owners and 82 percent of renters pay greater than
30 percent of their income on housing costs.
To calculate the projected ELI housing needs, the City assumed 50 percent of its 2012 low-
income regional housing needs are extremely low-income households. As a result,from the low
income need of 11 units, the City has a projected need of 6 units for extremely low-income
households. Many e�remely low-income households will be seeking rental housing and most
likely facing an overpayment, overcrowding or substandard housing condition. Some extremely
low-income households could be with mental or other disabilities and special needs. To address
the range of needs, the City will employ a detailed housing strategy including promoting a
variety of housing types,such as single-room occupancy(SRO) units and small lot subdivisions.
To address the housing needs of extremely low-income households, the Ciry will undertake two
programs during the planning period:
1. Identity and meet with nonprofit builders who specialize in building housing for
extremely low-income households. This effort is designed to build a long-term
partnership in development, gain access to specialized funding sources, identify the
range of local resources and assistance needed to facilitate the development of housing
for extremely low-income households, and promote a variety of housing types, including
higher density, multifamily supportive,single room occupancy and shared housing.
Work in conjunction with other agencies to address the needs of the extremely low income
households in the Ciry. At least annually and on an on-going basis contact agencies and
developers to facilitate implementing the program. Actions to be considered for inclusion in the
program include prioritizing City funding, supporting grant and other applications for funding,
and exploring housing types and construction methods to promote housing for ELI citizens.
Is there overcrowding in Ukiah?
A common method of ineasuring overcrowding is to compare the number of persons to the
number of rooms in the unit. The Census defines an overcrowded household as one that has
more than 1.01 persons per room (not including kitchens and bathrooms), while units with
more than 1.5 persons per room are considered severely overcrowded. In Ukiah, the data
collected from the 2011 American Communities Survey shows that four percent of all occupied
units were overcrowded.
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Table 9 Overcrowding by Tenure
vercrowdin b Tenure comment��s�:L�aay�s �o�ent 6i6iia
Overcrowding by tenure needed
Occupants Owner Occupied Renter Occupied
Per Room
1.00 or less 2 548 41% 4 346 70%
1.01-1.50 102 1.6% 102 1.6%
1.51 or 0 0 62 1%
more
Total 102 1.6% 164 2.6
*American Communities Survey 2011
Are there other types of special needs housing?
Persons with disabilities in Ukiah face unique problems in obtaining affordable and adequate
housing. This segment of the population, which includes individuals with mental, physical, and
developmental disabilities need affordable, conveniently-located housing which, where
necessary, has been specially adapted for wheelchair accessibility, along with other physical
needs.
The living arrangements for persons with disabilities depend on the severity of the disability.
Many persons live at home in an independent environment with the help of other family
members. To maintain independent living, disabled persons may require assistance. This can
include special housing design features for the physically disabled, income support for those
who are unable to work, and in-home supportive services for persons with medical conditions.
Accessible housing can also be provided via senior housing developments.
The majority of persons with disabilities live on an income that is significantly lower than the
non-disabled population. Many disabled individuals live on a small fixed income which severely
limits their ability to pay for housing. The Task Force on Family Diversity estimates that at least
one-third of all persons with disabilities in the United States lives in poverty. Persons with
disabilities have the highest rate of unemployment relative to other groups. For most, their only
source of income is a small fixed pension afforded by Social Security Disability Insurance (SDI),
Social Security Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA),
which will not adequately cover the cost of rent and living expenses even when shared with a
roommate. In addition, persons with disabilities oftentimes experience discrimination in hiring
and training. When they find work, it tends to be unstable and at low wages.
Description of Need
A disability is a physical or mental impairment that substantially limits one or more major life
activities. According to the 2000 Census, an estimated 25% of Ukiah residents (3,494
persons) have one or more disabilities. The most pervasive disabilities for the general
population are physical and mental disabilities.
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Physical Disabilities: While there are a number of well-managed affordable housing facilities that
are accessible to persons with a physical disabiliry, there is a need for additional accessible
units. In 1990 only one percent of the City's housing units were accessible. In order to
accommodate the City's population with physical disabilities, there is a need to adapt houses or
apartments for wheelchairs and other special requirements. Both federal and State housing laws
require certain features of adaptive design for physical accessibility in all multifamily residential
buildings with four or more units built for first occupancy starting March 13, 1991. However,
numerous dwelling units built before that date are not subject to these accessibiliry
requirements. This, however, does not assist individuals— particularly seniors—who choose to
remain in their homes rather than move to assisted living facilities and/or other newly
constructed units.
Mental Disabilitv: According to 2000 Census data, there are a number of persons with a severe
mental disability in Ukiah. This includes a large proportion of the homeless which are often
thought to have mental disabilities. Persons with mental disabilities are a critically under-served
population with respect to housing. Approximately 20-50 percent of these are capable of living
semi-independently in their own supported housing units with assistance in maintaining their
apartment, the provision of ineals and obtaining transportation, as do other persons with
disabilities.
While there is a number of well-managed permanent living and day treatment facilities and
programs to serve persons with mental disabilities,there remains a need for additional facilities.
The 2000 Census recorded the disability status of the civilian non-institutional population of City
residents. Approximately 21 percent of residents in the City reported as having a disability. The
disability breakdown can be seen in the table below. The largest percentage (26 %) of the
disabled population has a physical disabiliry. The second largest populated group is that of
employment disability of 22 percent.
Table 10 Persons with Disabilities
IPerson�with Disabilities by Type �omment[�a]:L�nay'S �oma,ent 6i6i�a E5t
— — the nwnber of persons with developmental
Number Percentage a'Sab'�'t'es
Sensory disability 801 13%
Physical disability 1,619 26.4%
Mental disability 1,171 19%
Self-care disability 654 10.6%
Go-outside-home disability 509 8.3%
Employment disability 1,364 22%
Total Persons with disabilities 6,118 100%
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2014-2019 City of Ukiah
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Elderly Population
An analysis of the needs of elderly or senior households or persons is important for four
reasons: 1) many elderly have fixed, limited incomes; 2) many elderly persons are "over-
housed" (living alone or with two people in a three or four bedroom house); 3) some elderly
have mobility and health problems that can create special housing needs; and 4) recent
projections indicate an increase in the elderly population in the planning period, both those
currently living in the area City of Ukiah.
According to the 2010 Census,there are a total of 1,375 owner-occupied housing units and 665
renter-occupied housing units of which 2,040 are senior households. Table 3-16 represents
householders by tenure and age in the Ciry of Ukiah.
Table 11 Senior Households
ISe11101�HOUSehOIdS Comment[KTS]:[.�ndy's comment 6/6/14
quantify elderly population and describe needs
Owner Renter Total
Number Percent Number Percent Number Percent
Total 65 876 14% 514 8 1,390 22
and older
Total 64 499 8% 151 2 650 10
and under
TOTAL 1,375 22% 665 10% 2,040 32%
Large Households
Large families can have special housing needs if they cannot find affordable, large housing units
then and living conditions may become overcrowded.The rable below shows the total occupied
housing units by the number of persons living within each unit.This information is shown for
owner-occupied and rental housing.
For owner-occupied units, the highest percentage is for a two-person unit (59%). Approximately
twelve percent of the owner-occupied households are occupied by five or more persons. For
renter-occupied units, the highest percentage is a two-four-person household (60�). Less than
two percent of the renter-occupied units are occupied by five or more persons.
Table 12 Lar e Famil Households
ILdCJC�Fdflll��/HOUSe�lO�dS Comment[KT6]:Lindy's comment bl6/14
e
quantify large family households
Rental Percent Owner-occupied Percent
2-4 person household 1,662 60% 1,552 59%
5+ person household 431 2% 322 12%
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2014-2019 City of Ukiah
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Strategies and Programmatic Responses to Meet Projected Needs
Appropriate housing for persons with mental or physical disabilities include very low cost units
in large group home settings (near retail services and public transit), supervised apartment
settings with on- or off-site support services, outpatient/day treatment programs, and
inpatient/day treatment programs, crisis shelters and transitional housing.
In 1984, Title 24 of the State Uniform Building Code mandated that all multiple-family
residential construction projects containing in excess of 5 units under construction after
September 15, 1985,would conform to specific disabled adaptabiliry/accessibiliry regulations. In
1988, the Federal government enacted the U.S. Fair Housing Amendment Act, also with the
intent of increasing the number of rental units being built that would be accessible to
handicapped individuals. In July 1993, the State of California issued '�California Multifamily
Access Requirements" based upon the Act. Unfortunately, the actual increase in the number of
handicapped-accessible units available on the current rental market has been small.
The City does not require special building codes or onerous project review to construct,
improve, or convert housing for persons with disabilities. Both the federal Fair Housing Act and
the California Fair Employment and Housing Act impose an affirmative duty on local
governments to make reasonable accommodations (i.e., modifications or exceptions) in their
zoning and other land-use regulations when such accommodations may be necessary to afford
disabled persons an equal opportuniry to use and enjoy a dwelling. For example, it may be a
reasonable accommodation to allow covered ramps in the setbacks of properties that have
already been developed to accommodate residents with mobility impairments. The City allows
homeowners to build ramps into single-family dwellings to allow first floor access for physically
disabled residents. Such ramps or guardrails are permitted to intrude into the standard setbacks
required under zoning, and are subject only to a building permit. This provision eliminates the
need to obtain a zoning variance.
The City also makes rehabilitation funds available to income qualified households for
accessibility improvements.The Housing Rehabilitation Program,funded with a HOME grant has
been designed in part to address these needs by providing affordable loans to assist disabled
tenants to improve their rental units to meet their physical needs.
The housing needs of several other categories of disabled persons, including developmentally
disabled persons and the mentally ill are typically not addressed by Title 24 Regulations. The
housing needs of persons with these types of disabilities, in addition to basic affordability, range
from needing slight modifications of existing units to the need for a variery of supportive
housing arrangements. Some of this population can only live successfully in housing which
provides a semi-sheltered, semi-independent living state, such as clustered group housing or
other group- living quarters; others are capable of living independently if affordable units are
available.
Group-home living quarters for a variety of specific disabled clientele groups have traditionally
been found intermixed within Ukiah's residential neighborhoods. Consistent with State law,
group homes with six or fewer residents per facility are allowed by right in all residential zones.
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2014-2019 City of Ukiah
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Care facilities with seven or more persons are also permitted in all residential districts and
several commercial districts, subject to a conditional use permit.
What types of housing are needed?
• Rental Units. Rental units for larger families, particularly for e�remely low, very low
and low income households. Small rental and for sale units, such as single room
occupancy studios, particularly for seniors, students, low wage earners, female heads of
household, and farm workers.
• Smaller For-Sale Housing. Smaller attached and detached for-sale units affordable
to low and moderate income households, and first-time homebuyers. Also, small lot
subdivisions. In addition, the preservation of mobile home parks as a contributor to the
local affordable housing stock has become significantly important.
• Special Needs Housing. Special needs housing and housing with service
components. This includes housing for persons with physical and mental impairments,
and/or other special needs,as well as farm worker housing that may be seasonal.
• Student Housing. Rental housing for Mendocino College students has been a priority
for the College and is a priority for the City. This could include dormitory style housing
with living units and a communal kitchen/ding facility.
• Senior Housing. Affordable housing demand for the Senior citizen population has
increased and is expected to continue growing in the future. In particular, housing units
for those seniors in the Extreme/yLowincome category.
• Above Moderate Income Units. Detached for-sale units, rental apartments, and for-
sale and rental condominiums available to higher income households.
What types of housing does Ukiah have?
Table 13 provides a breakdown of the total housing units by type of structure for 2000 and
2008. In 2013, it was estimated that there were 6,523 housing units in the City. As indicated,
the majority of the units (55%) in Ukiah are single-family units. The variety of housing types in
Ukiah fairly diverse.
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2014-2019 City of Ukiah
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Table 13 Housing Units by Type
HOUS117g Ulllts by Type* Comment[���:L�nay's comment 6/6/14
Housings units by type needed
Number Percent
Sin le Famil Detached 3,596 55%
Sin le Famil Attached 412 6%
Two to Four Attached 839 13°/o
Five lus Attached 1 237 19%
Mobile Home 439 7%
TOTAL: 6 523 100%
*California Department of Finance 2010
�ha� IS the VaCaI�Cy Pate by teI�Ul�e? COMMC�t[KT8]:Lindy's comment6/6/14
��"��� Need to add vacancy rates by tenure
The Department of Finance reported 330 vacant units,which is five percent of the total housing
units in the City.
Table 14 Housing Vacancy
*Housing Stock by type of Vacancy
Number Percent
For Rent 136 2
Rented not occu ied 7 .O1
For sale onl 73 1.1
Sold not occu ied 13 .1
Seasonal Use Onl 25 .3
All other vacant 76 1.1
TOTAL: 330 5.0
*California Department of Finance 2010
How much housing is needed?
• MCOG Regional Housing Needs. Under California law, every city and county has a legal
obligation to respond to its fair share of the projected future housing needs in the region in
which it is located. For Ukiah and other Mendocino County jurisdictions, the regional
housing need is determined by the Mendocino Council of Governments, based upon an
overall regional need number established by the State. The fair share numbers establish
goals to guide local planning and development decision making.
In 2013, the MCOG in partnership with representatives from local City and County
jurisdictions met and agreed upon the local fair share housing needs.
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2014-2019 City of Ukiah
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Table 15—2013 Mendocino Council of Governments Regional Housing Needs for Ukiah
Years Extremely Very Low Low Moderate Above Total
Low Moderate
2009-2014 65 134 65 120 75 459
2014-2019 9(50%of 11 7 7 20 46
VL and L)
Limited Population Growth. As noted in Table 1, there has been very little population
growth over the past five years. However, housing needs remain, particularly for e�remely low,
very low and above moderate income households. This interesting need statistic reflects the
lack of overall housing starts in the community due to the slumping economy and the loss of
the City's Redevelopment Agency.
Housing Production since 2009: Even with a reduction of regulatory constraints and
continued City support, housing production since 2009 has dropped dramatically. Four single
family residential units were constructed in since 2009, and the Clara Court 34 unit affordable
housing project was constructed and opened in 2010.
Table 16—2013 Housing Production
Year Extremely Low Very Low Low Moderate
2009 0 0 0 3
2010 22(Transitional) 34 0 1
2011 0 0 0 0
2012 0 0 0 4
TOTAL 22 34 2 4
Additionally, a number of housing projects were approved by the City Planning Commission in
the past couple of years, but not yet constructed. These include:
• 30+ apartment units on Old Talmage Road
• A mixed-use project including seven 1-bedroom apartment units and 5 efficiency Single
Room Occupancy apartment units.
• A small Planned Development with 4 1-bedroom apartment units and a efficiency studio unit
above an existing garage.
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2014-2019 City of Ukiah
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�}
:I
• � ����{Y
} (
�- f1 9{._1_.
� I t1!_.1
i. - - --_�
Efficiency Single Room Occupancy Units Approved by the Planning Commission
Where can new housing be located?
The 2009 Vacant and Underutilized Land Map was updated in January 2014(Appendix 3). Over
the past 4-5 years there has been a very minor reduction in vacant and underutilized land
available for housing development(3 acres).
Table 17—Vacant and Underutilized Land
Year Total Vacant and Underutilized Land
2009 108 acres
2014 105 acres
The vacant and underutilized land continues to be spread out in the City with a very limited
amount of large vacant parcels. Of the last remaining larger properties, most can be developed
with residential land uses, but because of location (prime commercial) it is not probable.
However, the enabling zoning and regulatory framework for the development of these parcels
will continue to permit residential development.
The primary opportunity sites for very low, low and moderate priced rental and ownership
housing are vacant infill parcels, underutilized land, and parcels ripe for redevelopment. To
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2014-2019 City of Ukiah
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successfully develop these sites, traffic, design compatibiliry, infrastructure, neighbourhood
compatibiliry, and other issues must be analyzed.
• Infill Parcels. The Vacant and Underutilized Land Map updated in 2014 shows a
number of important infill opportunity sites within the City Limits. These parcels are
close to existing infrastructure and situated along transportation corridors, and are close
to the downtown, retail opportunities, medical services, and professional offices.
Development of these parcels will promote increased pedestrian activities and will lower
the City's overall carbon footprint.
• Underutilized Land. There is underutilized land throughout the City which provides
opportunity for all types of needed housing.
� • Redevelopment Sites. There are a number of key developed properties in and
around the downtown and along important transportation corridors that are poised for
redevelopment. The sites listed in the following table represent sites with the greatest
potential for redevelopment within the planning period.
� - Formatted:List Paragraph,Left, No bullets or
• Site Consolidation. There are a number of key sites that are contiguous to one numbering
another with the potential to be combined to accommodate larqer projects. Formattea:Fo�t:aoia
Table 18—�Redevelopmen�SIteS Comment[KT9]:HCD:revise table to include
��� more narrative. Is there opportunity for
Property Address APN Parcel Percent Current Use Potential GP& consolidation of lots?
Owner Size (%) Units Zoning Constraints?
(sq ft) Developed (see note
below)
Somers 290 0226304 23,814 73% Retail/Program 13 total C No
Geraldine Seminary Services g C-1
SUCCTTEE Ave probable
Mendocino 294 W. 0218304 13,417 64% Commercial— 8 total C No
Savings Bank Smith Street Bank 6 C-1
probable
Heller Richard 304 Pine 0217410 8,389 73% Residential 1 LDR No
V.&Eileen E. Street Single Family R-1
TTEES Dwelling
Trinity Youth 915 W. 0121708 28,742 72% Vacant 5 LDR No
Services Church R-1
Trinity Youth 225 S.Hope 0126101 27,749 67% Vacant 5 LDR No
Services Street R-1
TrinityYouth 915W. 0121603 43,151 91% Vacant 7 LDR No
Services Church R-1
Trinity Youth 200 S. 0121404 16,873 Vacant 2 LDR No
Services Barnes R-1
Street
Trinity Youth 200 S. 0121409 54,360 55% Church and 9 LDR No
Services Barnes School R-1
Street
Trinity Youth W.Church 0121401 33,611 0% Vacant 5 LDR No
Services &
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2014-2019 City of Ukiah
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Thompson R-1
Taaning E.Clay 0228105 13,674 0% Vacant 2 C 2-Story
Jessica L. Street C-2 Maximum
H&L 273 E.Clay 0228104 22,424 65% Commercial— 4 C 2-Story
Schmidbauer Warehouse
C-2 Maximum
Hoskins Roy 276 E.Clay 0223124 58,999 43% Retail Sales 10 C 2-Story
H.Jr.&Gail
C-2 Maximum
TTEES
H&L 265 E.Clay 0228103 29,007 61% Retail Sales 5 C 2-Story
Schmidbauer C-2 Maximum
Properties LLC
Peabody 291 E.Clay 0228106 8,756 81% Residential 1 C 2-Story
Robert L. Single Family C-2 Maximum
Dwelling
Mountanos 334 N.Main 0218602 4,442 0% Vacant 1 total C 2-Story
Linda M TTEE Street 1 C-1 Maximum
probable
Ceja Celso 479 S.State 0218601 5,494 56% Retail Sales 4 total C 2-Story
Street 2 C-1 Maximum
probable
Rocha Antonio 519 S.State 0227328 7,858 39% Retail Sales 5 total C 2-Story
Moreno Street 3 C-1 Maximum
probable
Wang 521 S.State 0227329 3,882 17% Residential— 2 total C 2-Story
Quingnan Street Single Family 2 C-1 Maximum
Dwelling probable
Wang 523 S.State 0227322 3,655 40% Retail Sales 2 total C 2-Story
Quingnan Street 1 C-1 Maximum
probable
Chang James 527 A&B 0227325 7,947 48% Office 5 total C 2-Story
TTEE S.State 3 C-1 Maximum
Street probable
Lorenzi Marlyn 533 A S. 0227324 9,040 30% Retail Sales 6 total C 2-Story
State Street 5 C-1 Maximum
probable
Hoskins Roy H 307/311 S. 0223125 16,520 60% Office 11 total C 2-Story
Fr.&Gail L. Main Street 8 prob C-1 Maximum
City of Ukiah Cleveland 002-281- 10,200 0% Vacant 7 total P 2-Story
Lane 15 7 P-F Maximum
probable
City of Ukiah Cleveland 002-281- 10,500 0% Vacant 7 total C 2-Story
Lane 18 7 C-2 Maximum
probable
City of Ukiah Cleveland 002-281- 1 acre 0% Vacant 28 total C 2-Story
Lane 28 2g C-1 Maximum
probable
City of Ukiah Cleveland 002-281- '/acre 25% Office 14 total C 2-Story
Lane 24 1 C-1 Maximum
probable
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2014-2019 City of Ukiah
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Bertha 817 Wauqh 003-574- 1.7 10% Sinqle-familv 47 total R3 2-StOry
Burnham Ln. 07 acres 38 Maximum
probable
I TOTAL 222�5
POTENTIAL total
UNITS 170
132
probable
� _ ' Formatted:Bulleted+Level:1+Aligned at:
NOTES: 0.25"+Tab after: 0.5"+Indent at: 0.5"
1. The potential number of units was determined by factoring in the number of units allowed by zoning, the
applicable development standards,the size of the parcels,the shape and configuration of the parcels,the
percentage of existing development, surrounding land uses, on-site field work, and in some cases,
subjective,yet professional opinions. Additionally,the existing development on all of the identified sites is
aged and in some cases dilapidated, which increases the opportunities for redevelopment and infill
affordable housing.
The Ukiah General Plan and Zoning Code permits high density residential development in the C-1
(Community Commercial) zoning district. While full high density residential development is possible, the
potential number of units assumes a mix of residential and commercial (25% to 50% residential). This
assumption is based on the mix of recently constructed mixed-use projects,and discussions with local and
regional developers concerning how mixed-use projects must"pencil-ouY'to be financial successful.
2. The maximum density allowed in the high density and commercial zoning districts is 28 units per
acre.
3. There is a need for 18 extremely low, very low, and low income units. There is opportunity for
280 units on residentially zoned land(vacant,underutilized and redevelopable parcels).
4. It should be noted that not all commercial zoned sites are anticipated to be developed
residentially. However, as noted above, there are more than enough opportunity sites to meet
the local need.
5. The Ukiah Airport Master Plan limits some parcels to two-stories which is considered a constraint because it
could disallow maximum density under the zoning. The Airport compatibility zone maximum density in these
areas is 90 people per acre,which does not represent a constraint because it far exceeds the maximum
density under the zoning(28 units per acre).
6. No other land use controls significantly constrain the parcels. The City zoning code does not contain a floor
area ratio standard,and the height limit,yard setback,and lot coverage standards in the C-I zoning district
are generous,which encourages infill affordable housing development.
7. The Medium Density Residential (R2) and High Density Residential (R3) zoning districts allow owner
occupied and rental multifamily residential land uses by-right without a use permit.
8. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre.
9_There is a need for 18 extremely low,very low,and low income units. There is opportunity for 280 units on
residentially zoned land(vacant,underutilized and redevelopable parcels).
410. -The Cleveland Street parcels are currently in the process of being donated to PEP Housing for the
construction of 42 senior afFordable units.These parcels will be combined.
The regulatory incentives that provide increased opportunity for these sites to redevelop include
the availability of the Planned Development (PD) zoning tool, no floor are ratio standard, a
generous height limit, limited yard setbacks in the commercial zones, (grants) for fa�ade and
infrastructure improvements.
35
2014-2019 City of Ukiah
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The sites were chosen because of existing worn or dilapidated structures, near-by successful
revitalization efforts, reasonably foreseeable near-by future projects, and other factors. As
indicated in footnote number 1, on-site field work was performed on each parcel to determine if
and how much affordable housing could be added to the sites given the location and type of
existing development, parcel configuration, and other factors.
Additionally, it should be noted that the City has been successful in attracting housing projects
in the C-1 (Community Commercial) zoning district. Approved and constructed projects with full
residential development on commercially zoned parcels include a 6-unit apartment complex on
North Main Street and a 12 unit apartment complex on South Main Street. Both of these
projects are situated in the downtown area and in close proximiry to commercial services,
medical services, bus routes,and governmental services.
Standard practice of the City of Ukiah Planners is to promote residential development on the
commercially zoned property identified as prime for affordable housing development. Programs
has been added to post the suitable sites map and associated information on the Ciry's website
and to prepare hard-copy hand-out material for properry owners and developers.
Is there enough suitable land available to meet the housing need?
The City's share of the regional housing need is 46 units and there is plenty of appropriately
zoned, unconstrained land to accommodate this desired number of units. The total probable
units for the vacant, underutilized and redevelopable land within the City is 738 units. The
primary reason for this is because the City permits medium and high density residential
development in its commercial zoning districts. Another reason is that there are a substantial
number of underutilized older commercial properties where residential units could be added.
The zoning code permits mixed commercial/residential land uses in all commercial zoning
districts. Additionally, the City's Planned Development zoning tool provides for creative, well
planned residential development and the flexing of typical development standards and
densities.
The Housing Element strongly encourages carefully infill medium and high density residential
development because of the close proximity to existing infrastructure, transportation corridors,
social services, commercial uses, and medical facilities, and to prohibit impacts on surrounding
agricultural lands that results from urban sprawl.
Are there constraints to housing development in Ukiah?
The City has regulatory constraints (fees/exactions and zoning standards), as well as
environmental constraints just like every other community in California. The environmental
constraints include traffic, drainage/flood zones, mature trees, and airport compatibility. All of
these constraints affect future development to varying degrees, and each site listed in the
Vacant and Underutilized Land Survey(Appendix 3), was examined not only for the presence of
constraints, but to what degree the constraints would impact the future development of housing
u n its.
36
2014-2019 City of Ukiah
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The following table provides a listing and details of constraints to housing development.
Table 19-Constraints
Constraint Detail
Fees and Exactions A new fee schedule was adopted in 2007. Reduced
planning permit fees are charged for affordable housing and
special needs housin pro�ects.
Wastewater(Sewer)Treatment The wastewater treatment plan upgrade and expansion
project has been completed and sufficient capacity is
available to serve the identified vacant, underutilized and
redevelo able arcels.
Water Storage and Capacity A water storage project has been completed, which added
nearly 2 million gallons of storage to the City's water
storage system, and an upgrade to the water treatment
plant has been completed. Sufficient water exists to serve
the identified vacant, underutilized and redevelopable
parcels.
Zoning and Land Use Controls(see below) The amendments called for in the 2004 Housing Element
were completed in 2008. Additionally, the City is working
on a Downtown Zoning Code project that will provide more
opportunity and certainty for housing development in the
downtown. Medium and high density housing is now
permitted in all commercial zoning districts,and the Planned
Development tool has be used to facilitate unconventional
housing and alternative development standards. Zoning is
no longer considered a constraint.
The Ciry has lot coverage, yard setback, height and other
regulatory constraints to development. While these zoning
standards are typical, the City also does not have a Floor
Area Ration (FAR) standard, which limits development in
other communities. The City also has a Planned
Development overlay zoning classification, which provides
flexibiliry for development projects�and�allows for increased Comment[KT10]:'rhernprocessa�tows
building heiqht and lot coverage. .- projects to deviate from the standards,this seems
like a relief from the rigid standards,we have had 2
Addltl0fldlly, Ifl 2008, the Clty ddOpt2d f1eW zoning PDs in the past year,1 was for affd housing.
regulations establishing reasonable accommodations for
ersons with disabilities see rocedure below .
Airport There are density limitations and 3-story buildings (other
than for public facilities)are disallowed in the B2 Infill area
north of the airport.However,many of the identified vacant,
underutilized and redevelopable parcels are not located in
the Bl or B2 infill area north of the air ort.
Drainage The City adopted new Low Impact Deve%pment drainage
requirements which could result in lower costs for housing
ro'ects.
Traffic The City adopted a City-Wide traffic study in 2007 and if
traffic impact fees are considered in the future, reduced
fees for affordable housing projects may be adopted.
Additionally, the City has an adopted Capital Improvement
Program that includes a number of significant street and
intersection improvements that will reduce traffic related
constraints for the identified arcels.
Parking The Ukiah City Code requires 1 parking space for 1-bedroom
a artment units and 2 s aces for 2-bedroom a artment
37
2014-2019 City of Ukiah
Updated General Plan Housinq Element
units. However,the Planned Development zoning tool can
be used to relax this standard if a proposed development
such as senior housing can demonstrate that less parking
would be needed.
Flood Zones 100-year flood zones and flood-ways exist in the City, but
ample suitable land is available to meet the housing need.
Most of the identified vacant, underutilized and
redevelopable parcels are not situated in a 100-year flood
zone.
Permit Processing Procedures Permit processing for all permits is generally faster and less
costly than surrounding jurisdictions. Priority processing is
rovided for affordable and s ecial needs housin ro�ects.
Housing for Persons with Disabilities The zoning code was amended in 2008 to include provisions
for reasonable accommodation (procedure listed below).
Additionally, planning permit fees for special needs housing
projects are even less than those charged for affordable
housin pro�ects.
Building Codes The City has adopted the 2007 California Building Codes.
These codes have not presented a hardship to affordable
housing developers. The State of California and the City of
Ukiah will adopt the new 2010 California Codes on January
1,2011.All building permit applications which are submitted
after January 1, 2011 will be required to comply with these
new regulations.One of the most significant changes that is
anticipated in the new codes is that all new residential
occupancies will be required to have fire suppression
systems (fire sprinklers). This will add addition costs to
affordable housing projects.
The City is examining the possibility of using Redevelopment
Housing 20%set-a-side funds to offer grants or low interest
loans to assist affordable housing developers to comply with
this anticipated new requirement.
The City of Ukiah code enforcement activities have become
complaint driven ever since the loss of the Code Compliance
Coordinator position due to budget cuts. However, Ciry
staff due initial code compliance cases when they are
observed during routine inspection and field observations.
Cost of Land and Financing Currently,the cost of land is lower than it has been in many
years. This is primarily due to the economic downturn.
Similarly, the availability of land is higher than it has been
with a larger than average number of properties on the
market.
While financing is tight,there is local optimism that lending
institutions are relaxing recent restrictions and the financing
market is opening up.
Additionally, interest rates are remaining low,and the City's
first time home buyer program has been very active over
the past year.
os of Construction According to PEP Housing, a local affordable housing Comment[KTll]:Lindys comment 6/6/14
builder, the cost of construction in Ukiah is comparable to a�souss how tt,is is a oonstr�nt to nous�ng
that of neighbouring counties of Sonoma and Lake. Typical
construction costs are becween $190 and $215 dollars per
s uare foot.
High Density Housing Management The Ukiah Police Department have expressed concern about
38
2014-2019 City of Ukiah
Updated General Plan Housinq Element
the development of new affordable housing projects that do
not have requirements for updated and consistent
management practices that support safety. The Police have
found that the key to safe affordable housing is strong
management. A new policies and implementing task have
been added to address this concern.
Housing for Persons with Disabilities Procedure:
Request: A request for reasonable accommodation may be made by any person with a
disability as defined under the federal fair housing act and California fair employment and
housing act, or his/her representative or any entity, when the application of a regulation
under this chapter acts as a barrier to fair housing opportunities. In general, a person with a
disability is a person who has a physical or mental impairment that limits or substantially
limits one or more major life activities, anyone who is regarded as having such impairment
or anyone who has a record of such impairment. A request for reasonable accommodation
may include modifications or exceptions to the regulations, standards, policies and practices
for the siting, placement, construction, development or use of housing or housing related
buildings, structures and facilities that would eliminate regulatory barriers and provide
persons with a disability equal opportunity to housing of their choice.
Application Submittal: A request for reasonable accommodation shall be submitted on an
application form provided by the director of the department of planning and community
development including documentation of the disability and any other information required to
make the determinations required by this section.
Review Of Application:Applications for reasonable accommodation shall be reviewed by the
director of the department of planning and community development or designee, or may be
referred to the authority taking action on a concurrent application.
�IVrittenl Determination: The director of the department of planning and C0171171UIllt)/ Comment[KT12]:HCD-updaterremove
development or designee shall make a written determination within thirty (30) days and
either grant, grant with modifications, or deny the request for reasonable accommodation in
accordance with the findings below. The written determination for applications submitted for
review with concurrent applications may be processed in the manner and time frame for the
concurrent application. The written decision to grant or deny an application for reasonable
accommodation shall be consistent with the federal fair housing act and California fair
employment and housing act("the acts")and shall be based on the following factors:
1.Whether the housing that is the subject of the request will be used by an individual with a
disability as defined under the acts.
2. Whether the request for is necessary to make specific housing available to an individual
with a disability as defined under the acts.
3.Whether the request would impose an undue financial or administrative burden on the city
of Ukiah,or require a fundamental alteration in the nature of a city program or law.
4.Whether the request would pose impacts to surrounding uses.
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2014-2019 City of Ukiah
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5.Whether the request is based on the attributes of the property and structures.
6. Whether alternative reasonable accommodations that may provide an equivalent level of
benefit could be undertaken.
Sec. 7. Required Findinqs.
The written decision to, qrant with modifications, or denv a request for
reasonable accommodation shall be consistent with fair housinq laws and based
on the following factors:
(1)Whether the housinq, which is the sublect of the request for reasonable
accommodation, will be used bv an individual with disabilities protected
under fair housinq laws;
(2)Whether the requested accommodation is necessarv to make housinq
available to an individual with disabilities protected under the fair housing
laws;
(3)Whether the requested accommodation would impose an undue financial
or administrative burden on the iurisdiction and;
(4)Whether the requested accommodation would require a fundamental
alteration in the nature of the iurisdiction's land use and zoninq or buildinq
program.
In granting an application for reasonable accommodation, the director may impose any
conditions of approval relating to the findings above as deemed practical and necessary
including, but not limited to, restoration of the property to its former condition and recording in
the office of the county recorder notice thereof.
Can certain constraints be overcome or resolved to provide more
opportunity for housing?
Since adoption and certification of the last General Plan Housing Element in 2011, progress has
been made to resolve constraints. These efforts include the adoption of the new Downtown
Zoning Code which encourages more housing in and around the downtown, street
improvements (East Perkins Street), drainage infrastructure improvements (East Perkins
Street), etc.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
The wastewater treatment plant and water treatment plant were recently upgraded and have
the capaciry to serve future housing development on the identified vacant, underutilized, and
redevelopable parcels.
Additionally, the City has secured a CDBG grant to help fund sewer lateral inspections and
repairs for extremely low,very low and low income residents.
The HOME grant First Time Home Buyers program has enabled very low and low income
residents to purchase homes in the community.
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2014-2019 City of Ukiah
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Airport Compatibility:
...,�.���..«ti..�•
�_��-___:����-�. �i_ -:�s ,��
�, � _ }`�" - � ; � -' �,�
_ .��� ,f;. ���=:
�+ _� ``__- �-
ti �
°,1 r � C
.�3
j" ��_�_ -
� � _ _ - - '"` � `�
_ �
r l d � �
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.- � � +^p � }
'� t r.. - s �
i � , . ' - _
� �- '
._., ��..�. --� I � �-
Lantl:lr{onp16116/N�
vw�4r�aYkxw
The Airport Land Use Compatibility Zone Map
The "A", "Bi" (Infill) and "B2" (Infill) compatibility zones have the following standards for
development:
Table 20-Airport Master Plan Requirements
Zone Max Density Parcel Size Open Space Height
for New
Subdivisions
A Zone: 10 people per 0 All 7 to 1 slide slope from runway center line
Runway Protection acre
Zone
Bl Zone—Infill 60 people per 10 Acres 30% 7 to 1 slide slope from runway center line
Area North of acre
Airport:
Approach and
De arture Zone
62 Zone-Infill 60 people per 2 acres 30% 7 to 1 slide slope from runway center line
Area North of acre
Airport: Extended
Approach and
Departure Zone
* If development projects in these zones can meet these requirements,they can proceed without
an Airport Comprehensive Land Use Plan consistency determination from the Mendocino County
Airport Land Use Commission (ALUC). However, if any project involves a General Plan
amendment, rezoning, or specific plan, it is required to be submitted to the ALUC for a CLUP
consistency determination.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
As noted in the Table, the Ukiah Airport Master Plan indicates that residential subdivisions and
multi-family residences are not normally acceptable in the B1 and B2 airport compatibility zones.
However, the Plan also indicates that "These uses typically do not meet the density and other
development conditions listed. They should be allowed only if a major community objective is
served by their location in this zone and no feasible alternative exists."
There have been a number of multi-family residential projects proposed in the Bi and 62 Infill
compatibility zones north of the airport over the past several years. The most notable of these is
the 64-unit Summer Creek Village affordable housing project. While this project served the
major community objective of providing much needed affordable housing, it also complied with
the density and other requirements of the 62 infill compatibility zone. Based on the long-
standing procedural agreement with Mendocino County, the project did not need a formal
consistency review from the Mendocino County Airport Land Use Commission because both City
and County Staff determined that it was clearly consistent with all the requirements for the B2
infill area.
The Summer Creek Village project was located on a large enough parcel to meet the 60 people
per acre density standard. The primary vacant and underutilized sites identified in the 2009
survey that are in the Bi or 62 airport compatibility zones are as large or larger than the Summer
Creek Village parcel, therefore it is confidently assumed that multi-family residential projects
could be developed on these parcels.
These constraints result in less opportunity for housing development. However, the City highly
values the airport as an integral component of its economic development strategy. Accordingly,
the City seeks to balance the affordable housing and economic development goals of the City.
It should be noted that none of the identified vacant, underutilized or redevelopable parcels are
located in the°A"compatibility zone.
It should be further noted that most of the identified vacant, underutilized or redevelopable
parcels are not significantly burdened with airport compatibility zone constraints.
In the event, a housing developer proposes to build on land within the airport B1 infill
compatibility area, here is a summary of the required steps and process:
1. An affordable housing developer applies to construct 28 units on a one-acre parcel in
the airport Bi infill compatibility zone area which allows a maximum density of 60
people per acre. Using the 1.92 people per unit factor, City staff determines that the
project would result in 54 people per acre, and that it would be in compliance with the
B1 zone.
2. The developer decides to seek a density bonus of 25% (7 units).
3. Staff determines that this would add 13 people to the site for a total of 67 people,which
would exceed the density standard of 60 people per acre. The Ukiah Regional Airport
Master Plan indicates that projects exceeding the density standard (or other standards)
should °only be allowed if a major community objective is served by the project in the
proposed location and no feasible alternative location exists."
4. Staff refers the project to the Mendocino Airport Land Use Commission for a
'�consistency determination", making the argument that the project serves the major
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
community objective of providing affordable infill housing, and that no feasible
alternative location exists.
5. If the Land Use Commission finds that even though the project exceeds the allowable
density in the Bi zone, it serves a major community objective, and that no feasible
alternative sites exists, and then approves the project, it would advance to the Ciry
Zoning Administrator or Planning Commission for final action.
6. If the Land Use Commission finds that the project does not meet an important
community objective and/or other alternatives sites exist, and says"no"to the proposal,
Ciry staff could schedule the matter for a final determination by the City Council, who on
a 4/5 votes could override the Mendocino County Airport Land Use Commission.
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2014-2019 City of Ukiah
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Flood Zones:
�Fty of Llk+ah . F!I,��' �#
��r, �,
�lood A�lap ;��� ' h''�'��4� �+'�; :
I ;� � �J�� ;����
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u*� ,�
_#
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� i�
l—� o- 1#i�
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� �� � �i�='���--�.tc:
:�: �.�.��e 1 � �
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t �
-9a4f11
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The City of Ukiah Flood Zone Map
A number of vacant and/or underutilized parcels are situated within the 100-year Flood Zone,
which requires structures and roads to be elevated and potentially other measures to protect
life and properry in the event of a 100-year flood event. This represents potential increased
cost associated with the future development of these parcels. The City is currently examining
the Flood Zone Maps (1985) to determine if any of the zones warrant a Map Correction
application to the Federal Emergency Management Association. This exercise could result in a
reduction in the flood zone constraints.
An implementation program has been added to identify a prime affordable housing infill site
currently burdened by flood zone issues and pursue an engineering study and possible FEMA
map correction to eliminate this constraint.
Traffic: Traffic congestion, particularly along the City's major street corridors can affect the
developability of some parcels. However,the City's adopted 2010-2011 Capital Improvement
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
Program (CIP) identifies street and intersection improvement projects and funding sources to
remedy many traffic congestion problems.
Future development projects may require the preparation of traffic studies to determine
potential impacts and reasonable mitigation measures for projects outside the area covered by
indentified CIP projects.
What are the current land use controls for housing development?
Table 21—Zoning Standards
ZONING FRONT SIDE REAR YARD MAXIMUM MAXIMUM REQUIRED MAX PARKING
DISTRICT YARD YARD SETBACK HEIGHT LOT SITE AREA DENSITY REQ
SETBACK SETBACK COVERAGE
R-1 20' 10' 20' 30' N/A 6,000 sq ft 7+units 2
Single 30'for 5'for 5'for 20'for per acre on-site
Family garages accessory accessory accessory 7000 sq ft.
Residential buildings buildings buildings* for corner
lot
R-2 15' 10' 15' 30' N/A 6,000 sq ft 14 units 2
Medium 25'for 20'for per acre per duplex
Density garages accessory 7000 sq ft unit;
Residential buildings* for corner 1 per
lot bedroom for
MFR
2
R-3 15' 5' 10' 40' N/A 6,000 sq ft 28 units Per duplex
High 25 for 30'when 7000 sq ft per acre unit;
Density garages abutting R-1 for corner 1 per
Residential or R-2 lot bedroom for
MFR
C-N 10' 5' 10' �30I' 40% 7000 sq ft 28 units 2 Comment[KT13]:HCD Comment:40% Too
Neighbor 15'for 10'for 20'for per acre per duplex low.
Comm second second accessory unit;
story story buildings 1 per City: This standard conforms to the Airport Landuse
bed�oom fo� Plan.The Zoning Ordinance allows relief from this
MFR standard through a discretionary process
2 Per duplex
C-1 10' 0'unless 0'unless 50' 40% 6000 sq ft 28 units unit;
Community 15'for abutting an abutting an 7000 sq ft per acre 1 per
R-1,R-2,or R-1,R-2,or bedroom for
Commercial second cornerlot
story R3 parcel** R-3 parcel MFR
0'unless 0'unless 28 units
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
C-2 10' abutting an abutting an 40' 40% 6000 sq ft per acre 2
Heavy 15'for R-1,R-2,or R-1,R-2,or 20'for Per duplex
Commercial second R-3 parcel R-3 parcel accessory �oQQ Sq ft unit;
story buildings cornerlot 1 per
bedroom for
MFR
P-D To be To be To be To be To be '/:acre 28 or more Flexible
Planned determined determined determined determined determined unless units per
Develop in the in the in the review in the review in the review located in acre
review review process process process the
process process downtown
and fulfills
other
criteria
NOTES:
1. *20'or the maximum height of the main building whichever is less
2. **If abutting an R-1,R-2,or R-3 parcel,then the setback for that residential district applies
3. The Bl and B2 Airport Compatibility Zones list multiple story o�ces as"normally not acceptable." The 62 Infi//Po/icy
north of the airport limits buildings to 2-stories.
4. Various residential housing types are allowed or permitted in all of the above zoninq districts
5. Parking requirements vary,but are generally less than nearby jurisdictions in an effort to reduce the size of parking lots
and to discourage automobile use.
6. Deviation from lot coveraae standards is available with discretionarv review.
Zoning and Housing Types: The City's current zoning code allows for a variety of housing
types throughout the City. For example, multiple family residential apartment units are
permitted in all commercial zoning districts, and second residential units (granny units) are
allowed in the Single Family Residential (R-1)zoning district without the need for a use permit.
Small family day care (6 or fewer children) and community care facilities are allowed in all
residential zones and in the Community Commercial zoning district without a Use Permit. Large
family day care (7 or more) and community care facilities are permitted in these districts with
the securing of a Use Permit. The City code does not include any spacing or concentration
restrictions.
The Planned Development (PD) zoning tool contained in the City Code allows for creative, well
planned housing projects, and provides for the possible relaxation of typical development
standards, as well as permitting unconventional housing types such as cooperative housing and
school dormitories.This tool was used successfully during the past planning period to approve a
compact, nicely designed infill low to moderate income housing development. The tool allowed
for the reduction in parking, street and driveway widths, density, and yard setbacks. This
Planned Development zoning remains an important tool in the City's toolbox for affordable
housing projects.
The PD tool is an overlay zoning district that technically is a rezoning. For example, an
affordable senior housing project applicant may propose to lay the PD zone over an existing R-3
(High Density Residential) zoning district to reduce parking requirements, relax yard setbacks,
and reduce access roadway widths. The application requires review and a public hearing by the
Planning Commission and a final review and action by the City Council. Affordable housing
47
2014-2019 City of Ukiah
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projects that successfully used this tool include the Cleveland Lane sweat equity project,
Mulberry Street sweat equity project,and the Cottage Lane project.
Fees and Development Review Process: The City requires payment of different fees as a
condition of development approval. These fees are lower than comparable market-rate fees for
technical plan review tasks and for fees charged by other nearby jurisdictions. Discounted fees
are levied for affordable housing projects.
Table 22—Planning Permit Fees
Planning Permit Fees Regular Affordable Housing
Site Development Permit--Major 100%cost recovery Affordable Housing: 80%cost i
recovery;
; Special Needs Housing: 60%
cost recovery
. . . ;
Site Development—Minor $450 Same
Use Permit Major 100%cost recovery Affordable Housing: 80%cost i
recovery;
; Special Needs Housing: 60% '
cost recovery
:................................................................................. :.............................................. ..:........................................................................:
Use Permit Minor $450 Same
Variance Major 100%cost recovery Affordable Housing: 80%cost �
recovery;
; Special Needs Housing: 60%
cost recovery
: : ........ : ;
Variance Minor $225 Same
. Subdivision Major 100%cost recovery Affordable Housing. 80%cost '
recovery;
Special Needs Housing: 60%
cost recovery
: : ........ : :
Subdivision Minor $900 Affordable Housing: $720
Special Needs Housing: $540
. . ........... . :
Subdivision Exception 100%cost recovery Affordable Housing: 80%cost
recovery;
; Special Needs Housing: 60%
cost recovery
. . ........... . ;
Boundary Line Adjustment $450 Affordable Housing: $360;
Special Needs Housing: $270
General Plan Amendment 100%cost recovery Same
� Annexation 100%cost recovery Same
. Rezoning 100%cost recovery Same
Rezoning Planned Unit Development 100%cost recovery Affordable Housing: 80%cost i
'..................................................................................
recovery;
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2014-2019 City of Ukiah
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Special Needs Housing: 60% ;
cost recovery
: : ........ : :
Environmental Impact Report(EIR) Consultant cost plus ; Same
15%administration
: : ........ : :
Specific Plan/Master Plan Review $1,800 Affordable Housing: 80%cost '.
recovery;
; Special Needs Housing: 60% '
cost recovery
:................................................................................. :.............................................. ..:.......................................................................:
Development Impact Fees None,except for a Developers of affordable
specific traffic impact housing projects may be
fee associated with eligible funds to help finance
the development of infrastructure improvements.
the Airport Business
Park mixed use
shopping center.
Residential sewer hook- :
up fees vary depending
upon how many
bedrooms are proposed.
The fee for a one
bedroom home is
$9,820;two bedroom
; $10,911;and a three
bedroom is$12,002.
For each bedroom
beyond 3,and for a
bedroom addition to an
existing home,the fee
is$1,091.
: : :
Example Project: The 32-unit Clara Court affordable apartment project, which received
approximately$350,000 in grants and low interest loans from the Ukiah Redevelopment Agency
for property acquisition and pre-development funds, paid approximately $450,000 in total fees
(planning permit, building permit, water, sewer, public works, electrical, planning, and fire
protection). This amounts to approximately $14,000 per unit (does not include school district
fees collected by the district). This amount appears reasonable when compared to other
jurisdictions. For example, in unincorporated Mendocino County, the cost is approximately
$17,500 per unit (pages 3-20 and 3-21, 2010 Mendocino County General Plan Housing
Element).
Fee Percentaae of Development Cost: According to the issued building permit(s) for the Clara
Court project, the total value/development costs for the project are $2,917,944. The total City
collected fees of$450,000 equate to only 15.4 percent of the development costs for the project.
The City is also deferring the electrical, water, and sewer connection fees ($413,284 of the
$450,000) until final inspection and the grant of occupancy. This will significantly contribute to
project feasibility and achievement of affordable targets because it helps to meet construction
loan underwriting requirements and reduces financing costs.
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2014-2019 City of Ukiah
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Additionally, in December, 2010, the City RDA provided an additional $450,000 to the project to
assist in clean-up of unanticipated contaminated soil.
Development Review Process:
Table 23—Development Review Process
Project Type . Approving Timeline Comment
Body
Individual single family Staff 2 to 4 weeks Plan check prior to issuance of building
; house , permit I
. . . .
Minor Subdivision City 1 to 2 months I Parcel Map 1 to 3 months
Engineer . Final Map 1 to 2 months '.
,... . ..... . . ;
Major Subdivision Planning 3 to 5 months ' Subdivision Map 2 to 3 months
Commission Final Map 1 to 2 months
and City
Council
Duplex or triplex in a R-3 Staff 2 to 4 weeks Staff review of site development plan
District
:... . . . :
Multifamily housing with Planning 2 to 3 months ' Site Development Permit
no subdivision Commission
;.. . . : �
Multifamily housing with Planning 3 to 4 months ' Site Development Permit and Subdivision '
:..ma�or subdivision : Commission.....: : MaP........ :
Mixed Residential Planning 3 to 4 months Project with no land division requires a
Commercial Use(CUP) Commission Use Permit and Site Development Permit
; Rewew by the PC
... . . : .
Planned Development Planning 3 to 4 months ' Requires a concept plan and a precise
Rezoning Commission i development plan.
and City
Council
CEQA Negative Declaration Planning Varies Processed jointly with project
Commission
:.......................................................................................................................... :............................................................................................�
CEQA EIR Planning up to 12 Processed jointly with project.
Commission months
:.. : _ : :
Site Development Permit (SDP): The review of a Site Development Permit focuses on
architecture, landscaping, parking, and other site design elements. The landscaping and
parking standards are clear and concise and the Planning Commission has the authority and
flexibility to reduce the requirement on a case-by-case basis. The architectural design findings
are similarly concise and routinely shared with project applicants early in the pre-application
discussions. The finding is not burdensome and allows for flexibility in the design of housing
structures:
°There is sufficient variety, creativity, and articulation to the architecture and
design of the structure(s) and grounds to avoid monotony and/or a box-like
uninteresting external appearance."
The Side Development Permit Review Process: Processing a typical Side Development
Permit takes approximately 6-8 weeks and includes the following steps:
50
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Step 1- Filing an Application
Applications are submitted to the City at the Planning and Community Development public
information counter at the Ukiah Civic Center—300 Seminary Avenue, Ukiah. While pre-
application review (at no cost) is encouraged, it is not required.
Step 2—Project Review Committee
The project planner will schedule the project for a roundtable discussion between the applicants
and various City Staff members to flush out issues and problems, and to provide the applicants
with a preliminary determination regarding possible conditions that may be imposed on the
project.
Step 3—Application Completeness
Within approximately 2 weeks after application submittal, the project planner will determined if
enough information has been submitted to fully understand the proposed project. If enough
information has been submitted, the application will be deemed "complete"for processing. If
not, the project planner will send a detailed letter to the applicant indicating exactly what
information is needed to fully understand the proposal.
Step 4- Environmental Review
Some Site Development Permit applications need a preliminary environmental review (Initial
Study) by the project planner. The purpose of this review is to find out if the project will cause
any adverse environmental impacts. You may be required to give us more information about
traffic, noise, etc. After reviewing all the information, the City Environmental Coordinator will
make an environmental determination.
Step 5- Public Notice
Once the project planner has completed an analysis of the proposal, and all issues have been
resolved, a public notice is published in the local newspaper describing the proposal and when
the required public hearing will be conducted. A public notice is also sent to all property owners
within 300-feet of the project site, and the project planner will physically post/stake a notice on
the subject parcel.
Step 6—Public Hearing and Action
The City Zoning Administrator or Planning Commission will conduct a public hearing, make
findings, and take action on the project. If the project is approved,the Zoning Administrator or
Planning Commission may impose conditions on the project. For information regarding the
required findings that have to be made to approve the Site Development Permit project or the
conditions of approval that may be placed on the project, contact the Ciry Planning Staff at the
number listed below.
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2014-2019 City of Ukiah
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Use Permit: The primary finding required to approve a Use Permit is that the housing project
would not have a detrimental effect on the health, safery, and general welfare of the public.
The Use Permit review process is the same as the Site Development Permit Review process.
Planned Development Rezoning: The Planned Development Rezoning tool has been the
most successful tool for creating affordable housing in the City. As indicated, it provides
flexibility with development standards such as lot sizes, yard setbacks, driveway widths, etc.
Hundreds of affordable housing units have been constructed as a result of this tool, including
two large'�sweat-equity"home ownership projects.
While the process is discretionary and involves public hearings before the Planning Commission
and City Council, it is clear and provides certainry to the communiry and developers. The
certainty is provided to the community because this rezoning proposal/application includes an
actual development plan rather than just changing the zoning classification. Certainty is
provided to the developer because the pre-application review is intimate with staff and staff is
readily available through-out the process. It is not uncommon for staff to meet with the
developer of a Planned Development project many times during the course of review to discuss
and resolve issues.
Moreover, the process is not time consuming and the cost is not restrictive given the City's fee
reduction for affordable housing projects. This is why the tool has been so successful in the
City of Ukiah.
Planned Development Rezoning Review Steps: The review process for Planned
Development projects takes approximately 3-4 months to complete.
1. Pre-application review. This is an optional step in the process that is free of change,
and provides the developer with an opportuniry to meet with staff to discuss the
proposal, identify issues, sound-board solutions, located infrastructure, and confirm
the steps in the review process.
2. Aqqlication filinq. The applicant meets with staff and files the application. If it is an
affordable housing projects,the applicant pays reduced fees.
3. Application routing. The application is routed to various departments and agencies
for review and comment.
4. Aqqlication completeness. Within approximately 2-weeks, staff determines if enough
information has been submitted to fully understand the project.
5. Environmental Review. Within 30 days from determining the application to be
complete for processing, staff makes a determination regarding compliance with the
California Environmental Quality Act.
6. Planning Commission public hearinq. Once environmental review is completed, the
project is scheduled for a public hearing before the Planning Commission.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
7. City Council public hearinq. The City Council conducts a public hearing to consider
the recommendation from the Planning Commission and to take final action on the
project.
On and Off-Site Improvement Requirements: The City requires streets, curb, gutter and
sidewalks, water and sewer connections, electrical connections and landscaping for all new
construction, including affordable housing projects.
Street Standards: The City Department of Public Works maintains a Standard Plans document
that provides housing developers with details and specifications for street, sidewalk, curb,
gutter, wheel chair ramps, sewer, water, drains and street tree improvements. All the details
and specifications are typical of a small rural city, and present no hardship or unreasonable
requirement for housing developers.
The specification for a typical residential street, curbs and gutters, and sidewalks are typical of
a small rural city, and have not resulted in a significant barrier to affordable housing projects:
RES]DENTI�,L STR�ET
�4�
`i
ir =C
•inCN�.�
�:1
Ir�
"4i ' ]k NJ.
r.,w ,��`_ `,�ti_IJ--�"1
,,,� ���Y�,.t..:.�.�,,,,
�-�r.n�aannr ;:,�.`—:�,;;�"-
i�l-dd0�yM'45n7 vY�l'S:
� If�a =u •.��.I��a�vlY�i.
��N.irr
_ .Li• ..�W ur r���r_
. +�.��s��+rvar r - irl�r�aa
w.,w�n._tik.a,�4Y...-r
i '.BI.T�-I+C.ik1[
.,+.�r�i�s`x�iJ r.+r�Y+•c4..x ..a...���
Water service connection fees are typical of a small rural City and have not resulted in a barrier
to affordable housing projects. The City owns its own electrical utility and its electrical service
connection fees are not only considered reasonable, but are in fact are less than those charged
by the Pacific, Gas and Electric Company (PG&E), which provides electrical service outside the
City limits.
The sewer connection fees charged by the City are identical to those charged by the Ukiah
Valley Sanitation District which provides wastewater service to the unincorporated areas outside
the City limits. The fees are considerably less than those charged by cities to the south in
Sonoma County.
Landscaping: Affordable housing projects are required to landscape 20% of the project site,
and this has not presented a significant barrier to past projects. The zoning code does allow a
53
2014-2019 City of Ukiah
Updated General Plan Housinq Element
reduction to the amount of landscaping depending upon the size, scale, intensity, and location
of the project.
Traffic Level of Service: Depending upon the number of units and location of a proposed
project, including affordable housing proposals, a traffic study may be required. As part of the
2004 General Plan Housing Element update, the City amended its General Plan Circulation
Element to relax the roadway level of service from a "C"to a °D" as an interim measure until
the Ciry completed a citywide traffic model and further revisions to its Circulation Element. This
has removed a barrier to affordable housing development.
It is concluded that the City's required on and off-site improvements do not present a significant
barrier to the development of affordable housing projects. This is evident because of the recent
project approvals for the Clara Court and Summercreek Village affordable housing projects,
where on and off-site improvements were not issues and did not present barriers.
What Affordable Housing Developers Can Expect: Affordable housing developers can
expect professionalism, cooperation, and a team approach from Ciry Staff on issues such as
property identification, constraints and opportunities analysis, potential funding assistance,
reduced development processing fees, and expedited time frames for permit processing.
To assist developers, the City has produced a document entitled °What You Need to Know
About Construction and Development." It is provided free upon request and is posted on the
Ciry's website.
The goal and mission of City Staff is to help shape an approvable project, and to provide
certainty to the developer in terms of fees, standards, findings, and the entirety of the permit
review process.
Military compatibility
There are no Military bases in or near the City of Ukiah or Mendocino County. However, the
City is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area
(MOA). An MOA is an area of airspace designated for military training activities and requires
the City to notify the appropriate military office when it proposes to amend or adopt a new
General Plan or when large development projects are proposed. A program has been added
requiring these tasks to be to accomplished.
Crime prevention and environmental design (CPTED)
CPTED is defined as"the proper design and effective use of the built environment that can lead
to a reduction in the fear and incidence of crime and an improvement in the quality of life."
There are ten key principals and associated strategies communities should consider when
applying the CEPTED framework to the design, development, redevelopment, and maintenance
of buildings and communiry spaces:
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1. Natural Surveillance—the design and placement of physical features to maximize
visibility and surveillance. Keeping intruders easily observable by maximizing
visibility.
Key strategies include the design, placement, and lighting of doors, windows,
walkways,gathering areas, roadways,and structures.The objectives are to eliminate
hiding places and increase the perception of human presence or supervision.
2. Natural Access Management— the physical guidance of people and vehicles.
Designing streets, sidewalks, building entrances, and neighborhood gateways to
clearly indicate public routes and discouraging access to private areas.
Key strategies include the use of real or perceived barriers such as fencing or
plantings, and other way finding elements such as lighting, signage, and artwork.
The objectives are to provide orientation and a pedestrian-friendly environment and
to discourage would-be offenders by making noncompliance obvious.
3. Territorial Reinforcement— the use of physical attributes to delineate space and
express a positive sense of ownership. Increased definition of private space to create
a greater sense of ownership and territorial control of an area.
Key strategies include the use of art, signs, landscaping, and boundary treatments
as well as the orientation and strategic placement of buildings. The objectives are to
define borders, express ownership, and communicate a space is cared for and
protected.
4. Physical Maintenance—the repair, replacement, and general upkeep of a space,
building, or area.
Key strategies include the use of low-maintenance landscaping and architectural
materials, trash collection and removal, and other programs to maintain a clean and
orderly environment. The objective is to allow for the continued use of a space for its
intended purpose.
5. Order Maintenance—the attention to minor violations and reduction of opportunities
for inappropriate behavior.
Key strategies include posting rules and expectations, using graffiti- and vandalism-
resistant materials, and imposing quick, fair, and consistent consequences for
violations.The objectives are to foster safe,orderly, and predictable behaviors.
6. Activity Support—the planning and placement of safe activities.
Key strategies include sidewalk and street level activities, such as markets,fairs, and
festivals, in key community areas. The objective is to increase the number of people
using a space,thereby enhancing visibility,social comfort and control.
7. Social Capital—the social trust, norms, and networks people draw upon to solve
common problems, foster civic engagement, and discourage inappropriate
behaviors.
Key strategies include designated gathering areas, social events, community
programs, and communication protocols or equipment.The objective is to encourage
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communication, trust, and collaboration among stakeholders and also with the
governmental agencies that serve them.
8. Land Use and Community Design—the distribution, location, and amount of land
for various uses;their density and intensity;and the design elements, strategies, and
overall character of a planning area.
Key strategies include team training for professionals involved in planning and
development activities, solicitation of community public safety concerns and
collaboration in problem solving, and incorporation of CPTED principles into planning
processes. The objectives are to create, or recreate, and manage built environments
in a manner that includes considerations for public safety.
9. Target Hardening— the making of potential targets resistant to criminal attack.
Using features such as window locks and dead bolts that prohibit entry or access.
The City could naturally reduce crime by encouraging development projects to use
these CPTED tools. Educating City staff on how CPTED principles can reduce crime
and offering incentives to residential and commercial builders who incorporate
CPTED principles into their project design could reduce crime and the overall need
for policing in the City.
Key strategies include the reinforcement of entry and exit features, law enforcement
or security presence, and security devices such as locks, alarms, and cameras. The
objectives are to increase the efforts that offenders must expend and the risk of their
being identified or apprehended in committing an offense.
10. Natural Imperatives—ensuring access to necessary goods and services including
natural light, clean air and water, healthy foods, physical activity, employment, and
housing.
Key strategies include pedestrian amenities, public parks,accessible transit systems,
quality food sources, and education and employment opportunities. The objective is
to promote healthy behaviors and reduce mental fatigue and associated risky
behaviors by meeting the biological, social,and economic needs of the population.
A program has been added to require the use of CPTED when reviewing housing development
projects.
Safety and high density housing management
The Ukiah Police Department has participated in a program that brings law enforcement
together with the owners and managers of high density housing complexes to devise strategies
for keeping the facilities safe. While funding for the program remains uncertain, the Police
leadership believe it represents the best approach to increasing safery and reducing police calls
to high density apartment complexes.
Are there affordable housing units in the community that are at-
risk of being converted to market rate units?
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There are affordable housing units throughout California which were built 30 years ago with
federal low-interest mortgages from the U. S. Department of Housing and Urban Development
with an agreement that the rents of these units be kept at a level affordable to low income
households. State Government Code §65863.10 requires owners of such projects to provide at
least nine months notice of contract termination or prepayment of federal assistance to tenants
and public agencies. State law requires an analysis cover a ten-year period, and be divided into
two periods, coinciding with updates of the Housing Element. There are three general cases
that can result in the conversion of publicly assisted units:
1. Prepayment of HUD Mortgages: Section 221(d)(3). Section 202 and Section 236: A
Section 221(d)(3) is a privately owned project where the U. S. Department of Housing
and Urban Development (HUD) provides either below market rate loans or a subsidy to
the tenants. With Section 226 assistance, HUD provides financing to the owner to
reduce the costs for tenants by paying most of the interest on a market rate mortgage.
Additional rental subsidy may be provided to the tenant. Section 202 assistance provides
a direct loan to non-profit organizations for project development and rent subsidy for
low income tenants. Section 202 provides assistance for the development of units for
physically handicapped, developmentally disabled, and chronically mentally ill residents.
2. Opt-outs and expirations of project based Section 8 contracts: Section 8 is a federally
funded program that provides subsidies to the owner of a pre-qualified project for the
difference between the tenant's ability to pay and the contract rent. Opt-outs occur
when the owner of the project decides to opt-out of the contract with HUD be pre-
paying the remainder of the mortgage. Usually, the likelihood of opt-outs increases as
the market rents exceed contract rents.
3. Other: Expiration of the low income use period of various financing sources, such as the
Low-Income Housing Tax Credit (LIHTC), Bond financing, density bonuses, California
Housing Finance Agency (CFHA), Community Development Block Grants (CDBG) and
HOME funds and redevelopment funds. Generally, bond-financing properties expire
according to a qualified project period or when the bonds mature. Former properties
funded with Redevelopment Agency funds generally require a minimum affordability
term of 30 years.
There is one subsidized housing development that was at risk of conversion to market rate.
�However� according to ownership, Ukiah Autumn Leaves, a non-profit tax exempt corporation comment��ia�:L�nay°s �o�ent 6i6iia aaa
has extended its Section 8 project based voucher financing. The result is the project will not a'S°°S5;°°ab°°`"°�'"°Lea"es.
convert to market rate for at least an additional 10 years.
While the need is limited,this Housing Element includes a Program calling for the establishment
of an At-Risk Unit Program to address the issue of at-risk unit loss.
Table 24—Multi-Family Projects on the Market in 2013
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Name/Address Asking Price Units Price/Unit Year on Market
740 EI Rio Street $249,000 2 $124,500 2013
Mason Street $895,000 8 $111,875 2013
State Street $1,150,000 3 $383,333 2013
Average $206,569
Source:www.loopnet.com
�fh�, City will contact qualified non-profit organizations or other agencies and explore comme�t��is�:L,nay°s �omment 6i6i�a the
� • City will contact qualified non-profit organizarions
opportunities to assist and facilitate the transfer ownership of"at risk� UllltS. POt2lltldl fUC1CIIClg orotheragenciesandexploreoppor[unitiestoassist
SOUI'C2S Illdy IIIC�UC�2: and facilitate the transfer ownership of"at risk"
units.
• The City of Ukiah General Fund
• State Department of Housing and Community Development
• Mendocino County Housing Authority
• Burbank Housing Development Corporation
A Note on Greenhouse Gas Emissions and Global Warming
The greenhouse effect is a natural phenomenon whereby the Earth's heat is trapped in the
atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface
temperature on Earth favorable to life. Industrialization and the population explosion that have
occurred over the past 200 years have been accompanied by a substantial increase in the use
of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase
in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions have
in turn exacerbated the greenhouse effect, which appears to be the cause of the increase in the
temperature of the Earth's surface and the lower layers of its atmosphere.
According to California Assembly Bill 32, "Global warming poses a serious threat to the
economic well-being, public health, natural resources, and the environment of California. The
potential adverse impacts of global warming include the exacerbation of air quality problems, a
reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea
levels resulting in the displacement of thousands of coastal businesses and residences, damage
to marine ecosystems and the natural environment, and an increase in the incidences of
infectious diseases,asthma, and other human health-related problems."
The Legislature also found that Global warming "will have detrimental effects on some of
California's largest industries, including agriculture, wine, tourism, skiing, recreational and
commercial fishing, and forestry. It will also increase the strain on electricity supplies necessary
to meet the demand for summer air-conditioning in the hottest parts of the state."
What Are the Sources of Greenhouse Gases? In the U.S., our greenhouse gas emissions
come mostly from energy use and fossil fuel combustion (automobiles). These are driven
largely by automobile use, the current manner of economic growth, fuel used for electricity
generation, and weather patterns affecting heating and cooling needs. Energy-related carbon
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dioxide emissions, resulting from petroleum and natural gas, represent 82 percent of total U.S.
human-made greenhouse gas emissions. Transportation causes 38% of greenhouse gas
emissions in California.
Land Use and Greenhouse Gas: Over the past 50 years, urban sprawl in the immediate
vicinity of Cities has increased dramatically. Locally, urban development has occurred in an
unstructured manner outside the Ukiah City limits.
These resulting areas are characterized by low-density; have increased distances between
residential areas and workplaces, businesses and services; are ill suited to modes of
transportation other than the automobile; have relatively less attractive central areas; and many
have vacant lots and underused or abandoned buildings.
Increase in automobile trips: Sprawling low density urban development generates
automobile trips that lead to substantial greenhouse gas emissions and, more specifically,
carbon dioxide (CO2) emissions. Indeed, the automobile is the preferred if not the only
possible choice for transportation. As public transit choices, walking and cycling are often
unavailable, uneconomical, or inaccessible. Moreover, in urban areas, an increase in the use of
the automobile is accompanied by an increase in the number of vehicle trips and in the
distances traveled.
Conclusion: In response to greenhouse gas emissions and global warming, as well as other
basic planning principals, a Guiding Principle for future housing development is to promote
green and sustainable building, water conservation, energy efficiency, pedestrian orientation,
and careful infill development.
Implementing programs are included to fulfil this Guiding Principle.
Opportunities for Energy and Water Conservation
There are positive opportunities for fulfilling the Guiding Principle to increase energy and water
conservation and efficiency in housing developments.
Energy Conservation: The City is currently operating a housing rehabilitation program with
the use of HOME grant funds. This program requires recipients to focus on energy efficiency
measures and to date nearly$400,000 has been utilized to improve existing housing units. The
City is poised to continue this program if successful in securing additional HOME grant funds in
the future.
The City also owns its own electric utility and offers a number of energy conservation incentives
and rebates for residential development.These include:
Energy Efficiency&Solar Program
Energy Efficiency Air Conditioning and Heat Pump Rebate Program
Weatherization Rebate Program
Energy Efficiency Water Heater Rebate Program
Energy Efficiency Appliance Rebate Program
Residential Lighting Program
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The programs include higher incentive rebate amounts for lower income households.
The City is committed to continuing these programs and not only encouraging energy
conservation, but taking the steps to really making it happen.
Water Conservation: The City has been proactive in water conservation matters and offers
both indoor and outdoor water conservation tips on its website. The Planning Commission has
consistently raised water conservation issues when reviewing proposed development projects
and routinely requires native drought tolerant plant species in landscaping plans.
The City is committed to continuing these approaches to water conservation.
Housing Goals
Table 25-2009-2014 and 2014-2019 Housing Goals Comparison
2009-14 Housing Goals 2014-2019 Housing Goals
Goal H-1:Conserve,rehabilitate,and improve the existing Goal H-1:Conserve,rehabilitate,and improve the existing housing
housing stock to provide adequate,safe, energy efficient, stock to provide adequate, safe, energy efficient, and decent
and decent housing for all Ukiah residents. housing for all Ukiah residents.
Goal H-2: Provide housing for all economic segments of Goal H-2: Provide housing for all economic segments of the
the community. community.
Goal H-3: Expand affordable housing opportunities for Goal H-3: Expand affordable housing opportunities for persons
persons with special housing needs such as the homeless, with special housing needs such as the homeless, mentally ill,
� menWlly ill, physically disabled, households with very low physically disabled,households with very low and low to moderate
to moderate incomes,senior citizens,farm workers,female incomes,senior citizens,farm workers,female heads of households
heads of households with children under 1S years old,and with children under 18 years old,-ar�first time homebuyers and the
first time homebuyers. developmentally disabled.
Goal H-4: Promote well planned and designed housing Goal H-4: Promote well planned and designed housing
opportunities for all persons regardless of race, gender, opportunities for all persons regardless of race,gender,age,sexual
age,sexual orientation,marital status or national origin. orientation,marital status or national origin.
Goal H-5:Use land effectively to meet housing needs and Goal H-5: Use land effectively to meet housing needs and to
to implement smart growth, green building, and implement smart growth, green building, and sustainable
sustainable development policies with a focus on infill development policies with a focus on infill development.
develo ment.
Goal H-6: Maintain a collaborative working relationship Goal H-6: Maintain a collaborative working relationship with all
with all groups and organizations dedicated to providing groups and organizations dedicated to providing affordable housing
affordable housing in the community, and ensure broad in the community, and ensure broad public participation in the
public participation in the development of housing goals development of housing goals and policies.
and policies.
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Housing Goals and Policies
What do we want to Havuen?
Goal H-1
��We want to conserve, rehabilitate, and improve the existing housing stock to provide
adequate,safe, energy efficient,and decent housing for all Ukiah residents."
Policies to Support Goal H-1
H-1.1: Promote and encourage the rehabilitation of existing residential units.
H-1.2: Promote the use of sustainable and/or renewable materials and energy technologies
(such as solar and wind)in rehabilitated housing when possible.
H-1.3 Preserve at-risk housing units.
H-1.4 Improve the safety for residents at high density apartment complexes.
Implementing Tasks
How Results Will be Achieved
H-i.a: By the end of 2015,develop and implement a residential rehabilitation program with an
emphasis on improving safety,comfort and energy efficiency.
H-l.b: Work with the City Public Utility Department to potentially expand the City's Energy
Efficiency Public Benefits Fund.
H-l.c: Provide informational materials to the public regarding sustainable and green building
materials.
H-l.d: Consider measures that would preserve/conserve existing mobile home parks, such as
a mobile home rehabilitation program, conversion to ownership program, infrastructure
improvement incentives,rent stabilization,etc.
H-l.e Develop an At-Risk Units Program: Maintain an inventory of at-risk affordable housing
units and work with properry owners and non-profit affordable housing organizations
to preserve these units by identifying and seeking funds from Federal, State, and local
agencies to preserve the units.
H-i.f Work closely with the Ukiah Police Department and local apartment complex managers to
keep housing safe. Consider funding mechanisms for increasing public safety.
H-1.g Refer all proposed General Plan amendments to the appropriate military offices for review
and comment. Revise the planning permit application form to include this step of
referral.
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Tracking Progress
How Success Wi//be Measured
Measuring success is the key to knowing if the goal of Conserve, rehabilitate, and improve the
existing housing stock is being pursued and if progress is being made. To track progress, the
annual General Plan Housing Element Progress Report must ask and answer the following
questions:
• What progress has been made to Conserve, rehabilitate, and improve the existing
housing stock?
. What specific tasks are planned for the next year that will increase success?
• Has internal consistency with other Elements of the General Plan been achieved
and maintained?
Why is this Goa/important?
The 2008 Housing Conditions Survey revealed that 77%of the local housing stock was more 25
years old, and that 37% or 1,445 units needed moderate repairs, 0.9% need substantial
repairs, or and (23.4%) minor repairs. Additionally, the survey found that 567 residential units
needed window replacement or repair, and only 44% of the units showed evidence of window
insulation. In 2014,this housing stock has aged further.
A decent place to live is basic to human dignity and helps define a community's quality of life.
The current housing situation in Ukiah does not provide enough decent housing for extremely
low income, very low income, low income, and persons in special need. It restricts opportunity
for seniors and young adults to remain in the community. It limits the ability of teachers and
other public service employees, people who work in local businesses and people who provide
child care and elder care to find housing so that they can live in the community where they
work.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
One of the Guiding Principles is to promote and support green and sustainable building,
increase energy efficiency, and respond to climate change. This goal and associated policies
correspond directly to this Guiding Principle.
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Goal H-2 � Formatted Table
'�We want to provide housing for all economic segments of the community."
Policies to Support Goal H-2
H-2.1: Ensure that adequate residentially designated land is available to accommodate the City's
share of the Regional Housing Need.
H-2.2: Continue to allow placement of manufactured housing units on permanent foundations in
residential zoning districts.
H-2.3: Encourage new condominium development to provide housing for persons desiring to
"scale-down" their housing circumstances and to provide broader opportunities for first-time
home buyers and moderate income persons.
H-2.4: Continue to consider and explore HOME grant,CDBG and other funding sources to
facilitate housing affordable to extremely low,very low and low income households.
H-2.5: Continue to support the Ukiah Homeless Service Planning Group and homeless support
services in all ways feasible.
�
Implementing Tasks
How Resu/ts Wi//be Achieved
H-2.a: Provide copies of the inventory of vacant and underdeveloped land for public distribution.
H-2.b: Work with public transit providers and developers to encourage housing development
located close to public transit facilities.
H-2.d: Review the zoning code and determine if any constraints to condominium developments
and cooperative living projects exist,and if so,eliminate the constraints.
H-2.e: As Staff and resources allow, assist the Ukiah Homeless Services Planning Group in all
ways possible.
H-2.f: The zoning code shall be amended to allow homeless facilities without the requirement
for a Use Permit in the M Manufacturinq ''' '��,.,., ''�mm���," zoning district. The zoning
code shall require a Site Development Permit and facility management plan, and reasonable site
development standards for homeless facilities, pursuant to California Government Code Section
65583.
H-2.g: Do not permit the conversion of rental units to condominium units unless the City's
amount of rental units is sufficiently adequate.
H-2.h: Do not ermit the conversion of sin le famil residential homes to rofessional offices
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unless the City's amount of residential units is sufficiently adequate.
H-2.i: Adopt an Inclusionary Housing Ordinance by 2017 that requires below-market rate
housing to be included as part of residential projects as follows:
1. 20 percent of the units in a rental housing project of five or more units shall be
affordable to very low and low-income households.
2. 20 percent of the units in a for-sale project of five or more units shall be affordable to
very low to moderate-income households.
3. All housing projects involving 2 to 4 units shall pay a housing impact fee if established by
the City.
4. Alternative methods of ineeting the intent of the inclusionary requirements such as the
payment of an in-lieu fee deposited in the Housing Fund, or providing land for the
construction of affordable units may be permitted under certain circumstances.
5. Inclusionary units shall be constructed, rather than in-lieu fees being paid for larger
housing developments. The threshold for this requirement shall be established in the
Zoning Ordinance.
6. The amount of in-lieu fees shall be established by a resolution of the City Council and
bear a relationship to the difference between the sales price between market-rate versus
affordable housing units.
7. The allocation of inclusionary units among the income categories shall resemble the
proportion of extremely low, very-low, low, and moderate income units identified in the
Regional Housing Needs Determination to the maximum feasible extent.
H-2.j: Adopt the following minimum standards for inclusionary housing units:
1. The exterior appearance of inclusionary units shall not be different than for other units in
the housing development of which they are a part; and
2. Inclusionary units shall be dispersed or distributed throughout the development rather
than being concentrated in one portion of the development.
H-2.K: Prepare a Nexus Study by 2017 to determine if a nexus can be established requiring the
developers of large residential and commercial projects to construct needed affordable housing
units on site or in another appropriately zoned location near the place of employment and/or pay
a housing impact fee. If a nexus can be established, adopt the affordable housing requirement
or housing impact fee. The Nexus Study shall include an analysis of housing impacts on public
safety and the possible development of a Public Safety Impact fee for certain types of
development.
H-2.1: Identify and meet with nonprofit builders who specialize in building housing for extremely
low-income households. This effort is designed to build a long-term partnership in development,
gain access to specialized funding sources, identify the range of local resources and assistance
needed to facilitate the develo ment of housin for extremel low-income households, and
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promote a variety of housing types, including higher density, multifamily supportive, single room
occupancy and shared housing.
H-2.m: Work in conjunction with other agencies to jointly develop and implement a program
that is designed to address the needs of the extremely low income households in the City. At
least annually and on an on-going basis contact agencies and developers to facilitate
implementing the program. Actions to be considered for inclusion in the program include
prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring
housing types and construction methods to promote housing for ELI citizens.
H-2.n: Amend the zoning ordinance to be consistent with Senate Bill 2. All transitional and
supportive housing shall be considered a residential use and only those restrictions that apply to
other residential uses of the same type(single family residential, duplex, multi-family, etc.) shall
be imposed.
H-2.o: Post the sites inventory map and housing development in commercial zones information
on the City's website and prepare hard-copy informational handout material for property owners
and developers.
H-2.p: Within 1-year of adoption of the Housing Element,conduct a roundtable meeting with
non-profit housing sponsors and developers to educate and share information about vacant and
underutilized sites,the planned development tool,the lot consolidation process,and incentives
offered by the City.
H-2.q: To ensure adequate sites are available throughout the planning period to meet the City's
RHNA, the City will continue to annually update an inventory that details the amount, type, and
size of vacant and underutilized parcels to assist developers in identifying land suitable for
residential development and that also details the number of extremely low-, very low-, low-, and
moderate-income units constructed annually. If the inventory indicates a shortage of available
sites,the City shall rezone sufficient sites to accommodate the City's RHNA.
� The City has identified residential capacity within the mixed use zone to accommodate 284 units
of the City's RHNA for lower-income households. To ensure sufficient residential capacity is
maintained within this zone to accommodate the identified need of 284 units, the City will
develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to
Government Code Section 56863. Should an approval of commercial development result in a
reduction of capacity within mixed use zones below the residential capacity needed to
accommodate the remaining need for lower-income households, the City will identify and zone
sufficient sites to accommodate the shortfall on land zones exclusively for residential multifamily
use allowing at least 16 du/acre.
� H-2.r: Facilitate the consolidation of smaller, multi-family parcels by 1) publicizing the
underutilized sites inventory on the City's website, and 2) providing technical assistance to
property owners and developers in support of lot consolidation. To encourage development of
quality housing at prices lower income households can afford on smaller,multi-family parcels,the
City will meet with non-profit sponsors and developers to promote strategies and the creation of
lot consolidation incentives.
1-I-2.s : As a part of the Zonin� Code Update, the City will continue to explore d Vdl'i2ty Of Formatted:Font:(Default)Tahoma,10 pt
measures and make revisions as appropriate to promote higher density and mixed used
development such as lot coverage setback, heights or other development standards
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H-2.t H-5.1 The Citv will review and revise,as appropriate,the procedure for providinq reasonable
accommodation(Section 9186)to address constraints on the maintenance,improvement and development
of housinq for persons with disabilities. Revisions include findinqs such as"....impacts on surroundinq
uses....","......attributes of the property and structure"and"alternative reasonable accommodation".
Tracking Progress
How Success Wi//be Measured
Measuring success is the key to knowing if the goal of providing housing for all economic
segments of the community is being pursued and if progress is being made. To track progress,
the annual General Plan Housing Element Progress Report must ask and answer the following
questions:
. What progress has been made to housing for all economic segments of the
community? What specific tasks have been accomplished?
• What specific tasks are planned for the next year that will increase success?
. Has internal consistency with other Elements of the General Plan been achieved and
maintained?
Why are this Goa/and these Po/icies important?
This Goal and its associated policies are important because they ensure an ongoing effort to
provide clean and safe shelter to all citizens in need.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
This goal and its associated policies relate directly to Guiding Principal number 1.
�a0a�l H-3 COmment[KT16]:HCD:add low income and
� people with disabilities in the pmgam
"We want to expand affordable housing opportunities for persons with special housing
needs such as the elderly, homeless, mentally ill, physically disabled, households with
very low to moderate incomes, senior citizens, Female heads of households with children
under 18 years old, and first time homebuyers."
Policies to Support Goal H-3
H-3.1: Establish working relationships with local groups and organizations that provide special
needs housin .
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H-3.2: As Staff resources allow, be aggressive in pursuing State and Federal funding for very
low, low and moderate income housing developments, particularly for those with special needs
such as senior citizens.
H-3.3: Allow senior housing projects to be developed with parking requirements less stringent
than those specified in the Zoning Ordinance,where found to be consistent with maintaining the
character of the surrounding neighbourhood.
H-3.4: Provide density bonuses to projects that provide a required percentage of total units
affordable to very-low and low-income households and for units meeting the special housing
needs identified in this Element.
H-3.5: Identify and support programs that address the housing needs of special needs groups
and work with local organizations that can address their housing needs.
H-3.6: Utilize the housing rehabilitation program to fund the construction of renovations and
improvements that improve the accessibility to housing for seniors and persons with disabilities.
H-3.7: Encourage affordable housing for first time homebuyers,and young families.
Implementing Tasks
How Resu/ts Wi//be Achieved
H-3.a: Special Needs Rental Housing: Support applications to State and federal agencies such as
HCD, State Treasurer's O�ce, HUD and USDA for affordable rental housing financing to provide
shelter for very low-income families and special needs households.
H-3.b: Increase housing opportunities for persons with disabilities consistent with the fair
housing and disability laws, and encourage physical access to and within residential units and
areas during the development review process.
H-3.c: Review the zoning code and consider eliminating regulatory constraints to special needs
housing projects.
H-3.d: Continue to support and assist farmworker housing advocates by providing technical
assistance with development applications; lower planning application fees for affordable housing
projects,and identifying potential sites for farm worker housing.
H-3.e: Amend the zoning code to define and allow Single Room Occupancy(SRO)developments
in the Medium Density(R-2)and High Density(R-3)zoning districts.
Tracking Progress
How Success Wi//be Measured
Measuring success is the key to knowing if the goal of expanding affordable housing
0 ortunities for ersons with s ecial housin needs is bein ursued and if ro ress is bein
67
2014-2019 City of Ukiah
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made. To track progress, the annual General Plan Housing Element Progress Report must ask
and answer the following questions:
• What progress has been made to expand affordable housing opportunities for
persons with special housing needs? What specific tasks have been accomplished?
• What specific tasks are planned for the next year that will increase success?
• Has internal consistency with other Elements of the General Plan been achieved and
maintained?
Why are this Goa/and these Po/icies important?
This goal and its associated policies are important because one of the important identified
housing needs in the City of Ukiah is clean and safe housing for citizens with special needs.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
This goal and its associated policies relate directly to Guiding Principal number 1.
Goal H-4
°We want to promote well planned and designed housing opportunities for all persons
regardless of race,gender,age,sexual orientation, marital status or national origin."
Policies to Support Goal H-4
H-4.1: Continue to promote non-discrimination in housing in Ukiah.
H-4.2: Work with local housing providers to understand local discrimination issues and what
steps can be taken to resolve those issues.
Implementing Tasks
How Resu/ts Wi//be Achieved
H-4.a: Continue to refer housing discrimination complaints to Legal Services of Northern
California, State Fair Employment and Housing Commission, and the U.S. Department of Housing
and Urban Development(HUD).
H-4.b: �BDistribute ^�•^'^^� �^�' ^��'�^ ��•��'�"'^ housing discrimination public information and comment[�i��:xcn:�h�,�epoi��yto
make it available at� a varietv of communitv locations like the Ukiah Civic Center and on the '°��"aeeXPa°S'°°°fp°bi;°'"f°""at'°°
68
2014-2019 City of Ukiah
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City's website.
Tracking Progress
How Success Wi//be Measured
Measuring success is the key to knowing if the goal of promoting well planned and designed
housing opportunities for all persons is being pursued and if progress is being made. To track
progress, the annual General Plan Housing Element Progress Report must ask and answer the
following questions:
• What progress has been made to expand affordable housing opportunities for
persons with special housing needs? What specific tasks have been
accomplished?
. What specific tasks are planned for the next year that will increase success?
• Has internal consistency with other Elements of the General Plan been achieved
and maintained?
Why are this Goa/and these Po/icies important?
This goal and its associated policies are important because in the Ciry of Ukiah housing is a
right not a privilege, and clean and decent housing must be available to all citizens.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
This oal and its associated olicies relate directl to Guidin Princi al number 1.
Goal H-5
°We want to use land effectively to meet housing needs and to implement smart
growth,green building,and sustainable development policies with a focus on infill
development."
Policies to Support Goal H-5
H-5.1: Housing DesicLn: Assure that new housing is well-designed to enhance Ukiah's
neighborhoods and the community as a whole.
H-5.2: Housing Desic�n: Support and encourage affordable housing projects that use sustainable
and green building design and techniques.
H-5.3: Innovative Site Desian: Support and encourage compact infill development that provides
extremely low,very low, low or moderate income level housing that is safe,liveable.
H-5.4: Mixed Use: Encourage the development of mixed residential and commercial uses in the
commercial zoning districts where the viability of the commercial activities would not be
adversely affected.
H-5.5: Live/Work Developments. Encourage live/work housing developments particularly in the
Downtown. Live/work units rovide local workforce affordable housin , enerate additional
69
2014-2019 City of Ukiah
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economic activity in the community, and improve the jobs/housing balance. Encourage
opportunities for live/work developments where housing can be provided for workers on-site or
caretaker or other types of housing can be provided in appropriate locations.
H-5.6: Infill Development. Support careful well-designed infill housing development in areas
currently served by City services.
H-5.7: Sustainable Development. Encourage and support sustainable site planning and
development.
Implementing Tasks
How Resu/ts Wi//be Achieved
H-5.a: Apply the CEQA Infill Exemption when possible and perform expedited review for well
designed,compact projects using green and sustainable design and building techniques.
H-5.c: Prepare and present a green building/sustainable development incentive tool(s) for
consideration that could include expedited permit processing, density bonuses and relief from
parking and other zoning requirements.
H-5.d: Green Building Codes: Consider Amending the building and zoning codes to identify and
remove constraints to green-building, resource conservation, and alternative energy generation
and establish green building and sustainable practice requirements for new developments,
remodels and retrofits. Topics to be included are: Green building materials and practices, Passive
solar design and siting, Energy efficient heating and cooling technology, Alternative water
storage,wastewater treatment and reclamation,and storm-water management systems
H-5.e: Continue to administer the solar and energy efficiency rebate programs.
H-5.f: Assist developers and housing development agencies in incorporating green building,
energy conservation, and alternative energy generation into their projects by providing
information about resources and links to local organizations such as local renewable energy
system designers and installers, rebates, energy-rating systems, and funding, on the Housing
Resources website.
H-5.g: Promote energy and water conservation education programs that address steps to
energy and water efficiency, benefits of weatherization and weatherization assistance programs,
and information of onsite renewable energy generation technologies and financing options.
H-5.h: Promote stormwater management systems for mutli-family housing developments that
have multiple benefits such as bio-swales to reduce downstream flooding, contamination of
streams and rivers, fire hazard, and irrigation needs and to distribute stormwater and recharge
groundwater.
H-5.i: Reduce electricity and natural gas demands by promoting the use of renewable energy
technologies in residential and mixed-use projects. Strongly promote solar energy generation,
use of solar water heaters, and assive solar desi n in new housin and, es eciall , multi-famil
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2014-2019 City of Ukiah
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housing both prior to and during project review.
H-5.j: Work with developers to create residential neighborhoods with mixed housing densities,
types, and housing affordability levels that promote human interaction, neighborhood-scale
services and facilities,safety,and connectivity to schools, neighborhoods,and commerce.
Tracking Progress
How Success Wi//be Measured
Measuring success is the key to determining if land is being used effectively to meet housing
needs and to implement smart growth,green building,and sustainable development policies,and
if progress is being made. To track progress,the annual General Plan Housing Element Progress
Report must ask and answer the following questions:
• What progress has been made to determining if land is being used effectively to
meet housing needs and to implement smart growth, green building, and
sustainable development policies,? What specific tasks have been accomplished?
. What specific tasks are planned for the next year that will increase success?
. Has internal consistency with other Elements of the General Plan been achieved
and maintained?
Why are this Goa/and these Po/icies important?
The goal and its associated policies are important because the City recognizes that the way in
which housing is designed and constructed, and where it's constructed can adversely impact
neighborhoods, the City, the region, the state, and ultimately the health of the planet. We
want progressive, healthy, and safe housing for all residents.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
This goal and its policies directly relate to Guiding Principle No. 4
Goal H-6
��We want to maintain a collaborative working relationship with all groups and
organizations dedicated to providing affordable housing in the community, and ensure
broad public participation in the development of housing goals and policies."
Policies to Support Goal H-6
H-6.1: Continue to encourage and facilitate public participation in the formulation and review of
the City's housing and development policies.
H-6.2: Assume a Leadership Role in the development of all types of needed housing in the
community.
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2014-2019 City of Ukiah
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Implementing Tasks
How Resu/ts Wi//be Achieved
H-6.b: Develop a Housing Resources webpage that may be used to facilitate the development
and improvement of affordable housing. Included on the webpage could be items such as
funding resources, affordable housing development agencies and developers, energy
conservation and green-building resources and services.
H-6.c: Conduct periodic meetings with developers, non-profit housing development agencies,
the Ukiah Police Department and others to identify constraints to development of affordable
housing and use the information gained to consider zoning code amendments.
Tracking Progress
How Success Wi//be Measured
Measuring success is the key to determining if a collaborative working relationship with all groups
and organizations is being maintained and if broad public participation is occurring. To track
progress, the annual General Plan Housing Element Progress Report must ask and answer the
following questions:
. What specific tasks are planned for the next year that will increase success?
. Has internal consistency with other Elements of the General Plan been achieved
and maintained?
Why are this Goa/and these Po/icies important?
This goal and its associated policies are important because communication and relationship
building in the community is essential to understanding and successfully addressing the true
housing needs.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
This goal and its policies are fundamental to all the Guiding Principles.
Five Year Quantified Objectives
Extremely low Very Low Low Moderate Above
Moderate
Construction 9 11 7 7 20
Rehabilitation 15 5 5 0 0
Conservation 15 15 15 0 0
Preservation
TOTAL 39 31 27 7 20
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2014-2019 City of Ukiah
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Construction: Construction of housing and housing starts of all types has slumped dramatically
over the past several years. However, the City is working with a number of local housing
developers to potentially create new senior and student housing opportunities.
Rehabilitation: The City is currently administering a housing/sewer lateral testing and
rehabilitation program using $500,000 of HOME grant funds. The eligible recipients extremely
low, very low and low income properry owners. It is anticipated that the average sewer lateral
rehabilitation project will utilized approximately $20,000 in funds, so that the City expects to
complete a total 25 projects with the currently available funding.
Conservation/Preservation: Implementation measures are included to preserve and conserve
existing residential units. Measure H-l.d calls directs the City to consider steps to preserve and
conserve the existing 462 affordable mobile home units that house a significant number of
extremely low income seniors. Such steps could potentially include a specific rehabilitation
program for mobile home units. The 462 mobile home units were surveyed in 2009 and it was
discovered that the majority of the 135 survey responses received were from senior tenants in
the e�remely low and very low income category. These are the units that are targeted for
p reservation/conservation.
NOTE:
Extremely Low 1-person household:$11,250
Very Low 1-person household:$19,550
Low 1-person household:$31,250
Moderatel-person household:$39,050
Annual Reporting
California Government Code Section 65400 requires each city and planning agency to prepare
an annual report on the status of the General Plan housing element and its progress with
implementation. The annual reports are required to contain the following information:
1. A cover sheet with the name and mailing address of the reporting local government,the
name, phone, fax and email numbers for the contact person, and the calendar year of
the reporting period.
2. The following data for assessing progress in meeting the local government's regional
housing needs allocation ("RHNA'�:
3. Total allocation of housing units for the RHNA planning period and allocation by
household income levels(i.e.,very low, low, moderate, above moderate).
4. Number of permits for new residential units actually issued by the local government for
each year of the RHNA planning period by household income level (i.e., very low, low,
moderate, above moderate).
5. Total number of permitted units by household income level, total number of permitted
units issued by year, the unfulfilled regional housing need allocation by household
income level, and the total remaining unfulfilled RHNA.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
6. For each housing development affordable to moderate- or lower-income households
including mixed-income multifamily projects for which building permits were issued
during the reporting period,the following information:
. Identifying information for each project (e.g., address, intersection, or assessor's
parcel number).
• Unit category (i.e., single family, 2-4 units, 5 or more units, second-unit,
mobilehome).
• Tenure of the unit(s) (i.e., owner or renter), where apparent at time of project
application.
• Total number of units affordable to each of the following household income
groups at initial occupancy: very low-income, low-income, moderate-income and
above moderate-income when included as part of a mixed-income multifamily
development.
• Monetary/financing programs used to achieve affordability (e.g., state, federal,
or local financial assistance, and including tax credits and bond financing).
• Non-monetary programs used to achieve affordability and utilizing some form of
deed restrictions or covenants running with the land (e.g., density bonus,
inclusionary zoning).
• Any other methods used to achieve affordability at initial occupancy and
including an explanation of how the affordability of the units was determined.
For units that are affordable to lower- or moderate-income households without
direct governmental assistance, the report shall include the initial projected sales
price or rent of the unit, and the maximum qualifying household income levels
applicable at the time of initial sale or rent as determined pursuant to Health and
Safety Code sections 50052.5(b) and 50053(b) and California Code of
Regulations,Title 25, Division 1,Chapter 6.5, Sections 6918 and 6920
7. Report the total number of units affordable to above moderate-income households for
which building permits were issued during the reporting period by unit category (i.e.,
single family, 2-4 units, 5 or more units, second-unit, and mobilehome).
8. For each program identified in the housing element pursuant to the requirement of
subdivision (c)of Government Code 65583,the following information:
. Name of the program.
• Objective of the program as set forth in the housing element.
• Deadline for achieving the objective as set forth in the housing element.
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2014-2019 City of Ukiah
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• Status of program implementation as of the end of the annual reporting period
listing dates of specific milestones or accomplishments, and quantified to the
extent applicable and possible(e.g., 25 acres rezoned to R-4 on June lst).
9. Notwithstanding the foregoing, for a city or county which has issued permits for 1,500
or more multifamily units in the reporting period, the following reporting requirements
apply applies:
• The city, county, or city and county is not required to report the information
required by section (c) above on a project-by-project basis for projects of less
than 25 units, but may report the information as summary data for the reporting
period.
Information related to affordability on the units in projects of less than 25 units may be
provided based on information other than building permit information. However, if the
information is not based on building permits, the jurisdiction must provide an explanation as to
how these units were determined to be assigned to the reporting period. Upon request by the
Department, the city or city and county shall provide back-up documentation for the
information provided.
The City will review its annual reports with the Planning Commission and City Council and will
submit them to the State Department of Housing and Community Development.
Consistency with Other General Plan Elements
The Draft General Plan Housing Element Update has been guided by the Vision Statement and
goals and polices of the existing General Plan. The General Plan Vision Statement includes the
following:
We Envision........development that provides a mix of housing types and
process."
The Draft updated Housing Element fulfils this vision.
Preliminary review of the goals and polices of other General Plan Elements reveals no
inconsistencies and therefore no need to amend the General Plan. Specifically, no proposed
goal, policy, or implementing program requires a modification to General Plan land use
classifications, street levels of service, infrastructure policies, open space goals, or natural
resource protection policies.
As housing development projects are proposed and the City or Redevelopment Agency
undertakes housing activities, the goals and policies of all General Plan Elements/Chapters are
examined to ensure consistency. In the event that a proposed project or housing activity is
inconsistent with the General Plan, the project applicant or City Staff could initiate an
amendment to the Plan to accommodate the project or activity. This process involves internal
staff review, CEQA compliance, a public hearing before the Planning Commission, and a public
hearing before the City Council.
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2014-2019 City of Ukiah
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00
'v
APPENDIX A
Housing Program Implementation:
What, Who, How Much, and When?
Implementation Responsibility Potential Funding Time Frame
Program
H-l.a: Residential City Staff(Planning HOME Grant 2014-2019
rehabilitation program and Community CDBG Grant
Development and
Economic
Develo ment
H-l.b:Expand the City's City Staff(Electric Public Benefits Fund 2015
Energy Efficiency Public Utility
Benefits Fund.
H-l.c: Provide informational City Staff(Planning General Fund 2014-2019
materials to the public and Community
regarding sustainable and Development
reen buildin materials.
H-l.d:Consider measures City Staff(Planning General Fund 2015-2019
that would reserve/conserve and Community
existing mobile home parks Development
such as a mobile home
rehabilitation program,
conversion to ownership
program, infrastructure
76
2014-2019 City of Ukiah
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improvement incentives,
rent stabilization,etc.
H-l.e: Develop an At-Risk City Staff(Planning General Fund 2014-2019
Units Program: Maintain and Community
an inventory of at-risk Development
affordable housing units
and work with property
owners and non-profit
affordable housing
organizations to preserve
these units by identifying
and seeking funds from
Federal,State,and local
agencies to preserve the
units.
H-1.f Work closely with the City Staff(Planning General Fund 2014-2019
Ukiah Police Department and Community
and local apartment Development
complex managers to
keep housing safe.
Consider funding
mechanisms for increasing
public safery.
H-1.g Refer all proposed City Staff(Planning General Fund 2014-2019
General Plan amendments and Community
to the appropriate military Development
offices for review and
comment. Revise the
planning permit
application form to include
this ste of referral.
H-2.a: Provide copies of the City Staff(Planning General Fund 2014-2019
inventory of vacant and and Community
underdeveloped land for Development
public distribution.
H-2.b:Work with public City Staff(Planning N/A Ongoing
transit providers and and Community
developers to encourage Development and
housing development located Public Works
close to public transit
facilities.
u_�... n.,...�.a,..,.,a��,.,.,a ��3RRIR� � �nnz-w�-zoiz
�
F.....-F.... .-�.1.. -.I.- ...1 �
��
H-2.d: Review the zoning City Staff(Planning General Fund 2016
code and consider eliminating and Community
constraints to condominium Development
Developments and
cooperative living projects
exist,and if so,eliminate
the constraints.
77
2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-2.e: As Staff and City Staff(Planning General Fund Ongoing
resources allow,assist the and Community
Ukiah Homeless Services Development,RDA,
Planning Group in all ways and Economic
possible. Development
H-2.f: �fhe�zoning COde City Staff(Planning General Fund 2016 Comment[KT18]:HCD:add information
shall be amended to allow df1Cl C0111fT1Uflliy regardingpointintimesurvey
homeless facilities without Development)
the requirement for a Use
Permit in the� '_;��=���
r.............:..�� M
��„„_�=�o,r—
Manufacturinq zoning
district. The zoning code
shall require a Site
Development Permit and
facility management plan,
and reasonable site
development standards for
homeless facilities,
pursuant to California
Government Code Section
65583.
H-2.g: Do not permit the City Staff(Planning General fund Ongoing
conversion of rental units and Community
to condominium units Development)
unless the City's amount of
rental units is sufficiently
adequate.
H-2.h• Do not permit the Ciry Staff(Planning General fund Ongoing
and Community
conversion of single family Development)
residential homes to
professional offices unless
the City's amount of
residential units is
sufficiently adequate.
H-2.i: Adopt an Ciry Staff(Planning General Fund 2017
and Community
Inclusionary Housing Development)
Ordinance that requires
below-market rate housing
to be included as part of
residential projects as
follows:
1. 20 percent of the
units in a rental
housing project of
five or more units
shall be affordable
78
2014-2019 City of Ukiah
Updated General Plan Housinq Element
to very low and
low-income
households.
2. 20 percent of the
units in a for-sale
project of five or
more units shall be
affordable to very
low to moderate-
income
households.
3. All housing
projects involving
2 to 4 units shall
pay a housing
impact fee if
established by the
City.
4. Alternative
methods of
meeting the intent
of the inclusionary
requirements such
as the payment of
an in-lieu fee
deposited in the
Housing Fund,or
providing land for
the construction of
affordable units
may be permitted
under certain
circumstances.
5. Inclusionary units
shall be
constructed, rather
than in-lieu fees
being paid for
larger housing
developments.The
threshold for this
requirement shall
be established in
the Zoning
Ordinance.
6. The amount of in-
lieu fees shall be
established b a
79
2014-2019 City of Ukiah
Updated General Plan Housinq Element
resolution of the
City Council and
bear a relationship
to the difference
between the sales
price between
market-rate versus
affordable housing
units.
7. The allocation of
inclusionary units
among the income
categories shall
resemble the
proportion of very-
low, low,and
moderate income
units identified in
the Regional
Housing Needs
Determination to
the maximum
feasible extent.
H-2.j: Adopt the following City Staff(Planning General Fund 2017
and Community
minimum standards for Development)
inclusionary housing units:
1. the exterior
appearance of
inclusionary units
shall not be
different than for
other units in the
housing
development of
which they are a
part; and
2. Inclusionary units
shall be dispersed
or distributed
rather than being
concentrated in
one portion of the
development.
H-2.k: Prepare a Nexus City Staff(Planning 2017
and Community
Study to determine if a Development)
nexus can be established
requiring the developers of
lar e residential and
80
2014-2019 City of Ukiah
Updated General Plan Housinq Element
commercial projects to
construct needed
affordable housing units on
site or in another
appropriately zoned
location near the place of
employment and/or pay a
housing impact fee. If a
nexus can be established,
adopt the affordable
housing requirement or
housing impact fee. The
Nexus Study shall include
an analysis of housing
impacts on public safety
and the possible
development of a Public
Safety Impact fee for
certain types of
development.
H-2.1: Identify and meet with City Staff(Planning General Fund 2015
nonprofit builders who and Community
specialize in building housing Development)
for extremely low-income
households. This effort is
designed to build a long-term
partnership in development,
gain access to specialized
funding sources, identify the
range of local resources and
assistance needed to facilitate
the development of housing
for extremely low-income
households, and promote a
variery of housing types,
including higher density,
multifamily supportive, single
room occupancy and shared
housing.
H-2.m: Work in conjunction Ciry Staff(Planning General Fund 2015
with other agencies to jointly and Community
develop and implement a Development)
program that is designed to
address the needs of the
extremely low income
households in the Ciry. At
least annually and on an on-
going basis contact agencies
and developers to facilitate
implementing the program.
Actions to be considered for
inclusion in the program
include prioritizing City/RDA
funding,supporting grant and
other a lications for fundin ,
81
2014-2019 City of Ukiah
Updated General Plan Housinq Element
and exploring housing types
and construction methods to
promote housing for ELI
citizens.
H-2.n: Amend the zoning City Staff(Planning General Fund 2015
ordinance to be consistent and Community
with Senate Bill 2. All Development)
transitional and supportive
housing shall be
considered a residential
use and only those
restrictions that apply to
other residential uses of
the same type(single
family residential,duplex,
multi-family,etc.)shall be
imposed.
H-2.o: Post the sites City Staff(Planning General Fund 2014
inventory map and and Community
information on the City's Development)
website and prepare hard-
copy informational handout
material for property owners
and developers.
H-2.p: Within 1-year Of City Staff(Planning General Fund Immediate and ongoing
adoption of the Housing and Community
Element,conduct a Development)
roundtable meeting with
non-profit housing
sponsors and developers
to educate and share
information about vacant
and underutilized sites,the
planned development tool,
the lot consolidation
process,and incentives
offered by the City.
H-2.q: To ensure City Staff General Fund 2014 and ongoing
adequate sites are (Department of
available throughout the Public works)
planning period to meet
the City's RHNA,the City
will continue to annually
update an inventory that
details the amount,type,
and size of vacant and
underutilized parcels to
assist developers in
identifying land suitable for
residential development
and that also details the
82
2014-2019 City of Ukiah
Updated General Plan Housinq Element
number of extremely low-,
very low-, low-,and
moderate-income units
constructed annually. If
the inventory indicates a
shortage of available sites,
the City shall rezone
sufficient sites to
accommodate the City's
RH NA.
The City has identified
residential capacity within
the mixed use zone to
accommodate 284 units of
the City's RHNA for lower-
income households.To
ensure sufficient
residential capacity is
maintained within this
zone to accommodate the
identified need of 284
units,the City will develop
and implement a formal
ongoing (project-by-
project)evaluation
procedure pursuant to
Government Code Section
56863. Should an
approval of commercial
development result in a
reduction of capacity
within mixed use zones
below the residential
capacity needed to
accommodate the
remaining need for lower-
income households,the
City will identify and zone
sufficient sites to
accommodate the shortfall
on land zones exclusively
for residential multifamily
use allowing at least 16
du/acre.
� H-2.1': FaCilitdte the City Staff(Planning General Fund � Annuall Comment[KT19]:xCn-tvtake an�uauy
consolidation of smaller, and Community
multi-family parcels by 1) Development,RDA,
and Economic
publicizing the Development
underutilized sites
inventory on the City's
website,and 2) providing
technical assistance to
83
2014-2019 City of Ukiah
Updated General Plan Housinq Element
property owners and
developers in support of
lot consolidation. To
encourage development of
quality housing at prices
lower income households
can afford on smaller,
multi-family parcels,the
City will meet with non-
profit sponsors and
developers to promote
strategies and the creation
of lot consolidation
incentives.
. . �-ER►a�+Rg �,Q �
�iEy
.-i4.... ..41.•L.�....,I.......,I 6... �
_._- _`..-.._ _`.`-.._` ) ...J C...........:..
Fl.....1-. ...1 v�la�GCO1lv�T11C
fl,...,.1.......,...�
�� ��T�CV
r�l�w.�..-.4..46.:.-.. .-4.--.�..}
H-2.5 : As a part of the Citv Staff(Planning General Fund Onqoing
Zoning Code Update, the and Communitv
Development,RDA,
City will continue to and Economic
explore a variety of Development
measures and make
revisions as appropriate to
promote higher densitv
and mixed used
development such as lot
coverage setback, heights
or other development
standards
�5.1 The City will review and Increase housinq General Fund Within 1 year of adoption of the_ Comment[KT20]:xCn Comment to aad new
revise,as appropriate,the opportunities for Housinp Element progam
procedure for providinq persons with
reasonable accommodation disabilities
(Section 9186)to address
constraints on the
maintenance,improvement
and development of housinq
for persons with disabilities.
Revisions include findinqs
such as"....impacts on
surroundinq uses...."
"......attributes of the
propertv and structure"and
"alternative reasonable
accommodation".
84
2014-2019 City of Ukiah
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H-3.a: $uppOrt the efforts City Staff(Planning General Fund Ongoing Formatted:Font:(Default)Tahoma,10 pt
of the Ford Street Proqram and Community
t0 dnd RCHD, Development,RDA, Formatted:Font:(Default)Tahoma,10 pt
pldn dnd d2Ve10� �nd ECOr10rT1iC Formatted:Font: Default Tahoma,SO t
supDOrtive housinq Development ( ) P
facilities for people with
developmental disabilities
in Mendocino�C0U11tY. Formatted:Font:(Default)Tahoma,io pt
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H-3.b: Increase housing City Staff(Planning Ongoing
opportunities for persons and Community
with disabilities consistent Development,RDA,
and Economic
with the fair housing and Development
disability laws,and
encourage physical access
to and within residential
units and areas during the
development review
process.
H-3.c: Review the zoning City Staff(Planning General Fund 2015-2016
code and determine if any and Community
regulatory constraints to Development)
special needs housing
projects exist,and if so,
eliminate them.
� H-3.d: Continue t0 City Staff(Planning General Fund Ai��eingAnnually
support and assist farm and Community
worker housing advocates Development)
by providing technical
assistance with
development applications;
lower planning application
fees for affordable housing
projects,and identifying
potential sites for farm
worker housin .
H-3.e: Amend the zoning City Staff(Planning General Fund 2016
code to define and allow and Communiry
Single Room Occupancy Development)
(SRO)developments in the
Medium Density(R-2)and
Hi h Densi R-3 zonin
85
2014-2019 City of Ukiah
Updated General Plan Housinq Element
districts.
H-4.a: During fiscal year City Staff(Planning General Fund 2014-2015
2014-2015 prepare non- and Community
diSCrimination in housing Development
public information
H-4.b: Distribute housinq City Staff(Planning General Fund 2014-2015
discrimination public and Community
information and make it Development,RDA,
available at the Ukiah Civic and Economic
Center and on the Citv's Development
website. �d
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-.'I-.hl..-.F FL...I II.'-.L.!"'.:
r,.,.t,,,.-,...a ,..,t�„r�tir..
�Si��
H-5.a: Apply the CEQA City Staff(Planning N/A Ongoing
Infill Exemption and and Community
perform expedited review Development
for well designed,compact
projects using green and
sustainable design and
building techniques.
. . �� �m ,,,,��
�iEy
-.II 1..4...�L..1:..�.-�.... �^..I'I:�,`,�'^,,I'
....-I:............ ....:I-...4....1 T'ROIIC'POOt1lJ
H-5.c: Prepare and City Staff(Planning General Fund 2015-2016
present a green and Community
building/sustainable Development
development incentive
tool(s)for consideration
that could include density
bonuses and relief from
parking and other zoning
requirements.
H-5.d: Green Building City Staff(Planning General Fund 2015-2016
Codes: Consider Amending and Community
the building and zoning Development
codes to identify and
remove constraints to
green-building,resource
conservation,and
alternative ener
86
2014-2019 City of Ukiah
Updated General Plan Housinq Element
generation and establish
green building and
sustainable practice
requirements for new
developments, remodels
and retrofits. Topics to be
included are: Green
building materials and
practices, Passive solar
design and siting, Energy
efficient heating and
cooling technology,
Alternative water storage,
wastewater treatment and
reclamation,and storm-
water management
systems.
H-5.e: Continue to City Staff(Public Utilities Public Benefit Ongoing
administer the solar and utilities) Fund
energy efficiency rebate
programs.
H-5.f: Assist developers City Staff(Planning General Fund 2014-2019 and Ongoing
and housing development and Community
agencies in incorporating Development
green building,energy
conservation,and
alternative energy
generation into their
projects by providing
information about
resources and links to local
organizations such as local
renewable energy system
designers and installers,
rebates,energy-rating
systems,and funding,on
the Housing Resources
website.
H-5.g: Promote energy Ciry Staff(Public Public Utilities 2014-2019 and Ongoing
and water conservation utilities,Public
education programs that Works,Planning,
address steps to energy Building)
and water efficiency,
benefits of weatherization
and weatherization
assistance programs,and
information of onsite
renewable energy
generation technologies.
87
2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-5.h• Promote City Staff(Public 2014-2019 and Ongoing
stormwater management WOrks,Planning,
systems for mutli-family Building)
housing developments that
have multiple benefits such
as bio-swales to reduce
downstream flooding,
contamination of streams
and rivers,fire hazard,and
irrigation needs and to
distribute stormwater and
recharge groundwater.
H-5.i: Reduce electricity City Staff(Public Public Utilities Ongoing
and natural gas demands utilities,Economic
by promoting the use of Development,RDA
renewable energy and Planning,
technologies in residential Building)
and mixed-use projects.
Strongly promote solar
energy generation,use of
solar water heaters,and
passive solar design in new
housing and,especially,
multi-family housing both
prior to and during project
review.
H-5.j:Work with City Staff(Planning, General Fund Ongoing
developers to create RDA,Economic
residential neighborhoods Development)
with mixed housing
densities,types,and
housing affordability levels
that promote human
interaction, neighborhood-
scale services and
facilities,and connectivity
to schools, neighborhoods,
and commerce.
H-6.k:Prepare written dnd City Staff(Planning General Fund 2012015
electronic public and Community
information about what Development and
the City is doing to Economic
promote and create Development
affordable housing,and
invite public participation
and suggestions.
H-6.1: Conduct periodic City Staff(Planning, General Fund Ongoing
meetings with developers, Building)
ar�d non- rofit housin
88
2014-2019 City of Ukiah
Updated General Plan Housinq Element
development agencies,the
Ukiah Police Department
and others to identify
constraints to development
of affordable housing and
use the information gained
to consider zoning code
amendments.
H-6.J No Net Loss,The CitV City Staff(Planning, General Fund, ,Ensure compliance with no Formatted:Font:(Default)Tahoma,10 pt
will monitor ro�ect Buildin netlossre uirements
p � Q Formatted:Font:(Default)Tahoma,SO pt
aqqrovals and com�ly with throughout the planninq ' Formatted:Font:io pt
the nonetloss eriod
I'2qUil'2m2ntS Of Formatted:Font:(Default)Tahoma,SO pt
Government Code§65863. Formatted:Font:io pt
No zoning amendment or
project approval shall
reduce the residential
density or allow
development of anyparcel
at a lower residential
density than assumed in
the Housing Element land
inventory unless the Citv
makes written findinqs in
accordance with
665863(b).
00
'v
APPENDIX B
2014 Vacant and Underutilized Land
Vacant Parcels
APN Owner Location Existing GP and Acres Potential Constraints
Use Zoning Units (see note
below)
00130606 Henrie,P. 250 W. Vacant MDR .9259 10 Traffic
Gobbi R2
Street
00313038 Ritdet,Y. 1006 S. Vacant C .6520 15 Traffic
State C2
Street
00306125 Calvary 1030 Vacant LDR .6015 2 Access
Baptist Helen R1
89
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Church Avenue
00311083 Hiatt,M. 1080 Vacant LDR 3.192 6 Hillside,
Helen R� Access,
Avenue Drainage
00308310 Phillips,S. 1405 S. Vacant C .7607 12 Traffic,61
TTEE State �Z Airport Zone
Street
00308302 Cardenas,J. 1045 S. Vacant C .5395 3 Traffic,61
State C2 Airport Zone
Street
00211414 Zbitnoff,I 744 N. Vacant C 1.184 20 Traffic
State C1
Street
00216010 Hillside E. Vacant C 1.453 30 Traffic
Community Hamilton CZ
Hospital Drive
00216013 Hillside W. Vacant C 2.419 50 Traffic
Community Hamilton C2
Hospital Drive
00219344 Northwestern Railroad Vacant C 2.409 30 B2 Airport
Pacific off Mason C2 Zone,Traffic,
Railroad Street Drainage
00120108 Hill,T. 110 Vacant LDH .4123 2 Hillside
Highland R1 H Slopes
Avenue
00228110 Moretta,G. 190 Vacant C .1913 5 Drainage
Cleveland C2
Lane
00120331 Wildberger, Highland Vacant LDR 1.458 7 Drainage
J.TTEE Avenue& R1
Clay Street
00230125 Sanchez,F. 211 W.Mill Vacant C .2339 2 Traffic
Street C1
00314001 Thomas,C. 190 Rupe Vacant C 2.035 10 Traffic,B1
C2 Airport Zone
00347206 Nevill,G. Off Vacant C .6662 4 Traffic,B1
Wabash C2 Airport Zone
Avenue
00316057 Mountanos, 582 Vacant MDR 2.417 35 Access,Noise,
M.TTEE Talmage R2 Traffic
Road
00228218 Northwestern 200 E. Vacant C 1.812 25 Traffic,B1
Pacific Clay Street C2 Airport Zone,
Railroad Drainage
00228219 Northwestern 200 E. Vacant C 1.511 25 Traffic,B1
Pacific Clay Street �Z Airport Zone,
Railroad Drainage
00234044 Patel,R. 560 S. Vacant C .8338 12 Traffic,
TTEE Orchard C� Drainage
Avenue
90
2014-2019 City of Ukiah
Updated General Plan Housinq Element
00315040 City of Ukiah 410 Vacant C .2611 2 Traffic
Talmage C2
Road
00214615 Vargas,R. 502 N. Vacant C .1211 1 Traffic
State C1
Street
00326053 Cashada,D. 1381 Vacant LDR .2027 1 Traffic
Laurel R1
Avenue
18007003 Vanranken, 1117 Vacant MPA 2.264 0 Airport B1
F. Commerce pp Zone
Drive
00230111 Foucault,J. 737 S.Oak Vacant HDR .1493 4 Traffic
Street R3
18008028 Redwood 1701 Vacant MPA 4.683 29 Airport B1
Business Airport Pp Zone
Park of Road
Ukiah
18008029 Redwood 1701 Vacant MPA 4.710 29 Airport B1
Business Airport Pp Zone
Park of Road
Ukiah
18008030 Redwood 1701 Vacant MPA 7.839 56 Airport 61
Business Airport pp Zone
Park Road
a-�99�92� Redweed �49 �asa� AA�P� �-59� �5 Neae
D�.L e# �� �B
�� D�.L Ql�.rl
00203006 Moreno& N.Orchard Vacant C 4.736 58 Traffic
Co. Avenue C1
00203005 Moreno& 595 Brush Vacant C 1.142 15 Traffic
Co. Street C1
00304078 Shapiro,M. 210 E. Vacant MDR .5852 8 Traffic,B1
Gobbi RZ Airport Zone,
Street Drainage
00304077 Shapiro,M. 210 E. Vacant C .8738 25 Traffic,B1
Gobbi �� Airport Zone,
Street Drainage
Total 53.275 533 Units
Underutilized Parcels
APN Owner Location Existing Percent GP and Acres Potential Constraints
Use (%)Dev Zoning Units and (see note
Dev below)
Reduction
Factor
91
2014-2019 City of Ukiah
Updated General Plan Housinq Element
00211418 Titen,H. 720 N. Pizza 77% C .9198 20 Traffic
State parlor Cl
Street
00211420 Baarsch,B. 682 N. Single 55% C .5066 3 Traffic,
TTEE State Family �l Creek
Street Residence
00211429 Barrington, 660 N. Dentist 64% C 1.390 15 Creek,
R. State office �l Traffic
Street
00111328 Crook,B. 650 N. Single 87% LDR .7703 5 Drainage,
Bush Family R1 Traffic
Residence
00118114 Goodwin,C. 400 Park Single 62% LDR 2.273 15 Flood Zone
TTEE Blvd. Family Rl
Residence
00118115 Vargas,R. 1028 W. Multi 53% LDR 1.441 10 Flood Zone,
Standley Family Rl Traffic
Street Residences
00225701 Liu,G.TTEE 390 W. Medical 39% C .4187 5 Mature Trees
Clay Office Cl
Street
00130403 Davis,J, 700 S. Single 69% MDR .1423 1 Yard
Oak Family RZ Setbacks
Street Residence
00303109 American S.State Bank 66% C 1.832 15 Traffic,
Savings& Street �l Drainage
Loan
00305065 Obergin,D. 751 S. Affordable 33% C 2.179 40 Traffic,
State Housing �l access,
Street Drainage
00313008 Siderakis,S. 1090 S. Small Strip 54% C .7669 10 Flood Zone,
State St Mall �Z traffic
00354023 Evans,A. 196 Single 62% LDR 1.625 6 Drainage
TTEE Wabash Family R1
Residence
00210112 Orchard 715 Sidnie Affordable 55% MPA 1.604 10 Traffic
Village Court Housing pp
00210108 Orchard 568 Ford Affordable 71% MPA 1.882 10 Traffic
Village Street Housing pp
00213804 Orchard 610 N. Affordable 72% HDR 3.988 15 Traffic
Manor Orchard Housing R3
Avenue
00309008 Wiles,G. 23 Betty Single 63% MDR .2597 2 Traffic
Street Family RZ
Residence
92
2014-2019 City of Ukiah
Updated General Plan Housinq Element
00309010 Grivette,H. 19 Bet[y Single 71% MDR .2612 2 Traffic
Street Family RZ
Residence
00309011 Ferrer,P. 17 Bet[y Single 49% MDR .2740 2 Traffic
Street Family RZ
Residence
00309012 Salisbury,J. 15 Betty Single 68% MDR .2500 1 Traffic
Street Family RZ
Residence
002232- Northwestern 309 E. Vacant 0% C 6.31 100 Airport B2
12, Pacific Perkins �l acres Zone,
Railroad Street Drainage,
Traffic
002232- Northwestern 309 E. Railroad 5% C 4.31 50 Airport B2
13 Pacific Perkins Depot C_1 acres Zone,
Railroad Street Drainage,
Traffic
002282- Northwestern 309 E. Vacant 0% C 2.29 35 Airport 62
18 Pacific Perkins C_2 acres Zone,
Railroad Street Drainage,
Traffic
002282- Northwestern 309 E. Vacant 0% C 1.83 15 Airport B2
19 Pacific Perkins C_2 acres Zone,
Railroad Street Drainage,
Traffic
00224706 Shami Enter 225 N. Shopping 41% C 2.123 25 Railroad,
Orchard Center �l Drainage,
Avenue Traffic
00224707 Shami Enter 275 N. Shopping 36% C 1.388 16 Traffic
Orchard Center C1
Avenue
00204018 Hunt,D. 902 Single 43% C .5673 1 Traffic
Mazzoni Family Cz
Residence
00301049 Wooldridge, 302 Single 67% LDR 3553 1 Infill
J. Banker Family Rl
Blvd. Residence
00114240 Snyder,M. 179 Park Single 86% LDR .5883 1 Infill
TTEE Place Family Rl
Residence
00214601 Penland,N. 589 N. Single 38% LDR .72954 1 Infill
TTEE School Family R1
Street Residence
00218401 Keiffer,C. 493 N. Single 52% LDR .1953 1 Infill
School Family R1
Street Residence
00210102 Porzio,F. 725 Orr Single 14% MPA .4878 1 Traffic
Street Family pp
Residence
93
2014-2019 City of Ukiah
Updated General Plan Housinq Element
00209325 Seminack 190 Orr Church 43% C 3.254 14 Traffic
Most Street Cz
Reverend
Richard
00125245 Nazarene 604 Jones Church 69% LDR .3788 1 Infill
Church Dist. Street Rl
Advisory
00124220 Hammond, 606 Mary Single 74% LDR .2432 1 Infill
V.TTEE Lane Family Rl
Residence
APN Owner Location Existing Percent GP and Acres Potential Constraints
Use (%) Zoning Units and (see note
Dev Dev below)
Reduction
Factor
18007018 Action Rents 1400 Equip 37% C 2.493 35 Drainage
JMP Enter Hastings Rental and Cl
Road Retail
18004008 Franks,J. 640 Single 74% C 1.289 9 Drainage
TTEE Talmage Family �Z
Road Residence
00124217 Allen,M. 624 Mary Single 77% LDR .5018 1 Infill
Lane Family Rl
Residence
00121501 Cariveau,T. 915 W. Multi Family 89% LDR .88595 1 Infill
Administrator Perkins residential Rl
Street
00207231 Brody,T. 1000 N. Single 79% LDR .8704 1 Infill
TTEE Oak Family Rl
Street Residence
00347241 Gerhart,K. 1330 5. Commercial 66% C 1.0151 10 Drainage,
State C2 Traffic
Street
0113010 McKinney,N. 506 Park Single 50% LDR 1.1072 7 Odd narrow
Blvd. Family R_1 configuration
Residence
0114201 Delgrosso,B. 500 Park Single 47% LDR .2586 2 Narrow
Blvd. Family Rl configuration
Residence
00305087 Davis,M. 272 Single 49% MDR .2222 1 Traffic,
TTEE Cherry Family RZ Airport Bl
Street Residence Zone
00305088 Davis,M. 272 Vacant 0% MDR .3219 1 Traffic,
TTEE Cherry RZ Airport Bl
Street Zone
94
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Total 50.786 346
2004 2009 2014
Total 1129 904 879
Vacant/U nderuti I ized
Potential Units
Total Potential Hillside 66 63 63
Units
Total Redevelopable Site N/A 114 114
Units
Total Potential Units 1195 1081 1056
Total Probable Units 733 659 634
1. The probable number of units takes into consideration property ownership,known long range plans of the property owner,
location,market forces,and other constraints to development.
2. The traffic and access constraints are subjective and based on empirical observations and knowledge of the area
surrounding each parcel. The potential number of units takes these observations into account and reflects a best guess or
estimate of total probable units.
3. The drainage, creek, and flood zone constraints are listed because the sites are either located adjacent to or in close
proximity to a creek or they are located in a 100-500 year flood area as mapped by FEMA. The potential number of units
takes these observations into account and reflects a best guess or estimate of total probable units.
4. The Infill constraint merely recognizes that the sites are identified infill parcels that typically experience infill"issues"when
proposed for development or redevelopment. These issues include neighborhood compatibility, noise, congestion, etc.
Each site was evaluated independently with these "issues° in mind and the probable number of units were estimated
accordingly.
5. The Airport B1 Zone limits the number of people on a site at any given time, and precludes multi-family residential
development if the density standard cannot be met and other alternatives sites exist. The B2 Airport Compatibility Zone
(Infill)allows a higher density than the B1,so that typical multi-family residential development(28 units per acre)can be
achieved.
6. The same percentage reduction factor(36%)used in 2004 to arrive at the"Probable"units was used in 2009.
7. The 2009 land survey utilized GIS technology and more detailed field work than the 2004 land survey. As a result,additional
vacant and underutilized parcels were discovered, and exact acreages were determined. In most cases,the size of the
2004 parcels were reduced somewhat with the more exact GIS technology for determining their sizes.
8. In regard to the Underutilized Land,Staff made assumptions regarding potential additional units based on such factors as
where existing buildings were located on the parcels,the presence of mature trees,creeks and other natural"constraints",
etc.
9. As indicated 3 of the 4 NoAhwest Pacific Railroad parcels are vacant. They are included in the list of underutilized parcels
because they represent a prime lot consolidation opportunity with the 1 partially developed parcel.
10. The Orchard Village/Manor parcels are listed as underutilized because the development on these parcels includes large
expansive lawn/turt areas that could be utilized for additional affordable housing units.
11. The residential development potential in the C-1 and C-2 zones is high. The maximum density allowed is 28 units per acre.
Recently constructed housing developments in commercial zoning districts (non-mixed use) include a 6 unit apartment
complex on North Main Street and a 12 unit apartment complex on South Main Street.
12. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre.
13. There is a need for 234 extremely low,very low,and low income units. There is opportunity for 280 units on
residentially zoned land(vacant,underutilized and redevelopable parcels).
95
2014-2019 City of Ukiah
Updated General Plan Housinq Element
14. It should be noted that as of March,2011,the railroad depot site owned by the North Coast Railroad Authority
was being considered by the State of California for the new Courthouse location.
96
2014-2019 City of Ukiah
Updated General Plan Housinq Element
CITY OF UKIAi-I
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97
2014-2019 City of Ukiah
Updated General Plan Housinq Element
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00
'v
APPENDIX C
Review of 2009-2014 Housing Element
Implementation Accomplishments
The City of Ukiah is committed to continually improving programs in the Housing Element to
ensure that the housing needs of the community are met. Reviewing past accomplishments is
an important step in developing housing strategies that are effective and address identified
community needs. State law requires the City to report on progress made in meeting the goals,
policies, and objectives set forth in the prior Housing Element. This includes reviewing progress
made in implementing programs included in the adopted element, and evaluating their
effectiveness and continued appropriateness for the City.
The last Housing Element was adopted in 2011 and covered the RHNA period from 2009 to
2014. Even with the loss of the Redevelopment Agency and a lack of staff and financial
resources, moderate to good progress was made implementing the 2009-2014 tasks.
Program Objective Timeframe in Housing Progress/Appropriateness
Element
H-1.a: By the end of Rehabilitate 2010 Progress: CDBG funds
2010,develop and residential units secured for rehab projects.
implement Mendocino County Community
A residential rehabilitation Development Commission
Program with an emphasis managed program for the City.
on Two rehab projects completed.
Improving safety,comfort Additional funds being sought.
and
Energy Efficiency.
Appropriateness: In theory,
this program has a big bang for
the buck,but the qualification
requirements were challenging
for many residents. Looking
for additional funds with less
stringent qualification
requirements.
H-1.b: Work with the Energy Efficiency Ongoing Progress:Discussion in 2011.
City Improvements GHG Inventory and Climate
Public Utility Department to Action Plan underway in 2012
potentially expand the City's -2013—Expansion of the
Energy Efficiency Public City's
Benefits Fund. Energy Efficiency Public
Benefits Fund may become a
program in CAP.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
Appropriateness: This
program is still appropriate and
may be fulfilled with the
adoption of the City Climate
Action Plan—slated for 2014.
H-7.c:Provide informational Education Ongoing Progress:Completed. Green
materials to the public Building Resource Center
regarding sustainable and created in the Ukiah Civic
green building materials. Center.
Appropriateness: This
program provides valuable
information to residents,
contractors,architects,etc.
H-7.d:Consider measures preservation of Ongoing Progress: Completed. Rent
That would Mobile Home Parks stabilization ordinance adopted
preserve/conserve existing in 2011.
mobile home parks,such as
a
mobile home rehabilitation Appropriateness: While a
program,conversion to major part of this program was
ownership program, completed,it remains
infrastructure improvement appropriate and is included in
incentives,rent stabilization, the updated element.
etc.
H-7.e Develop an At-Risk Maintain stock of Ongoing Progress:Inventory
Units Program: Maintain an affordable housing. completed in 2011.
Inventory of at-risk
affordable
housing units and work with Appropriateness: While a
property owners and non major part of this program was
-profit affordable housing completed,it remains
organizations to preserve appropriate and is included in
these units by identifying the updated element.
and
seeking funds from Federal,
State,and local agencies to
preserve the units.
H-2.a:Provide copies of the Education Ongoing Progress:Completed in 2011.
inventory of vacant and
underdeveloped land for Appropriateness: The
public distribution. program is appropriate and on-
going,and remains in the
updated element.
H-2.b:Work with public Education Ongoing Progress: Development
transit providers and project referral to the
developers to encourage Mendocino Transit Authority
housing development routine procedure.
located close to public transit
facilities.
Appropriateness: The
program is appropriate and on-
going,and remains in the
updated element.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-2.c: Provide reduced Encourage and Ongoing Progress: Reduced fees
planning permit application increase second adopted if units are affordable.
fees for residential second dwelling units
dwelling units.
Appropriateness: Completed
and no longer included in the
updated element.
H-2.d:Review the zoning Encourage condo Ongoing Progress: Preliminary review
code and determine if any and cooperative completed in 2011.
constraints to condominium living projects.
developments and
cooperative living projects Appropriateness: This
exist,and if so,eliminate the program has not been
constraints. completed and is still
appropriate. It remains in the
updated element.
H-2.e: As Staff and Eliminate Ongoing Progress: No complaints
resources allow,assist the incompatibility received. Ongoing discussions
Staff of the Buddy Eller and monitoring.
Homeless Shelter facility to
resolve any neighborhood
compatibility issues that Appropriateness: This
arise. program is on-going and still
appropriate. It remains in the
updated element.
H-2.f: The zoning code shall Increase homeless Ongoing Progress: Low priority
be amended to allow shelters because no capacity issues at
homeless facilities without the existing shelter.
the requirement for a Use
Permit in the�'��
6emme�cFa��M Appropriateness:This
Manufacturinq zoning program is on-going and still
district. The zoning code appropriate. It remains in the
shall require a Site updated element.
Development Permit and
facility management plan,
and reasonable site
development standards for
homeless facilities,pursuant
to California Government
Code Section 65583.
H-2.g: Do not permit the Retain rental Ongoing Progress: No conversions
conversion of rental units to housing stock proposed in 2011-2013.
condominium units unless
the City's amount of rental
units is sufficiently adequate. Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-2.h:Do not permit the Retain housing stock Ongoing Progress: No conversions
conversion of single family proposed in 2011-2013.
residential homes to
professional offices unless Appropriateness: This
the City's amount of program is on-going and still
residential units is sufficiently appropriate. It remains in the
adequate. updated element.
H-2.i: Adopt an Inclusionary Increase affordable Ongoing Progress: Preliminary work
Housing Ordinance by 2013 housing completed. Minimal housing
that requires below-market starts in the City. Inclusionary
rate housing to be included housing ordinance low priority.
as part of residential projects
Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element.
H-2.j: Adopt the following Increase affordable Ongoing Progress: Preliminary work
minimum standards for housing completed. Minimal housing
inclusionary housing units: starts in the City. Inclusionary
housing ordinance low priority.
3. The exterior
appearance of
inclusionary units Appropriateness: This
shall not be program is on-going and still
different than for appropriate. It remains in the
other units in the updated element.
housing
development of
which they are a
part;and
.
4. Inclusionary units
shall be dispersed
or distributed
throughout the
development rather
than being
concentrated in one
portion of the
develo ment.
H-2.K: Prepare a Nexus Generate affordable Ongoing Progress: No work
Study by 2014 to determine housing funds completed. Reduced staff and
if a nexus can be established a lack of funds to prepare
requiring the developers of Study.
large residential and
commercial projects to Loss of Ukiah RDA stalled
construct needed affordable effort.
housing units on site or in
another appropriately zoned
location near the place of Appropriateness: This
employment and/or pay a program is on-going and still
housing impact fee. If a appropriate. It remains in the
nexus can be established, updated element.
ado t the affordable housin
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
requirement or housing
impact fee.
H-2.1:Identify and meet with Develop Ongoing Progress: Met and worked
nonprofit builders who partnerships with closely with an out-of-town
specialize in building housing affordable housing affordable housing developer
for extremely low-income developers. about the old Trinity School
households.This effort is site.
designed to build a long-term
partnership in development,
gain access to specialized Effort stalled due to the
funding sources,identify the elimination of the Ukiah RDA.
range of local resources and
assistance needed to Appropriateness: This
facilitate the development of program is on-going and still
housing for extremely low- appropriate. It remains in the
income households,and updated element.
promote a variety of housing
types,including higher
density,multifamily
supportive,single room
occupancy and shared
housing.
IH-2.m: Work in conjunction Create more 20159iageing Progress: Some progress
with other agencies to jointly affordable housing made. Loss of staff and the
develop and implement a elimination of the Ukiah RDA
program that is designed to has stalled efforts.
address the needs of the
extremely low income
households in the City. At Appropriateness: This
least annually and on an on- program is on-going and still
going basis contact agencies appropriate. It remains in the
and developers to facilitate updated element.
implementing the program.
Actions to be considered for
inclusion in the program
include prioritizing City/RDA
funding,supporting grant
and other applications for
funding,and exploring
housing types and
construction methods to
promote housing for ELI
citizens.
H-2.n:Amend the zoning Streamline Ongoing Progress: Preliminary work
ordinance to be consistent transitional housing completed in 2011.
with Senate Bill 2. All projects.
transitional and supportive
housing shall be considered Appropriateness: This
a residential use and only program is on-going and still
those restrictions that apply appropriate. It remains in the
to other residential uses of updated element.
the same type(single family
residential,duplex,multi-
family,etc.)shall be
imposed.
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-2.o: Post the sites Education Ongoing Progress: Completed in 2011
inventory map and housing
development in commercial
zones information on the Appropriateness: This
City's website and prepare program is on-going and still
hard-copy informational appropriate. It remains in the
handout material for property updated element.
owners and developers.
H-2.p: Within 1-year of Create more Ongoing Progress: Loss of staff and
adoption of the Housing affordable housing the elimination of the Ukiah
Element,conduct a RDA have stalled efforts.
roundtable meeting with non-
profit housing sponsors and
developers to educate and Appropriateness: This
share information about program is on-going and still
vacant and underutilized appropriate. It remains in the
sites,the planned updated element.
development tool,the lot
consolidation process,and
incentives offered by the
City.
H-2.q: To ensure adequate Education Ongoing Progress: Completed.
sites are available Inventory updated in 2014
throughout the planning
period to meet the City's
RHNA,the City will continue Appropriateness: This
to annually update an program is on-going and still
inventory that details the appropriate. It remains in the
amount,type,and size of updated element.
vacant and underutilized
parcels to assist developers
in identifying land suitable for
residential development and
that also details the number
of extremely low-,very low-,
low-,and moderate-income
units constructed annually. If
the inventory indicates a
shortage of available sites,
the City shall rezone
sufficient sites to
accommodate the City's
RHNA.
The City has identified
residential capacity within
the mixed use zone to
accommodate 284 units of
the City's RHNA for lower-
income households.To
ensure sufficient residential
capacity is maintained within
this zone to accommodate
the identified need of 284
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
units,the City will develop
and implement a formal
ongoing(project-by-project)
evaluation procedure
pursuant to Government
Code Section 56863.
Should an approval of
commercial development
result in a reduction of
capacity within mixed use
zones below the residential
capacity needed to
accommodate the remaining
need for lower-income
households,the City will
identify and zone sufficient
sites to accommodate the
shortfall on land zones
exclusively for residential
multifamily use allowing at
least 16 du/acre.
H-2.r: Facilitate the Create more �Ongoingl Progress: Initial steps Comment[KT21]:xcn commenr.cnange to
consolidation of smaller, affordable housing completed in 2012. date cercain
multi-family parcels by 1)
publicizing the underutilized
sites inventory on the City's Ongoing efforts slowed by
website,and 2)providing reduced staff and the
technical assistance to elimination of the Ukiah RDA.
property owners and
developers in support of lot Appropriateness: This
consolidation. To encourage program is on-going and still
development of quality appropriate. It remains in the
housing at prices lower updated element.
income households can
afford on smaller,multi-
family parcels,the City will
meet with non-profit
sponsors and developers to
promote strategies and the
creation of lot consolidation
incentives.
H-2.s: H-2.5 : AS a pdrt of Create more Onqoinq
the Zoning Code Uqddte, affordable housinq
the City will continue to
explore a variety of
measures and make
revisions as appropriate
to promote hiqher density
and mixed used
development such as lot
coverage setback, heights
or other development
standards
H-3.a: Special Needs Increase very low Ongoing Progress: Reduced staff and
Rental Housing:Support and special needs the elimination of the Ukiah
applications to State and housing units RDA have stalled
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
federal agencies such as implementation.
HCD,State Treasurer's
Office,HUD and USDA for
affordable rental housing Appropriateness: This
financing to provide shelter program is on-going and still
for very low-income families appropriate. It remains in the
and special needs updated element.
households.
H-3.b:Increase housing Increase housing Ongoing Progress: Routine procedure
opportunities for persons opportunities for with the review of development
with disabilities consistent persons with projects.
with the fair housing and disabilities
disability laws,and
encourage physical access Appropriateness: This
to and within residential units program is on-going and still
and areas during the appropriate. It remains in the
development review process. updated element.
H-3.c: Review the zoning Eliminate constraints Ongoing Progress: Preliminary work
code and consider competed in 2011.
eliminating regulatory
constraints to special needs
housing projects. Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element.
IH-3.d: Continue to support Increase farmworker �On ' nnuall Progress: Lower fees Comment[KT22]:xCn commenr.Change to
and assist farmworker housing adopted. date ce�tain
housing advocates by
providing technical
assistance with development Appropriateness: This
applications;lower planning program is on-going and still
application fees for appropriate. It remains in the
affordable housing projects, updated element.
and identifying potential sites
for farm worker housing.
H-3.e: Amend the zoning Increase tools to Ongoing Progress: Downtown Zoning
code to define and allow encourage Code adopted in 2012—
Single Room Occupancy affordable housing. includes opportunities for SRO
(SRO)developments in the development.
Medium Density(R-2)and
High Density(R-3)zoning
districts. Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element.
H-4.a: Continue to refer Education Ongoing Progress: No complaints
housing discrimination received.
complaints to Legal Services
of Northern California,State
Fair Employment and Appropriateness: This
Housing Commission,and program is on-going and still
the U.S.Department of appropriate. It remains in the
Housing and Urban updated element.
Development(HUD).
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2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-4.b:DistribUte housinq Education Ongoing Progress: Completed.
discrimination public
information and make it
available at the Ukiah Appropriateness: This
program is on-going and still
CIVIC Centel'dnd on the appropriate. It remains in the
City's website. sevelery updated element.
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r�L.ci4i.
H-5.a: Apply the CEQA Infill Education Ongoing Progress: Implemented with
Exemption when possible Planning Commission approval
and perform expedited in 2012 of the Richard Ruff
review for well designed, project on North State Street.
compact projects using
green and sustainable
design and building Appropriateness: This
techniques. program is on-going and still
appropriate. It remains in the
updated element.
H-5.b: Prepare and present Education Ongoing Progress: Completed with
a downtown core small lot adoption of the Downtown
subdivision ordinance or Zoning Code in 2012.
similar tool for consideration.
Appropriateness: Completed
and not included in updated
element.
H-5.c: Prepare and present Education Ongoing Progress: Project programed
a green building/sustainable for 2013.
development incentive
tool(s)for consideration that
could include expedited Appropriateness: This
permit processing,density program is on-going and still
bonuses and relief from appropriate. It remains in the
parking and other zoning updated element.
requirements.
H-S.d: Green Building Education Ongoing Progress: Project programed
Codes:Consider Amending for 2013
the building and zoning
codes to identify and remove
constraints to green-building, Appropriateness: This
resource conservation,and program is on-going and still
alternative energy generation appropriate. It remains in the
and establish green building updated element.
and sustainable practice
109
2014-2019 City of Ukiah
Updated General Plan Housinq Element
requirements for new
developments,remodels and
retrofits. Topics to be
included are:Green building
materials and practices,
Passive
solar design and siting,
Energy efficient heating and
cooling technology,
Alternative water storage,
wastewater treatment and
reclamation,and storm-water
management systems.
H-5.e: Continue to Education Ongoing Progress: The program
administer the solar and continues and is under
energy efficiency rebate evaluation for possible
programs.
expansion.
Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element.
H-5.f: Assist developers and Education Ongoing Progress: Green Building
housing development Information Center completed
agencies in incorporating in the Ukiah Civic Center.
green building,energy
conservation,and alternative
energy generation into their Appropriateness: This
projects by providing program is on-going and still
information about resources appropriate. It remains in the
and links to local updated element.
organizations such as local
renewable energy system
designers and installers,
rebates,energy-rating
systems,and funding,on the
Housing Resources website.
H-S.g: Promote energy and Education Ongoing Progress: Green Building
water conservation Information Center completed
education programs that in the Ukiah Civic center.
address steps to energy and
water efficiency,benefits of
weatherization and Appropriateness: This
weatherization assistance program is on-going and still
programs,and information of appropriate. It remains in the
onsite renewable energy updated element.
generation technologies and
financing options.
H-S.h: Promote stormwater Education Ongoing Progress: Routine practice of
management systems for Public Works Staff.
mutli-family housing
developments that have
multiple benefits such as bio- New storm-water ordinance
adopted in 2010.
110
2014-2019 City of Ukiah
Updated General Plan Housinq Element
swales to reduce
downstream flooding, Appropriateness: This
contamination of streams program is on-going and still
and rivers,fire hazard,and appropriate. It remains in the
irrigation needs and to updated element.
distribute stormwater and
recharge groundwater.
H-5.i: Reduce electricity and Education Ongoing Progress: Routine practice
natural gas demands by during project review.
promoting the use of
renewable energy
technologies in residential Appropriateness: This
and mixed-use projects. program is on-going and still
Strongly promote solar appropriate. It remains in the
energy generation,use of updated element.
solar water heaters,and
passive solar design in new
housing and,especially,
multi-family housing both
prior to and during project
review.
H-5.j: Work with developers Education Ongoing Progress: No opportunities
to create residential have surfaced.
neighborhoods with mixed
housing densities,types,and
housing affordability levels Poised to implement.
that promote human
interaction,neighborhood- Appropriateness: This
scale services and facilities, program is on-going and still
safety,and connectivity to appropriate. It remains in the
schools,neighborhoods,and updated element.
commerce.
H-S.k: Adopt a form based Education Ongoing Progress: Downtown form-
zoning code for the based code adopted in 2012.
downtown that would
promote and provide
opportunity for compact, Appropriateness: Completed
pedestrian friendly,infill and not included in the
mixed use development updated element.
including a variety of housing
types.
H-5 IlThe City will review and �ncrease housin9 Wdhin 1 vear of adoption of Apprapriateness: New Formatted:Font:(Default)Arial,9 pt
revise,as appropriate,the opportunities for the Housinq Element proqram
procedure for providinq persons with
reasonable accommodation disabilities
(Section 9186)to address Formatted:Font:Bold
constraints on the
maintenance,improvement
and development of housinq
for persons with disabilities.
Revisions include findinqs
such as"....impacts on
surroundinq uses...."
"......attributes of the
propertv and structure"and
"alternative reasonable
accommodation".
111
2014-2019 City of Ukiah
Updated General Plan Housinq Element
H-6.a: Redesign and Increase affordable Ongoing Progress: RDA eliminated by
reinvigorate the RDA low housing the State of California.
and moderate income
housing program.
Appropriateness: RDA
eliminated and this program is
not included in the updated
element.
H-6.b:Develop a Housing Education Ongoing Progress: New City website
Resources webpage that under construction 2012-2014.
may be used to facilitate the
development and
improvement of affordable Appropriateness: This
housing.Included on the program is on-going and still
webpage could be items appropriate. It remains in the
such as funding resources, updated element.
affordable housing
development agencies and
developers,energy
conservation and green-
building resources and
services.
H-6.c: Conduct periodic Education Ongoing Progress: Reduced staff and
meetings with developers the elimination of the Ukiah
and non-profit housing RDA have stalled efforts.
development agencies to
identify constraints to
development of affordable Appropriateness: This
housing and use the program is on-going and still
information gained to appropriate. It remains in the
consider zoning code updated element.
amendments.
00
'v
APPENDIX D
112
2014-2019 City of Ukiah
Updated General Plan Housinq Element
Zoning Matrix
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113
2014-2019 City of Ukiah
Updated General Plan Housinq Element
�a�s�zvwina ars�c�rs��EHERALI�d LAF�P uSE MATR�]L
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114
2014-2019 City of Ukiah
Updated General Plan Housinq Element
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115
2014-2019 City of Ukiah
Updated General Plan Housinq Element
�A9E�dHIN{§d19TR�CT3-(1#,,�E�iERAlJ3Ea LAFID USE MATRI7[
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116
2014-2019 City of Ukiah
Updated General Plan Housinq Element
�T'AFE OF CALIFDRNIA-BUSINESS.CONSLIMEF2 SERVICFS AND HCll1SWC�AGENCY Fnn.�uNn r, RRfIWN.dR r,nVPmor
D�PARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT �
202p W.EI Camino Avenue,Suite 504
Sacramento, CA 93833 � � ���� � �
(91fi)263-2911 /FAX(916)263-7453 �� .
www.h cd.ca.gov
May 11, 2015
Charley Stump, Director
Planning and Community Development
City of Ukiah
300 Seminary Ave
Ukiah, CA 95482
Dear Mr. Sfump:
RE: Ci#y of Ukiah's Sth Cycle (2014-2019) Draft Hausing Element
Thank you for submitt�ng the City of U�ciah's draft hous�ng element recei�ed for re�iew
on March 12, 2015, along witt� revisions recei�ed on May 8 and 11, 201�. Pursuant to
Go�ernment Cade {GC) Section fi5585(b), the Department is reporting the �esults of its
review. Our re�iew was facilitated by uarious communications a�d a �elephone
conversation on April 24, 2D15 with Mr. Kevin Thompson, Principal Planner.
While the draft element meets the statutory requirements of State housing element law,
the Department cannot yet find the housing element in full comp[iance. Ukiah must
complete actions required �n the priar 4th cycfe to amend i#s zoning ordinance to permit
year-round emergency shelter(s) without discrefionary action pursuant to GC Section
655$3(a){4)(A), amended by Senate Bill 2 (Chapter 633, Statutes of 2007). As no�ed in
the current element on page 63, Program H�2.f, zoning has not been updated. The
elemenfi will comply with ho�sing element law once the City has comp{eted fhis zonfng
amendment and submitted the adopted housing element to the De�artment pursuant to
GC Section 65585(g}.
Public par#icipation in fhe development, adoption and �mplementation of the Mousing
element is essential to effecti�e housing planning. Throughout the housing element
process, the City must continue to engage the community, including organizations that
represent lower-income and speciai needs households, by making information regulafly
a�ailable, considering and incorporating comments where appropr�ate.
The Department appreciates the hard work and dedication of Mr. Thompson during the
course of our revi�w. We are committed fo assist Ukiah in addressing all statutory
requirements of housing element law. If you have any questions or need additional
technical assis#ance, please contact Hilda Sousa, of a�r staff, at (916) 263-1784.
Sincerely,
� J
/ '
---�> �
�}'�-� -� �-�����-���-�-�
,�'` len A. Campora
Assis#ant Depufy Director