HomeMy WebLinkAbout01132016 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
)anuary 13, 2016
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 December 09, 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
Friday 7anuary 22, 2016 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
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.
9. PUBLIC HEARING
A. Ukiah Forest Club Major Use Permit for Live Music, 239 North State (File
No. 1414) an application has been received from Frank Kibbish on behalf of the
Ukiah Forest Club, 239 North State Street for Planning Commission approval to allow
live inside entertainment, and special events at 239 North State Street , APN 002-
227-12.
B. Housing Element Update- Request for Planning Commission to make a
recommendation of adoption to the City Council for the Negative Declaration
and draft Housing Element.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. AD]OURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 December 9, 2015
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair Laura Christensen
7 Christopher Watt
8 Mark Hilliker
9 Linda Sanders
10
11 STAFF PRESENT OTHERS PRESENT
12 Charley Stump, Planning Director Listed below, Respectively
13 Kevin Thompson, Principal Planner
14 Cathy Elawadly, Recording Secretary
15
16 1. CALL TO ORDER
17 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
18 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
19
20 2. ROLL CALL
21
22 3. PLEDGE OF ALLEGIANCE - Everyone cited.
23
24 4. APPROVAL OF MINUTES — The minutes from the October 28, 2015 meeting are included for
25 review and approval.
26
27 M/S Sanders/Hilliker to approve October 28, 2015 minutes, as submitted. Motion carried (4-0).
28
29 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
30
31 6. APPEAL PROCESS
32
33 7. SITE VISIT VERIFICATION
34
35 8. VERIFICATION OF NOTICE-Confirmed by Staff.
36
37 9. PUBLIC WORKSHOP
38 9A. Housing Element Update — Request for Planning Commission to review and conduct a public
39 workshop on the Draft 2014 Housing Element. No action will be taken.
40
41 Principal Planner Thompson: Gave a staff report as provided for on pages 1-3 of the staff report and
42 PowerPoint presentation the content of which is included in the minutes as attachment 1:
43
44 What is a Housinq Element?
45 • 1 of 7 mandated elements of the General Plan
46 • Assess housing needs within the City
47 • Sets the stage for a variety of housing
48 • Requires review and certification by the State.
49
50 What is in the Contents of the Housinq Element
51 • Needs Assessment—projected need, special needs: elderly, large families, farmworkers
52 • Resources and Constraints Analysis as this relates to zoning, fees permits, Non-governmental:
53 cost of lands, financing
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Page 1
1 • Site Analysis — Inventory of suitable land, analysis of zoning, zoning for all types of housing
2 (Refer to City Map that references underutilized/vacant parcels in the City limits)
3 • Programs— Goals (What we want to happen); Policies (Support the goals); Implementation tasks
4 (How results will be achieved). Programs are a big part of the Housing Element because this
5 represents housing goals/policies and corresponding implementation tasks.
6
7 Citv of Ukiah RHNA(Reqional Housinq Needs Assessment)Allocation
8 • The State of California determines where and how much growth is going to occur in the next
9 cycle. The RHNA is the state-mandated process to identify the total number of housing units by
10 affordability level that each jurisdiction must accommodate in its Housing Element. The California
11 Department of Housing and Community Development (HCD) identifies housing need for
12 Mendocino County for an eight-year period in this cycle from 2014 to 2022. Mendocino Council of
13 Governments (MCOG) must then develop a methodology to distribute this need to local
14 governments. Once a local government/jurisdiction has received its final RHNA, it must revise its
15 Housing Element to show how it plans to accommodate its portion of the region's housing need
16 as determined by HCD. The housing needs figure is divided among the various corresponding
17 jurisdictions and represents what each jurisdiction and/or city is `obligated' to accommodate, not
18 necessarily 'build.' Each city has to look at availability of land and whether or not there are
19 constraints and/or if a rezone is a necessary and/or possible option. Much of housing needs
20 assessment was brought on by SB375 (Sustainable Communities Strategies). Noted during the
21 last RHNA cycle most cites were `hit with some unrealistic housing needs numbers' that could not
22 possibly be met. Also while some cities have experienced a higher housing needs assessment
23 number, Ukiah's housing needs number has dropped.
24 • The chart represents the RHNA allocation for the City of Ukiah and quantifies the need for
25 housing within each jurisdiction during specified planning periods from 2014 to 2019 for the
26 different income levels (very low, low, moderate and above moderate)
27 • The City is not required to actually build the housing units but rather sets the stage for the private
28 market and as such, how the City plans to fulfill its housing needs quota.
29
30 Progress
31 • Related to 2014-2022 RHNA: Chart demonstrates progress made to date concerning proposed
32 housing projects for'very low, low, moderate and above moderate income levels.
33
34 Housinq Element Goals
35 • Goal H-1: Conserve, rehabilitate and improve the existing housing stock to provide adequate,
36 safe, energy efficient, and decent housing for all Ukiah residents (General goal).
37 • Goal H-2: Provide housing for all economic segments of the community(General Goal).
38 • Goal H-3: Expand affordable housing opportunities for persons with special housing needs such
39 as the homeless, mentally ill, physically disabled, households with very low to moderate incomes,
40 senior citizens, farm workers, female heads of households with children under 18 years old, and
41 first time homebuyers (Special needs).
42 • Goal H-4: Promote well planned and designed housing opportunities for all persons regardless of
43 race, gender, age, sexual orientation, marital status or national origin (Fair housing).
44 • Goal H-5: Use land effectively to meet housing needs and to implement smart growth, green
45 building, and sustainable development policies with a focus on infill development(Efficiency).
46 • Goal H-6: Maintain a collaborative working relationship with all groups and organizations
47 dedicated to providing affordable housing in the community, and ensure board public participation
48 in the development of housing goals and policies (Collaboration).
49
50 (Housing Element Goals will remain unchanged).
51
52 Housinq Element Review
53 • Department of Housing and Community Development (HCD) has completed two reviews where
54 the primary comment is the City must comply with SB2. The current draft General Plan Housing
55 Element (2014-2019) and corresponding Negative Declaration reflects the elimination of
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 2
1 references to `redevelopmenY as well as other minor changes based on updated
2 information/data.
3
4 Chair Whetzel:
5 • Asked what if the City did not have sufficient/suitable acreage for housing projects and how would
6 this issue be addressed?
7 • Would assume the City is encouraging developments that would be for low income persons first.
8
9 Commissioner Watt:
10 • Rezoning requires looking at impacts to traffic/congestion and other types of impacts and asked if
11 there is an environmental analysis that coincides with a rezone.
12 • Understands the one impediment concerning compliance with the housing needs allocation
13 process that has to be addressed is the zoning and then deal with potential project impacts.
14 Asked if looking at availability for water/sewer would be another component of the CEQA
15 documentation process for rezones.
16 • If there is no suitable land available for housing projects and no rezone is possible would
17 annexation be a consideration?
18 • Understands then that the purpose of zoning changes is to allow for more density.
19 • Asked if`low and very low' represents `affordability.'
20 • Asked, for example, relative to `very low income' 11 units that are required for the 2014-2022
21 cycle and does this mean some manipulation of the land use policy and zoning is necessary that
22 brings the potential for the number of very low income housing units to 11 units.
23 • Referred to the draft 2014-2019 Housing Element dated March 2015 and the revisions and what
24 the City has to do and if there is a direct correlation/relation with changes to the land use policy
25 that will likely result in a letter from HCD? How does the City say our Housing Element will
26 accommodate the City of Ukiah RHNA assessment? Are the number of units established for a
27 particular housing needs assessment cycle accommodated/available on the map. In other words,
28 is the assessment documented by actual units on a map?
29 • How does `very low' income relate/compare to the other income categories in terms of
30 determining housing needs allocation? It would follow then that Moderate and Above Moderate
31 income groups would be associated with single-family housing units.
32
33 Commissioner Sanders:
34 • US Census information is documented in the Housing Element.
35
36 Principal Planner Thompson:
37 • The aforementioned issue of potentially not having suitable inventory of land for housing
38 development would result in a rezone, particularly to accommodate/provide for multi-family
39 housing (R-3 density). It is important for jurisdictions to comply with State HCD housing
40 requirements and have their housing element certified because this is directly tied to the financing
41 of grant allocations/appropriations for housing projects.
42 • Confirmed an environmental analysis would be required for a rezone as it relates to site analysis
43 and CEQA would require review of potential project impacts. The intent of review concerning a
44 potential rezone is to go as far as possible in the process until a `real/specific' project is actually
45 proposed where potential and possible significant environmental impacts are identified/addressed
46 that may, for instance require a traffic count study, etc.
47 • Acknowledged there are project level impacts that need to be identified and addressed in more
48 detail once a project is more clearly defined. Again, staff is required to look at CEQA
49 documentation for rezones. Site analysis for potential housing development encompasses many
50 elements that have to be addressed that may have to do with traffic/congestion, water/sewer
51 availability, even tree removal issues, for example.
52 • Is not familiar with anyjurisdiction being required to annex land to meet housing allocation needs.
53 Has observed some communities are completely 'built-ouY having no vacant land available and
54 their required housing numbers are typically low as to what housing they are required to provide.
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 3
1 • Very low, low, moderate, above moderate represent income levels as defined by the State and
2 classified by area median percentage.
3 • Referred to the map that shows vacant and underutilized parcels in the City limits and noted the
4 map has not been revised for this housing needs assessment cycle. The map is exactly the same
5 from the previous housing needs cycle (2009-2014) where the based assessment shows high
6 numbers (Very low = 131 units; Low = 113 units; Moderate = 101 units; Above Moderate = 249)
7 compared to the 2014 cycle where the based assessment shows lower numbers (Very low = 11
8 units; Low=7 units; Moderate = 7 units; Above Moderate = 20 units).
9 • The City is not proposing any land use changes.
10 • Confirmed the number of units for a particular housing needs assessment is related to number of
11 units on the map. Related to the map red represents underutilized parcels in City limits and yellow
12 represents vacant parcels in City limits and are considered `inventory' and/or `open properties'
13 that are available.
14 • Very low income would correlate and/or is associated with high density housing projects.
15 • Confirmed low income housing developments would be encouraged. Some cities provide for
16 `Inclusionary Housing' which is a term that refers to municipal and county planning ordinances
17 that require a given share usually 10 to 20% of new construction to be affordable to people with
18 low to moderate incomes. The City of Ukiah does not have an inclusionary housing
19 requirement/ordinance.
20 • Emphasized that the housing numbers being discussed were assigned to us by the State.
21 Again, the State gives the housing numbers to MCOG for Mendocino County that MCOG divides
22 among the jurisdictions. The City has the opportunity to comment on the housing allocation
23 numbers. Unlike the previous allocation cycle, the City's numbers for the current cycle are so low
24 that there is no objection.
25 • Confirmed US Census information is included in the Housing Element, particularly as it pertains
26 to population and identification of special needs, head of household categories etc., and some of
27 the information comes from the California State Department of Finance.
28
29 Commissioner Watt:
30 • Basically in conclusion the numbers from the US Census and State Department of Finance are
31 related to `units on a map.'
32
33 Commissioner Hilliker:
34 • Does the information in the Housing Element say anything about the coming and going of
35 population in areas and/or can this be effectively assessed?
36
37 Commissioner Sanders:
38 • Referred to page 7 and 8 of the draft Housing Element for 2014-2019 and noted the information
39 in the various tables addresses specific elements concerning population as to who makes up the
40 population and what the housing needs are. The Housing Element does a good job of identifying
41 the housing needs as to how the City can best serve its citizens.
42
43 Principal Planner Thompson:
44 • Information about population from the US Census is assessed and coincides with the SB375 that
45 focuses on Sustainable Communities Strategies and/or the complicated formula associated with
46 Green House Gases Emissions/particle equation. The intent is to focus on housing opportunities
47 in communities where feasible/properly zoned areas and to avoid `sprawl' development.
48 • Acknowledged the City is only one year into its housing cycle and in terms of progress is already
49 above the allocation needs in three of the four income groups as shown in the `Progress' table of
50 the PowerPoint presentation concerning approved new housing projects. Unlike `Very low' and
51 'Low' income groups it is more difficult for the `Moderate' income category to meet the designated
52 housing needs allocation because of costs and funding availabilities.
53
54 Commissioner Watt:
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 4
1 • With the housing market crash houses were plentiful so there was no real incentive for anyone to
2 build a single-family dwelling.
3
4 Chair Whetzel:
5 • The City of Ukiah does its best to fulfill its housing quota and requested clarification there is no
6 penalty if the quotas for the different income groups are not met.
7
8 Principal Planner Thompson:
9 • The `Moderate' income category is rather complex in that it goes up to 100% of area median
10 income and while it is considered `affordable' housing there is essentially no financing for this
11 type of housing so there is less incentive to meet this housing need. Affordable housing needs
12 are families who pay more than 30% of their income for housing and are considered cost
13 burdened and may have difficulty affording necessities such as food, clothing, transportation and
14 medical care. A family with one full-time worker earning the minimum wage cannot afford local
15 fair-market rates for a two-bedroom apartment let along to rent a single-family dwelling. It is not
16 uncommon for cities not to fulfill their `Moderate' income housing quota. Since `Very low' and
17 'Low' income categories placate to higher density units there is more incentive for this type of
18 housing development because of tax credit assistance and/or funding opportunities that may
19 include grants etc., that are available.
20 • Confirmed there is essentially no penalty for not meeting the housing quotas assigned but the
21 City is obligated to tell the State about any land constraints, discuss the City's process for
22 meeting the housing needs allocation quotas, advise of goals/policies that address special needs
23 housing types in the community/or comment on any other associated problems/issues.
24 • Discussed the Housing Element Goals H-1 through H-6.
25 • Talked about the next steps in the process of getting the Housing Element for 2014-2019 adopted
26 and certified. After tonighYs discussion and Commission comments, staff will come back
27 requesting a formal recommendation for adoption by City Council with final review by HCD for
28 certification.
29
30 Commissioner Watt:
31 • Related to the `Goals' particularly the goal that provides opportunities and asked if this means the
32 City must provide funding?
33 • Asked in staff's opinion if there is an opportunity to develop land use policies that actually improve
34 the quality of life for the citizens beyond having to `jumping through the hoop' just to get a
35 Housing Element document adopted and certified?
36 • The site analysis is the requirement as it pertains to suitable land/analysis of zoning, etc., and
37 asked if there is an opportunity to develop land use opportunities beyond the requirement?
38 • Implementation tasks are essentially what we want developers to do on the building permit
39 applications.
40
41 Commissioner Sanders:
42 • Implementation tasks represent a much broader scope of how the results should be achieved
43 than just what builders must do on a building permit application and referred to page 10 of the
44 draft Housing Element that talks about `Implementing Tasks' that include limiting the conversion
45 of rental units to condominiums, limiting the conversion of single family home to professional
46 offices, pursuit of the consideration of an inclusionary housing ordinance, supporting
47 applications for affordable rental housing financing, amending the zoning code to allow single
48 room occupancy developments by right, permitting small lot subdivisions, and working closer
49 with affordable housing advocates and developers to facilitate affordable rental housing.
50 • The intent is to make projects work to accommodate the citizens.
51 • It appears for this Housing Element cycle the City is `more proactive' than in past cycles in
52 terms of establishing effective goal/policies/implementation tasks to encourage/see that
53 potential housing developments work and how we can best serve the very low-income groups
54 satisfy their housing needs.
55
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 5
1 Commissioner Watt:
2 • Views the `Implementation Tasks' as essentially`policies' the City applies to projects as they are
3 presented and is of the opinion 'Goals' and corresponding `Implementation Tasks' are directly
4 related to the land uses. Of course, if someone wants to do a particular project, the City would
5 support this endeavor and `lower the constraints' if necessary to make the project work. Is of the
6 opinion the policies are just policies and questions whether or not just having policies in place
7 really makes things happen for citizens and sees the importance and necessity of having land
8 use requirements in place that can automatically address housing needs and allocation thereof.
9 Understands while policies and implementation tasks do help jurisdictions meet and shape their
10 housing quotas finds that having land use requirements in place are also important.
11
12 Chair Whetzel:
13 • The Housing Element basically tells the State the City of Ukiah `is trying' to provide housing
14 opportunities for its citizens. The vacant/underutilized map indicates we have land available.
15 • Noted the RHNA requirements/quota in the current Housing Element is much less than in the
16 2010.
17
18 Principal Planner Thompson:
19 • Confirmed the City does not have to provide funding to comply with the `Goals' that are set forth.
20 Referred to the recently approved PEP Senior Housing project where the land was donated by
21 the City that also acts to satisfy a general Housing Element goal.
22 • Much of the contents of the Housing Element is the same as the last cycle. With the economic
23 downturn that occurred the State did not require cities to start over with having to revitalize their
24 Housing Element and corresponding housing goals.
25 • With the latest review of the draft Housing Element the State made comments where the City
26 responded and made changes that are reflected in the current House Element document. (See
27 Housing Element)
28 • The way in which land uses translate relates to site analysis, i.e., inventory of suitable land,
29 analysis of zoning and subsequent zoning for all types of housing.
30 • Is of the opinion `land use' represents a small component of the Housing Element. As such, there
31 are many programs in the Housing Element related to goals/policies/implementation tasks that
32 address what we want to see happen and how the results should be achieved.
33 • Acknowledged while housing opportunities are `land use driven' there is a lot more to it and this is
34 the reason the Housing Element addresses programs and goals/policies/implementation tasks.
35 • Again, the Housing Element has changed very little since the last cycle. Most of the
36 implementation measures are the same.
37 • The primary intent is make certain things happen as a result of the `Goals' set forth. Every
38 community has similar goals. The first goal is to always provide adequate and safe housing for
39 the community.
40
41 Commissioner Sanders:
42 • The PEP project was not a `typical' project as the property was redevelopment land.
43 • Referred to page 13 of the draft Housing Element, Local Housing Development and noted the
44 City has been working with a local developer on a number of housing project ranging from a new
45 duplex in the Downtown to a 30+ unit apartment complex adjacent to major shopping, offices and
46 the local transit system and also the City is donating 1.5 acres of infill parcels to PEP Housing for
47 the construction of 42 low and moderate income senior units. This demonstrates the City has
48 been proactive in generating/encouraging housing projects.
49 • Staff reports prepared for projects typically mention if they follow the Housing Element as well as
50 the General Plan, Zoning Ordinance, etc.
51 • Would like to see existing residential units preserved for housing. Does not support allowing
52 residential units to be converted to professional office use/office space and noted there are many
53 such scenarios in the City. Many of these units could be used for affordable housing. Is of the
54 opinion the aforementioned issue of converting residential units to office space needs to be
55 addressed. Would like to see the issue of conversions be reviewed and reassessed. Supports
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 6
1 that the concept of allowing conversions of any residential unit in any zoning designation be
2 addressed particularly if there is not sufficient housing stock for citizens and takes away from the
3 housing inventory. Residential units exist in commercial zoning designations all over town. Notes
4 the vacancy rate is really low in Ukiah for residential.
5 • Referred to page 63 of the Housing Element, Implementation Task H-2-h states, `Do not permit
6 the conversion of single family residential homes to professional office unless the City's amount
7 of residential units is sufficiently adequate.' While pleased to see this in the Housing Element,
8 questions how can we protect the housing stock and what happens to those homes that have
9 already been converted to office space? Is there any way to get these home back for housing
10 use?
11
12 Chair Whetzel:
13 • The PEP project put the City `way over its goal' relative to meeting Housing Element quotas for
14 housing development.
15
16 Principal Planner Thompson:
17 • The PEP property was purchased with 20% set aside money intended for housing development
18 purposes originating from property tax appropriations and fundamental in conjunction with the
19 Redevelopment Agency set aside funding program. Even though money for redevelopment
20 purposes is no longer a program the City is still able to help projects. The City made a sound
21 decision to purchase the PEP property with redevelopment money before `RedevelopmenY was
22 dissolved when all associated money was transferred back to the State.
23 • Notes realistically it is not possible to satisfy/complete all the 'Goals' and `Implementation tasks'
24 set forth in the Housing Element.
25 • Some residential units are lost to demolition for various reasons that decreases the housing
26 inventory. Understands conversions of residential uses to commercial office space does reduce
27 the housing stock and while this issue is mentioned in the Housing Element the document
28 concerns itself more with what is going on and what can be done with regard to site analysis in
29 connection with land constraints and zoning. Demolition of residential units are reported.
30 Acknowledged that conversion of residential units to office space represents a loss in the housing
31 stock.
32 • There are residential units in the Downtown area and in other areas that exist in commercially
33 zoned districts. Conversion of residential units in the R1 zoning district to office space use is not
34 likely allowed.
35 • Those residential units already converted to office space and with the likelihood of them being
36 converted back to residential use is up to the discretion of the property owner. Typically a
37 considerable amount of money is spent on a conversion. Conversions may be a zoning issue that
38 can be looked at.
39
40 Commissioner Watt:
41 • Supports that sources providing information/data in the Housing Element such as in the tables
42 cited in the document be dated because some information may be outdated and/or is no longer
43 relevant but yet is referenced.
44 • It may be some uses are non-conforming within a particular zoning district and therefore, a zoning
45 issue and possibly representative of re-zoning changes not enforced.
46
47 Principal Planner Thompson:
48 • Information in the Housing Element is reviewed and updated as much as is possible with what is
49 available. Since US Census information is not always current from the last census
50 conducted/taken, the American Community Survey is a source that is available and provides
51 more current information about population/households/renting versus homeownership/housing
52 that can be used/cited in Housing Elements for updates, but much of this information is estimates.
53 • Acknowledged it is a good idea to date sources used in the Housing Element and will review
54 sections/tables where this would be necessary/valuable.
55 • Rezones can result in legal non-conforming uses that do exist from time to time in certain cases.
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 7
1 Commissioner Sanders:
2 • City Council could make a statement about preserving affordable housing by not supporting
3 residential conversions to commercial uses. It could be that a conversion was allowed because of
4 a rezone.
5 • It may be that more commercial office space is necessary in this community but not draw/take
6 away from the housing stock.
7
8 Commissioner Watt:
9 • A conversion could be illegal or it was allowed by right. It may be that an `overlay' zone is
10 necessary to preserve housing stock.
11 • Sees there is many vacant office space available in different areas of the community. Is of the
12 opinion there is not a high demand and/or need for office space because of the vacant space
13 available.
14 • It is difficult to find affordable housing within walking distance to transportation, services in town
15 but rent for such residential units are rather expensive so people tend to look outside the City
16 limits for more affordable rental opportunities.
17
18 Principal Planner Thompson:
19 • Related to conversions of residential units to commercial office space, the majority of which
20 appear to exist on the fringe of the Downtown. A rezone makes it possible to change the existing
21 'Commercial' use to `Residential.' An approved use permit runs permanently with the land such
22 that the only way for a change to occur is for a rezone or a revocation of the use permit.
23
24 Chair Whetzel:
25 • The commercial area around the Downtown is fairly large.
26
27 Principle Planner Thompson:
28 • The areas in and around the Downtown core are zoned C-1 (Community Commercial) or C-N
29 (Neighborhood Commercial) in which professional office uses are allowed. Residential units exist
30 in these areas where residential conversions to commercial office space are possible. These
31 areas represent the transition between the Downtown zoning and residential areas where some
32 homes functions as `residential' while other function as `commercial.'
33
34 Commissioner Sanders:
35 • Referred to page 52 of the draft Housing Element and questioned the matter of projects having to
36 provide for on and off-site improvements requirements such that the City requires street curb,
37 gutter and sidewalks, water and sewer connections, electrical connections and landscaping for all
38 new construction, including affordable house. Related to the curb, gutter and sidewalk
39 requirements does not view this as an ideal/effective way to direct storm water and asked if this is
40 an issue? Does this pertain to the project or street side?
41 • Is City Council interested in adopting an Inclusionary Housing Ordinance?
42 • In order for Inclusionary Housing to work, this needs to be an ordinance.
43
44 Chair Whetzel:
45 • Providing for on and off-site improvements is a City Public Works standard requirement and
46 documenting this in the Housing Element advises the State the City has these requirements.
47
48 Commissioner Watt:
49 • Is of the opinion what is being talked about in this section is curb, gutter and sidewalk `on the
50 project and not on the street side.'
51 • Referred to page 27 of the draft Housing Element, Drainage, states 'The City adopted new Low
52 Impact Development drainage requirements which could result in lower costs for housing
53 projects,' and questions how this is possible? It would seem this requirement would add costs to
54 projects.
55
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 8
1 Commissioner Hilliker:
2 • Related to the `Strategic Planning' process that is ongoing there has been discussion relative to
3 storm water and sewer and understands this has become a rather large issue and is interested
4 to see how the discussion plays out.
5 • Referred to the checklist on page 7 of the Initial Environmental Study and Negative Declaration
6 prepared for the City of Ukiah Housing Element update and asked about reference to the
7 Williamson Act and what this act represents?
8 • Referred to the checklist question on page 9 of the Negative Declaration, Biological Resources,
9 item f states, `Conflict with the provisions of an adopted Habitat Conservation Plan, Natural
10 Community Conservation Plan, or other approved local, regional, or state habitat conservation
11 plan' and inquired how often these types of plans are updated?
12
13 Principal Planner Thompson:
14 • The Williamson Act of the US state of California (officially, the California Land Conservation Act of
15 1965) is a California law that provides relief of property tax to owners of farmland (agricultural
16 land) and open-space land in exchange for a 10-year agreement that the land will not be
17 developed or otherwise converted to another use.
18
19 Commissioner Watt:
20 • The Williamson Act is essentially a property tax break where Ag owners do not get taxed at the
21 full rate in exchange for a 10-year agreement the land will not be developed. Requested
22 clarification the City does not have such a contract.
23
24 Principal Planner Thompson:
25 • Reference to the Williamson Act in the Initial Study/Negative Declaration is standard/generic
26 language used in the checklist concerning the 'Agriculture and Forestry Resource' section and
27 confirmed there is no Williamson Act property in the City limits.
28 • Related to the checklist question in item `f' that addresses conflict with provisions of an adopted
29 Habitat Conservation Plan, etc., this also represents standard language having to do with CEQA
30 requirements.
31 • City Council has discussed an Inclusionary Housing Ordinance, but no interest was expressed at
32 the time this matter was brought forward. The matter of Inclusionary Housing is an ordinance and
33 discussed what otherjurisdictions do in this regard.
34
35 Commissioner Watt:
36 • The language in item `f' is CEQA provision related and `there is nothing like this in the City.'
37
38 Principal Planner Thompson:
39 • Will review the aforementioned comments made by the Commission and come back with a
40 Resolution and formal recommendation for adoption of the Housing Element to Council.
41
42 10. PLANNING DIRECTOR'S REPORT
43 Principal Planner Thompson:
44 • Gave an update on recent Zoning Administrator meeting decisions and upcoming Planning
45 Commissioner projects.
46
47 Commissioner Sanders:
48 • Asked about the status of the Redwood Tree Car Wash project condition of approval about
49 planting a street tree next to the MTA bus stop.
50 • Asked about the status of the Gobbi Street Apartment project.
51
52 Principal Planner Thompson:
53 • Is pretty sure the City Public Works Department upheld the condition of approval regarding the
54 planting of a street tree in the planter area next to the MTA bus stop and will confirm and advise
55 the Commission accordingly.
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 9
1 • Confirmed no building permit has been issue for the Gobbi Street Apartment project. The
2 applicant has assured the City they will proceed with the project.
3
4 Chair Whetzel:
5 • Asked if the Planning Commission will review the California Medical Marijuana Regulation and
6 Safety Act(MMRSA)and what this means/translates for Ukiah in terms of zoning, etc.
7
8 Principal Planner Thompson:
9 • Planning staff and the City Attorney have met regarding the new law and advised the City is in
10 good shape with what the rules the City currently has in place as far as marijuana control. Does
11 not recall offhand what rules the City has with regard to marijuana use and cultivation.
12
13 11. PLANNING COMMISSIONERS' REPORT
14 Commissioner Sanders:
15 • Provided an update on the annual Planning Conference regarding the subject matter and noted it
16 was informative and beneficial.
17
18 Chair Whetrel:
19 • Local 4-H Club members will conduct a 'wreaths Across America' ceremony for the veterans at
20 the Russian River Cemetery District in Ukiah on Saturday morning.
21 • The Ukiah Municipal Airport annual Christmas party potluck luncheon is tomorrow and the
22 Planning Commissioners are invited to attend.
23
24 12. ADJOURNMENT
25 There being no further business, the meeting adjourned at 8:11 p.m.
26
27
28 Cathy Elawadly, Recording Secretary
29
30
31
MINUTES OF THE PLANNING COMMISSION December 09, 2015
Page 10
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t
1 ITEM NO. 9A
2
Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
plannin�@cityofukiah.com
" '�""`�"�"'�' (707)463-6203
3
4 DATE: January 13, 2016
5
6 TO: Planning Commission
7
8 FROM: Michelle Johnson,Assistant Planner
9
10 SUBJECT: Request for Approval of a Major Use Permit to allow live entertainment and special
11 events at 239 North State Street, APN 002-227-12
12 File No. 1414
13
14
15 RECOMMENDATION
16
17 Staff recommends that the Planning Commission approve the proposed project based on the draft
18 findings included in attachment 1 and subject to the draft conditions of approval included in attachment
19 2.
20
21 PROJECT DESCRIPTION
22
23 An application has been received from Frank Kibbish owner of the Ukiah Forest Club for approval of a
24 Major Use Permit to allow live entertainment, and special events at 239 North State Street (see
25 attachment 3, Project Description;Security Management Plan).
26
27 The Use Permit would allow live inside entertainment in the form of the following:
28
29 • Various nights of the week;
30 • Hours of 8:00 p.m. to 1:00 a.m
31 • Amplified music such as a band or disc jockey;
32 • Comedy Shows; open microphone and
33 • Karaoke
34
35
36
37
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
1
1 SETTING
2 3��� � b
3 ���Js�
5 -'�p,� 1
6 � ' �
$ �i�� i o
9 11-r��11 � ��■r
1� qi`ET"R � 11S-J� m
11 t � [� ��
12 �� 4��
Y �
13 �, a � �
m , ����a
14 � �ti � � �
15 � 1�
16 � 4-�-�1�1 �� �
18
19 The project site is developed with a two story commercial building in the core of the downtown on the
20 east side of North State Street between West Standley and Smith Street. The existing building has an
21 entrance on North State Street and an emergency exit onto Main Street. The project site is located
22 within the Downtown Parking Improvement District and therefore, is exempt from the required off-
23 street parking requirements (see attachment 3, Project Description).
24
25 The property is zoned Downtown Core (DC) and is surrounded by the following uses:
26
27 • North: vacant office space; China Chef Restaurant; Dora's Gourmet Cafe; retail and business
28 services zoned (DC) Downtown Core;
29 • South: Asian Massage; professional offices and retail services zoned (DC) Downtown Core;
30 • West: TJ Nail & SPA; SAUCY Restaurant; Chop Chop Restaurant; Patrona Restaurant; Aladdin
31 Bail Bonds; and Canova Records, Music Studio zoned (DC) Downtown Core;
32 • East: Gravel parking lot; undeveloped parcel; and public parking lot zoned (UC) Urban Center
33 and (DC) Downtown Core.
34
35 BACKGROUND
36
37 Forest Club, located at 239 North State St. in Historic downtown Ukiah, is one of, if not the oldest
38 operating bar in Mendocino County. What was previously a butchers shop in the earliest parts of the
39 1900's turned into a local favorite watering hole in 1944. Popular with the then voluminous lumber
40 industry employees, the Forest Club prospered. Since this time the Forest Club has gone through many
41 incarnations, such as a place for lawyers and judges to meet after hours and hash out cases during the
42 60's and into the 70's. The 80's and 90's saw the Forest Club dive into more of a dingy biker bar. Most
43 recently the Forest Club was purchased by Frank Kibbish and Josh Blakeley a little over 3 years ago. Josh
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
2
1 and Frank have strived to bring this historic watering hole back to its glory days where people of all ages
2 ( over 21 of course) and backgrounds can enjoy a quality libation at a reasonable price, in a clean and
3 safe environment.
4
5 STAFF ANALYSIS
6
7 General Plan. The land use designation of the subject property is Commercial (C). This land use
8 designation identifies areas where commerce and business may occur. The existing commercial use is
9 consistent with the General Plan designation of the subject property. The proposed live
10 entertainment and special events uses are consistent with the existing commercial use of the parcel.
11 Ukiah Airport Master Plan. The Project parcel is located within the boundaries of the Ukiah Municipal
12 Airport Master Plan and therefore, subject to the compatibility requirements of the applicable airport
13 compatibility zone. The parcel is located in compatibility zone B-2 (Extended/Approach Departure) Infill.
14 Below is a summary of the applicable B-2 Infill zone requirements:
Table 1: B-2 Infill Zone Consistency Analysis
B2 Compatibility Criteria Staff Analysis
Low intensity retail and office uses are normally The project site is currently a two story commercial retail space.
acceptable uses in the 62 compatibility zone. Therefore, the use is consistent with uses which are allowed in
the B2 compatibility zone.
The maximum density is 90 people per acre for non-
residential uses in the 62 In-Fill area. -� �-
Max#of employees/shift 2 people
Customers at Ukiah Forest Club 85 people
Total: 87 people
The City of Ukiah Fire Marshal has indicated the Maximum
Occupancy Rate for a 2,500 square foot night club is
approximately 95 people. Based on staff's empirical observations,
the number of people at the Forest Club on a typical Friday and
Saturday night would be similar to the 85 persons the applicant
predicts will attend the proposed Live Entertainment events.This
number plus the two employees for a maximum shift does not
exceed the maximum allowed occupancy rate of 95 people. The
Forest Club has been operating at this level of intensity for over
50 years at the subject location and well before the Ukiah Airport
Master Plan was adopted. Therefore, the expected maximum
number of people on the site during a music event, while
exceeding the recently adopted airport density standard is legal
non-conforming to the density standard for the B-2 infill airport
compatibility zone.
Minimum 30%"Open Land"is recommended. The parcel size for the proposed project is 2,578 square feet;the
total building size is 2,500 square feet leaving 3%(78 square feet)
of"open land". The B-2 airport compatibility zone requires 30%
open space, but this is for new development. The subject
This is applied to the entire area with a 62 designation not property/building was constructed over fifty years ago and
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
3
Table 1: B-2 Infill Zone Consistency Analysis
62 Compatibility Criteria Staff Analysis
just the project site. therefore,is not subject to the 30%open space requirement.
1
2 Zoning and Site Analysis. Downtown Core (DC) Zone: The DC Zone allows the highest density and
3 intensity of development allowing a wide variety of commercial uses and residential uses located in
4 mixed-use buildings.
5
Table 2:Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Development Standards
The zoning ordinance includes development standards The project site is developed and no modifications to the
for setbacks, building height, site area and yard exterior of the building,building footprint or site configuration
setbacks.DZOSections9225 areproposedas partofthisapplication.
Uses
Accessory Uses. Section 9081 of the DZO allows Uses Accessory Use: Live entertainment with four (4) or fewer
accessory to any the allowed uses in the C-1 district. acoustical performers is allowed as an accessory use when it is
clearly incidental to the primary use of the building or site and
will not negatively impact surrounding businesses and
properties. The hours of performance do not extend past nine
o'clock(9:00)P.M.
The applicant is requesting the approval of live entertainment
between the hours of 8:00 p.m. and 1:00 a.m. which is
considered "extended hours" in Section 9224.6 64 and requires
approval of a use permit.
Live Entertainment.Section 9224.6 of the DZO allows live Live Entertainment.The applicant is requesting approval to have
entertainment and special events with approval of a Use live entertainment and special events per the requirements of the
Permit. Zoning Ordinance as follows:
• Various nights of the week;
• Hours of 8:00 p.m.to 1:00 a.m
• Amplified music such as a band or disc jockey;
• Comedy Shows;open mic and
• Karaoke
Noise
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
4
Table 2:Zoning Ordinance and Site Analysis
Noise Ordinance: General Noise Regulations. Section Noise Ordinance: The Downtown Zoning Ordinance refers to the
6058 of the ZO states it be unlawful for any person to requirements in the Noise Ordinance for compliance. The
willfully make or continue, or cause to be made or proposed project is reviewed under Commercial which is a similar
continued, any loud, unnecessary, or unusual noise which use (see attachment 7, Noise OrdinanceJ. The Project is required
disturbs the peace and quiet of any neighborhood or to comply with the following ambient noise levels and this has
which causes discomfort or annoyance to any reasonable been included as a condition of approval.
person of normal sensitiveness residing in the area.
Sound Level A,decibels
Zone Time Decibels
Commercial 10 pm to 7 60
am
Commercial �am to 10 65
pm
Vehicle Parking
Downtown Parking Improvement District Section Vehicle Parking. Exempt.
9228.2 of the DZO states all existing commercial The proposed project is located in the Downtown Parking
structures as of January 1, 1979, within the area Improvement District and therefore is exempt from parking
defined as the City of Ukiah Parking District No. 1, requirements prescribed in section 9228.2 of the Downtown
shall be exempt from the required off-street Zoning Code.
parking requirements prescribed in this section.
This exemption applies to changes in the structure,
a sale of the property or business, or expansion
into existing structure space.
Bike Parking
Bike Parking. Section 9086 E requires that bicycle parking Bike Parking.Given the proposed project is located in the Downtown
shall be provided in all commercial projects. The number of Parking Improvement District and exempt from parking requirements
bicycle parking spaces shall be not less than ten percent therefore,no bike parking spaces are required.
(10%)of the number of required of
However, staff recommends the applicant consider installing a
bike rack on the east side of the building to encourage bike
transpiration.
Landscaping
Landscaping.Section 9087 of the ZO requires all projects Landscaping. The existing property is developed with a 2,500
that require discretionary review within the C-1 zone to square feet commercial building along the State Street frontage;
include a landscape plan. the total parcel size is 2,578 square feet and abuts to two
commercial buildings on the north and south which leaves no
opportunity for new landscaping.
The City approved the Ukiah Forest Club prior to adoption of the
20% landscaping lot coverage standard. The existing approved
Ukiah Forest Club has very little landscaping on the east side of
the building. Section 9087 of the City Code, gives the Planning
Commission the authority to modify the required elements of a
landscaping plan "depending upon the size, scale, intensity, and
location of the development project."
Staff concludes the reduction in landscaping is reasonable and
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
5
Table 2:Zoning Ordinance and Site Analysis
warranted and has provided a draft finding to support the
reduction.
1
2 Use Permit. In order to approve a Use Permit Live Entertainment,the findings included in Zoning
3 Ordinance section 9262(E)and Downtown Zoning Code section 9224.6 (C) are required to be made.The
4 required findings and staffs analysis are included in the table below:
5
Table 3:Use Permit Findings and Site Analysis
Use Permit Findings Staff Analysis
The proposed land use is consistent with the provisions of The proposed project is consistent with the General Plan as
this Title as well as the goals and policies of the City described under General Plan above.
General Plan.ZO 9262(EJ
The project is consistent with the Zoning Ordnance as described
in Table 2 above.
The proposed land use is compatible with surrounding land Hours of operation. The proposed hours of operation for the live
uses and shall not be detrimental to the public's health, entertainment are 8:00 p.m. to 1:00 a.m. The surrounding
safety and general welfare.ZO 9262(E) businesses close between 6:00-8:00 p.m. and would not be
adversely affected by the noise. Live entertainment and/or other
music is often part of the operation of a bar. Draft conditions of
approval have been added to address the hours allowed and
ambient noise level for live entertainment.
Parking. The proposed project is located in the Downtown
Parking Improvement District therefore is exempt from parking
requirements prescribed in section 9228.2 of the Downtown
Zoning Code.
Noise. Live entertainment would occur various days of the week
from 8:00 p.m.to 1:00 a.m.The surrounding businesses close
between 6:00-8:00 p.m.and would not be adversely affected by
the noise.Live entertainment and/or other music is often part of
the operation of a bar.Draft conditions of approval have been
added to addressthe hours allowed and ambient noise level for
live entertainment.
A Security Management Plan date stamped December 01, 2015
has been prepared by the applicant (see attachment 3J and
ensures that the noise level will be monitored and would not
result in adverse impacts on the surrounding neighborhood.
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
6
The project will not be detrimental to the public's health, Through the use permit, the operational characteristics are
safety and general welfare based on the following: regulated and conditions of approval have been added to reduce
any adverse impacts as discussed above. Therefore, the project
would not be detrimental to the surrounding uses.
The Project, including the project description and Security
Management Plan were reviewed by the Police Department.The
Police Department provided conditions of approval for the Project
which have been included in attachment 2 Draft Condition of
Approval.
The project has been reviewed by the Fire Marshal, Police
Department, Building Official, and Public Works and any review
comments from these departments have been included as
conditions of approval.
The project is required to comply with all federal, state and local
laws.
In addition to the findings required by subsection 9262E of The applicant submitted a Security Management Plan date
this code,an application for a live entertainment use stamped December 01, 2015 that was reviewed and approved
permit shall address the following considerations DZO with comments by the Police and Fire Department. The Security
9224.6(CJ : Management plan addresses the following issues below and is
1.Potential for loitering. consistent with the required findings for the Downtown Zoning
Code Section 9224.6.
2.Adequacy of lighting for security and
safety purposes. . Safety and Security
• Noise
3.Compatibility and suitability with the . Loitering
existing and allowed uses in the area • Litter
and/or character of the area,including . Lighting
but not limited to proximity to sensitive . Alcohol Consumption
land uses such as residences,schools, • Education Training
parks,daycare facilities,and churches.
The proposed use is an accessory use to the existing night club that
4. Likelihood the use would facilitate the has been in operation as this use for approximately 50 plus years
vitality,economic viability,and/or and is compatible with the surrounding uses. There are no
provide recreational or entertainment residences, schools, parks, day care facilities and/or churches
opportunities in an existing commercial Within 300 feet of the building.
area without presenting a significant
impact on health and safety. The existing use currently acts exclusively as a bar which generates
the majority of its customers on Friday and Saturday nights. The
5.Comments from the Ukiah Police proposed accessory use would help generate traffic on the other
Department and Fire Department, nights increasing the vitality of the downtown through live
including a projection of the increased entertainment in the evenings for both bar and non-bar patrons.
burden to providing police services,
potential for the use to add to law Conditions of Approval have been added based on the comments
enforcement problems in the area received from the Fire and Police Departments.
and/or to contribute to or aggravate an
existing crime problem in the area.
6.The potential for the need for annual
review of the use permit.
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
7
1 ENVIRONMENTAL REVIEW
2
3 The proposed project is exempt from the provisions of the California Environmental Quality Act
4 (CEQA) pursuant to Section 15303 Class 3, conversion of small structures and Section 15301 Class 1,
5 Existing Facilities based on the following:
6
7 • The proposed project will be ancillary to an existing business and does not involve
8 hazardous materials;
9 • The location is not environmentally sensitive and does not include any drainage courses
10 or bodies of water(such as creeks or streams);
11 • The site is developed with an existing building, utilities and services are already available
12 at the site and no expansion of the existing building footprint is proposed as part of the
13 project.
14
15 PUBLIC NOTICE
16
17 A notice of public hearing was provided in the following manner:
18 ■ posted in three places on the project site on December 29, 2015;
19 ■ mailed to property owners within 300 feet of the project site on January 04, 2016; and
20 ■ published in the Ukiah Daily Journal on January 03, 2016.
21
22 As of the writing of this staff report no correspondence had been received from the public as a result of
23 the public notice.
24
25 DECISION TIMELINE
26
27 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The PSA
28 requires that a decision be made on the project within 60 days of the application being deemed
29 complete. This application was submitted to the Community Development and Planning Department on
30 December 01, 2015 and was deemed complete on December 11, 2015. As such, a decision must be
31 made on the project no later than February 09, 2016. The applicant may request a onetime extension of
32 the decision timeline.The next regularly scheduled Planning Commission meeting is January 27, 2016.
33
34 ATTACHMENTS
35
36 1. Draft Use Permit Findings;
37 2. Draft Use Permit Conditions of Approval;
38 3. Project Description &Site Plan submitted by applicant date stamped December 01, 2015;
39 Security Management Plan submitted by applicant date stamped December 01, 2015 ; Map of
40 Downtown Parking Improvement Program;
41 4. Department Comments; and
42 5. Noise Ordinance
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
8
ATTACHMENT 1
1 DRAFT USE PERMIT FINDINGS
2
3 LIVE ENTERTAINMENT AND SPECIAL EVENTS
4 AT 239 NORTH STATE STREET,APN 002-227-12
5 FILE NO: MUNIS 1414
6
7 The following findings are supported by and based on information contained in this staff report, the
8 application materials and documentation, and the public record.
9
10 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
11 Plan and Zoning Code as described in the staff report and Table 2.
12
13 2. The proposed project, as conditioned, will not be detrimental to public health, safety and
14 general welfare based on the following:
15
16 A. Through the use permit, the operational characteristics are regulated and conditions of
17 approval have been added to reduce any adverse impacts as discussed above.
18 Therefore,the project would not be detrimental to the surrounding uses.
19 B. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
20 and Public Works and any review comments from these departments have been
21 included as conditions of approval.
22 C. The project is required to comply with all federal, state and local laws.
23
24 3. The proposed project is exempt from the provisions of the California Environmental Quality
25 Act(CEQA) pursuant to Section 15303 Class 3, conversion of small structures and Section 15301
26 Class 1, Existing Facilities based on the following:
27
28 A. The proposed project will be ancillary to an existing business and does not involve
29 hazardous materials;
30 B. The location is not environmentally sensitive and no drainage courses or bodies of water
31 (such as creeks or streams).
32 C. The site is developed with an existing building, utilities and services are available at the
33 site and no expansion of the existing building footprint is proposed as part of the
34 project.
35
36 4. The proposed project is located in the Downtown Parking Improvement District therefore is
37 exempt from parking requirements prescribed in section 9228.2 of the Downtown Zoning Code.
38
39 5. The Planning Commission has the authority to modify the required elements of a landscaping
40 plan "depending upon the size, scale, intensity, and location of the development project." The
41 reduction of landscaping is reasonable and appropriate for the following reasons:
42
43 A. The existing property is developed with a 2, 500 square feet commercial building and
44 the total parcel size is 2,578; which leaves very little opportunity for new landscaping.
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
1
ATTACHMENT 1
1
2 Notice of the proposed project was provided in the following manner as required by the Zoning
3 Ordinance:
4
5 a) posted in three places on the project site on December 29, 2015;
6 b) mailed to property owners within 300 feet of the project site on January 04, 2016; and
7 c) published in the Ukiah Daily Journal on January 03, 2016.
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
2
ATTACHMENT 2
1 DRAFT CONDITIONS OF APPROVAL
2
3 LIVE ENTERTAINMENT AND SPECIAL EVENTS
4 AT 239 NORTH STATE STREET, APN 002-227-12
5 FILE NO: MUNIS 1414
6
7 1. Approval is granted to allow live entertainment and special events as described in the project
8 description submitted to the Planning and Community Development Department and date
9 stamped December 01, 2015 and the Security Management Plan date stamped December 01,
10 2015 except as modified by the following conditions of approval.
11
12 2. Live Entertainment is allowed subject to the following:
13
14 A. Live entertainment is allowed in the form of a live band and/or disc jockey,
15 Comedy Show, Open Microphone, and/or Karaoke.
16
17 B. Live entertainment may be amplified or non-amplified.
18
19 C. Live entertainment is allowed on various nights of the week.
20
21 D. Within the Ukiah Forest Club, the hours for live entertainment are limited to 8:00 p.m.
22 to 1:00 p.m. in order to reduce noise when live entertainment is occurring within the
23 Ukiah Forest Club, exterior doors shall remain closed.
24
25 E. No outdoor amplified live entertainment is allowed.
26
27 3. All employees of the Ukiah Forest Club shall be given a copy of the approved Security
28 Management Plan and these conditions of approval.
29
30 4. At least one owner of the Ukiah Forest CLub shall be onsite during all live entertainment events.
31
32 5. This Use Permit shall be reviewed within 12 months of issuance by the Planning Director to
33 determine compliance with the conditions of approval. The number of Police Response in a
34 calendar year that were a direct result of the establishment's failure to follow their approved
35 management plan as determined, after a review, by the Planning Director and the Police
36 Department regarding the amount of Police staff time associated with the Use Permit, and
37 complaints received as a result of the live music and special events. If the Planning Director
38 determines the use is not in compliance with the conditions of approval and/or that the use
39 requires additional review, the Use Permit shall be scheduled for review by the Planning
40 Commission. Review of the Use Permit by Planning Commission shall include a public notice and
41 the applicant is responsible for paying the costs associated with Planning Commission review of
42 the Use Permit (cost recovery). If complaints associated with the approved live music and
43 special events are received during the first 12 months, this Use Permit shall be reviewed
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
1
ATTACHMENT 2
1 annually by the Planning Director as described above. The Planning Director shall determine if
2 Planning Commission review of the Use Permit is required.
3
4 6. In order to reduce noise and loitering within the parking lot, at the close of business each night
5 the Ukiah Forest Club owners/staff shall ensure that their patrons have left the site by 2:00 a.m.
6 each night.
7
8 7. Any modifications to the ABC license for the premises may require an amendment to this Use
9 Permit or a new Use Permit to allow an increase of the hours during which alcohol is served.
10
11 8. All provisions of the Security Management Plan date stamped December 01, 2015 to Operate
12 the Ukiah Forest Club shall be adhered to at all times.
13
14 9. Activities approved as part of this Use Permit are subject to the requirements of Ukiah City Code
15 Division 7, Chapter 1,Article 6 (Noise Ordinance).
16
17 10. The applicant agrees to post signs in a location that is visible to people entering the Ukiah Forest
18 Club telling patrons to respect the peace of residential neighborhoods and to please avoid
19 parking in the residential neighborhood where possible.
20
21 From the Police Department(Sean Kaeser)
22
23 11. As a condition of any use permit granted the applicant must obtain and maintain the proper
24 modifications and conditions to their Alcohol License as required by the California Department
25 of Alcohol Beverage Control.
26
27 12. As a condition of any use permit granted the applicant have a written Security Plan in place that
28 meets the approval of the Ukiah Police Department.
29
30 13. As a condition of any use permit granted; If the live entertainment or cover charge events cause
31 the need for a Police Response more than two (2) times in a calendar year, the permit holder
32 will be required to thereafter submit a security plan to the Ukiah Police Department for approval
33 a minimum of 45 days prior to any future events. The plan will articulate in detail the event
34 planned and clearly describe how security will be staffed to minimize the need for police
35 responses. In such cases, approval or denial will be provided to the applicant no less than 30
36 days prior to the proposed event.
37
38 14. As a condition of any use permit granted the facility will be open to inspection during live
39 entertainment and coverage events and the Ukiah Police Department will not be denied access.
40
41 15. As a condition of any user permit granted; In the event of a change of ownership or
42 management of the facility associated with the live entertainment, the City shall be notified on
43 the change in ownership/management. The new owner/manager shall meet with the Planning
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
2
ATTACHMENT 2
1 Department and Police Department to review this Use Permit and Security Plan. The new
2 owner/manager shall indicate in writing if any modifications to the uses allowed by this Use
3 Permit are proposed and shall identify the proposed modifications. Any proposed modifications
4 shall be reviewed by the Planning Department and Police Department. The Planning Director
5 shall determine if the proposed modifications are consistent with this Use Permit or require
6 approval of an amendment to this Use Permit and shall determine if the amendment is minor
7 (Zoning Administrator) or major(Planning Commission) .
8
9 From the Fire Marshal (Kevin Jennin�s)
10
11 16. Prior to opening for live music I will require a Fire and Life Safety Inspection, and an occupancy
12 check(how many people can safely occupy the business). Both of these items I can do now or
13 anytime prior.
14
15 From the Building Official (David Willou�hbv)
16
17 17. There is currently an active building violation case on this property. Until the violation is abated,
18 an increased use of the facility is not allowed. The following comments are intended to aid the
19 applicant in realizing possible requirements for the project and are not intended as a plan
20 review.
21
22 • Once the violation is abated then a floor plan drawn to scale showing the location of the
23 proposed live entertainment, table and chair layout and exiting will be required to
24 evaluate the possibility of having live entertainment at the facility. Work may be
25 required to bring the second rear exit up to standards.
26
27 Standard City Conditions of Approval
28
29 18. Business operations shall not commence until all permits required for the approved use,
30 including but not limited to business license, tenant improvement building permit, have
31 been applied for and issued/finaled.
32
33 19. No permit or entitlement shall be deemed effective unless and until all fees and charges
34 applicable to this application and these conditions of approval have been paid in full.
35
36 20. The property owner shall obtain and maintain any permit or approval required by law,
37 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
38 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
39 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
40 Permit is approved and issued.
41
42 21. A copy of all conditions of this Use Permit shall be provided to and be binding upon any future
43 purchaser,tenant, or other party of interest.
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
3
ATTACHMENT 2
1
2 22. All conditions of approval that do not contain specific completion periods shall be completed
3 prior to building permit final.
4
5 23. This Use Permit may be revoked through the City's revocation process if the approved project
6 related to this Permit is not being conducted in compliance with these stipulations and
7 conditions of approval; or if the project is not established within two years of the effective date
8 of this approval; or if the established use for which the permit was granted has ceased or has
9 been suspended for 24 consecutive months.
10
11 24. This approval is contingent upon agreement of the applicant and property owner and their
12 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
13 officers, attorneys, employees, boards and commissions from any claim, action or
14 proceeding brought against any of the foregoing individuals or entities, the purpose of which is
15 to attack, set aside, void or annul the approval of this application. This indemnification shall
16 include, but not be limited to, damages, costs, expenses, attorney fees or expert witness fees
17 that may be asserted by any person or entity, including the applicant, arising out of or in
18 connection with the City's action on this application, whether or not there is concurrent passive
19 or active negligence on the part of the City. If, for any reason any portion of this
20 indemnification agreement is held to be void or unenforceable by a court of competent
21 jurisdiction,the remainder of the agreement shall remain in full force and effect.
22
23
24
25
Ukiah Forest Club
Live Entertainment,and Special Event Use Permit
239 North State Street,APN 002-227-12
Planning Commission June 13,2016
File No.1414
4
� Att�'�� �
_ ��
�������
October 21, 2015
P.e: Ukiah Forest Club LLC.
239 North State Street
Ukiah, Ca 95482
City Of Ukiah
Planning and Community Development Department
300 Seminary Ave.
Ukiah, CA 95482
City of Ukiah,
Ukiah Forest CCub LLC. , is seeking a Use Permit to allow live entertainment and special
events at our location of 239 North State Street.
We would like the ability to have live music at The Forest between the hours of 8pm and
1 :OOAM. This wou�d take place on various nights of the week.
��������
DEC p� 201�
CITY pF UKIAH
H jR��Dj�i G/PL�r1;�,'Iti G DEPARI'ME�y7'
Zzli� �C1fCll`�i�3�G� )i.C.�hl7il. C,7 `�.�`rS� 'J'=i C'�-,'�C�� �V\V��-(.,�hl3�J 0!'G:St.0 _Il1i�.CUif1
Project Description
The purpose of the project description is to assist Staf�in understanding the project. Providing complete information
wiif help expedite the project revie�v process and in determining what additional informat+on, if any, related to the
project and required environmental review is required.
Environmental Review and Reports
Please be aware that projects are required to comply with the California Environmental Quality Act(CEQA). Projects
will be reviewed by Staff for compfiance �vith CEQA and Staff will determine the appropr+ate CEQA document to
prepare for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports
(traffic,arborist,soils,etc.)and or additional information may be required.
Use Information
Please rovide the follawin information related to the use of the site and buildin :
Descri tion of Buildin & Site
Parcel Size: 2�'� ,�j Building Size: 1'� Number of Floors:
Use of Buiiding(check all that apply) Description Square Footage Number of UnitslSuites
❑ OfFice(businesslprofessional)
❑ Office(medical/dental)
❑ Retail
❑ Light Industrial
❑ Residential
� Other: �PC� �ZC�iI f''(�l.'+�A's.i 1 �^� �
Operatin Characteristics
Days and Hours of Operation: � � ., Z
Number of Shifts: � Da s and Hours of Shifts: /
2'- � c:v✓l.f/l —� tnT'�"�
Number of EmployeeslShift: —
Loading Facilities: -Yes �No TypeNehicle Size: � '"
i \v���>
I Deliveries: Ty,pe: r�, Nymber(daylweek/mo th): Ti (s)of Day:
� �Yes - No 1t �I-L�1�� 5 �:"�-+" 1.v�t'i �` � ���
Outdoor areas associated with use? Sales area: UnloacJing of deliveries: Storage:
�c,heck all that apply) � Yes = No � ❑Yes �No .�Y-es e No
'�es c No Square Foota e: �(� Square oota e: Square Foota e: Zi�`''.�
Noise Generating Use? r�Yes c No I Description: �1�.����
To Be Com leted b Staff
Generei Plan Designation: � Zoning District: ���n Airport Land Use Designation:
� — �o Mcc1e,�t�.a.Q ��j P��k�n �;s}n�-I' �
City's Architectural 8�Historic Age of Building: Demolition Policy:
Inventory:
❑YES ❑No
Hiliside: � Flood Designation FIRUI Map: Flood Designation Floodway Map:
e YES '_d�i lo
Tree Policies
Generel Plan Open Space Conservation Community Forest Management Plan
❑No =Yes GoAUPouCY#: c No �Yes GOAL/POLICY$�:
Landscaping and Streetscape Design Guidelines Commercial Development Design Guidelines
D NO G YES GUIDELINE#: �NO �YES GUIDELINE#:
Tree Protection and Enhancement Policy Tree Planting and Maintenance Policy
❑No �YES NoTes: c No ❑YES NOTES:
UCC:Street Tree Policy,Purpose and Intent Other:
❑No -YES NOTES:
Notes
�5 �� �;��s���,,.�.�.� �;��,.��,� 1 a
�k- C�' � ��� � -a� r or� °b�r�`�+�,5 (��� �
�S � f�x ���.`.�`•� ��.�,,�....�. r�.�.���t� b� ���'���� .k� -��
Michelle Johnson
From: Frank Kibbish <frank@ukiahforestclub.com>
Sent: Thursday,lanuary 07, 201611:36 AM
To: Michelle Johnson
Subject: RE: Maximum Occupancy
Hi Michelle,
I looked it over and our occupancy is actually 95.
During the times of live music at the Forest Club we will be only allowing a maximum capacity of 85 persons due to the
increased space taken up by the band. We will also move our pool tables against the wall which will allow for a larger
area for people to move around in. In case of emergency this will allow for a greater flow of traffic to either of our exits.
From: Michelle Johnson [mailto;m�ohnson@citvafukiah.coml
Sent: Thursday, January 07, 2016 10:47 AM
To: Frank Kibbish
Subject: RE: Maximum Occupancy
Importance: High
Good morning Frank,
I am just checking into see where we are with the paragraph on the Maximum Occupancy.
Thanks
-Michelle
From: Frank Kibbish �mailto:frank@ukiahforestclub.coml
Sent: Wednesday, January 06, 2016 4:44 PM
To: Michelle Johnson
Subject: Re: Maximum Occupancy
That doesn't sound correct. I'll check what the fire dept actually set the occupancy at tomorrow when I'm at the bar and
then I will send a paragraph over to you.
Sent from my iPhone
On Jan 6, 2016, at 4:31 PM, Michelle Johnson<mlohnson@citvofukiah.com>wrote:
Hi Frank,
The maximum occupancy for the Forest Club based on information received from David Willoughby the
Building official is approximately 100 people. Can you please provide a brief paragraph indicating the
maximum amount of customers you expect during these events?
Thanks Frank
-Michelle
1
MLc,heU,e�Jo�ow
Assistant Planner
City of Ukiah
Planning and Community Devefopment Department
300 Seminary Avenue,Ukiah,CA 95482
(707)463•6206
www.cityofukiah.com
The world wil/not evo/ve past its current state of crisis by using the same thinking that created the
situation. -A/bert Einstein, scientist(1879-1955)
z
� �
�G�����irQ�s7�'1
Ukiah Forest Club LLC. , Live Entertainment Security Management
Plan 239 North State Street, Ukiah Ca.
Safetv and SecuritY
There will be security located on the premises, one will be stationed in entryway to
control and monitor the front door, and one will be located by emergency exrt. No one
under the age of 21 will be allowed, picture identification wiE1 be checked at the door.
The staff working during live music will also be acting as eyes and ears for security or
other issues that might occur. If more security is needed we will supply the manpower
needed. Staff will be trained on how to handle emergency situations, the locations of
fire exits as well as fire extinguishers. Cameras are installed in the Bar, out front and back
of bar. The Ukiah Police Dept will have access to camera footage at anytime.
Noise
Band and customer noise levels will consistentiy be monitored and kept below city
ordinance levels to insure compliance.
Loifierinq
Throughout the evening the security wili be monitoring all outside areas. Patrons are
only able to enter and exit through the front entry. Our back patio will be utilized for
patrons who smoke as to cut down on the amount of loitering in the front of the
building. Patrons exiting will not be allowed to take alcoholic beverages outside. No
one will be allowed to loiter on the property, the adjacent sidewalks or parking lots.
RECEIVED
DEC 01 2015
CITY OF UKIAH
BUILDINGI PLANNING DF.PARTMENT
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Litter
Security personnel as well as all staff will make regular sweeps on the outside of building,
sidewalks and parking areas, and surrounding landscaping. This is a daiiy routine for our
empioyees regardless if a Iive music event is taking place or not.
Li htin
There is more than adequate lighting in all areas of property. Emergency exits are
clearly marked with lighted signs. �n case of blackout, a!I exit doors have emergency
lighting installed.
Aicohol Consumption
All alcohol shall only be consumed in the Bar. Picture fD wil! be checked for every
patron regardless of age. Only patrons over 21 wtll be allowed in the Bar. Security
personnel and staff will be monitoring consumpt}on of all patrons. We wiEl also
encourage a designated driver policy. Staff will have Taxi cab phone numbers and
cards at their disposal to quickly hand out to guests. Over consumption of alcohol will
not be allowed or tolerated. Overfy intoxicated persons attempting to gain access wilf
be denied entry. If a guest does show signs of possible over intoxication they will be
asked to leave the premises and we will attempt to find them safe transportation home.
Education and training
Employees will be trained on the management plan procedures. A copy of the
management plan and conditions �viil be posted for employees �o read and review.
Contact Information
Josh Blakeley - Co- Owner, 707-974-7492
Frank Kibbish - Co-Owner, 707-318-1514
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Ukiah Police Department
Chris Dewey
Chief of Police
January 07, 2016
Project Review—Live Music at the Forest Club#Munis 1414
I have reviewed the Revised Management plan submitted by the applicants for this Use Permit and I am satisfied with this
plan and feel that if properly followed it addresses the potential issues that the Police Department would be concerned
with, specifically an unnecessary increase in Police calls for seroice to the establishment because of poor management
control given the intended use.
Additionally, I researched the Police calls for service to the"Forest Club" 239 North State Street going back to January of
2015. We have had 11 calls for service to the Forest Club during this time period where the Police were called to assist
related to a problem with a patron refusing to leave or behaving badly and the staff of the establishment needed our
assistance in having them removed or otherwise dealt with.
I did not find any calls for service to the Forest Club that demonstrated improper management that would have caused
those calls for service.
It is rny opinion that if the Forest Club follows the Management Plan as now presented that the Police Calls for Service
should not increase. I do not want to discourage the establishment from calling for police assistance if needed and want to
clarify what 1 feel should "Trigger" the need for an additional "Approved Security Plan" as a condition of this Use Permit, if
granted:
- The "Trigger" should be two or more Police Calls for service to the establishment in a year that were a direct
result of the establishmenYs failure to follow their approved management plan as determined, after a review,
by the Planning Director and the Police Department.
Additionally, I feel that noti�cation prior to all events to the Planning Department and the Police Department should not be
a requirement unless the uTrigger"for the requirement of an additional�Approved Security Plan" is met.
By:
Lieutenant Sean Kaeser
Services Commander
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
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Ukiah Police Department
;r:f���,• ����:�. . ��' ,�� c:,�,.,,, ,.;;, 5.�,;�:. Chris Dewey
Chief of Police
December 7, 2015
Project Review—Live Music at Live Music at the Forest Club#Munis 1414
In reviewing this application the Police Department has the following requests:
1. As a condition of any use permit granted the applicant must obtain and maintain the proper modifications and
conditions to their Alcohol License as required by the California Department of Alcohol Beverage Control.
2. As a condition of any use permit granted the applicant have a written Security Plan in place that meets the
approval of the Ukiah Police Department.
3. As a condition of any use permit granted; If the live entertainment or cover charge events cause the need for
a Police Response more than two (2) times in a calendar year, the permit holder will be required to thereafter
submit a security plan to the Ukiah Police Department for approval a minimum of 45 days prior to any future
events. The plan will articulate in detail the event planned and clearly describe how security will be staffed to
minimize the need for police responses. In such cases, approval or denial will be provided to the applicant no
less than 30 days prior to the proposed event.
4. As a condition of any use permit granted the facility will be open to inspection during live entertainment and
coverage events and the Ukiah Police Department will not be denied access.
5. As a condition of any user permit granted; In the event of a change of ownership or management of the facility
associated with the live entertainment, the City shall be notified on the change in ownership/management.
The new owner/manager shall meet with the Planning Department and Police Department to review this Use
Permit and Security Plan. The new owner/manager shall indicate in writing if any modifications to the uses
allowed by this Use Permit are proposed and shall identify the proposed modifications. Any proposed
modifications shall be reviewed by the Planning Department and Police Department. The Planning Director
shall determine if the proposed modifications are consistent with this Use Permit or require approval of an
amendment to this Use Permit and shall determine if the amendment is minor(Zoning Administrator) or major
(Planning Commission).
B�t' , � r------
Lieutenant Sean Kaeser
Services Commander
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
PRC COMMENTS
DATE: December 9, 2015
PLANNING PERMIT#: 1414
OWNE�IAPPLICANT: Frank Kibbish
PROPERTY ADDR�;SS: 239 N. State St.
PROJECT NAME: Live Music at Forest Club
FROM: David 'L�Villoughby (Building Official)
There is currently an active building violation case on this property. tJntil the violation is
abated, an increased use of the facility is not allowed. The following comments are
intended to aid the applicant in realizing possible requirements for the project and are not
intended as a plan review.
• Once the violation is abated then a floor plan drawn to scale showing the
location of the proposed live entertainment, table and chair layout and exiting
will be required to evaluate the possibility of having live entertainment at the
facility. Work may be required to bring the second rear exit up to standards.
Michelle Johnson
From: Kevin Jennings
Sent: Thursday,January 07, 201612:09 PM
To: Michelle Johnson
Subject: RE: Project Comments Ukiah Forest Club Major Use Permit for Live Music
Prior to opening for live music I will require a Fire and Life Safety Inspection, and an occupancy check(how
many people can safely occupy the business). Both of these items I can do now or anytime prior. Thanks,
Kevin.
Sent from my U.S. Cellular R Smartphone
-------- Original message --------
From: Michelle Johnson<mjohnson(�a,cityofukiah.com>
Date: 01/0712016 9:26 AM (GMT-08:00)
To: Kevin Jennings <kjennin�s�citvofukiah.com>
Subject: Project Comments Ukiah Forest Club Major Use Permit for Live Music
Good morning Kevin,
I routed a project in December for the Ukiah Forest Club application for Major Use Permit for Live Entertainment. I have
not come across any comments from you and wanted to confirm you had no comments.
-Michelle
M��Jo�o�w
Assistant Planner
City of Ukiah
Planning and Community Development Department
300 Seminary Avenue,Ukiah,CA 95482
(707)463-6206
www.citvofukiah.com
The world will not evolve past its current state of crisis by using the same thinking that c�eated the situation. -A/bert
Einstein, scientist(i879-1955)
1
Affachm�nt #
Ukiah City Code Division 7, Chapter 1,Article 6
(http://www.sterlingcodifiers.com/CA/Ukiah/index.htm)
Noise Regulation
6045:DECLARATION OF POLICY:
It is hereby declared to be the policy of the city to prohibit unnecessary, excessive and annoying noises
from all sources subjed to its police power. At certain levels noises are detrimental to the health and
welfare of the citizenry and in the public interest shall be systematically proscribed. (Ord. 748, article 1,
adopted 1980)
6046:DEFINITIONS:
As used in this Chapter, unless the context otherwise clearly indicates, the words and phrases used in
this Chapter are defined as follows:
A, Ambient Noise: "Ambient noise" is the all-encompassing noise associated with a given environment,
being usually a composite of sounds from many sources near and far. For the purpose of this
ordinance, ambient noise level is the level obtained when the noise level is averaged over a period
of fifteen (15) minutes without inclusion of noise from isolated identifiable sources, at the location
and time of day near that at which a comparison is to be made.
B. Decibel(d8):"Decibel" shall mean a unit of level when the base of the logarithm is the tenth root of
ten and the quantities concerned are proportional to power.
C. Emergency Work: "Emergency work" shall mean work made necessary to restore property to a safe
condition following a public calamity or work required to protect persons or property from an
imminent exposure to danger or work by private or public utilities when restoring utility service.
D. Person: "Person"shall mean a person,firm, association,copartnership,joint venture,corporation, or
any entity,public or private in nature.
E. Sound Level: "Sound level"(noise level)in decibels(dB) is the sound measured with the"A"weighting
and slow response by a sound level meter.
F. Sound level Meter: "Sound level meter" shall mean an instrument including a microphone, an
amplifier, an output meter,and frequency weighting networks for the measurement of sound levels
which satisfies the pertinent requirements in American Standard Specifications for sound level
meters 51.4-1971 or the most recent revision thereof.
G. Motor Vehicles:"Motor vehicles"shall include, but not be limited to,mini-bikes and go-carts.
H. Sound Amplifying Equipment: "Sound amplifying equipment" shall mean any machine or device for
the amplification of the human voice,music or any other sound."Sound amplifying equipment"shall
not include standard automobile radios when used and heard only by the occupants of the vehicle in
which the automobile radio is installed."Sound amplifying equipment,"as used in this Chapter,shall
not include warning devices on authorized emergency vehicles or horns or other warning devices on
any vehicle used only for traffic safety purposes.
I. Commercial Purpose: "Commercial purpose" shall mean and include the use, operation, or
mainte�ance of any sound amplifying equipment for the purpose of advertising any business,or any
goods, or any services, or for the purpose of attracting the attention of the public to, or advertising
for, or soliciting patronage or customers to or for any performance, show, entertainment,
exhibition,or event,or for the purpose of demonstrating such sound equipment.
J. Noncommercial Purpose: "Noncommercial purpose" shall mean the use, operation, or maintenance
of any sound equipment for other than a "commercial purpose." "Noncornmercial purpose" shalt
mean and include, but shall not be limited to, philanthropic, political, patriotic and charitable
purposes.(Ord.748,Article 1,adopted 1980)
6047:50UND LEVEL MEASUREMENT CRITERIA:
Any sound level measurement made pursuant to the provisions of this Chapter shall be measured with a
sound level meter using the"A"weighting.(Ord.748,Article 1,adopted 1980)
6048:AMBIENT BASE NOISE LEVEL:
Where the ambient noise level is less than designated in this Section the respective noise level in this
Section shall govern.
Sound Level A.decibels
Zone T�me
R1&R2 lOpmto7am 40
R1&R2 7pmtolOpm 45
R1&R2 7amto7pm 50
R3 10 pm to 7 am 45
R3 7 am to 10 pm 50
Commerciat 10 pm to 7 am 60
Commercial 7 am to 10 pm 65
Industrial(M) Anytime 70
(Ord.748,Article 1,adopted 1980;amd.by Ord. 803,§i,adopted 1983)
6049:RADIOS,TELEVISION SETS AND SIMILAR OEVICES:
A. Use Restricted: It shall be unlawful for any person within any residential zone of the City to use or
operate any radio receiving set, musical instrume�t,phonograph,television set or other machine or
device for the producing or reproducing of sound in such a manne� as to disturb the peace, quiet
and comfort of neighboring residents or of any reasonable person of normal sensitiveness residing
in the area.
B. Prima Facie Violation: Any noise level originating from a radio,television or similar device exceeding
the ambient base level at the property line of any property (or, if a condominium or apartment
house,within any adjoining apartme�t) by more than five (5) decibels shall be deemed to be prima
facie evidence of a violation of the provisions of this Section. (Ord. 748,Article 1,adopted 1980}
6050:HAWKERS AND PEDDLERS:
It shall be unlawful for any person within the City to sell anything by outcry within any area of the City
zoned for residential uses.The provisions of this Section shall not be construed to prohibit the selling by
outcry of inerchandise, food, and beverages at licensed sporting events, parades, fairs, circuses and
other similar licensed public entertainment events.(Ord.748,Article 1,adopted 1980)
6051:SCHOOLS,HOSPITALS ANO CHURCHES:
It shall be unlawful for any person to create any noise on any street, sidewalk, or public place adjacent
to any school, institution of learning, or church while the same is in use or adjacent to any hospital,
which noise unreasonably interferes with the workings of such institution or which disturbs or unduly
annoys patients in the hospital, provided conspicuous signs are displayed in such streets, sidewalk or
public place indicating the presence of a school,church or hospital. (Ord.748,Article 1,adopted 1980)
6052:ANIMALS AND FOWL:
No person shall keep or maintain, or permit the keeping of, upon any premises owned, occupied, or
controlled by such person any animal or fowl otherwise permitted to be kept which, by any sound or
cry, shall cause annoyance or discomfort to a reasonable person of normal sensitiveness in any
residential neighborhood.(Ord.748,Article 1,adopted 1980)
6053:MACHINERY,EQUIPMENT,FANS AND AIR CONDITIONING:
It shall be unlawful for any person to operate any machinery, equipment, pump, fan, air conditioning
apparatus, or similar mechanical device in any manner so as to create any noise which would cause the
noise level at the property line of any property to exceed the ambient base noise level by more than five
(5) decibels between seven o'clock (7:00) P.M. and seven o'clock (7:00) A.M. (Ord. 748, Article 1,
adopted 1980)
6054:CONSTRUCTION OF BUILDINGS AND PROJECTS:
It shall be unlawful for any person within a residential zone,or within a radius of five hundred feet(500')
therefrom, to operate equipment or perform any outside construction or repair work on buildings,
structures or projects or to operate any pile driver, power shovel, pneumatic hammer, derrick, power
hoist or any other construction type device(between the hours of 7:00 P.M.of one day and 7:00 A.M.of
the next day) in such a manner that a reasonable person of normal sensitiveness residing in the area is
caused discomfo�t or annoyance unless beforehand a permit therefor has been duly obtained from the
Director of Public works. No permit shall be required to perform emergency work as defined in §6046 of
this Article.(Ord.748,Article 1,adopted 1980)
6055:VEHICLE REPAIRS:
It shall be unlawful for any person within any residentia� area of the City to repair, rebuild, or test any
motor vehicle between the haurs of nine o'clock(9:00) P.M.of one day and eight o'clock(8:00)A.M. of
the next day in such a manner that a reasonable person of normal sensitiveness residing in the area is
caused discomfort or annoyance as a result of noise resulting from the activity. (Ord. 748, Article 1,
adopted 1980�
6056:MOTOR ORIVEN VEHICLES:
It shall be unlawful for any person to operate any motor driven vehicle within the City in such a manner
that a reasonable person of normal sensitiveness residing in the area is caused discomfort or annoyance
as a result of noise from the activity; provided, however, any such vehicle which is operated upon any
public highway, street, or right of way shall be excluded from the provisions of this Section. (Ord. 748,
Article 1,adopted 1980)
6057:REGUTATIONS:
The commercial and noncommercial use of sound amplifying equipment shall be subject to the following
regulations:
A. The only sounds permitted shall be either music or human speech,or both.
B. The operation of sound amplifying equipment for commercial purposes shall only occur between the
haurs of eight o'clock (8:00) A.M. and six o'clock (6:00) P.M. each day except on Sundays and legal
holidays. The operation of sound amplifying equipment for noncommercial purposes shall only
occur between the hours of eight o'clock(8:00)A.M.and ten o'clock(10:00)P.M-
C. Sound level emanating from sound amplifying equipment shall not exceed fifteen(15)decibels above
the ambient base noise level. Nor shall it be audible at any distance in excess of two hundred feet
(200')from the amplifying equipment.
D. Notwithstanding the provisions of subsection C of this section, sound amplifying equipment shall not
be operated within two hundred feet(200')of churches,schools,hospitals.
E. In any event, the volume of sound shall be so controlled that it will not be unreasonably loud,
raucous, jarring, disturbing or a nuisance to reasonable persons of normal sensitiveness within the
area of audibility.(Ord.748,article 1,adopted 1980)
6058:GENERAL NOISE REGULATIONS:
Notwithstanding any other p�ovisions of this chapter,and in addition thereto,it sha11 be unlawful for any
person to willfutly make or continue, or cause to be made or continued, any loud, unnecessary, or
unusual noise which disturbs the peace and quiet of any neighborhood or which causes discomfort or
annoyance to any reasonable person of normal sensitiveness residing in the area.
5tandards which may be considered in determining whether a violation of the provisions of this section
exists include,but are not limited to,the following:
A. The level of the noise;
B. The intensity of the noise;
C. Whether the nature of the noise is unusual;
D. Whether the noise stands out against the level and intensity of the background noise, if any;
E.The proximity of the noise to residential sleeping facilities;
F. The nature and zoning of the area within which the noise emanates;
G. The density of the inhabitation of the area within which the noise emanates;
H. Whether the noise occurs at a time of day when most people expect relative quiet;
I. Whether the noise occurred only once for a short period of time or occurs more than once and for
longer periods of time; and
J. Whether the noise is produced by a reasonable commercial activity du�ing normal business hours.
(Ord. 748,article 1, adopted 1980;Ord. 1062, §1, adopted 2005)
6059:EXEMPTIONS:
The following activities shall be exempt from the provisions of this ordinance:
A. Garbage collection activities subject to city franchise;
8. Operation of street sweepers by city personnel or the operation of sweepers under contract to the
city.(Ord.748,article 1,adopted 1980)
6060:VIOLATIONS;INFRACTION:
Any person violating any of the provisions of this article shall be deemed guilty of an infraction,
punishable by a fine not exceeding one hundred dollars ($100.00) for a first violation; two hundred
dollars ($200.00) for a second violation within one year; and five hundred dollars ($500.00) for each
additional violation within one year of committing the first offense. (Ord. 748, article 1, adopted 1980;
Ord.1062,§1,adopted�005)
6061:VIOLATIOMS;ADDITIONAL REMEOIES;INIUNCTIONS:
As an additional remedy,the operation or maintena�ce of any device, instrument,vehicle,or machinery
in violation of any provision of this article, which operation or maintenance emits noise which causes
discomfo►t or annoyance to reasonable persons of normaf sensitiveness or which endangers the
comfort,repose, health or peace of residents in the area,shall be deemed and is declared to be a public
nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a
court oF competent jurisdiction.(Ord.748.article 1,adopted 1980)
6062:SEVERABILITY:
If any provision,clause, sentence,or paragraph of this article or the application thereof to any person or
circumstances,shall be held invalid,such invalidity sha{I not affect the other provisions or applications of
the provisions of this chapter which can be given effect without the invalid provisions or application and,
to this end, the provisions of this article are hereby declared to be severable. (Ord. 748, article 1,
adopted 1980)
1 ITEM NO.
city of Zlkah Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
planninq@cityofukiah.com
(707) 463-6203
2
3 DATE: January 13, 2016
4
5 TO: Planning Commission
6
7 FROM: Kevin Thompson, Principal Planner
s
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, Negative
16 Declaration and draft City Council resolution. The City has been in the process of updating the
1� Draft Housing Element over the past year. The Housing Element is an important tool for
1s decision makers. Specifically, the Housing Element sets forth how the City will address the
19 housing needs for all segments of the community, focusing especially on low-and moderate-
2o income families and special needs families and individuals. The Housing Element identifies
21 housing needs, including the City's fair share of the regional housing need; establishes goals
22 and qualified objectives; evaluates constraints to the production of housing; inventories
23 available sites and establishes programs and policies to meet the identified needs.
24
25 At the December 9, 2015 Planning Commission meeting the Housing Element was reviewed in a
26 workshop format. The Commission provided comments which have been incorporated into the
2� attached Draft Housing Element. Staff is now requesting the Planning Commission make a
2s formal recommendation of adoption to the City Council.
29
3o Changes from previous Housing Element:
31
32 The Housing Element contains six goals that are not proposed to be changed with this update
33 as follows:
34
35 Goal H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate,
36 safe, energy efficient, and decent housing for all Ukiah residents.
37
3s Goal H-2: Provide housing for all economic segments of the community.
39
4o Goal H-3: Expand affordable housing opportunities for persons with special housing needs
41 such as the homeless, mentally ill, physically disabled, households with very low and low to
1
2014 Draft General Plan Housing Element Update
January 13,2016
1 moderate incomes, senior citizens, farm workers, female heads of households with children
2 under 18 years old, first time homebuyers and the developmentally disabled.
3
4 Goal H-4: Promote well planned and designed housing opportunities for all persons regardless
5 of race, gender, age, sexual orientation, marital status or national origin.
6
� Goal H-5: Use land effectively to meet housing needs and to implement smart growth, green
8 building, and sustainable development policies with a focus on infill development.
9
10 Goal H-6: Maintain a collaborative working relationship with all groups and organizations
11 dedicated to providing affordable housing in the community, and ensure broad public
12 participation in the development of housing goals and policies.
13
14 Prior Review:
15 It is important to note the Housing Element was reviewed by the Department of Housing and
16 Community Development (HCD) earlier this year. Staff has addressed all of HCD's comments
17 including the requirements of SB2, homeless shelter overlay zone. See Attachment 4 HCD letter.
1s Further, the Planning Commission reviewed and provided comments on the draft Housing
19 Element at their December 9, 2015 meeting.
20
21 Neut Steps:
22
23 Staff is requesting a formal recommendation of adoption of the Negative Declaration and draft
24 Housing Element to the City Council. After the City Council adopts the Housing Element, the
25 final step is submittal for certification to the Department of Housing and Community
26 Development for a mandatory 60-day review period.
27
28
29 RECOMMENDATION
30
31 Staff requests the Planning Commission make a recommendation of adoption of both the
32 Negative Declaration and draft Housing Element to the Council.
33
34 ATTACHMENTS
35
36 1) Negative Declaration
37 2) Draft Housing Element
3s 3) Draft City Council Resolution
39 4) Letter from Department of Housing and Community Development dated: 5/11/15
40
41
42
43
2
2014 Draft General Plan Housing Element Update
January 13,2016
Cit k,iah
2014-2019
General Plan Housing Element Update
DRAFI
` March -2015
�-.:--
�
�
� �
Prepared by the
Departrnent 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
Community participation in developing the new strategy.............................................................13
Whoneeds housing in Ukiah?....................................................................................................15
What services are provided to the homeless? ............................................................................15
Where can homeless facil�ies be located?..................................................................................18
What can the City do to assist the homeless7.............................................................................19
Isfarm 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 tt�ere other types of spedal needs housing?.........................................................................22
[ Is there overcrowding in Ukiah?................................................................................`. 24
What types of housing are needed?...........................................................................................24
How much housing is needed?...................................................................................................25
2
2014-2019 Gty of Ukiah
U➢�'t1�General Plan HGUSin¢Element
Elderly
� Population.....................................................................................................................................26
� Where can new housing be located?........................................................................—,.............27
� Large Households.........................................................................................................................,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
Safety 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
Fve-year quantified objectives...................................................................................................67
AnnualReporting.......................................................................................................................67
Consistency with other General Plan Elements............................................................................69
2014-2019 C7ty of Uklah 3
l�pdated General PWn Housing Element
List of Tables:
� Tablel: Population2004-2013.......................•••••...............................................�. -..7
Table 2: Community Characteristics..................................................................:........ :.7
Table 3: Average Rental
Costs........—:.-::-.................................................... •9
...... •• • -
Table 4: Median Home Prices-June 2008 through]une 2013........................-.........................:9
Table 5: Ukiah Households Overpayment by Tenure........................................:.......................-10
Table 6: Housing Productbn.......................................................................................................-13
Table 7: Public
Outreach........................................................................................................ ...
.-15
�
Table 8: Female Heads of Hausehold,...........-• ••-• ......................................::......................�
23
Table 9: Overcrowding by Tenure................................................................... - 25
Table 10: Persons with Disabilities....... •..........................................................-,...................... 27
Table 11: Senior Househoids....................................••-••----• ---•-•..................-. .. ........
77
--
Table 12: Large Family Households.....................................................................-......... •28
Table 13: Housing units by Type.......................................................................•-•--......................30
Table 14: Housing Vacancy..................................................................................-................,...�;30
Table 15: 2013 Mendocino Council of Governments Regional Housing Needs...:........................31
Table 16: 2013 Housing Production......................................................................-....................... 31
Table 17: Vacant and Underutiiized Land......................................................................._._._
.-33
Table 18: Redevelopment Sites................................................................................ • .......:33
Table19: Constraints...........................................................................................-.........................37
Table 20: Airport Master Plan Requirements.................................•.............................................
42 -�
Table 21: Zoning Standards.....................................••••........................................:... .
46
Table 22: Pianning Permit Fees...........................................................................:_._..................48
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.....................-.......................
60
Appendix A: Implementation Program Table:What,Who,How Much,and When?.....................71
Appendix B: Vacant and Underutilized Land...............................................................................84
Appendix C: Review of tfie 2009-2014 Housing Element:...........................................................95
AppendixD: Zoning Matrix......................................................................................................107
4
2014-2019 Uty of Ukiah
Up�7S�_General Plan Housin¢Ekrtl�$
�,
oo���;�
�;: ;.�
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 next 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 impiementing 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
resources.
What is Required?
2014-2019 City of Ukiah j
Uodated General Plan Housina Element
The Housing Element responds to Ukiah's housing needs by identifying policies and
implementing actions for meeting those needs.State law defines the generai topics that Ukiah's
Housing Element must cover. Specifically, the element must: (1) document housing related
condidons 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
Housing Element,the State requirements tend to be more spec'sfic and extensive 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 p�ojected housing needs and a statement of goals, policies, quantiFied
objedives, and scheduled programs for the p�eservation, improvement, and
deve%pment of housing. The housing e%ment shall identify adequate sites for
housing, induding�ental housing, factory-built housing, and mobilehomes, and
shall make adequate p�ovision for the existing and projected needs of all
economic segmeMs 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 recentiy 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
object'sves 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 i
and infrastructure to meet the community's need for housing(inciuding its need for very
iow, low and moderate income households); and (2) address, and where appropriate
and legally possible,remove governmental constraints to housing development.
6
2014-2019 Qty of Ukiah
Undated Generai Plan HA4�RREIl�
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.
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 ]ustice 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 Fluduation over the past
seve2l years-139 more people in
2013 than in 2011 when the last
Housfng Element was prepared and
certified but still less than in 2010
� Source: State Department of Finance�0 i�(www.dof.ca.aovl
Table 2—Community Characteristics
2014-2019 City of Ukiah �
Updated General PWn Housing Element
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 Percentaqes Females=51.9%(8,336) Males=46.1% (7,739)
Median Income $43,432(2011)�37,772(2009) �39,357(2008)
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 Hausing Units 6,488(2010)
Owner-Occupied Housing Un'�ts 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 Demogrephic(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°k in June 2013.
Mendocino County: 7.9�0(July,2013)
$
2014-2019 Gty of Ukiah
UDdated General P�ars F�usinp Elem�t
Califomia: 93% ()uly,2013)
Ethnic Percentages White=62.9%
Hispanic=27.7%
Indian=2.7%
Asian=2.5%
Black=1.0%
f Source: State Dept of Finance;MC Ecanomir�Demographic Profile,CED Chico;MC WIB Economic Scorecard;www.dtv-data.com
� �
*NOTE: A person with disabilities is someone wha 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
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 2015 - i Fortnatted Table
3/2 Singie Family Home ;1,280 ;1,370 ;1,163 4 1
Studio Apartment ;630 ;700 ;700 �
2-Bedroom Apartment $730 $S10 ;815 1 114
2-Bedroom Townhouse $640 ;910 ;900 SI•St4
Source: Ukiah Daily Joumal��rdxi s Ctsi 2�1
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.
2014-2019 Clty of Ukiah 9
Updated General Plan Housina Element
Table 4-Median Home Prices-]une 2008 through]une
Home Sales in Ukiah, CA
� �
�o. .. . - - -- - s�o,000
300 - - • 3300.000
�.�,__ .- -- - - - -- -- $254.000 �
C.ouiof
200--- -- --- - - - --— --��,�� Hatx Sales
'i
per Quarkr
150 , ' , - - $150,000
' i
100 i I $100,000
60—{- - I-'�-!'-•-'I- - I-..-..- -.--I�I I-I- ;- - -�-T6��� hledia�
ril ` � i � � �� ' � i � I �� i� . �
Ofi'��.�� w�•�..}�,.�.r:�,.:_:7=:T-__•••�:��r'--�$0
Q1 Q2 Q3 Q4 Qt Q2 q3 Q4 Ql Q2 Q3 Q4 Q1 Q2 Q3 Q4 Qt Q2 q3 Q4 Q1 Q2
2013 � � �11 a 2(111 2012 2013 �
+ (Source:www.rSty-da�.mm 20�
1
The median home price is have increased slightiy from approximately $240,000 to $250,000
since 2011. In]une 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.
� Overoavment: U.S. Census data reveals that 1,909 of 6,523 (29-) lower income households �commented[un�:���an�o�m�,c6•s ia�c�cn�aa�sm i
used more than 30% of their income for housing costs. Th3s reflects the slow growth and •°v-"�es'"`-"`b?'-``"'"` _ _ _ _ _ ___ _ __ J
development in the City and region in terms of new housing stock, and the relatively high
monthly cost for rental units.
I
7able 4 Ukiah Households Overpayment by Tenure
Renters Owners Totals
Number Percentage Number Percentage Total Percentage
Households
Extremely Low 769 91% 172 69% 641 87%
Very-Low 287 37% 287 37% 638 55%
Low Income 618 67% 515 41% 630 55%
10
2014•2019 pty of Ukiah
L�rHted Cw�neral Plan Housing Elanmt
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 housfng. 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.
• 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.
11
2014-2019 City of Ukiah
Uodated General Plan Hausina Element
• 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 fami{y homes, Main Street Village mixed use project, and
others.
The Summer Creek Village affordable Apartments were financed in part with a City
sponsored$1 miliion 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. il of
the units are reserved for extremely low income residents. The remaining units are
reserved for very low and low income residents.
The Cfara Court affordable apartrnent project was flnanced in part with City
Redevelopment 20% set-a-side funds and is comprised of 32 units available to
extremely 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
rnnnection 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, sssues,
and needs.
zoia-zoi9 acy or u�n
l2
Up[I�lS4!S���I Plan Hausin¢Elem�t
• 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 limiks were essentially non-existent.
� ❑ Z015 the Citv donated a ' ' ' ' ' '
1.4 acre �ite ewr�:�' ��;`_`�_ '_''Ey-for the construction of • n�
�����; �M���2 low and very includinq 5 extremely low-income senior
units.
E
Table 6 Housing Production
Income Level 2009 2010 2011 2012 2013 2014 2015 Total i Formatted7able
0 22 0 0 0 0 21 432-2
Very Low - — —
0 0 0 0 0 0 21 219
Low
0 0 0 0 0 0 Q 0
Modorata
0 0 0 0 0 0 28 288
Abova
Moderate
Note: Units serving extremely low-income households are included in the"very low"category
What are we currently working on?
2014-2019 City of Ukfah l3
Uodated General Wan Housing Element
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 flrst 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 affordabie 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 repalrs and upgrades for an existing RCHDC affordable houssng project.
Local Housing Development: The City Staff have been work€ng with a loca!devebper 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. Fu her
,41se the Citv is-donated �1.45 acres of infill parcels to PEP Housing far the construction
of 42 low-a►id^���„��income senior uniks.
In 2015,the City approyed_a 28-unit multi-family infill market rate oroject.Also in 2015 the Citv
aaoroved a 2-unit duolex located on an infill parcel.
New Approaches: The City is developing new approaches to affordable housing facilitation
due to the loss of the Ukiah Redevelopment Agency.
!
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.
14
2014-2019 Gty of Ukfah
U_oAated General Pian liouslnp ElCment _.
3. Carefully focus new housing development on vacant, underutilized, and redevelopment
infill sites taking care to ensure compatibility and neighbourhood preservation.
4. Increase energy e�ciency 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 limitfng 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 creaang 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 modificaaons to provide opportunities for farm worker housing.
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.
Community Participation �c��+����:H��a�ro�"��;��;��N��of-"�
I P�lic ouheach
2014-2019 City of Ukiah �5
Updated General Plan Housina Element
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 Efement update project consisted of a
two public workshops conducted at Citv Hall one �g with Northern California Leaal
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 City also
conducted two aublic hearings in the�rocess of adopting the Housin4 Element.
The community stakeholders included affordable housing deve�pers, real estate professionals,
architects and engineers, social service providers, leadership groups representing minor+ty
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 affordab/e housing
Add a discussion of public safety in regard to high The draft document includes such a discussion
density apartment comp/exes and the need to
focus on sfrong managemen[
I Consider suggesting that a public safety impact fee Added to the list of programs
on commercia/and large scale residential
develo ment be established. _
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2014-2019 Gty of Ukiah
Ulldafv,rl�i?nnat Plan Housing Efement
Update the discussioNana/ysis of the homeless The discussion of the homeless population has
popu/ation. 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-de velopable"properties
Document the lack of housing starts in fhe area The draft document includes such a discussion
over fhe past several years and the need to provide
incentives to jumpstart the housing construcfion
industry
Continue lo 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 6e inc/uded The draft document continues to include such a
calling for an affordable housing impact fee. program
Continue to emphasize the need for communiry The dreft document continues to include such a
stakeho/ders to routine/y 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 staastical 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
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.
2014-2019 City of Ukiah l�
U�dated General Plan Housina Element
• 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
locai service workers.
. The Senior Population. Seniors with extremely low, very low and low incomes, and
others who may desire to scale down and seli 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 Condnuum of Care Plan that found that local homeless
individuals and families had a wide range of needs, incfuding emergency shelter, transitional
housing, and permanent supportive housing. Emergency shelters provide immediate short-term
housing typically limited to less than six months. Transitional housing provldes housing
between six months and two years,and typically includes specfalized treatment for alcohol and
drug abuse, intensive case management, mental health treatment, life skills and employment
training,etc. Permanent supportive housing offers a stable resident3al environment with mental
health counseling,job tralning,among other services.
Homeless populaaons are often transient rendering city/county jurisdiction lines meaningless.
According to the Continuum of Ca�e Plan, there are approximateEy 1,400 homeless people in
Mendocino County at any given bme. In 2009, another count was taken by the Mendocino
County Social Services Department, which revealed a total homeless population oP 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
bcated within City limits.
j An updated homeless peoale eFSer�s 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.
• The number of homeless military veterans has increased by approximately 2% since
2009.
IS
2014•2019 Gty of Ukiah
updat�Sp�gral Plan Housing Elemint
• 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 Federel
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.
1
The Ford Street Proiect Transitional Housina 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
2014-2019 City of Ukiah �g
Uodated General Plan Housina Element
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 StreeYs 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 ar�d 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 Proiect Su000rtive Housina Pro4ram
Since 1996, the Ford Street Project has rece�ved funding from HUD's Supportive Housing
Program (SHP)through the department of Healkh and Human Services of Mendocino County to
provide housing and services for homeiess families and homeless individuals with disabilities in
Mendocino County. This funding is used #n a variety of ways. Currently it is used to fund
transitional housing units. In addition, SHP funds are utilized to provide case management and
druglalcohoE counseiing to homeless clients. The SHP has been instrumental in Ford Street's
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.
I
The Ford Street Proiect Garden Court Aoartments
A 10-unit apartment complex (formerly"The Garden Court Motel'� for homeless, low-income
adults, generally with psychiatric disabiiities. 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�SSUes and problems. The Ciry should support the loca!Homeless Services
Planning Group and its members, and other active groups and organi¢ations when practical to
20
2014-2019 C3ty of Ukiah
�(ed Ger�l Plan Housing Elanent _
assist in their efForts to provide shelter, clothing, food, counselling, and life's essentials to the
homeless population.
According to homeless populatfon 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
ciient 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 Faciliaes); M (Manufacturing); R-1 (Single-Family Residential); R-2
(Medfum Density 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 create a homeless shelter overlav zone that will allow homeless facilities bv
riQht. �The homeless shelter overlav zone comorises 12 acres in the northern section of Ukiah.
�:��;,,,�,�„-,--��--P4ao..r�..u:� .e�� � .�o-.,o, t���:�•�i�s• �,.—:�vn��'�c" v�;n, ``is�,�i c
�^co-r� �r�;yr,� ^�' �ti-r
. t}t�l�
�EF�rs R..��-r��.,r.fl,_�� .. .�t..L ., .,.a-,�... .,.a
k��.:...1...-.-�-.� `�,�,/��T. Th...-..r... .-�k�_� .-:1...-.4ad i rf�-o 0 o m:6�!o F.�M:!. ..L..r
+-�IIr�STSSic{�-�-LrsC-C.T.� .-._'_ """'__.._._�-.. _._�.___.� ... _._.. _...... '_ '._.....''__' �
swr:,�=�.i�Flr��idrKC;�.�-�i�,� F-�:�:}��=, �a :_......_._`.,: =-.-.---. The Plannina Commission
�ond�d�d r���mmer�d�d th� n4rthem part of tJkiah as the location for a homeless shelter
averlay zRnQ. On Seatem r 2, 2a15 the Cit�,+Council adapted a homeless shelter overlay zone.
in acc.ordance with_the°rovisions of�enate Bill 2 (582�Cedillo 2 08 {Formatted:Font:Tahoma,ii Pc
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,
21
2014-2019 City of Ukiah
U ated Generel lan Housi Elemen
1 the task of amending the zoning code to allow homeless shelters in the Manufacturin4 (M) C—�
zoning district without a Use Permit �s carried over into the 2014-2019
Housing Element.
What can the City do to assist the homeless over the next five
years?
There are two primary ways the City can assist the homeless over the next five years. First, it
can continue to provide support and possible funding to homeless services providers with a
focus on heiping to define the path from shelter to permanent housing, and helping to establish
an effective life-skill building day shelter progrem. Second, the City shall examine its zoning
districts and consider making homeless facilities an allowed use rather than requiring
diseretionary 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 m f F rm Work r in n Tran ortation 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 s�ngle
family residences, live in labor camps,apartments or trailers.
The Assessment found that 47% of the farm workers or approximately 1,957 iive in the Ukiah
Valley. Based on the findings in the Assessment, it is concEuded that the majority of farm
workers who I�ve within the City limitr live in single family homes, apartiments, or mobile
homes/trai4ers.
State Public Health and Safety Code Sect#on 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.
22
2014-2019 Gry of Ukiah
Uoda6�d Genval Plan Housing Elrment _
The City zoning ordinance also contains an Ag�icultu�e Exdusive(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.
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 transitionai 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 zonfng
districts and in the C-1 (Community Commercial) zoning district without a use permit. Larger
facllities 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 inciuding
"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 trensitional and supportive housing constitutes residential uses.
Accordingly, a program has been added to amend the zoning code to be consistent with Senate
Bill 2.
• � Formatted:Normal,Left
2014-2019 qty of Ukiah �3
Uodated General Plan Housina Element
Is there a high number of female heads of households in Ukiah?
The 2010 census reveafed 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 poverty level.
Table 8-Female Heads of Household
Community Female Heads of Household I percentage of
total population
Mendocino County(unincorporated) 2268(3.8%)
Ukiah S66(5.4X)
WiIIRs 309(6.3%)
Fort Bragg 437(6.0%)
I _ _
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 prioriry for the Ciry of Ukiah.
Is there a high number of extremely low income households in
Ukiah?
Extremely iow-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 fess for a four-person household. For
example, most families and 3ndividuals receiving publ"sc assistance, such as social security
insurance(SSI)or disability insurance are considered extremely low-income households.At the
same time, a minimum wage worker could be considered an extremely low-income househokJ
w3th an annual income of approximately$17,000 or Eess. 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 Extremely 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 probiems
(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.
2G
2014�2019 Gry of Ukiah
Uo�ted�neral Plan Fbusing Ele�nent
Projeded 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
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 Ciry has a projected need of 6 units for extremely low-income
households. Many extremely 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 smail lot subdivisions.
To address the housing needs of extremely low-income households,the City 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 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 funding, supporting grant and other applications for funding,
and exploring housing rypes and construction methods to promote housing for ELI citizens.
1
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.
• j Formatted:Nortnal,Left
2014-2019 City of Ukiah 25
Uodated General Plan Housina Element
Table 9 Overcrowding by Tenure
�V2fCfOWdif1 b Tenure �Commented[Ki3]:Lmdy's commrnt 6i6:14 Overcrowding by i
Occupants Owner Occupied Renter Occupied "-"-"`-`""a`a___—__ _ —_,�
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 Cnmmunitles Survey 2011
Are there other types of special needs housing?
Persons with disabtlides in Ukiah face unique problems in obtaining affordabie 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 accessibiiity, along with other physical
needs.
The I�ving 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.
Accessibie housing can also be provided via senior housing developments.
The majority of persons with disabilitles 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 abflity to pay for housing.The Task Force on Family Diversity estimates that at least
one-third of all persons with disabilitles 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 Disabillty 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 discriminaaon in hiring
and training.When they find work,it tends to be unstable and at low wages.
Description of Need
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2014•2019 Ciry of Ukiah
Uudated Ge�feral Plan Ho4iIR4EP.m4n�
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.
Phvsical Disabilities:While there are a number of well-managed affordable housing facilities that
are accessible to persons with a physical disability, 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 subjed to these accessibility
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 Disability: 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 disability. The second largest populated group is that of
employment disability of 22 percent.
Table 10 Persons with Disabilities
Persons:with Disabilities byType �commen�ed[Kra�:uoaY•5 comment6:614Estthenumberof
petwm with developmrntal duabilitles
Number Percentage `
Sensory disability 801 13% � I�Formatted:Centered
Physical disability 1,619 26.4% • I Formatted:Centered
...... ----- — ......_ — —
Mental disability 1,171 19% � I Formatted:Centered
Self-care disability 654 10.6% • I Formatted:Centered
Go-outside-home disability 509 8.3% • �Formatted:Centered
2014-2019 City of Ukiah x�
U�dated General Plan Housina Element
I Employment disability 1,364 22% : I Furmatted:Centercd _�
` Total Persons with disabilities _ 6,118 100% �Formatted:CenGered J
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 mobillty and health problems that can create special housing needs; and 4) recent
projections indicate an increase in the eiderly population in the planning period, both those
currently I�ving 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 City of Ukiah.
I
Table 11 Senior Households
Seniorj Households commencea�icrs7:Lindy's cowarntfi�6.�14 quantifyelderiy
�population and deunbe 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%
� er�can Communities Survev 2011 Formatted:Font:9 pt �
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 Table beiow 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 percent�ge is for a two-person unit (59%�. Fnrmatted:Font:(Default)Tahoma,ii Pr___ �
Approximately twelve percent of the owner-occupied households are occupied by five or more
persons. For renter-occupied units, xhe highest percentage Is a two-four-person househoid �Form�cc�a_Foor.�oe��ic�ranoma,ii Pc _
(60%). Less than two percent of the renter-occupied units are occupied by five or more
persons.
2$
2014-2019 Gty of Ukiah
Uodated General P�i Hpy;in�E�24E
Table 12 Lar e Famil Households
Large Family Households 4 Commented(KT6]:►.maY's commrntlu6�l4 quanuy large
—- —
`family houuholds
Rental Percent Owner-occupied Percent — ----�--` - ""---- — ------- —
2-4 person household 1,662 60% 1,552 59%
5+person household 431 2% 322 12%
� American Communitres Survev 2011
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 adaptability/accessibility 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 accommodabons may be necessary to afford
disabled persons an equal opportunity 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 mentaily 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 variety of supportive
housing arrangements. Some of this population can only live successfully in housing which
29
2014-2019 Gty of Ukiah
Uodated General Plan Housina Element
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 varfety of specific d�abled clientele groups have traditionally
been found intermixed within Ukiah's residential neighborhoods. Consistent with State law,
group homes with six or fewer residents per faciliry are allowed by right in ali residential zones.
Care faciUt�es 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 extremely low, very low
and iow income households. Small rental and for sale units, such as single room
occupancy studios, particularly for sen�ors,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 prioriry for the City. This could include dormitory styie 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 Exbemely Low income 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 Ciry.As indicated,
the majority of the units(55%)in Ukiah are single-family units.The variety of housing types in
Ukiah fairly diverse.
�
30
2014-2019 City of Ukiah
Up�y�C�ry�Plan Housing Element
Table 13 Houstng Untts by Type
Housing,Units by Type* • . WMmented[KT7]:Lindy's commrnt 6.'b:14 Housmgs units
by rype needed
Number Percent Formatted Table
Sin le Famil Detached 3 596 55%
Sin le Famil Attached 412 6%
Two to Four Attached 839 13%
Five lus Attached 1 237 19%
Mobile Home 439 7%
TOTAL: 6 523 100%
;Califomia Departrnent of Finance 2010
I Formatted:Font:(Default)Arial,9 pt
What is the vacancy rate by tenure? �Commented[Kl'8]:Lindy's commrnt6r6;14 Needtoedd
vacaney rata by tmwe
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 .Ol
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
'Califomia 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
2014-2019 City of Uklah 3�
Uodated General Plan Housina Element
which it is located. For Ukiah and other Mendocino County jurisdictions, the regional
housing need is determined by the Mendocino Council of Govemments, 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 loca!fair share housing needs.
Table 15—2013 Mendocino Council of Govemments 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 extremely low,
very low and above moderate income households. This interesting need statlstic 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 dramaticafly. Four single
family restdent3al units were constructed in since 2009, and the Clara Court 34 unit affordable
housing project was constructed and opened in 2010.
1
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
2013 0 0 0 0
2014 0 0 0 0
2015 21 21 0 28
TOTAL 22 34 2 4
32
2014-2019 Gry of Ukfah
Uoda�ed Gen�al PWn HpuSin�El2merk
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.
�. ., .. '
�
.
� -
� � �
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]anuary 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).
1
2014-2019 City of Ukiah ��
lJQda�General PWn Housing Element
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 enablfng 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 ar�d ownership
housing are vacant infill parcels, underutilized land, and parcels ripe for redevelopment. To
successfully develop these sites, traffic, design compatibility, infrastructure, neighbourhood
compatibility,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 aiong 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 afl 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:tlst Paragrdph,Left, No bullets or numbering �
• Site Consolidation. There are a number of kev sites that are �ontiQUOUS to one �Formatted:Font:Bold �
another with the aotential to be combined to accommodate laraer oroiects.
Table 18—Redevelopment Sites Commenbed[K79]:HCD.revise able to include more oana[ive.
Is there opportuniry for conwlidation of lols'!
Proparly Address APN Parcel Percent Current Use PotenUal GP d. � __�
Owner Slze (K) Units Zoning Constralnts7
(sq ft) Devaloped (sea note
below)
Somers 290 0226304 23,814 73� Retail/Program 13total C No
Gereldine Seminary Services 8 G�
SUCCTTEE Ave probable
34
2014•2019 Gty of Ukiah
�l�GenErdl�, Housing Element
Mendocino 294 W. 0218304 13,417 64 h Commercia�- B total C No
Savings Bank Smith Slreet Bank 6 G1
probable
Heller Richard 304 Pine 0217410 8,389 73/ Residentla! 1 LDR Np
V.8 Eileen E. Street Single Family R_�
TTEES Dwelling
Trinity Youth 915 W, 0121708 28,742 72% Vacant 5 LDR Na
Services Church R_�
Trinity Youih 225 S.Hope 0726101 27,749 67% Vacant 5 LDR Np
Services Street R.�
TrinityYouth 915W. 0121603 43,151 91% Vacant 7 LDR No
Services Church R_�
Trinity Youth 200 S. 0121404 16,873 Vacanl 2 LDR No
Services Bames R.�
Street
Trinity Youlh 200 S. 0121409 54,360 55% Church and 9 LDR No
Services Bames School R-1
Street
Trinity Youth W.Church 0121401 33,611 0°6 Vacanl 5 LDR No
Services 8
R-1
Thompson
Taaning E.Gay 0228105 13,674 0°k Vacant 2 C 2Story
Jassica L. Slreel G2 Maximum
H 8 L 273 E.Clay 0228104 22,424 65/ Commercial- 4 C 2Story
Schmidbauer Warehouse G2 Maximum
Hoskins Roy 276 E.Clay 0223124 58,999 4355 Relail Sales 10 C 2SIOry
H.Jr.&Gail G2 Maximum
TTEES
H 8 L 265 E.Gay 0228103 29,007 61sG Ralail Sales 5 C 2Slory
Schmidbauer G2 Maximum
Properties LLC
Peabody 291 E.Gay 0228106 8,756 81y. Residenlial 1 C 2Slory
RabeA L. Single Famlly G2 Maximum
Dwelling
Mounlanos 334 N.Main 0218602 4,442 0°,S Vacant 1 lolal C 2Slory
Linda M TTEE Street 1 Gt Maximum
probable
Ceja Celso 479 S.Stale 0218601 5,494 56% Retail Sales 4 tolaf C 2Slory
Street 2 Gt Maximum
probabte
Rocha Antonio 519 S.Slate 0227328 7,BSB 39% Retail Sales 5 lolal C 2Slory
Moreno Streel 3 G1 Maximum
probable
Wang 521 S.State 0227329 3,882 17RS Residential- 2 total C 2Story
Quingnan Slreel Single Faml4y 2 Gt Maximum
Dwelling probable
Wang 523 S.State 0227322 3,655 40% Retail Sales 2 total C 2Story
�uingnan Slreal 1 G1 Maximum
probable
Ghang James 527 A&B 0227325 7,947 4855 Office 5 total C 2Story
TTEE S.Slate 3 G1 Maximum
Street probable
2014-2019 City of Ukiah �S
l7pQ�Q.�n�l PW�_H�inq.�lgmgn�
Lorenzi Marlyn 533 A S. 0227324 9,040 30% Retail Sales 6 tolal C 2Story
State Street 5 G1 Maximum
probable
Hoskins Roy H 307/311 S. 0223125 16,520 60% Offica 11 total C 2-Story
Fr.&Gail L. Main Streel 8 prob G1 Maximum
City of Ukiah Gaveland 002-281- 10,200 0� Vacant 7 tolal P 2Story
Lane 15 7 P-F Maximum
probable
City of Ukiah Geveland 002-281- 10,500 0% Vacant 7 total C 2Story
�^e 18 7 G2 Maximum
probable
City of Ukiah Geveland 002-281- 1 acre 0% Vacant 28 total C 2Story
Lane 28 pg G1 Maximum
probable
City of Ukiah Geveland 002-281- %acre 25% ORce 14 lolal C 2Story
Lane 24 1 Gt Maximum
probabla
Bertha 817 Wauah 003-574- 1_7 70°p Sinqle-familv 47 total R3 2Storv
Bumham Ln. 07 � 3g Maximum
r ble
TOTAL 2224T5
POTENTIAL total
� UNITS ��p
33�
probable
� • " Formatted:Bulleted+Level:1+Aligned at: 0.25"+Tab
NOTES: I aRer: 0.5"+Indent at: 0.5" �
1. ;he potendaE number of units was determined by factoring+n the number of units allowed by zoning,the {Formatted:Font:(Default)Tahoma �
applicable development standards,the size of the parcels,the shape and configuration of the parcels,the
percentage of exist�ng development, surrounding land uses, on-site fieid work, and ln some cases,
subjective,yet professiona!opinions. Additionally,the ex�ting development on al4 of the idendfied sites is
aged and in some cases dilapidated, which increases the opportunides for redevelopment and inflll
affordable housing.
The Ukiah Genera� Plan and Zoning Code permits high density resident�af development in the C-1
(Community Commerdal)zonfng district. Whiie full h�gh density restdential development is possible, the
potential number of units assumes a mix of resldendal and commercial (25%to 50% residential). This
assumptlon is based on the mix of recentiy constructed mixed-use projects,and discussions with local and
regional developers conceming how mixed-use projects must"pencil-out"to be financial successfuf.
2. The maximum density aflowed 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 residentiaily zoned land(vacant,underutilized and redevelopable parcels).
4. It should be noted that not all commercial zoned sites are anticipated to be developed
residemially. However, as noted above,there are more than enough opportunity sites to meet
the local need.
5. The Ultiah Airport Master Plan limits some parce�to two-stones which is consldered a constraint because st
could disallow maximum density under the zoning. The Airport compad'bility zone maximum density in
35
2014-2019 City of Ukfah
Uodated General Plart Housinfl�lem�t _
these areas is 90 people per acre, which does not represent a constreint because it far exceeds the
maximum density under the zoning(28 units per acre).
6. No other land use controls significantly constrein the parcels. The City zoning code does not contain a Floor
area ratlo standard,and the height limit,yard setback,and lot coverage standards in the C-I zoning district
are generous,which encoureges 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.
6. 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),
' Formatted:Left,Indent:LeR: 0.5",Add space between
� paragraphs of the same style, No bullets or numbering
i&9. The Cleveland Street oarcels are currentiv in the oraess of beina donated to PEP Housing for the Formatted:Indent:LeR: 0.5", No bullets or numbering
construction of 42 senior affordable units.These�arcels will be combined. ---- – --- – -- .. —
The regulatory Incentives that provide increased opportunity for these sites to redevelop include
the avallabllfty 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 fasade and
infrastructure(mprovements.
The sites were chosen because of existing worn or dilapidated structures, near-by successful
revitalizatton 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 dlstrict. Approved and constructed projects with full
resldential development on commercially zoned parcels include a 6-unit apartment complex on
North Main Street and a 12 unit apartment complex on South Maln Street. Both of these
projects are situated in the downtown area and in close proximity 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 City's website
and to prepare hard-copy hand-out material for property 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.
2014-2019 Ciry of Ukiah 3�
Uodated General Plan Housina Element
The zoning code permits mixed commercial/residentia! land uses in all commercial zoning
d�stricts. Additionally, the City's Planned Development zoning tool provides for creative, well
pianned residential development and the Flexing of typical development standards and
densities.
The Housing Element strongly encourages carefuily 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 Ciry has regulatory constraints (fees/exactions and zoning standards), as well as
environmental constraints just like every other community in Cal�fornia. The environmental
constraints include traff+c, drainage/Flood zones, mature trees, and airport compatibiliry. All of
these constralnts affect future development to varying degrees, and each site listed in the
Vacant ar►d 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
units.
The foliowing table provides a Ifsting and details of constraints to housing development.
Table 19-Constraints
Constreint Detail
Fees and 6cactions A new fee schedule was adopted in 2007. Reduced
planning permit fees are charged for affordable housing and
s ecial needs housin ro'ects.
Wastewater(Sewer)Treatment The wastewater treatment plan upgrede and expansion
project has been completed and suffident capadty 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
nea�ly 2 million gallons of storage to the Gty's water
storege system, and an upgrede to the water treatment
plant has been completed. Suffident water exists to serve
the identified vacant, underutilized and redevelopable
parcels.
Zoning and Land Use Controk(see befow) 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 commerdal zoning districts,and the Planned
Development tool has be used to facilitate unconventional
housing and altemative development standards. Zoning is
no longer considered a constraint.
The City has lot coverage, yard setback, height and other
regulatory constraints to development. While these zoning
standards are typical, the Gty also does not have a Floor
Area Ration �FAR�standard, which limits development in
38
2014•2019 City of Ukiah
Unda[Ed Gen�!al Plan Housing Elemmt
other communities. The City also has a Planned
Development overlay zoning classificadon, which provides
Fle�cibility for development projects.
Additionally, in 2008, the City adopted new zoning
regulations establishing reasonable accommodations for
ersons with disabilities see rocedure below.
Airport y There are density limitatlons and 3-story buildings (other
than for public facilities)are disallowed in the 82 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 Gty adopted new Low Impacl Deve%pment drainage
requirements which could result in lower costs for housing
ro' cts.
Tra�c The Gty adopted a City-Wide tra�c study in 2007 and if
treffic 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 treffic related
constraints for the identified arcels.
Parking The Ukiah City Code requires 1 parking space for 1-bedroom
apartment units and 2 spaces for 2-bedroom apartment
units. However, the Planned Development zoning tool can
be used to relax this standard if a proposed development
such as senfor housing can demonstrate that less parking
would be needed.
Flood Zones 100-year Flood zones and Flood-ways exist in the Gty, but
ample suitable land is available to meet the housing need.
Most of the identified vaont, 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 Disabilides The zoning code was amended in 2008 to include provisions
for reasonable accommodation (procedure listed below).
Additionally, planning permit fees for spedal needs housing
projects are even less than those charged for affordable
housin ro'ects.
Building Codes The Gty has adopted the 2007 Califomia 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 Califomia Codes on January
1,2011.All building permit applications which are submitted
after]anuary 1,2011 will be required to comply with these
� new regulations.One of the most significant changes that is
� andcipated 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 Gty is examining the possibiliry 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 Ci of Ukiah code enforcement activities have become
2014-2019 City of Ukiah 3g
Uodated General Plan Housina Element
complaint driven ever since the loss of the Code Compliance
Coordinator position due to budget cuts. However, City
staff due inidal code compliance cases when they are
observed during routine inspection and field observadons.
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 ave2ge number of properties on the
market.
While financing is tight,there is local optimism that lending
institudons are relaxing recent restrictions and the financing
market is opening up.
Additionally,interest rates are remaining low,and the Gty's
first time home buyer program has been very active over
�the past year.
Cost of Construction According to PEP Housing, a local affordable housing I Cammented[KT10]:Lindy's commrnc 6:6:1a discuss how
builder, the cost of construction in Ukiah is comparable to chis�sucoascminc�ahous;n¢
that of neighbouring counties of Sonoma and Lake.Typical �
construction costs are between ;190 and;215 dollars per
s uare foot.
High Density Housing Management The Ukiah Police Department have expressed concern about
the development of new affordable housing projects that do
not have requirements for updated and consistent
management prectices that support safety. The Police have
found that the key to safe affordable housing is strong
management. A new policies and implemendng task have
been added to address this concem.
Housing for Persons with Disabilities Procedure:
Reauest: 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 empbyment 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 impa'vment that lim�ts 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 opportuniry to housing of their choice.
Aaalication Submittal: A request for reasonable accommodation shall be submitted on an
application form provided by the director of the department of planning and communiry
development including documentation of the disability and any other information required to
make the determinations required by this section.
Review Of A�alication:Appiications 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.
40
2014-2019 Cky of Ukiah
���d_C�4�1 Plan Housing El�nv+t
�Commented[KTli]:HG�D-update r remove
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3.-UVhelher�tie feques#wsu1���se-a�-ua�ue�'ir�ar�ia�-af,�^�;.,;°'�,��'�.,°'�,���'��^^^##e-cily
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. -+s�nasedt�r�-Iha�4t�it�c�t�-s�,r,e�,r.,��., �.,.��+.,,..�„�a�
fi:-W#e�he�-al{er+�ative reassaa�le accsw�+as�ai+a�-tho3^,°"^r^,,,.�a����,�a„�,� nr
bene€�t-ceuk��auar�e�Fake�
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�ertification of the last General Plan Housing Element in 2011, progress has
been made to resolve constre9nts. 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.
The wastewater treatment piant and water treatment plant were recently upgreded and have
the capacity to serve future housing development on the identified vacant, underublized, and
redevelopable parcels.
2014-2019 City of Ukiah 4�
�Jpdated General Plan Housina Element
Additionalfy, 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.
Airport Compatibility:
42
2014-2019 Gty of Ukiah
Uodated General Plan Hausina Elemenk _
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uuwuw+r+•n.+
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 pe1 0 All 7 to 1 slide slope from runway center Iine
Runway Protection acre
Zone
Bl Zone—Infill 60 people per 10 AQes 30% 7 ta 1 slide slope from runway center Iine
Area North of acre
Nrport:
Approach and
rture Zane
B2 Zone-Infill 60 people pei 2 acres 30% 7 to 1 slide slope from runway center Iine
Area North af acre
Airport: Extended
Approach and
D rture Zone
2014-2019 Gty of ukiah 43
�ted General Plan Housina Element
*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.
As noted in the Table, the Ukiah Airport Master Plan indicates that res�dential subdivissons and
multi-family residences are not normally acceptable in the 81 and B2 airport compatibi�ity zones.
However,the Plan also indicates that"These uses typicalH do not meet the density and other
development condstions listed. They should be allowed only if a major community objective is
served by their location in this zone and no feasible altemative exists."
There have been a number of multi-family residential projects proposed fn the Bl and 82 Infill
compatibiiity 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, 3t also complied with
the density and other requirements of the B2 infill compatibility zone. Based on the long-
standing procedural agreement with Mendocino County, the project did not need a formal
consistency review from the Mendodno County Airport Land Use Commission because both City
and County Staff determined that it was ciearly conststent with a!I the requirements for the B2
infill area.
The Summer Creek Viilage 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 Bl or 82 airport compatibllity zones are as large or larger than the Summer
Creek Village parcel, therefore it is confidendy assumed that multi-family residential projects
could be devebped on these parcels.
These constraints result in less opportunity for housing development. However,the City highly
values the airport as an integraf 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 parce�s 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 a�rport compatibility zone constraints.
In the event, a housing developer proposes to build on land within the airport BS 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 Bl inflll compatibility zone area which allows a maximum densiry 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
B3 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 densiry standard of 60 people per acre. The Ukiah Regional Airport
44
2014 2019 City of Ukiah
Uvfited Gener�l Plan HouslLg Element _
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
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 objecctive, and that no feasible
alternative sites exists, and then approves the project, it would advance to the City
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,
City 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.
2014-2019 City of Ukiah 45
Updated General Plan Housina Element
Flood Zones:
4G
2014-2019 Gly of Ukiah
��C1�Erdt PI2n Hou5ilg,ElS!�,ent
Ciry of Ukiah - �_
a
Flood Map 5
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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 property 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 constreint.
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
Program(CIP)identifies street and inte�section improvement projects and funding sources to
remedy many traffic congestion problems.
2014-2019 qty of Ukiah 4�
lJpdated Generdl Plan HouSina Element
Future development projects may require the preparation of traffic studies to determine
potentfal 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—2015 2oning StandaMs �
. I Formatted:Font:8 pt �
ZONING FRONT SIDE REAR YARD MAXIMUM MAXIMUM RE�UIRED MAX PARKING
DISTRICT YARD YARD SETBACK HEIGHT LOT SITE AREA DENSITY RE�
SETBACK SETBACK COVERAGE
R-1 20' 10' 20' 30' N1A 6,000 sq ft 7+uniLs 2
Single 30'for 5'for 5'for 20'far
per acre on-site
Famlly garages accessory accessory accessory 7000 sq fl.
Residential buildings buildings buildings• for comer
bl
R•2 15' f 0' 15' 30' 3JIA 6,000 sq ft 14 units 2
Medlum 25'for 20'for per acre per duplex
Density garages accessory 7000 sq ft unit;
Residential buildings' for comer 1 per
lot bedroom for
MFR
� 2
R-3 15' S' tf1' 40' HIA 6,000 sq ft 28 units Per duplex
High 25'for 30'when 7000 sq ft per acre unit;
D�nsity garages abutting R-1 for comer 1 per
Resldential or R-2 lot bedroom for
MFR
1
C-N 10' S' 34' 3p' AU% 7000 sq ft 28 unils 2 i Cpmmenbed[KT12]:HCD Comment 40v.Too low.
er acre
Neighbor 15'for 10'for 20'for P Per duplex
Comm second second accessory unH: I City This srmdard conforms ro ihe Ai�port Landuse Plan 7Le
story story buildings �Pef Zaning Ordinance allows relief from t6�s standard Uuouyh a
bedroomfw I discrctionaryp�ocas_._-------------.— -- —
MFR
2 Per dupfex
C•1 10' 0'unless 0'unless 5U' 4R'h 6000 sq fl 28 unils unit;
Communily 15'for abutling an abutting an 7000 sq ft Per acre 1 per
second R-1,R-2,ar R-1,R-2,or comer lot bedroom for
Commercial R-3 parcel" R-3 parcel MFR
story
C•2 10' 0'unless 0'unless 40' 40% 6000 sq k 28 units 2
Heavy 15'for abutting an aburiing an ZO'for per acre per duplex
+�$
2014-2019 City of Ukiah
UpfJ�C�ral Plan Fl�slnq Elemeni
Commerclal second R-1,R-2,or R-1,R-2,or accessory 7000 sq ft unit;
story R-3 parcel R-3 parcel buildings comer lot ���
bedroom for
MFR
P-D To be To be To be Ta be To be %acre 28 or more Flexible
Planned delermined delermined determined determined delermined unless units per
Develop in the in the in the review in the review in lhe review located in acre
review review process process process lhe
process process downtawn
and futfills
other
criteria
NOTES:
1. *20'ar the maximum height of the main building whichever is less
2. ••If abutting an R-1,R-2,or R-3 parcd,then the setback for that residential distrid applies
3. ltie Bl and B2/Urport Compatlbility Zones Iist muldple story oflices as"normally not aaeptable." The B2 Infi//Po/icy
north of the airport Iimits buildings to 2-stories.
4. Varbus residentlal housing types are allowed or permitted In all of the above zonina distric[s
5. Parking requirements vary,but are generally less than nearby jurisdktions in an effort to reduce the size of parldng lots
I and to discourage automobile use.
6. Deviation fr�,lyi rqveraae star���rg�a�able wiVl dISCfG'�IqRaTY fQY12LY.
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 wfthout 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
projects that successfully used this tool include the Cleveland Lane sweat equity project,
Mulberry Street sweat equity project,and the Cottage Lane project.
2014-2019 City of Ukiah 4g
l�pdated General Plan Housina Element
Fees and Development Review Process: The City requires payment of different fees as a
condiaon 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—2015 Planning Permit Fees
Planning Permit Fees j Regular �Affordable Housing i
� 5ite�evebpment Permit--Major 100°?6 cost recovery Affordable Housing:80%cost
, recovery; �
Special Needs Housing:60% '
� I cost recovery '
ISite Development—Minor �$450 I Same
� Use Perm�t Major � 100%cost recovery ' Affordable Housing:80°,�cost i
' recovery;
� , Speaal Needs Housing: 60% ,
4 cost recovery i
Use Permit Minor � $450 Same
Variance Major 100%cost recovery Affordable Housing:80°�cost
recovery;
; Special Needs Housing: 60%
4 cost recovery
Vanance Minor $225 Same
�Subdivision Major 100%cost recovery Affordable Housing:80%cost
� recovery;
Spedal Needs Housing: 60%
cost recovery
Subdivision Minor �$900 Affordable Housing:$720
� , Speaal Needs Housing:$540
SubdNision Exception I 100%cost recovery i Affordable Housing:80%cost
� recovery;
Special Needs Housing: 60%
j cost recovery '
Boundary Line Adjustrnent $450 Affordable Housing:$360; �
Spedal Needs Housing:$270
General Pian Amendment I 100%cost recovery i Same �
Annexation j S00%cost recovery ; Same
Rezoning 100%cost recovery Same
I Rezoning Planned Unit Development 100%cost recovery Affordable Housing:80%cost
recovery;
i Spedal Needs Housing: 60% i
� ,cost recovery
50
2014-2019 City of Ukiah
��pp�al Plan Housing Element
i
I Environmental Impact Report(EIR) I Consultant cost plus � Same ,
15%administration
i i
; Specific Plan/Master Plan Review � $1,800 Affordable Housing:80%cost
i � recovery; �
, i Special Needs Housing: 60%
i cost recovery
Development Impact Fees None,except for a Developers of affordable �
specific traffic impact housing projects may be I
fee associated with eligible funds to help finance i
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 I
beyond 3,and for a I
' bedroom addition to an
existlng 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 Develooment 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 Ciry
collected fees of$450,000 equate to only 15.4 percent of the development costs for the project.
The City is also deferring the electricai, 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 undervvriting requirements and reduces financing costs.
Additionally, in December,2010,the City RDA provided an additional$450,000 to the project to
assist in clean-up of unanticipated contaminated soil.
2014-2019 qty of Ukiah 5�
Uodated General Plan Housina Element
Development Review Process:
� Table 23—2015 Deveiopment Review Process
Project Type Approving Timeline � Comment �
Body �
Individual single family � Staff � 2 to 4 weeks Plan check prior to issuance of building �
' hous�__ permit ;
Minor Subdiwsion �ty 1 to 2 months Parcel Map 1 to 3 months �
� En ineer I Final Ma 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
Coundl
Duplex or triplex in a R-3 I Staff 2 to 4 weeks I Staff review of site development plan �
District I �
Multifamily housing with � Planning � 2 to 3 months I'� Site Development Permit ,
no subdivision Commission �
_ �
Multifamily housing with Planning 3 to 4 months 'Site Development Permit and Subdivision
ma'or subdivision Commission Ma
r Mixed Residential Planning 3 to 4 months Project with no land division requires a
Commercial Use(CUP) Commission Use Permit and Site Development Permit
Review b the PC.
Planned Development Planning � 3 to 4 months Requires a concept plan and a precise
Rezoning Commission I � development plan.
� and Gty i �
Council
CEQA Negative Dedaration Planning Varies Processed jointly with project
Commission
' CEQA EIR Planning up to 12 Processed jointly with project. '
Commission months I
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 witi� 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 su�cient variety, creativity, and articulation to the architecture and
design of the structure(s) and grounds to avoid monotony and/or a box-like
uninteresting extemal appearance."
The Side Develoament Permit Review Process: Processing a typical Side Development
Permit takes approximately 6-8 weeks and includes the following steps:
Step 1-Filing an Application
52
2014-2019 Gty of Ukfah
Updeted G�li.pra�n Housino Elemrnt _ .
Applications are submitted to the City at the Planning and Community Development pubiic
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 City Planning Staff at the
number listed below.
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.
2014-2019 City of Ukiah ��
Updated General Plan Housina Element
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 heanngs before the Planning Commission
and City Council, it is clear and provides certainty to the community 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 classiflcation. 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-aoalication review. This is an optional step in the process that is free of change,
and provides the developer with an opportunity to meet with staff to discuss the
proposal, identify issues, sound-board solutions, located infrastructure, and confirm
the steps in the review process.
2. Aoplication filin4. The appl+cant meets with staff and files the application. If it is an
affordable housing projects,the applicant pays reduced fees.
3. Aoalication routina. The application is routed to various departments and agencies
for revlew and comment.
4. Application comoleteness. Within approxlmately 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 hearina. Once environmental review is completed, the
project is scheduled for a public hearing before the Planning Commission.
7. Citv Council oublic hearing. The City Council conducts a public hearing to consider
the recommendadon from the Planning Commission and to take final action on the
project.
54
2014-2019 City of Ukiah
U�,Genera{Plan Housin¢Element
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 affordabie housing projects.
Street Standards: The City Department of Public Works maintains a Standa�d 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:
RESIDENTIAL STREET
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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 Ciry 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 banier to past projects. The zoning code does allow a
reduction to the amount of landscaping depending upon the size, scale, intensity, and location
of the project.
2014-2019 City of Ukiah 5�
Uodated General PWn Housing Element
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 Generai Plan Circulation
Element to relax the roadway level of service from a"C"to a"D"as an interim measure until
the City 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 City 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 Develoament." It is provided free upon request and is posted on the
City'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 enGrety 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 prindpals and associated strategies communities should consider when
applying the CEPTED framework to the design, development, redevelopment, and maintenance
of build'sngs and community spaces:
1. Natural Surveillance—the design and placement of physical features to maximize
visibility and surveillance. Keeping intruders easily observable by maximizing
visibility.
55
2014-2019 Gty of Ukiah
l�gted GBneral Plan Housiny Elemtrlt
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 ieduction 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 peop/e 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
communication, trust, and collaboration among stakehoiders and also with the
governmental agencies that serve them.
2014-2019 pty of Ukiah 57
Uodated General Plan Housina Element
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 invoived in planning and
development activities, solicitation of community public safety concerns and
coilaboration 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 iocks 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 poltcing in the City.
Key strategies include the reinforcement of entry and exit features,law enforcement
or securiry 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 pedestrlan 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 biologfcal,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 progrem remains uncertain, the Police
leadership believe it represents the best approach to increasing safety 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?
There are affordable housing units throughout California which were built 30 years ago with
federel 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
58
2014-2019 Oty of Uklah
Uodated General Plan Housioa Element
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 S 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.
1
There is one subsidized hous'sng development that was at risk of conversion to market rate.
However, according to ownership, Ukiah Autumn Leaves, a non-profit tax exempt corporation f comme�ced���:u�ar g commrnt 6�(�114 edd discuss�on
has extended its Section 8 project based voucher financing. The result is the project will not eeo"`^°`W°"�""" — _-- _
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.
2014-2019 Gty of Ukiah 59
Uodated General Plan Housina Element
Table 24—Multi-Family Projects on the Market in 2013
Name/Address Asking Price Units Price/Unit Year on Market
740 EIRio 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.bopnet.mm
The City wiU contact qualifled non-profit organizations or other agencies and explore `com�ced�una�:���aYs�o�,ro�6;a:�am�c�tyWai
opportunities to assist and facilitate the transfer ownership of"at risk"units. Potential funding •`°°`a"q'�'fi�a"°"-P�6`°`�°"'�"°�°`�u"`as`°"«�a
,uplore opportun�tia lo assat end fac�htate the transkr ownership
sources may include: ,of"atnsk"wi1s.
I-------w.....�...__.---••--•�--• .
. The City of Ukiah General Fund
• State Department of Housing and Community Development
• Mendocino Caunty 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 favorabte to life. Industrialization and the popufiation 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,oif and natural gas,thus leading to an equally considerable increase
in greenhouse gas emisstons 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 Califomia 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
reducaon 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 Fsave 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-condiboning 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
60
2014-2019 qty of Uklah
��.y Genera!Plan Housing Elesntrlt
generation, and weather patterns affecting heating and cooling needs. Energy-related carbon
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
2014-2019 City of Ukiah ��
Updated General Plan Housina Element
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 proactfve 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:Conselve,rehabilitate,and improve the exisdng Goal H-1:Conserve,rehabilitate,and improve the existing housing
housing stock ta provide adequate,safe,eneigy dfident, stack to provide adequate, safe, energy effident, and dxent
and de[ent housing for all Ukiah residents. housing far all Ukiah residents.
Goal H-2: Provide housing for all ecanomic segments of Goal H-2: Provide housing for all economic segments of the
the communily. mmmunity.
Goal H-3: Expand affadable housing oppatunitles for Goal H-3: Expand affordable housing opportunides for pelsons
persons with special housing needs such as the homdess, with special housing needs such as the homeless, menfally fll,
� mentally ill,physically disabled,households with very low physically disabled,households with very I w n low to moderate
to moderate incomes,senior dtlzens,farm vrorkers,female fncom�,senior citlzens,fartn workers,female heads of households
1 heads of househalds with children under 18 years old,and wfth children under 18 years old,-and first dme homebuyeis an h
� first dme homebuyers. devdo mo entatly disabled.
Goal H-4: Promote wdl planned and d�igned housing Goal H-4: Promote wdl planned and designed housing
opportuNtles for all pasons regardless of rece, gender, opportunities for all pasons regarclless of rece,gender,age,sexual
age,srxual arlentadon,marital status or natlonal origin. orientatlon,marital status or nadonal origin.
Goal H-5:Use land effectivdy to meet housing needs and Goal FI-5: Use land effectivdy to meet housing needs and to
[o implement smart growth, green buflding, and implement smart growth, green bullding, and wstainable
sustainable deveJopment poliGes with a focus on infill development polides with a focus on Infill devdopment.
devdo ment.
Goal H-6: Maintain a collabordWe working relatlonship Goal H-6: Maintain a collaborative working reJadonship with all
with all groups and cuganiiatlons dedioted to providing groups and orgaNzatlons dedicated to providing afFordable housirg
a(fordable housing in the community, and ensure broad in the community, and ensure broad public partldpatlon in the
public participadon in the development of housing goals devdopment of housing goals and polides.
and polides.
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2014•2019 City of Ukiah
UQSI�General Plan Housinq Element
Housing Goals and Policies
What do we want to Havoen?
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 residendal units.
H-1.2: Promote the use of sustainable and/or renewable materials and energy technologies i
(such as solar and wind)in rehabilitated housing when possible.
r
H-1.3 Preserve at-risk housing units.
H-1.4 Improve the safety for residents at high density apartrnent complexes.
Implementing Tasks
Now 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 potendally expand the �ty'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 progrem,conversion to ownership program,infrastructure
improvement incentives,rent stabilization,etc.
H-l.e Develop an At-Risk Units Program: Maintain an inventary of at-risk 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-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-l.g Refer all proposed General Plan amendments to the appropriate military offices for review
and comment. Revise the lannin rmit a �ication form to include this ste of
2014-2019 City of Ukiah b�
U�da1�Yj�[31!Pian Flausha.@�r�tt _
referral.
Tracking Progress
How Success Wi//be Measu�ed
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 Pian 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°/a 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 1n special need. It restricts opportunity
for seniors and young adults to remain in the community. It limits the abiliry 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.
64
2014-2019 City of Ukiah
Undated Genera!Wan Housinq Eltrnmt
Goal H-2
"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 distributlon.
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 cooperetive living projects exist,and if so,eliminate the constraintr.
H-2.e: As Staff and resources allow, assist the Ukiah Homeless Services Planning Group in alI
ways possible.
H-2.f: The zoning code shall be amended to allow homeless faalities without the requirement
� for a Use Permit in the M Manufadurina zoning district. The zoning
code shall require a Site Development Permit and fadlity 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 permit the conversion of single family residendal homes to professional offices
unless the City's amount of residential units is sufficiently adequate.
2014-2019 City of Ukiah �5
V&dat�_C+enwdl_P�HQ��![i�E�r�rrt
H-2.i: Adopt an Inclusionary Housing Ordinance by 2017 that requires below-market rate
housing to be induded 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 Gty.
4. Altemative 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 relatlonship 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:Identlfy 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.
GG
2014-2019 Ciry of Ukiah
ilodaicl Gen�-al PIan.Fbuslnqglemmt
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-gaing 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. Ail transitional and I
supportive housing shall be considered a residential use and only those restrictions that apply to
other residential uses of the same type(single family residendal,duplex,muld-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 informatlonal 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
underutllized sites,the planned development tool,the lot consolidation process,and incentives
offered by the City.
H-2.q: To ensure adequate sites are availabie throughout the planning period to meet the City's I
RHNA,the City will cantinue to annually update an inventory that details the amount,type,and �
size of vacant and underutlUzed 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 I
sites,the City shall rezone sufficient sites to accommodate the City's RHNA. ;
The�ty 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 I
accommodate the remaining need for lower-income households, the �ty 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 consolidatlon 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 nan-profit sponsors and developers to promote strategies and the creadon of
lot consolidation incentives.
Tracking Progress
How Success Wi//be Measu�ed
Measuring success is the key to knowing if the gaal 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:
2014-2019 Cty oF Ukiah b�
Uodated General Plan Housina Element
• 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 Goaf 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 P�incip/es?
This goal and its associated policies relate directly to Guiding Principal number�.
Goal H-3 �Comm2�tCd[kT15]:HCD udd Imv income and people with 1
�d�sabilrtia m the progam_� �
"We want to expand affordable housing opportunit�es for persons with special housing
needs such as the elderly,homeless, mentally ill, physically disabled,households with
very low to moderate fncomes,senior cidzens,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 organizadons that provide speaal
needs housing.
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 tfiose 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.
G$
2014-2019 City of Ukiah
Uodated GenCr&L PI2n Housinfl�ICm�t
H-3.6: Utilize the housing rehabilitation program to fund the construction of renovations and
f improvements that improve the accessibility to housing for seniors and persons with disabilities
� and_deyelopmentally disabled.
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 Office, 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 disabilides 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
opportunities for persons with spedal housing needs 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?
2014-2019 City of Ukiah ��
Uodated General Plan Housina Element
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 w�th special needs.
How do the Goa/and Po/icies Re/ate to the Guiding Princip/es?
Th�S 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 discriminadon issues and what
steps can be taken to resolve those issues.
Implementing Tasks
How Resu/ts Wi//be Achieved
H�4.a: Cnntlnue to refer housing discrimination complaints to Legal Services of Northern
Califomia,State Fair Empbyment and Housing Commission,and the U.S.Department of Housing
and Urban Development(HUD).
f H-4.b: BDistribute , ' housing discriminatlon public informatlon and �Commented[kT16]:HCD changepolicyaiacludeexpansion
make it available at the Ukiah Civic Center and on the City's website. �ofpubhc infortoation __ _ __ __ _ l
Tracking Progress
How Success Wi//be Measu�ed
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 lanned for the next ear that will increase success?
7U
2014-2019 qty of Ukiah
Uodated General Plan Housing Elem�nt
. Has internal consistency with other Elements of the General Plan been achieved
and maintained?
x
Why a�e(fiis Goa/and Ghese Po/icies important?
This goal and its associated policies are important because in the City 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 goal and its associated policies relate directly to Guiding Princigal 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: Housina Desian: Assure that new housing is well-designed to enhance Ukiah's
neighborhoods and the community as a whole.
H-5.2:Housina Desian:Support and encourage affordable housing projects that use sustainable
and green bufiding 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 commercfai uses in the
commercial zoning districts where the viability of the commercial activities would not be
adversely affected.
H-5.5: Live/Work Develo�ments. Encourage live/work housing developments particularly in the
Downtown. Live/work units provide local workforce affordable housing, generete additional
economic activity in the community, and improve the jobs/housing baiance. 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 Develooment. Support careful well-designed infill housing development in areas
currendy served by City services.
H-5.7: Sustainable Development. Encourage and support sustainable site planning and
development.
Implementing Tasks
How Resu/is Wi//be Achieved
H-5.a: A I the CE A Infill Exem tion when ossible and ertorm ex edited review for well
2014-2019 C7ty of Uklah ��
Uodated General Plan Housina Element
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. Topia to be included are:Green building materials and practices,Passive
solar design and siting, Energy efficient heatlng and cooling technology, Altemative water
storage,wastewater treatrnent and reclamation,and storm-water management systems
H-5.e: Contlnue to administer the solar and energy efficiency rebate programs.
H-5.f: Assist developers and housing development agencies in incorporating green building,
energy conservadon, and altemative energy generadon 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-S.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 multlple benefits such as bio-swales to reduce downstream flooding, contamination of
streams and rivers,fire hazard,and irrigadon 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 passive solar design in new housing and,especially,multi-family
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:_
72
2014-2019 Clty of Ukiah
�1a.ted General Plan Housing Element _.
. 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 maintained7
Why are d�is 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 iYs 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.
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 periadic meetings with developers, non-profit housing development agencies,
the Ukiah Police Department and others to identlfy constraints to development of affordable
housing and use the information gained to consider zoning code amendments.
2014-2019 qty of Ukiah ?3
Uodated General Plan Housina Element
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 parhicipation 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 Ghese Po/icies important?
This goal and its associated policies are important because commun�cation 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.
Pive Year Quantified Objectives
Extremely low Very Low Low Moderete Above
Moderebe
Construction 9 11 7 7 20
Rehabilitadon 15 5 5 0 0
Conservation 15 15 15 0 0
Preservation
TOTAL 39 31 27 7 20
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 opportun�ties.
Rehabilitation: The City 3s currentiy administering a housing/sewer lateral testing and
rehab'slitation program using $500,000 of HOME grant funds. The eligible recipients extremely
low,very low and low income property owners. It is anticipated that the average sewer lateral
rehabilitation project will utiiized approximately $20,000 in funds, so that the Ciry 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
74
2014-2019 Gty of Ukiah
Ltndeted C,enerdl Plan HousinSl Elem�t
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 extremely low and very low income category. These are the units that are targeted for
preservation/conservation.
NOTE:
Extremely Low 1-person household:;11,250
Very Low 1-person household:$19,550
Low 1-person household:;31,250
Mode2tel-person household:$39,050
Annual Reporting
California Government Code Section 65400 requires each city and planning agency to prepare
an annual report on the status of the General Plan housing element and its progress with
implementation.The annual reports are required to contain the following information:
1. A cover sheet with the name and mailing address of the reporting local government,the
name, phone, fax and email numbers for the contact person, and the calendar year of
the reporting period.
2. The following data for assessing progress in meeting the local governmenYs regional
housing needs allocation("RHNA'�:
3. Total allocation of housing units for the RHNA planning period and allocation by
household income levels(i.e.,very low,low,moderate,above moderate).
4. Number of permits for new residential units actually issued by the local government for
each year of the RHNA planning period by household income level (i.e., very low, low,
moderate,above moderate).
5. Total number of permitted units by household income level, total number of permitted
units issued by year, the unfulfilled regional housing need allocation by household
income level,and the total remaining unfulfilled RHNA.
6. For each housing development affordable to moderate- or lower-income households
including mixed-income multifamily projects for which building permits were issued
during the reporting period,the following information:
• Identifying information for each project(e.g., address, intersection,or assessor's
parcel number).
• Unit category (i.e., single family, 2-4 units, 5 or more units, second-unit,
mobilehome).
• Tenure of the unit(s) (i.e., owner or renter), where apparent at time of project
application.
2014-2019 City of Uklah �$
Uodated General Plan Housina Element
• Total number of units affordable to each of the following household income
groups at initial occupancy: very low-income, bw-income, moderate-income and
above moderate-income when included as part of a mixed-income multifamily
development.
• Monetary/financing programs used to achieve affordabilfty (e.g., state, federal,
or local financial assistance,and including tax credlts 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 deteRnined 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 folbwing 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.
• Status of progrem 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]une 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 c3ty and county is not required to report the information
required by section (c) above on a project-by-projed basis for projects of less
than 25 units, but may report the information as summary data for the reporrting
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
76
2014-2019 Gry of Ukiah
UpdaiCd C�rat Plan Hnusi�fl�IGment
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 inidate 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.
2014-2019 City of Ukiah ��
Uodated General Plan Housina Element
�
oo��'a
f.�'•
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 Grent 20142019
rehabilitation program and Community CDBG Grant
Development and
Economic
Develo ment
H-1.b:Expand the City's City Staff(Electric Public Benefits Fund 2015
Energy E�ciency Public Utility I
Benefits Fund.
H_1•c; Provide informational City Staff(Planning General Fund 20142019
materials to the public and Community
regarding sustainable and Development
reen buildin materials.
H-i.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
improvement incentives,
rent stabilization etc.
H-i.e:Develop an At-Risk City Staff(Planning General Fund 2014-2019
Units Program: Maintain and Communiry
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.
78
2014-2019 CRy of Ukiah
Uod�ted Genera3 Plan HousinqEle�nt _
H-l.f Work closely with the City Staff(Planning General Fund 20142019
Ukiah Police Department and Community
and local apartment I Development
complex managers to I
keep housing safe.
Consider funding I
mechanisms for increasing
public safety. ',
H-1.g Refer all proposed City Staff(Planning General Fund zo14-zo19
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
ublic distributian.
-H 2•b;Work with public City Staff(Planning N/A Ongoing
trensit providers and and Community
developers to encourage Development and
housing development located Public Works
close to public trensit
facilities.
u_-�_ ..:a...,.a..,...a E�RQ ►� 2869-�9�4 �
�i�y
��
H_2•d: Review the zoning City Slaff(Planning Gene21 Fund 2016
code and consider eliminadng and Community
constraints to rnndominium Development
Developments and
cooperadve living projects
exist,and if so,eliminate
the constraints.
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: The zoning code City Slaff(Planning General Fund 2016 �mmenoed[ICn�]:HCD;add mfolmeriou regarding poiut m
shall be amended to allow and Community � i n,�:�„��y
homeless fatilities without Development) �----- —�"" -- --
the requirement for a Use
� Permit in the C—�-E+leavy
Ee�terfiaF�M
Manufaduring zoning
district. The zoning code
shall re uire a Site
2014-2019 Qty of Uklah 79
Updated General Plan Houslna Herrsent
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 unitr Development)
unless the City's amount of
rental units is sufficienUy
adequate.
H-2.h:Do not permit the City Staff(Planning General fund Ongoing
and Community
conversion of single family pe�elopment)
residential homes to
professional offices unless
the Gty's amount of
residential units is
sufficiently adequate.
H-2.i: Adopt an City Staff(Planning Generai Fund 2017
and Community
Inclusionary Housing pevelopment)
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 projed 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 I
2 to 4 units shall
80
2014•2019 Gty of Ukiah
Uodag:d General Plan.tb45ino Element
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. Inciusionary units I
shall be i
canstructed,rather
than in-Ueu fees
being paid for � �
larger housing i
developments.The
threshold for this
requfrement shall
be established in
the Zoning
Ordinance.
6. The amount of in-
lieu fees shall be
established by a
resolution of the
City Cauncil 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 shail
resemble the
ro ortion of ve -
2014-2019 City of Ukiah g t
Uodated General PWn Hausing Element
low,low,and
moderate income
units identlfied in
the Regional
Housing Needs
Determination to
the maximum
feasible extent.
H-2.j: Adopt the following City Staff(Planning Generat 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 I
development.
H-2.k: Prepare a Nexus City Staff(Planning 2017
and Community
Study to determine if a pe�elopment)
nexus can be established
requiring the developers of
large residendal and
i commercial projects to
' construd 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 ossible
82
2014-2019 Gty of Ukiah
Undated C�4aleral Pla�}_Flpx+hl9 Efement
development of a Public l
Safety Impact fee for !
certain types of�I
development.
H-2.1:Idendfy 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 lang-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.
H-2.m: Work in conjunction Ciry Staff(Planning Generel Fund 2015
with other agencies to joindy 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 facililate
implementing the program.
Actions to be considered far
inclusion in the program ,
include prioritizing City/RDA
funding,supporting grent and 4
other applications for funding, I
and exploring housing types
and constructian methods to
promote housing for ELI
citizens.
H-2.n: Amend the zoning City Staff(Planning ' General Pund 2015
ordinance to be consistent and Community �
with Senate Bill 2. All Development) i
transitional and supportive '
housing shall be � I
considered a residential
use and only those
restrictions that apply to
other residendal uses of
the same type(single
family residential,duplex,
multi-family,etc.)shall be
im osed.
2014-2019 City of Ukiah $3
Uodated General Plan Housina Element
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 infortnational handout
material for property owners
and developers.
H-2.p: Within 1-year of City Slaff(Planning General Fund Immediate and ongoing
adoption of the Housing and Communiry
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 SWff General Fund 2014 and ongoing
adequate sites are (Department of
available throughout the Public Works)
planning period to meet
the Gty'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 Gty shall rezone
sufficient sites to
accommodate the Cty's
RHNA.
The City has identified
residentlal capacity within
the mixed use zone to
accommodate 284 units of
the Gty's RHNA for lower-
income households.To
84
2014-2019 Cfty of Ukiah
Uodated General Plan Ho.µ�iny�1�i�
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 i
procedure pursuant to
Government Code Section ; '
56863. Should an �
approval of commercial
development result in a
redudion of capacity
within mixed use zones
below the residendal
capacity needed to
accommodate the
remaining need for lower-
income households,the
�ty will idendfy and zone
sufficient sites to
accommodate the shortfall
I on land zones exclusively
1 for residendal multifamily
use allowing at least 16 �
du/acre. �
H-2.r: Facilitate the City Staff(Planning General Fund Ongoing
consolidation of smaller, and Communiry
muld-family parcels by 1) Development,RDA,
and Economic
publicizing the Development
underutilized sites
inventory on the City's I
website,and 2)providing
technical assistance to i
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.
EiEy-SEef#{Pla�i� 6eRe�Ffw� �
��Y
2014-2019 Oty of Ukiah g�
l�ds4ed Genera!PWr�yslna�t —--.. .----
��
�9RB�IE +I
�� 4
�
�d�-E9�(�19R-�9
I
H-3.a: Special Needs City Staff(Planning General Fund Ongoing �
Rental Housing:Support and Community
applications to State and Development,RDA,
federal agencies such as and Economic
HCD,State Treasurers �velopment
Office,HUD and USDA for
affordable rental housing
financing to provide shelter
for very low-income
families and spedal needs
households.
H-3.b:Increase housing City SWff(Planning Ongoing
opportunities for persons and Community
with disabilities consistent Development,RDA,
and Ewnomic
with the fair housing and pe�elopment
disability laws,and
encourage physical access
to and within residential
units and areas during the
development review
process. i
H-3.c:Review the zoning City Staff(Planning General Fund 2015-2016
code and determine if any and Communiry
regulatory constraints to Development)
special needs housing
projects exist,and if so,
eliminate them.
H-3.d: Continue to Ciry Staff(Planning General Fund Ongoing
support and assist farm and Community
worker housing advocates ��elopment)
by providing technical
assistance with
development applicatlons;
lower planning application
fees for affordable housing
projects,and identlfying
potentlal sites for farm
worker housin .
H-3.e: Amend the zoning �ity Staff(Planning General Fund 2016
code to define and allow and Community
Single Room Occupancy Development)
(SRO)developments in the
Medium Density(R-2)and
Hi h Densi R-3 zonin
8G
2014-2019 Qry of Ukiah
��ted r.z�+�dl PWn Housin�ElE{�St
districts.
H-4.a: During fiscal year Ciry Staff(Planning General Fund � zo14-2015
2014-2015 prepare non- and Community
discrimination in housing Development
public information
H-4.b:Distribute housina City Staff(Planning General Fund 2014-2015
discrimination oublic and Communiry
information and make it Development,RDA,
available at the Ukiah Civic and Ernnomic
Center and on the Citv's Development
website. Berele�-aR�
..�i..�,i....�a�..,i u.:..ti r:.,:..
r....�,..�...�.. «...r:a..i..
��..__. _..__.._..__"�_
„'��
H-5.a: Apply the CEQA City Staff(Planning N/A Ongoing
Infill Exemption and and Communiry
perform expedited review Development
for well designed,compact
projects using green and
sustainable design and
building techniques.
r��..c�..�� 62R2R�HFl� zviizvsc
3R�-�9�RHRIEy
��
Pe�ItE-WBFICS
fi�-C�RSi�eraEieR:
H-5.c: Prepare and City Staff(Planning General Fund 2015-2016
present a green and Community
building/sustainable Development
development incendve
tool(s)for consideration
that cauld include density
bonuses and relief from
parking and other zoning
requirements. ti
I
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
conservaGon,and
alternative ener
2014-2019 Ciry of Ukiah ��
�ted General Plan Housina 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 treatrnent and �
reclamation,and storm-
water management
systems.
H-5.e: Continue to City Staff(Public Udlides Public Benefit Ongoing
administer the solar and utilities) Fund
energy efflciency rebate
programs.
H-5.f: Assist developers City Staff(Planning General Fund 20142019 and Ongoing
and housing development and Cwnmunity
agencies in incorporating Development
green building,energy
conservation,and
altemadve 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
tfie Housing Resources
website.
H-5.g:Promote energy City Stdff(Public Public Utilities 20142019 and Ongoing
and water conservation uti�itles,Public
education programs that Works,Planning,
address steps to energy Building)
and water efficiency,
benefits of weatherization
and weatherization
assistance programs,and
informatlon of onsite
renewable energy i
generatlon technologies.
SS
2014-2019 Gly of Ukiah
UZ?dd[?d General Vlan FbuslnpElems�t
H-5.h:Promote City Staff(Publi[ 20142019 and Ongoing
stormwater management Works,Planning,
systems for mutli-family euilding)
housing developments that
have multiple benefits such
as bio-swales to reduce
downstream flooding,
contamination af streams
and rivers,fire hazard,and
irrigation needs and to
distribute stormwater and
recharge groundwater.
H-5.i: Reduce electricity Ciry Slaff(Public Public Utilities Ongoing
and natural gas demands utilities,Economic
by prOmOting the Use of Development,RDA I
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 �A,Economic
residential neighborhoods Development)
with mixed housing
densities,types,and
housing affordabflity levels
that promote human
interaction,neighborhood-
scale services and
facilities,and connectivity
to schools,neighborhoods,
and commerce.
H-6.k:Prepare written and City Staff(Planning Gene21 Fund 2012015
electronic public and Community
infortnation about what Development and
the City is doing to Economic
promote and create Development
affardable housing,and
invite public participation
and suggestions.
H-6.1: Conduct periodic City Staff(Planning, General Fund Ongoing
meetings with developers, Building) �
and non- rofit housin
2014-2019 City of Ukiah ��
Uodated General Plan Housina 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-6J No Net Loss The Citv 5�4�Staff(Planrnna. S Cienera)Fund �nsure compliance with no �Formatted:Font:(DefauR)Tahoma,10 pt
will monitor oroject 8��ildi�s] � net/ossreauirements I Formatted:Font:(DefauR)Tahoma,io pt
aoorovals and comolv with throuahout the planning I I Formatted:Font:10 pt —�
the no netloss �eri2� � '
reauirements of i �Formatted:Font:(Defauit)Tahoma,10 pt i
Gove�nment Code§65863. I Formatted:Font:io pt i� �I
No zoning amendment or
proied aooroval shall
reduce the residential
density or allow
develo�ment of any parcel
at a lower residential
densitv than assumed in
the Housina Element land
inventory unless the Ci
makes written findinas in
accordance with
§65863{b).
�oo,�';'
•v :'.
APPENDIX B
2014 Vacant and Underutilized Land
Vacant Parcels
APN Owner Location Existing GP and Acres Potentlal Constroints
Use Zoning Unks (see note
below)
00130606 Henrie,P. 250 W. Vacant MDR .9259 10 Traffic
Gobbi Rp
SVeet
00313038 Ritdet,Y. 1006 S. Vacant C .6520 15 Traffic
State C2
SUeet
00306125 Calvary 1030 Vacant LDR .6015 2 Access
Baptist Helen R�
90
2014-2019 City of Ukiah
Uoda�d Gerieral Pla[i Housina��t
Church Avenue
00311083 Hiatt,M. 1080 Vacant LDR 3.192 6 Hillside,
Helen R� Access,
Avenue Orainage
00308310 Phillips,S. 1405 S. Vacant C .7607 12 Traffic,B1
TTEE State �Z Airport Zone
Street
00308302 Cardenas,J• 1045 S. Vacant C .5395 3 Traffic,B1
State CZ Airport Zone
SVeet
00211414 Zbitnoff,I 744 N. Vacant C 1.184 2p Traffic
State ��
Street
00216070 Hillside E. Vacant C 1.453 30 Traffic
Community Hamilton C2
Hospital Drive
00216013 Hillside W. Vacant C 2.419 50 Traffic
Community Hamilton CZ
Hospihal Drive
00219344 lVorthwestem Railroad Vacant C 2.409 3U B2 Airport
Pacific off Mason C2 Zone,Traffic,
Railroad SVeet Drainage
00120108 Hill,T. 110 Vacant LDH .4123 2 Hillside
Highland R�H Slopes
Avenue
00228110 Moretta,G. 190 Vacant C .1913 5 Dreinage
Cleveland �2
Lane
00120331 Wildberger, Highland Vacant LDR 1.458 7 Drainage
J.TTEE Avenue 8 R�
Clay Street
00230125 Sanchez,F. 211 W.Mill Vacant C .2339 2 Traffic
Street ��
00314001 Thomas,C. 190 Rupe Vacant C 2.035 10 Traffic,B1
Cz Airport Zone
00347206 Nevill,G. Off Vacant C .6662 4 Traffic,B1
Wabash �Z AirportZone
Avenue
00316057 Mountanos, 582 Vacant MDR 2.417 35 Access,Noise,
M.TTEE Talmage RZ Traffic
Road
00228218 Northwestem 200 E. Vacant C 1.812 25 Traffic,81
Pacific Clay Street �Z Airport Zone,
Railroad Drainage
00228219 Northwestem 200 E. Vacant C 1.51� 25 Traffic,B1
Pacific Clay Street �Z Airport Zone,
Railroad Drainage
00234044 Patel,R. 560 S. Vacant C .8338 72 Treffic,
TTEE Orohard �� Dreinage
Avenue
2014-2019 City of Ukiah 9�
Updated General PWn Housing Element
00315040 City of Ukiah 410 Vacant C .2611 2 Traffic
Talmage �Z
Road
00214615 Vargas,R. 502 N. Vacant C .1211 1 Traffic
State ��
SVeet
00326053 Cashada,D. 1381 Vacant LDR .2027 1 Traffic
Laurel R�
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
SVeet R3
18008028 Redwood 1701 Vacant MPA 4.683 29 Airport 81
Business Airport pp Zone
Park of Road
Ukiah
18008029 Redwood 1701 Vacant MPA 4.770 29 Airport 81
Business AirpoR pp Zone
Park of Road
Ukiah
18008030 Redwood 1701 Vacant MPA 7.839 56 Airport B1
Business Airport pp Zone
Park Road
a8998925 Re�wee� a249 ��asar+t AARA 3:596 25 Pleae
�� �� RB
I�kiah Radc-�Iv�
00203006 Moreno 8 N.Orchard Vacant C 4.736 58 Traffic
Co. Avenue C�
00203005 Moreno 8 595 Brush Vacant C 1.142 15 Traffic
Co. Street C�
00304078 Shapiro,M. 210 E. Vacant MDR .5852 8 Treffic,B1
Gobbi RZ Airport Zone,
SVeet Drainage
00304077 Shapiro,M. 210 E. Vacant C .8738 25 Traffic,B1
Gobbi C� Airport Zone,
Street Drainage
Total 53.275 533 Units
Underutilized Parcels
APN Owner Location EzisNng Perc�nt GP and Acres Potential Constnints
Use (X�pQ� Zoning Units and ���o�
Dev ��pW�
RaducHon
Factor
4Z
zoia-zoie ary of uaan
UP��d C�n�al PWn HouS�l19.EMment -
00211418 Titen,H. 720 N. Piva 77% C .9198 20 T2ffic
Slate parlor C1
Street
00211420 Baarsch,B. 682 N. Single 55% C .5066 3 Tra�c,
TTEE State Family �l Creek
Street Residence
00211429 Barrington, 660 N. Dentist 64% C 1390 15 Creek,
R. State office �1 Traffic
Street
00111328 Crook,B. 650 N. Single 87% LDR .7703 5 Drainage,
Bush Family Rl Traffic
Residence
00118114 Goodwin,C. 400 Park Single 62°k LDR 2.273 15 Flood Zone
TTEE Blvd. Family Rl
Residence
00118115 Vargas,R. 1028 W. Multi 53% LDR 1.441 10 Flood Zone,
Slandley Family Rl Tra�c
Street Residences
00225701 Liu,G.ITEE 390 W. Medical 39% C .4187 5 Mature Trees
Clay O�ce Cl
Street
00130403 Davis,J, 700 5. Single 69% MDR .1423 1 Yard
Oak Family � Setbacks
Street Residence
00303109 American S.State Bank 669'o C 1.832 15 Tre�c,
Savings& Street �l Drainage
Loan
00305065 Obergin,D. 751 S. Affordable 33% C 2.179 40 Tra�c,
State Housing �1 access,
Street Drainage
00313008 Siderakis,S. 1090 S. Small Strip 54% C .7669 10 Fload Zone,
State St Mall � treffic
00354023 Evans,A. 196 Single 62% LDR 1.625 6 Drainage
TTEE Wabash Family Rl
Residence
00210112 Orchard 715 Sidnie Affordable 559�o MPA 1.604 10 T2ffic
Village Court Housing pp
00210108 Orchard 56B Ford ANordable 71% MPA 1.882 10 Traffic
Village SVeet Housing pp
00213804 Orchard 610 N. Affordable 72% HDR 3.988 15 Tre�c
Manor Orchard Housing �
Avenue
00309008 Wiles,G. 23 Betty Single 63% MDR .2597 2 Tra�c
Street Family �
Residence
93
2014-2019 Gty of Ukiah
Uodated General Plan Housina Element
00309010 Grivette,H. 19 Betty Single 71% MDR .2612 2 Treffic
Street Family �
Residence
00309011 Ferrer,P. 17 Betty Single 49% MDR .2740 2 Traffic
Street Family �
Residence
00309012 Salisbury,]. 15 Betty Single 68% MDR .2500 1 Traffic
Street Family �
Residence
002232- Northwestem 309 E. Vacant 0% C 631 100 Airport 82
12, Pacific Perkins �1 acres Zone,
Railroad Street Drainage,
Traffic
002232- Northwestern 309 E. Railroad 5% C 4.31 50 Airport 82
13 Pacific Perkins Depot C_1 acres Zone,
Railroad Street Drainage,
Tra�c
002282- Northwestern 309 E. Vacant 0% C 2.29 35 Airport B2
18 Pacific Perkins C_z acres Zone,
Railroad Street Drainage,
Traffic
002282- Northwestern 309 E. Vacant 0% C 1.83 15 Airport 82
19 Pacific Perkins �_Z acres Zone,
Railroad Street Drainage,
Traffic
00224706 Shami Enter 225 N. Shopping 41% C 2.123 25 Railroad,
Orchard Center �1 Drainage,
Avenue Treffic
00224707 Shami Enter 275 N. Shopping 36% C 1388 Ifi Treffic
Orchard Center C1
Avenue
00204018 Hunt,D. 902 Single 43% C .5673 1 Tra�c
Mauoni Family �
Residence
00301049 Wooldridge, 302 Single 67% LDR .3553 1 Infill
]. Banker Family R3
Blvd. Residen�e
00114240 Snyder,M. 179 Park Single 86% LDR .5883 1 Infill
TTEE Place Family Ri
Residence
00214601 Penland,N. 589 N. Single 38% LDR .72954 1 Infill
TTEE School Family Rl
Street Residence
00218401 Keiffer,C. 493 N. Single 52% LDR .1953 1 Infill
School Family Rl
Street Residence
00210102 Poaio,F. 725 Orr Single 14% MPA .4878 1 Traffic
Street Family pp
Residence
94
2014-2019 C1ty of Ukiah
Uodated C��al p�n HQUSing Element
00209325 Seminack 190 Orr Church 43% C 3.254 14 T2ffic
Most Street �
Reverend
Richard
00125245 Nazarene 604]ones Church 69°/a LDR .3788 1 Infill
Church Dist. Street Rl
Advisory
00124220 Hammond, 606 Mary Single 74�o LDR .2432 1 Infill
V.TTEE Lane Family Rl
Residence
APN Owner Location Existing Percent GP and Acres Potential Constraints
Use (%) Zoning Units and ���o�
Dev �eV below)
ReducNon
Factor
18007018 Action Rents 1400 Equip 37% C 2.493 35 Dreinage
JMP Enter Hastings Rental and Cl
Road Retail
18004008 Franks,]. 640 Single 74% C 1.289 9 Drainage
TTEE Talmage Family Cz
Road Residence
00124217 Allen,M. 624 Mary Single 77% LDR .5018 1 Infill
Lane Family Rl
Residen�e
00121501 Cariveau,T. 915 W. Multi Family 89°h LDR .88595 1 Infill
Administrator Perkins residentlal Rl
Street
00207231 Brody,T. 1000 N. Single 79°k LDR .8704 1 Infill
TTEE Oak Family Rl
Street Residence
00347241 Gerhart,K. 1330 5. Commercial 66% C 1.0151 10 Drainage,
State � Tre�c
Street
0113010 McKinney,N. 506 Park Single Sd% LDR 1.1072 7 Odd narrow
Blvd. Family R_1 configuration
Residence
0114201 Delgrosso,B. 500 Park Single q7% LDR .2586 2 Narrow
Blvd. Family Rl configuration
Residence
00305087 Davis,M. 272 Single 49°h MDR .2222 1 Tre�c,
TTEE Cherry Family � Airport Bl
Street Residence Zone
00305088 Davis,M. 272 Vacant 0% MDR .3219 1 Tra�c,
TTEE Cherry � Airport Bl
Street Zone
2014-2019 City of Ukiah �5
Uodated General Plan Housina Element
Total 50.786 346
2004 2009 2014
Total 1129 904 879
Vacant/Underutilized
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
4. The probable number of unAs lakes into cansideral�on propeAy pHmersh�p,known long renge plans of the property owner,
location,market forces,and other canstraints to development.
2. The treffic and access constraints are subjectiva and based on empiricak observatians and knowledge of the area
surrounding each parcel. The potentra�number af un1s takes these observatians into account and reflects a best guess or
estimate of total probable units.
3. The drainaga,creak,and flood zone constrainls are ksled bacause lhe sites are eilher located adjacent to or in c]ose
proxim ily to a creek or they are located in a 100-500 year Flood area as mapped by FEMA. The potenta!number of units
iakes these observat�ons�to account and reflects a besl guess or est�nale of total probable units.
4. The Inf�l canslreinl mereiy recognizes lhat the sites are identified infl!parcels that typ�cal�y experience infdl"issues'when
proposed for developmenl or redevelopment. These issues tnclude naighborhood compatlbi3ily,noise,congeslion.elc.
Each sile was evaluated mdependenty with these 'issues"yn mind and the probable number of unils were estimated
accordingly.
5. The AirpoA B1 Zone lirnits the number of people on a site at any g+ven time, and precludes multi-famity residenlial
development rf the densfty standard cannot be mel and olher altamatives siles exisl. The 82 Airport Compatibility Zone
[InfAl)allows a higher density than the 81,so lhal typicak mulli-family residentiat development(28 units per acre)can be
achiaved.
6. The same percentage reduction factor(36%)used in 2004 to arrive at the'Probab�e'units was used i�2009-
7. The 2009 iand survey utiized GIS technology and more detai�ed field work than the 2004 land survey. As a resuR,additional
vacant and underuGlized parcels were discovered,and exact acreages were determined in mosl cases,the size of the
2004 parcefs were reduced somewhat with the more exact GIS techno3ogy for delertnining lhev sizes-
B. In regard tu the Undels�Nized Land.Staff made assumpt+ons regarding potential additional unils based on such factors as
where ezlstlng buddings were focated on the parcels,the presence of malure trees,creeks and other natura]'constreints",
etc.
9 As indicated 3 of the 4 NoAhwest Pacdic Railroad parcels are vacanl. They are i�cluded in the I�st of underutilized parcels
because they represen!a prime lol consolldatart opportunNy wllh the t partkalty developed parcel.
10. The Orchard Vdiage/Manor parcels are listed as underuti�zed because the development on these parcels includes larga
expansive�awn/turf areas that could be utii¢ed for addi�ional aHordable housing units.
11. The residential developmenl potential in the C-1 and G2 zones is high. The maxknum densily albwed is 28 un3s per acre.
Recently construcled housing developmenls �commercial zoning districts{non-mixed use)include a 6 unil apartment
complex on North Main Street and a 12 unit apartment compiex on South Main Slreel.
t2. The maximum density allowed in the high density and commercial zonfng districts is 28 units per acre.
13. There 1s a need for 234 extremely low,very low,and low income units. There is opportunity for 280 units on
residentially zoned land tvacant,underutiiized and redevelopable paroefs).
9b
2014-2019 Qty of UWah
Updbted C�era��n Hq�o�emeM
ta. It should be noted that as of March,2011,the reilroad depot site owned by the North Coast Railroad Authoriry
was being considered by the State of Cali(omia for ihe new Courthouse location.
2014-2019 City of Uklah 9�
Uodated General Plan Housina Element
CkTY OF UKIAH
VACAN T 8 UNDERUTILIZEQ LAND 2014-20 i9
GENERAL PLAN HOUSING ELEMENT UPDATE
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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. Revsewing past accompiishments 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 Hous�ng Element. This includes reviewing progress
made in implementing programs included in the adopted element, and evaluating their
effediveness 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 'smplementing the 2009-2014 tasks.
Program ObJective Timeframe in ProgresslAppropriateness
Housing Element
H-1.a: By the end of RehabelRate residential 2010 Progress: CDBG funds
2010,develop and implement units secured for rehab projects.
A residential rehabilitation Mendocino County Community
Program with an emphasis Development Commission
on managed program for the City.
Improving safety,comfort and Two rehab projects completed.
Energy Efficiency. AddRional funds being sought.
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
requiremenfs.
H-1.b: Work with the City Energy Efficiency Ongo�ng Progress:Discussion in 2011.
Public Utility Department to Improvements GHG Inventory and Climate
potentially expand the City's Action Plan underway in 2012
Energy Efficiency Public -2013—Expansion of fhe City's
Benefds Fund. Energy Efficiency Public
Benefits Fund may become a
program in CAP.
A ro riateness: This
102
2014-2019 City of UWah
Uodated Ge�l Plan Housiaa Elem�t
program is still appropriate and
may be fulfilled with the
adoption of the City Climate I
Action Plan—slated for 2014. i
H-1.c:Provide infortnational 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,
conVactors,architects,etc.
H-1.d:Consider measures Preservation of Mobile Ongoing Progress: Completed. Rent
That would Home Parks stabilization ordinance adopted
preserve/conserve existing in 2011.
mobile home parks,such as
a
mobile home rehabilitation Appropriateness: While a
program,conve�sbn to major part of this program was
ownership program, completed,it remains
infrasVucture improvement appropriate and is included in
incentives,rent stabilization, the updated element.
etc.
H-1.e Develop an At-Risk Maintain stock of Ongoing Progress:Inventory completed
Unils Program: Mafnfain an affordable housing. 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 I appropriate and is included in
these un'its by identifying and the updated element.
seeking funds from Federal,
State,and local agencies to
preserve the units.
H-2.a:Provide copfes of the Education Ongoing Progress:Completed in 2011.
inventory of vacant and
underdeveloped land for A
ublic distribuQon. ppropriateness: The
P program is appropriate and on-
going,and remains in the
• updated element
H-2.b:Work with public Vansft Education On9oing Progress: Development
providers and developers to project referral to the
encourage housing Mendocino Transft Authority
development located close to routine procedure.
public transit facilities.
Appropriateness: The
program is appropriate and on-
going,and remains in the
updated element
2014-2019 Cfty of Ukiah t�3
Uodated Generel PWn Housina 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 unifs
dwelling units.
Appropriateness: Completed
and no bnger included in the
updated element
H-2.d:Review the zoning Encourage condo and Ongoing Progress: Preliminary review
code and detertnine if any cooperative living completed in 2011.
consVaints to condominium Pro���
developments and
cooperaCrve living projects Appropriateness: This
exist,and if so,eliminate the program has not been
consVainfs. completed and is still
appropriate. It remains in the
updated element
H-2.e: As Siaff and resources Eliminate Ongoing Progress: No complaints
allow,assist the Staff of the incompatibMity received. Ongoing discussions
Buddy Eller Homeless Shelter and monitoring.
facility to resolve any
neighborhood compatibility
issues that arise. Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element
H-2.f: The zoning code shall 3ncrease homeless Ongoing Progress: Low priority
be amended to allow shelters because no capacity issues at
homeless facilities without the the existing shelter.
requirement for a Use Pertnft
f in the 6-�{keavy
� Semn�efsial�M Manufacturinq Appropriateness:This
; zoning district. The zoning program is on-going and still
�Icode shall require a Site appropriate. It remains in the
Development Pertnft and updated element
' faciliry management plan,and
reasonable site development
sfandards for homeless
facilities,pursuant to
Califomia Govemment Code
Section 65583.
H-2.g: Do not permit the Refain rental housing Ongoing Progress: No conversions
conversion of rental units to stock proposed in 2011-2013.
condominium units unless the
Ciry's amount of renfal units is
sufficiently adequate. Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element
H-2.h:Do not ertnit the Retain housing stock Ongoing Progress: No conversions
104
2014-2019 Qty of Uklah
Uoda6ed Genaal Plan Nousinp�¢i�t
conversion of single family proposed in 2011-2013.
residential homes to
professional offices unless the
City's amount of residenNal Appropriateness: This
units is sufficiently adequate. program is on-going and still
appropriate. It remains in the
updated elemenL
H•2.f: 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
rete housing to be included as housing ordinance low priority.
part of residential projecls
Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element
H-2.j: Adopt the following Increase afforclable Ongoing Progress: Preliminary work
minimum standards(or housing completed. Minimal housing
inclusionary housing units: starts in the Ciry. Inclusionary
3. The exterior housing ordinance low priority.
appearance of
inclusionary units Appropriateness: This
shall not be different progrem is on-going and still
than for other units in appropriate. It remains in the
the housing updated element
development of
which they are a
part and
.
4. Inclusionary units
shall be dispersed or �
disVibuted
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 completed.
Study by 2014 to determine'rf housing funds Reduced staff and a lack of
a nexus can be established funds to prepare Study.
requiring the developers of
large residential and Loss of Ukiah RDA stalled
commercial projects to effort.
consWct needed affordable
housing units on site or in �
another appropriately zoned Appropriateness: This
location near the place af program is on-going and still i
employment and/or pay a appropriate. It remains in the I
housing impact(ee. If a updated element
nexus can be eshablished,
adopt the affordable housing
requirement or housing
impact fee.
2014-2019 City of Ukiah i�S
Updated General PWn Housing Element
H-2.1:Identify and meet with Develop partnerships Ongofng Progress: Met and worked
nonprofit builders who wNh affordable housing closely with an out-of-town
specialize in building housing developers. affordable housing developer
(or extremely low-income about the old Trinity School site.
households.This effort is
designed to build a long-term
partnership in development, Effort stalled due to ihe
gain access to specialized elimination of the Ukiah RDA.
funding sources,identify the
range of bcal resources and Approprtateness: This
assistance needed to facilitate program is on-going and still
ihe development of housing appropriate. It remains in the
for exVemely low-income updated element
households,and promote a
variety of hausing types,
including higherdensity,
multifamily supportive,single
room occupancy and shared
housing.
H-2.m: Work in conjunction Create more affordable Ongoing Progross: Some progress
wilh other agencies to jointly housing made. Loss of staff and the
develop and implement a elimination of the Ukiah RDA
program that is designed to has sfalled efforts.
address the needs of the
extremey low income
households in ihe Ciry. At Appropriateness: This
least annually and on an on- program is on-going and still
going basis conhact agencies appropriate. It remains in the
and developers to facilitate updated elemenf.
implementing the program.
Actions to be considered for
inclusion in the progrem
include prioritizing City/RDA
funding,supporting grant and
other applicatio�s for funding,
and exploring housing types
and consWction methods to
promote housing for ELI
ckizens.
H-2.n:Amend the zoning SVeam�ne Vansitional Ongoing Progress: Preliminary work
ordinance to be consistent housing projects. completed in 2011.
with Senate Bill 2. All
Vansitional and supportive
housing shall be considered a Appropriateneu: This
residential use and only those program is on-going and still
restrictions that apply to other appropriate. It remains in the
residential uses of fhe same updated element
type(single family residential,
duplex,muMi-hamily,etc.)shall
be imposed.
H-2.o: Post the sites Education Ongo�g Progress: Completed in 2011
inventory map and housing
development in commeroial A ro riateness: This
106
2014-2019 City of Ukiah
��General Plan Fbusiny Bement
zones infortnation on the �' program is on-going and still
City's website and prepare appropriate. It remains in lhe
hard-copy informational updated element
handout material for property �
owners and developers.
I
H-2.p: W ithin 1-year of Create more affordable Ongoing Progress: Loss of staff and the
adoption of the Housing housing elimination of the Ukiah RDA
Element,conduct a have stalled effoAs.
roundtable meeting with non-
profit housing sponsors and
developers to educate and Appropriatenass: This
share infortnation about program is on-going and still
vacant and underutilized sites, appropriate. It remains in the
the planned development tool, updated elemenL
the lot consolidation process,
and incentives offered by the
City.
H•2.q: To ensure adequate Education Ongoing Progress: Completed. I
sites are available throughout Inventory updated in 2014
the planning period to meet
the Citys RHNA,the City will
continue to annually update Appropriateness: This
an inventory that details the i program is on-going and still
amount,lype,and size of appropriate. It remains in lhe
vacant and underutilized updated elemenL
paroels to assist developers in
identifying land suitable for
residential development and
ihat also details the number af
extremely low-,very low-,low-
,and moderate-income units
consWcted annually. If the
invenWry indicates a shortage
of available sites,the Ciry
shall rezone sufficient sites to
accommodate lhe City's
RHNA.
The City has identified
residential capacity within the
mixed use zone to
accommodate 284 units of the
Ciry's RHNA for lower-income
households.To ensure
sufficfent residential capacity
is maintained within this zone
to accommodate the identified
need of 284 unifs,the Cily will �
develop and implement a �
fortnal ongoing(project-by-
project)evaluation procedure �
pursuant to Govemment Code
Section 56863. Should an
approval of commercial
development result in a
reduction of capacity within
mixed use zones below the
residential capaciry needed to
accommodate the remainin
2014-2019 Gty of Ukiah I�7
Updated General PWn Housina Element
need for lower-income
households,the City will
iden6fy and zone sufficient
sRes to accommodate the
shortfall on land zones
exclusively for residential
muRifamily use allowing at
least 16 du/acre.
H-2.r. FacilRate the Create mwe affordable Ongoing Progress: Initial steps �Commented[KT18]:HCD Comment chanqe�o date certam �
consolidation of smaller,multi- hous+ng completed in 2012.
family parcels by 1)
publicizing the underutilized
sites inventory on the Citys Ongoing eHorts slowed by
website,and 2)providing reduced sfaff and the
technical assistance to elimination of the Ukiah RDA.
property owners and I
developers in support of lot I 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 incen6ves.
H-2.s: Identify a prime Increase potential Ongoing Progress: Completed in 2011.
affordable housing infill site affordable housing ("Garden Cafe"site—South
currently burdened by flood sites State Street).
zone issues and pursue an
engineering study and
possibie FEMA map Appropriateness: Completed
corcection to eliminate this and therefore not included in
consfraint. updated elemenf.
H-3.a: Special Needs Increase very bw and Ongoing Progress: Reduced staff and
Rental Housing:SuppoR speciat needs housing the elimination of the Ukiah
applications to State and unifs RDA have stalled
federal agencies such as implementa6on.
HCD,State Treasurers
Office,HUD and USDA for
affordable rental housing Appropriateness: This
financing to provide shelter for program is on-going and still
very low-income families and appropriate. It remains in the
special needs households. updated element
H-3.b:Increase housing Increase housing Ongoing Progress: Routine procedure
opportunities(or persons with opportunities for wifh the review of development
disabilities consistent with the persons with projects.
fair housing and disability disabilities
laws,and encourage physical
access to and within Appropriateness: This
residentlal units and areas program is on-going and still
during the development appropriate. It remains in the
review process. updated element
H-3.c: Review the zoning Eliminate consVaints Ongoing Progress: Preliminary work
code and consider eliminati
108
2014-2019 Cfty of Ukiah
Uodated General Plan Housf�o Ekment _____.________ _
regulatory constraints to competed in 2011.
special needs housing
projects.
Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated element
H-3.d: Continue to support Increase farmworker Ongoing Progress: Lower fees ��ommenbed[ICi19]:HCD wmmrnr.Clwnge co aam cerrain
and assist fartnworker housing adopted. •--- ---_-------.�—°------- _______
housing advocates by
providing technical assistance
with development Appropriateness: This
applications;lower planning progrem(s on-going and still
application fees for affordable appropriate. It remains in the
housing projects,and updated element
identifying potential sites for
fartn worker housing.
H-3.e: Amend the zoning Increase tools to Ongoing Progress: Downtown Zoning
code to define and allow encourage affordable Code adopted in 2012—
Single Room Occupancy housing. includes opportunities for SRO
(SRO)developments in the development.
Medium Density(R-2)and
High Density(R-3)zoning
disVicts. Appropriateness: This
progrem 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 Northem Califomia,State
Fair Employment and Housing Appropriateness: This
Commission,and the U.S. program is on-going and still
Department of Housing and appropriate. It remains in the
Urban Development(HUD). updated element
H-4.b:Distribut0 h0u5inq Education Ongoing Progress: Completed.
discrimination oublic
informati0n and make it Appropriateness: This
availa.ble at the Ukiah Civic program is on-going and still
Center and on the Citv'S appropriate. It remains in the
website. Bevelep-aad updated element
d�ss�aaE�ea-�u�4is
••.e�„��:.••
H-S.a: Apply the CEQA Infill Education Ongoing Progress: Implemented with
Exemption when possible and Planning Commission approval
perFortn expedtted review for in 2012 of the Richard Ruff
109
2014-2019 City of Ukiah
�PddSCS1�EllRral_P�InQ Ei�rnest
well designed,compact project on North State SVeet.
projects using green and
sustainable design and
building techniques. Appropriateness: This
program is on-going and still
appropriate. It remains in the
updated elemenL
H-5.b: Prepare and present a Education Ongoing Progress: Completed with
downtown core small lot � adoption of the Downtown
subdivision ordinance or + 2oning Code in 2012.
similar tool for considere6on.
Appropriateness: Completed
and not included in updated
element
H-5.c: Prepare and present Education Ongoing Prograss: Project programed
a green building/susfainable for 2013.
development incentive tool(s)
for consideration that could
include expedited permit Appropriateness: This
processing,density bonuses program is on-going and still
and relief from parking and appropriate. It remains in the
other zoning requirements. updated elemenL
H-S.d: Green Building Education Ongohg Progress: Project programed
Codes:Consider Amending for 2013
the building and zoning codes
to identify and remove
constraints to green-building, Approprlateness: This
resource conservation,and program is on-going and still
altemative energy generation appropriate. It remains in the
and establish green building updated element
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,
Altemative water storage,
wastewater Veatrnent and
reclamation,and stortn-water
management systems.
H-S.e: Continue to administer Education Ongoing Progress: The program
the solar and energy continues and is under
efficiency rebate programs. evaluation for possible
expansion.
IIU
2014-2019 qty of Ukiah
Undated General Plan Hu�ing Ekment _ _
Appropriateness: This
prog2m is on-going and still
appropriate. It remains in the
updated element
H-S.h Assist developers and Educatian Ongoing Progress: Green Building
housing development Information Center cempleted in
agencies in incorporating the Ukiah Civic Center.
green building,energy
conservation,and altemative
energy generetlon into their Appropriateness: This
projects by providing program is on-going and still
infortnation 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 webske.
H-S.g: Promote energy and Education Ongoing Progress: Green Building
water conservation education Infortnation Center completed in
progrems that address steps the Ukiah Civic center.
to energy and water
efficiency,benefits of
weatherization and Appropriateness: This
weatherization assisfance program is on-going and still
programs,and infortnation of appropriate. It remains in the
� updated element
onsite renewable energy �
generation technolog(es and
financing options.
H-S.h: Promote stoRnwater Education Ongoing Progress: Routine practice of
management systems for Public Works Staff.
mutli-family housing
developments that have �
muRiple benefits such as bia New storm-water ordinance
swales to reduce downstream adopted in 2010.
flooding,contamination of
streams and rivers,fire Appropriateness: This
hazard,and irrigaQon needs program is on-going and still
and to disVibute slormwater appropriate. It remains in the
and recharge groundwater. updated element
H•S.i: Reduce elecVicity and Education Ongoing Progress: Routine practice
natural gas demands by during project review.
promoting the use of
renewable energy Appropriateneas: This
technologies in resfdential and
mixed-use projects.Strongly program is on-going and still
promote solar energy appropriate. It remains in the
generetion,use of solar water updated element
heaters,and passive solar
design in new housing and,
especially,multi-family
housing both prior ta and
during proJect review.
H-S.j: Work with developers Education Ongoing Progross: No opportunities
2014-2019 City of Ukiah i f 1
�4p�G�r31 PWn_HO�SknQ EfpmBnt _
to create residential have surfaced.
neighborhoods with mixed
housing densities,types,and
housing affordabiliry levels Poised to implement.
that promote human
interection,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.
i
H-S.k: Adopt a form based Education Ongoing Progress: Downtown form-
zoning code for the downtown based code adopted in 2012.
that would promote and
provide opportunky for
compact,pedesVian friendly, Appropriateness: Completed
infill mixed use development and not included in the updated
including a variery of housing element
types.
H-6.a: Redesign and Increase affordable Ongoing Progrcss: RDA eliminated by
reinvigorate ihe RDA low and housing ihe State of Califomia.
moderate income housing
program.
Appropriateneu: 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 may under consVuction 2012-2014.
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 such appropriate. It remains in the
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
meetlngs wkh devebpers and the elimina6on of the Ukiah
non-profit housing RDA have stalled effarts.
development agencies to
identiy constrainfs to
devebpment of affordable Appropriateness: This
housing and use the program is on-going and still
infortnation gained to consider appropriate. It remains in the
zoning code amendments. updated element
li2
2014-2019 C1ty of Ukiah
Uodated General Pldn HOU;I���
,
o°' jq
,v
APPENDIX D
Zoning Matrix
� CITY OR UKIAH �
Dep�nmrnt otPlandn�&Commnnky DerNepment,30D Semlaury Avenue,Ukfuh,CA 95082
plsneleE�eityafutW�.eem (70'n<616200 w�vrw.eltyofukioh.rnm
BASE ZONING DISTRICTS—LAND USE MATRIX
This matrix provides a generalized reference for idendfying uses by zoning distrid. The mahix is not adapted and does
not amend or substitule for regulations adopted by lhe City. Consult the Ukiah Munkipal Code(Division 9,Chapter 2,
Zoning)for definitlons,regulations,sfendards and exceptions. Other reguletions may epply. Some bese and combintng
zoning districta are not shown. The Ukiah Municipal Code is online at htto 1I66 113 195 234/CAIUkiahCndex htm
BASE ZONING DISTRICTS—GENERALIZED LANO USE MATRIX
A=Allowed uce b rl h UP=Use rrtdt re ulred
U3E R-� R•2 R-3 C-N C-1 C-2 M PF
RESIDENTIAL
Caidomfnturta UP A A A
Du lexes A A UP
DwdX rou UP UP
Multl Isfaml rosidontlal unlb a rtmsnt housea A A UP UP
Moblle homa rks UP UP UP UP
Manuleclurad Iwmea A A A
S ledaml dwoNin A A A A UP
S le-(aml dwalfn •3 000 uare toot lol UP
Socord dxrel unlb A A A A A
Farm lebor ca a
Residenl me r/securl nnel housin UP UP
RESIDENTIALICOMM ERCIAL
MixeA residenUei wkh 6Ge commerdal land ums UP U�
AAixed rentel dwelll unih wNh ailawed a rmlttod uao a UP
Boerdin w roomin hausea A A
Bed end breakfael estadfshments UP UP U UP A UP
Hotels motals UP A UP UP
PUBIIC QUASMPU9LIC COMMUNITY
Publie huiWi e strucWros ond uses UP UP A
113
2014-2019 City of Ukiah
Uodated General Plan Housina Element
BASE ZONING DISTRICTS—GENERALIZED LAND USE MATRIX
=Allowod uso b rI h UP=USO ►mlt ro uired
USE R-1 R-2 R-3 C-N C-1 C-2 M PF
Public buildln�and lecaa ol lem ublic assemb UP UP
Duae ublicbuldin s,sWCturea�nduaes UP UP
P�611c or rivate schools UP UP UP A A
Churches cha rell loua essem6l and fnaWctlon UP UP UP UP A
Smatl femi ctiild da re homo-8 maxlmum A
Smatl Iamiiy chlW deycare humc-B maximum,including cMldren undar A p UP A
tho a of ton 10 ean who reslde et the home
Largo famlly child daycere home-7-14 Includlnp chlldron urWer tl�e UP UP UP UP UP
e e of 10 who reside el tho home
Communi care facill -8 meximum A A A A
Communi rsro fadli -7-72 UP UP UP UP
Small homeles�tadlitles-7-12 see aectlon 9171 UP UP UP A A UP UP UP
La e homeleu Iadlltlea-more thsn 12 sue section 9171 UP UP UP UP UP UP UP UP
Rest hanes conveleacant servkes resldonUal medMel haaliNes UP UP UP
Hoa lels end ermades UP UP
ConservaGon and naWral resource coneerva8on areas A
Ai rls end aviatian-relalsd funcllom end usea A
Ilon rds UP
Publlc cemeterlaa and simllar uaee �P
Public trana Aatlon IacllHlea �P
Pu61ic utilit fedtities and usec �
R i fadli A
Refuse dis al/r dl ereaa rafuee Uansler slatbns �P
Minor food servicas unrelated lo ma uee �
Hfstorical dU�end mcnumonb �
Perks,eammunfl Men6, I rounde UP UP UP UP A
Fei rounda A
Commun concerls.(armva markeY.creft bezeer tlea morkots �P
COMMERCIAL
Bar dence hall INe enlertainment establishmenl ni hicluh UP
Billirrd arbr emuaement arcede,bowlln alle �P
Thartcr �P
Adult enteRalnmeM bueineasee aee tectlrn 9178 UP UP
Saciel halb rnd bd es UP UP
Ckcusos,�mivWs emueemenl arks,o n eir theaters similar UP' UP' UP' tJP' UP' UP UP' UP
114
2014-2019 City of Ukiah
q�_C�eral Plan Housfng Ekment ____
BASE ZONING DISTRICT3—GENERAIIZED LAND USE MATRIX
A=Allowed uso ri h UP=Uae ermk ro uired
USE R•1 R-2 R-3 C-N C-1 C-2 M PF
tem estaWishmanta Inwlvi la esaert�la es of le
Home occu Uona A A A A
Ouldoa eelea ealebNahmente eee eecllon 8184 UP UP UP UP UP UP
F'rofessional otfices ne UP A A UP UP
Professional otfice-converled from a si o-fami residence UP
Medlcal ofices A
ganlcs A
Buslness sarvicee A
Personel servlce esteblbhmanta UP A UP
Barbersho s,beeul s a UP A
Cain o reted laundromal UP A
Leund eervice A
Dru sWres A
Fbriat UP A
Vidao rontab/aebs UP
Talbr aho UP
BooWtore UP
'Mom and 'convenlence eWres deliwlessens UP A
Bekeries UP UP
Coffee aho UP UP
Reslaurenta cafes no d�ve-lhrou UP
Resisurents includes drive-Ihrou A UP
Relell atorea A UP UP
Retall—eucept large commerclal retell stores(such as deperlmenl �P
sloree a rmarketa chain d bras discount cbthi sbree
Whobsele storos A
Kenne tah and atsarvkxs A
Veterinarian UP
HEAW COMMERCUII.OR INDUSTRIAL
Aulo selos—new or used A A
Aub—ra eir bod and "m' ca�wash servtce as stalbn A A A
E i ment ro Ir s A A
Auto wrockin ,unk erde A
Public or privale parkinp bta fa euromobilea b aceommodete primery UP UP A
usa,ar whan next lo GN C-1 or G2 aee sectlon 9178
2014-2019 Qty af Ukiah �1 S
Updated General Plan Housing Element
BASE ZONING DISTRICTS—GENERALIZED LANO USE MATRIX
m Atlowod use b rl h UP=Uso urmit ro ulre
USE R•7 R-2 R-3 C-N C-7 C-2 M PF
Perki lols �P __
Trens rtetlon aervkea A
Blocksmdh sho s A
Bulhlin melerials rds,wmber A
ConsUudion salas and eervice A A
Farm u nt seles and feed alores A A
Cebinel UP A I A
Mechina sho UP A A
Plenin mills A
S n ah _ A A
Sa(el services A
b9nf/convenlence ato UP A A
Slnra fadl�llae and bulk fuol slora�e_ _ A �P
Warehou and dlstribuUon Imllad A A
Waiehousin anddlsMbutfon eneral �P
Whalesale and slo esteb6shmenls A
t manufaclurin end Induatrial uses UP A U�
Industrial,manu(acWring,or storape usee ob)ectlnneble due to smoka, {�p
dust,ndse,radtoactivl ,vibralbn,br it I eta
Heavy Induslrial end manufecturinp ueoa withaut appredablo aHensfve A
or ob tbna6le nolse odor dust or nuinence fectors
Removel of minerais eaAh other natuml malarials soo anctlan 9176 UP UP UP UP UP UP lJP UP
TemFwrary usas meating Wrpoae and Inlent ot disUlct,not to exceed 6 UP UP UP UP UP UP UP UP
manths see sedion 9176
Fences-8'or loss A A A A A A A A
Fences•exceedin 6 feet see secUon 9178 UP UP UP UP UP UP UP UP
Accaseo usos and bulldin A A A A A A A A
Source:Gty of Ukieh-Planning and Communlry Davebpmonl Deparlment,8/2007
116
2014-2019 Gty of Ukiah
Uodated Generdl Wan IiQ�Q,Element
1
.-�-�-~� � �A�'-,; Initial Environmental Study
;}� .�.:� . � �
�. r_ - � �:y� . a n d
I�' L� �� R, =-k ?N �� �� �
�� ....c��i �.� �,�y,:'c
�� r �.�� ���-' Ne ative Declaration
� .,� �;�-��1 g
r��� ;_ a '_
r� '�
,."��` "�
���� .-�
Project Information:
Project Title: City of Ukiah Housing Element Update
Lead Agency: City of Ukiah, Planning and Community Development
Project Location: City-wide
Project Sponsor and Address: City of Ukiah, 300 Seminary Drive, Ukiah Ca. 95482
General Plan Designation: Because the project applies to all land in the City, it
encompasses multiple General Plan designations
Zoning: Because the project applies to all land in the City, it
encompasses multiple zoning designations
Assessor's Parcel No. N/A
Contact Person: Kevin Thompson, Principal Planner
Phone Number: (707) 463-6207
Date Prepared: October 7, 2015
....:.- - - - - - - �_�.......
.. ,
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The Sun House approved (2015)42 unit low and very income Senior Project
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
z
Project Description
The project is to update the Housing Element of City of Ukiah as required by Government Code Sections
65580-65589.8.The Housing Element is a comprehensive statement by the City describing the housing needs
of Ukiah and how the City plans, po�icies, action items and regulations facilitate the development,
+mprovement and perseveration of housing for all economic segments of the community.The Housing
Element is one of seven General Plan Elements mandated by the State of California, as required in
Government Code Sections 65580 to 65589.8.State law requires that the Housing Element consist of
"identification and analysis of existing and projected housing needs and a statement of goals, policies,
quantified objectives and scheduled programs for the preservation, improvement and development of
housing.The Housing Element sets forth the City's strategy for enhancing and preserving the housing stock,
for expanding housing opportunities for various economic segments,and along with the Land Use Element,
provides policy guidance for decision making related to housing.State law also requires regular updates of the
Housing Element. Unt+l the passage of 375 in 2008, Housing Element were expected to be undated every five
years. SD 375 requires Housing Element.
HCD projects statewide housing needs and allocates those needs to each regional government in the State.
For Ukiah,the regional agency is the Mendocino Council of Governments(MCOG). MCOG allocates housing
production goals for each jurisdiction primarily based on their"fair share" of the region's population growth.
Of the 250 housing units allocated to MOCG, Ukiah will need to accommodate 45 units. One of the primary
purposes of the Housing Element is to demonstrate the City's ability to accommodate residential development
to meet the housing allocation. According to the 2014-2019 housing allocation the City will need to
accommodate 11 very low-income,7 low-income, 7 moderate-income and 20 above moderate income
housing units. It is important to note the City does not build housing.While the City can provide incentives and
assist in with the development of affordable housing to the degree resources are available.
The Draft 2014-2019 Housing Element identified sufficient exiting land zoned at various densities to
accommodate the City's Regional Housings Needs Allocation of 45 dwelling units.The development of 45 units
is consistent with County's General Plan (2009) projections for growth.
The 2014-2019 Housing Element is a policy document: it sets forth policies and strategies for accommodating
the City's housing needs.The element identifies sites where there is capacity for development to occur to
meet identified housing needs consistent with General Plan and current zoning.This Negative Declaration
does not evaluate the site-specific impacts of any development. Development could occur on identified sited
or on other sites within the City,and it would be speculative to assume that development to meet housing
needs will occur only on those sites identified in the Housing Element. Residential development on the
identified opportunity sites or most other sites in the City will require entitlement and appropriate
environmental review that will address site-specific impacts.
�
City of Ukiah Housing Element Update 2014-2019
October 7, 2015 Initial Study/Negative Declaration
21
D. The above discussions do not identify a� substantial adverse impacts to people as a result of the
project.
Attachment:
Draft Housing Element
City of Ukiah Housing Element Update 2014-2019
October 7,2015 [nitial Study/Negative Declaration
3
The Draft 2014-2019 Housing Element includes goals to be implemented.This Initial Study/Negative
Dedaration (IS/ND) evaluates the foreseeable impacts of those goals as described below:
The following are the goals contained in the Housing Element Update:
• GOAL 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
• GOAL 2: We want to provide housing for all economic segments of the community
• GOAL 3: 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
• GOAL 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;
� GOAL 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
• GOAL 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.
Environmental Setting
The Project is located in the City of Ukiah, Mendocino County,California.The City of Ukiah is located approximately
110 miles north of San Francisco,and is situated along US 101 in southeastern Mendocino County. US 101
freeway traverses the City of Ukiah in a north/south direction.State Route(SR)222,also known as Talmage
Road,is a short east/west state highway that intersects US 101 in the southern portion of the City of Ukiah. US 101
connects Ukiah to Santa Rosa and San Francisco, providing major regional access to the City.SR 253, located at the
south end of Ukiah, begins at US 101 and travels in an east/west direction connecting Ukiah with SR 1 along the
coast.
The Housing Element update has been prepared in accordance with Article 10.6 of the State of California
Planning and Zoning Law. The proposed Housing Element identifies and analyzes existing and projected
housing needs, and states the City's goals, policies, quantified objectives, and programs for the preservation,
improvement, and development of housing within the City and sphere of influence. The proposed Housing
Element would therefore be applicable citywide.
City of Ukiah Housing Element Update 2014-2019
October 7, 2015 Initial Study/ Negative Declaration
4
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Environmental Checklist
The Project's potential level of impact is indicated as follows:
Potentially Potentially significant environmental impacts.
Significant
Potentially Potentially significant impacts which can be mitigated to less then
Significant and significant levels.
Mitigable
Less than Impacts which are considered less than significant and do not require
Significant mitigation.
No Impact No impacts related to the project.
City oE Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
5
Environmentally Factors Potentially Affected
None of the environmental factors would be potentially affected by this project.The environmental factors
below are discussed in this document.
1. Aesthetics 10. Land Use Planning
2. Agri�ultural Resources 11. Mineca) Resources
3. Air Quality 12. Noise
4. Biological Resources 13. Population and Housing
5. Cultural Resources 14. Public Services
6. Geology and Soils 15. Recreation
7. Greenhouse Gas Emissions 16.Transportation and Circulation
8. Hazardous�Materials 17. Utilities and SerVice Systems _
9. Hydrology and Water Quality 18. Mandatory Findings of Significance
Determination (Completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
X
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
❑ there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent.A MITIGATED NEGATIVE DECLARATION will be
prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or"potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
❑ adequately analyzed in an earlier document pursuant to applicable legal standards,and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets.An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
� because all potentially significant effects(a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
s
mitigation measures that are imposed upon the proposed project, nothing further is required.
Purpose of this Initial Study
This Initial Study has been prepared consistent with CEAQ Guidelines Section 15063,to determine if the
project, as proposed, may have a significant effect upon the environment. Based upon the finding contained in
this report,the Initial Study will be used in support of the preparation of a negative declaration.
Evaluation of Environmental Impacts
1. A brief explanation is required for all answers expect"No Impact"answers that are adequately supported by
the information sources a lead agency cites in the parentheses following each question.A"No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does not
apply to projects like the one involved(e.g.the project fall outside a fault rupture zone).A"No Impact"
answer should be explained where it is based on project-specific factors as well as general standards(e.g.
the project will not expose sensitive receptors to pollutants, based on the project-specific screening
analysis).
2. All answers must take into account the whole action involved,including offsite as well as onsite,cumulative
as well as project-level,indirect as well as direct,and construction as well as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur,then the checklist
answers must indicate whether the impact is potentially significant,less than significant with mitigation,or
less then significant with mitigation or less than significant. "Potentially Significant Impact"is appropriate if
there is substantial evidence that an effect may be significant.If there are one or more"Potentially
Significant Impact"entries when the determination is made,an EIR is required.
4. "Negative Declaration: Potentially Significant Unless Mitigation Incorporated"applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"to a Less
Than Significant Impact".The lead agency must describe the mitigation measures,and briefly explain how
they reduce the effect to a less than significant level mitigation measures from Section XVII, "Earlier
Analysis" may be cross-referenced.
5. Earlier analysis may be used where, pursuant to the tiering, program EIR,or other CEAQ process,an effect
had been adequately analyzed in an earlier EIR or negative declaration.Section 15063(c)(3)(D).In this case,
a brief discussion should identify the following:
a. Earlier Analysis Used.Identify and state where they are available for review
b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of an adequately analyzed in an earlier document pursuant to applicable legal standards and
state whether such effects were addressed by mitigation measures based in the earlier analysis.
c. Mitigation Measures. For effects that are"Less than Significant with Mitigation Measures
Incorporated." Describe the mitigation measures,which were incorporated or refined from the
earfier document and the extent to which they address site specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts(e.g.general plans,zoning ordinances).Reference to previously prepared or outside
City of Ukiah Housing Element Update 2014-2019
October 7, 2015 Initial Study/Negative Declaration
7
document should,where appropriate, include a reference to the page where the statement is
substantiated.
7. Supporting Information Sources:A sources list should be attached,and other sources used or individuals
contacted should be cited in the discussion.
Potentially �Then Less Than
SignificaM Signfflcant with Signiflcant No
I.AESTHETICS.Would the project: �m a� Mitigation �m e� Impacc
p Incorporated p
a) Have a substantial adverse effect on a scenic vista? X
b)Substantially damage scenic resources,including,but not X
limited to,trees, rock outcroppings,and historic buildings
i within a state scenic highway?
c)Substantially degrade the existing visual character or quality X
of the site and its surroundings?
d)Create a new source of substantial light or glare which would X
adversely affect day or nighttime views in the area?
No Impact a-d:The proposed Housing Element Update is a policy document intended to help ensure and
maintain consistency with State law and the City's General Plan. Goals, policies and action items are included
to direct higher density housing to areas currently established for this propose in the General Plan and are
established, in part, in order to reduce impacts on the scenic character of the City. Land use tools such as the
Recreation and Public land use designations and General Plan policies adopted to ensure that future growth is
consistent with the 1996 General Plan Development Element will promote the protection of scenic resources.
The Housing Element Update does not propose specific projects,and potential indirect impacts, such as
damage or degradation of scenic resources or visual character, effects on scenic vistas, and new sources of
light and glare will be considered at the time site specific projects are proposed. Therefore, impacts are
considered to have no impact.
II.AGRICULTURE AND FORESTRY RESOURCES. Potentia��Y �The� Less Than
Signiflcant with No
Signfficairt Significant
Would the project: �m�� Mitl�ation 1m�� Impact
Mcorporated
a) Convert Prime Farmland, Unique Farmland,or Farmland of I
Statewide Importance(Farmland),as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring I x
Program of the California Resources Agency,to non-agricultural
use? ' i ;
b)Conflict with existing zoning for agricultural use,or a x
Williamson Act contract?
City of Ukiah Housing Element Update 2014-2019
October 7, 2015 Initial Study/ Negative Declaration
8
c)Conflict with existing zoning for,or cause rezoning of,forest f
land(as defined in Public Resources Code section 12220(g)), �
x
timberland(as defined by Public Resources Code section 4526),
or timberland zoned Timberland Production(as defined by
, Government Code section 51104(g))?
' d)Result in the loss of forest land or conversion of forest land x
to non-forest use?
e) Involve other changes in the existing environment which, �
due to their location or nature,could result in conversion of x
Farmland,to non-agricultural use or conversion of forest land �
to non-forest use?
No Impact a-e:The proposed 2014-2018 Housing Element update encourages the development of parcels in
locations near services. The General Plan contains policies that encourages infill growth with infrastruture and
service capacity to support growth.These areas typically are zoned for residenital,furthermore the City of
Ukiah has no agriculture within its jurstidicaf boundaries.
Less Than
III.AIR QUAIITY.Where available,the significance criteria Poter�tially i.ess Than
established by the applicable air quality management or air Significant SignlficaM with 5����� No
pollution control district may be relied upon to make the impacc Mttt�atton �m�� impact
following determinations.Would the project: �ocorporated
a)Conflict with or obstruct implementation of the applicable air x
quality plan?
b)Violate any air quality standard or contribute substantially to x
an existing or projected air quality violation? __
c) Result in a cumulatively considerable net increase of any ,
criteria pollutant for which the project region is non-attainment ;
I under an applicable federal or state ambient air quality X
standard(including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant ' x
concentrations? '
' e)Create objectionable odors affecting a substantial number of I x
I people? j
No Impact a-e:The Housing Element Update is a policy document and does not involve the construction of
housing that would violate air quality standards, result in a net increase in pollutants, expose sensitive
receptors to substantial pollutant concentrations,or create objectionable odors. Furthermore,the Element
does not conflict with applicable air quality plans. The Housing Element does include policies and
implementing actions that are designed to facilitate the development of housing to meet the current and
future housing needs of all income levels and special needs groups. These implementing actions may resutt in
the construction of additional housing or the rehabilitation of existing housing within the City of Ukiah. This
may result in additional pollutants and a cumulative increase in criteria pollutants. Each project that involves
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
9
the construction of housing units or substantial rehabilitation will be subject to project-specific environmental
review. At such time, determination will be made as to whether that project will result in potentially
significant impacts to air quality.
The Mendocino County Air Quality Management District has established attainment criteria for pollutants and
any increase in criteria emissions must address this issue. Future development must remain in attainment for
criteria pollutants and any impacts from increased emissions from the City of Ukiah. Thus, impacts from the
Housing Element Update are considered less than significant.
LessThan
Potentially Less Than
IV.BIOLOGICAI.RESOURCES: Signiflcarit wlth No
Significant Significaht
Would the project Im act 'Mitigation Im ad Impact
�
P Incorporated p
a) Have a substantial adverse effect,either directly or through
habitat modifications,on any species identified as a candidate,
sensitive,or special status species in local or regional plans, x
policies,or regulations,or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b)Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or regional
plans, policies, regulations or by the California Department of x
Fish and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to,marsh,vernal pool,coastal,etc.) x
through direct removal,filling, hydrological interruption,or
other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with established x
native resident or migratory wildlife corridors,or impede the
use of native wildlife nursery sites?
e)Conflict with any local policies or ordinances protecting
biological resources,such as a tree preservation policy or X
ordinance?
f)Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan,or x
other approved local, regional,or state habitat conservation
plan?
No Impact IV a-f:The adoption of the Housing Element Update will not adversely impact biological resources,
special status habitat,wetlands,wildlife movement, local policies protecting biological resources,or conflict
with an adopted habitat conservation plan or state habitat conservation plan.
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/ Negative Declaration
10
Environmental review procedures(CEQA and the City's Environmental Review Guidelines) currently in place
and administered by the City will ensure that adequate mitigation measures will be identified for future
projects that will achieve"no net loss" of sensitive habitat acreage,values, and function.
V.CULTURALRESOURCES. Potentlally ��Then LessThan
SlgnificaM with No
Signfficant Signtfica�
Mittgation Impact
Would the projed: �mpe� incorporated �mPecc
a)Cause a substantial adverse change in the significance of a x
historical resource as defined in§15064.5?
b)Cause a substantial adverse change in the significance of an x
archaeological resource pursuant to§15064.5?
c) Directly or indirectly destroy a unique paleontological x
resource or site or unique geologic feature?
d) Disturb any human remains,including those interred outside x
of formal cemeteries?
No Impacts a-d:The Housing Element Update does not involve the construction of housing. Future
development consistent with the Housing Element and City's General Plan is not expected to negatively
impact land that has historical, archaeological or paleontological significance as described in the General Plan.
Future discretionary projects wilt be subject to environmental review, and specific projects that include the
development of housing will be evaluated for the possibility of the disturbance of any archaeological or
historical resources, including human remains associated with these resources. As a result, impacts to cultural
resources are considered less than significant.
The Historic and Archaeological Element of the General Plan Update includes four policies for the protection
of cultural resources: Policy HA-1.2, HA-5 and HA-7. The General Plan Update and implementation of these
policies reduces the potential impacts to cultural resources.
less Than
VI.GEOLOGY AND SOILS. Potentially Significant Less Than
Signiflcant with Significant No
Would the project: Impact Mitigation Impact Impact
Incorporated
a) Expose people or structures to potential substantial adverse x
effects,including the risk of loss,injury,or death involving:
i)Rupture of a known earthquake fault,as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map issued
by the State Geologist for the area or based on other X
substantial evidence of a known fault?Refer to Division of
Mines and Geology Special Publication 42.
ii)Strong seismic ground shaking? X
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/ Negative Declaration
11
iii)Seismic-related ground failure,including liquefaction? X
iv) Landslides?
x
b) Result in substantial soil erosion or the loss of topsoil? x
c)Be located on a geologic unit or soil that is unstable,or that
would become unstable as a result of the project,and x
potentially result in on-or off-site landslide, lateral spreading,
subsidence,liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code(1994),creating substantial risks to life or x
property?
e)Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems where x
sewers are not available for the disposal of waste water?
No Impact a-e:While the City's Housing Element Update does not propose the development of new housing,
it does introduce policies that could lead to the development of additional units or residential density. These
policies do not specify where additional housing should be located or mandate construction; rather the
policies serves as a plan for the City with respect to the development of housing. Thus the Housing Element
Update does not conflict with the policies identified in the General Plan.
Alquist-Priolo Earthquake Fault Zones are mapped within the project area, and applicable state and local
regulations will apply. General Plan policies and implementation measures, in conjunction with seismic
provisions of the California Building Code (CBC),will minimize the impact of strong seismic shaking. In
addition, any rezoning of land or future development will be evaluated on a project-by-project basis for
potential seismic or geological risks. As required by the City Planning and Building,specific sites will be
reviewed to ascertain whether the soil has the potential for landslides, erosion,subsidence, liquefaction,
expansion, and is capable of handling septic tanks or other wastewater disposal systems. Similarly, any
reduction in the minimum lot size for residential zones would include the study and evaluation of whether
such a reduction would impact the geologic stability.
While the potential for seismic activity cannot be totally avoided, adherence to City regulations relative to
unreinforced masonry buildings,Alquist-Priolo Earthquake Fault Zones, current building codes, and the lack of
building types (multi-story)that are normally high-risk from a seismic shaking, reduce this potential impact to
a less than significant level.
City of Ukiah ^T Housing Element Update 2014-2019
October 7,2015 Initial Study/ Negative Declaration
12
Less Than
VII.GREENHOUSE GAS EMISSIONS. Potentially Significantwith �TMaO No
Significant SignificarK
Would the project: �m�� M�atton im�� �mpacc
Incorporated
a)Generate greenhouse gas emissions,either directly or
indirectly,that may have a significant impact on the X
environment?
b)Conflict with an applicable plan, policy or regulation adopted
for the purpose of reducing the emissions of greenhouse x
gases?
No Impact a-b:While the City's Housing Element Update does not propose the development of new housing,
it does introduce policies that could fead to the development of additional units or residential density. These
policies do not specify where additional housing should be located or mandate construction; rather the
policies serves as a plan for the City with respect to the development of housing. Impacts are considered to be
less than significant.
LessThan
VIII.HAZARDS AND HAZARDOUS MATERIALS. Potentially Less Than
Slgnffiwirt with No
Signfficant Signfficant
Would the project: Impact M�i�� Impact Impact
IncoFporated
a)Create a significant hazard to the public or the environment
through the routine transport, use,or disposal of hazardous X
materials?
b)Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions x
involving the release of hazardous materials into the
environment?
c)Emit hazardous emissions or handle hazardous or acutely
hazardous materials,substances,or waste within one-quarter X
mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section x
65962.5 and,as a result,would it create a significant hazard to
the public or the environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted,within two miles of a
public airport or public use airport,would the project result in a x
safety hazard for people residing or working in the project
area?
t� For a project within the vicinity of a private airstrip,would
the project result in a safety hazard for people residing or X
working in the project area?
g)Impair implementation of or physically interfere with an x
adopted emergency response plan or emergency evacuation
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
13
plan?
h) Expose people or structures to a significant risk of loss,injury
or death involving wildland fires,including where wildlands are x
adjacent to urbanized areas or where residences are
intermixed with wildlands?
No Impact a-h:The Housing Element Update is a policy document designed to address the City's housing
needs. Implementation of the Update will not create new hazards as the Update does not involve the
construction of housing, but is designed to address housing needs by facilitating future development. The
Update complies with the City's General Plan.
The Housing Element Update contains implementation measures which may lead to future development in
currently undeveloped areas. The Housing Element intends to direct future development to more urbanized
areas and not in areas with a high risk of wildland fire hazards, known hazardous areas or sources,airport
hazards, or inadequate emergency access. Specific housing projects will be subject to environmental review
to identify and address these issues. Impacts are considered to be less than significant.
- , - Less Than
IX.HYDROLOGY.AND WATER QUALITY. � Pote�ttally LessThan
- ---- -- - --- -•• _ SignfficaM SignMcaM with S1gnlflcarK No
Mltlgation ;. I�Pad
Would th:e p�oject: • Impact Impacc
Incorporated
a)Violate any water quality standards or waste discharge x
requirements?
b)Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level(e.g.,the production rate of pre- X
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted)?
c)Substantially alter the existing drainage pattern of the site or
area,including through the alteration of the course of a stream x
or river,in a manner which would result in substantial erosion
or siltation on-or off-site?
d)Substantially alter the existing drainage pattern of the site or
area,including through the alteration of the course of a stream
or river,or substantially increase the rate or amount of surface x
runoff in a manner which would result in flooding on-or off-
site?
e)Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems or X
provide substantial additional sources of polluted runoff?
f)Otherwise substantially degrade water quality? X
g) Place housing within a 100-year flood hazard area as x
mapped on a federal Flood Hazard Boundary or Flood
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
14
Insurance Rate Map or other flood hazard delineation map?
h)Place within a 100-year flood hazard area structures which x
would impede or redirect flood flows?
i)Expose people or structures to a significant risk of loss,injury
or death involving flooding,including flooding as a result of the X
failure of a levee or dam?
j)Inundation by seiche,tsunami,or mudflow? , X
No Impact a-j: Although the Housing Element Update does not propose or mandate the construction of new
housing units in the city, it does have policies that could result in additional density in as-of-yet unspecified
portions of the incorporated area. Any specific projects resulting from the implementation of policies and
actions included as part of the Housing Element Update would be subject to environmental review to address
the individual and cumulative impact upon water resources, including the alteration of drainage patterns that
might result in flooding, siltation,or erosion.
The Housing Element Update does not place any structures in the 100-year flood plain or put persons or
structures at risk due to dam or levee failure or inundation as the document is a policy document and does nnt
include actual construction of housing. While there are risks associated with the development of any specific
project within the 100-year floodplain,future development is subject to environmental review and mitigation
prior to project approval. As a result, impacts are less than significant.
LessThan
X.LAND USE AND PLANNING. Potentially SI ntflca�with ��The� No
Signiftcant B SlgnificarK
Would the project: �m�� M�ttsetton �m�� impact
Incorporated
a)Physically divide an established community? X
b)Conflict with any applicable land use plan, policy,or
regulation of an agency with jurisdiction over the project
x
(including, but not limited to the general plan,specific plan,
local coastal program,or zoning ordinance)adopted for the
purpose of avoiding or mitigating an environmental effect?
c)Conflict with any applicable habitat conservation plan or
x
natural community conservation plan?
No Impact a-c:The Housing Element Update is a planning document designed to address the City's housing
needs over the 2014-2019 planning period. The Housing Element Update does not propose any actions that
would divide established communities in the City of Ukiah. Goals, policies and implementation measures
proposed in the Hous+ng Element Update have been drafted to be in compliance with the City's updated
General Plan (1995). None of the proposed Housing Element goals, policies,and implementation measures
are considered contrary to the City's General Plan. Several policies are directed to rehabilitate existing
housing. Potential impacts are considered less than significant.
City oEUkiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
15
Less 7han
XI.MINERAL RESOURCES. Potendalljr Less Than
_ - STgnfficarrt with No
SigniflcarK Significant
Mitigation Impact
Would the project: �mpacc �mpacc
Incorporated
a) Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the X
state?
No Impact:The Housing Element Update is a policy document and does not involve the direct use of natural
resources, including mineral resources or sites containing known mineral resources. The Update contains
policy implementation related to this item designed to avoid any impacts to natural resources,consistent with
the 1995 City General Plan.
Less Than
XII:NOISE Poternially. less Than
- Slg`riiflcarit with ' No
Signfficant - SignlflcaM
— Mltigation Impa'ct
Would the project result in: �Impact Impad
- Incorporated
a)Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or X
noise ordinance,or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive x
groundborne vibration or groundborne noise levels?
c)A substantial permanent increase in ambient noise levels in x
the project vicinity above levels existing without the project?
d)A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing without X
the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted,within two miles of a
public airport or public use airport,would the project expose x
people residing or working in the project area to excessive
noise levels?
f)For a project within the vicinity of a private airstrip,would
the project expose people residing or working in the project X
area to excessive noise levels?
No Impact a-f:The Housing Element Update encourages the development of housing within the City of Ukiah.
While in some cases this may lead to residential development in or near commercial areas or in proximity to
noise sources,the 1995 General Plan includes goals, policies, implementation measures and mitigation
intended to reduce noise impacts upon new development. Furthermore, new development is subject to
environmental review, including an assessment of potential noise impacts on new residential development in
residential as well as commercial districts.
City of Ukiah Housing Element Update 2014-2019
October 7, 2015 Initial Study/ Negative Declaration
16
Any project that proposes residential development within an airport land use plan or near a public, private or
public use airport would be subject to env+ronmental review as well as the regulations regarding noise
outlined in the General Plan,Zoning Ordinance,and airport Comprehensive Land Use Plan. Impacts are
considered less than significant
Less Than
XIII.POPULATION AND HOUSING: Potentially �essThan
Signlficant with No
Significant Signiflcant
Would the project: �m�� Mittgation �m�� Impact
Incorporated
a) Induce substantial population growth in an area,either
directly(for example,by proposing new homes and businesses) x
or indirectly(for example,through extension of roads or other
infrastructure)?
b)Displace substantial numbers of existing housing, x
necessitating the construction of replacement housing
elsewhere?
c)Displace substantial numbers of people, necessitating the x
construction of replacement housing elsewhere?
No Impact a-c:While the Housing Element is designed to facilitate the development of housing in order to
meet anticipated population growth and includes policies to allow for greater residential density,the
implementation of the Housing Element Update is not expected to induce growth. The purpose and scope of
the Update is to ensure that sufficient sites are available and that existing constraints are reduced or removed
in order to encourage housing production to meet the expected need during the 2014-2019 planning period.
The proposed project would ensure adequate land is made available with appropriate zoning to allow the City
to meet its RHNA allocation.The Update does not propose development of these units, but identifies actions
to remove governmental constraints associated with unit development and includes policies that would
promote development of the affordable units. The Update is a policy document and does not identify or
entitle actual construction and/or future development projects. Future housing projects will require
appropriate environmental review and impacts associated with those projects will be considered at that time.
Growth inducement impacts as a result of the project are considered to be less than significant.
The Housing Element Update includes policies and implementation measures that focus, in part,on
revitalization and rehabilitation of existing housing in an effort to reduce the necessity to disrupt existing
residents and communities. Rehabilitation efforts, as prescribed in the implementation measures and policies
of the Housing Element Update,are not expected to result in the displacement of substantial numbers of
persons or housing units. The Housing Element must demonstrate the availability of appropriately zoned land
needed to meet the Regional Housing Needs Allocation (RHNA) (Government Code Sections 65582(a)(3)and
65582.2(a)). The City currently has an ample supply of land suitable for residential development to meet the
RHNA. Impacts are less than significant.
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
17
Cess Than
PoteMially Less'Tf�ah
STgiiiflcarrt with No
SignfficarK STgnfficartt
�XIV.PUBLIC SERVICES. ,�m � Mitigation �m e� ;Impad
� Incorporated p
a)Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities,the construction of which could x
cause significant environmental impacts,in order to maintain
acceptable service ratios,response times or other performance
objectives for any of the public services:
Fire protectlon? x
Police protection? X
Schools? X
Parks? X
Other public facilities? X
No Impact:While the Housing Element Update does not cause the construction of housing units,the Element
does include implementation measures that could facilitate increased housing density in some areas,thereby
requiring additional public services. At this point however, it is impossible to predict where and what districts
these areas will be located. Nor is it possible to predict whether or not development will actually occur.
The City of Ukiah is expected to continue to grow in the future regardless of whether the Housing Element
Update is adopted. One purpose of the Housing Element is to ensure that existing constraints are reduced or
removed in order to encourage housing production to meet the expected need during the 2014-2019 planning
period. Future residential projects will be subject to CEQA review including potential impacts on fire and
police protection, schools, parks, and other public facilities. Impact from implementation of the Housing
Element Update is expected to be less than significant.
City of Ukiah � Housing Element Update 2014-2019
October 7, 2015 [nitial Study/Negative Declaration
18
Less Than
Potentially S(gnfficantwith �Than No
XV.RECREATION. SignfficaM SignfficaM
Mitigation Impad
Impact Incorporated Impact
a)Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that x
substantial physical deterioration of the facility would occur or
be accelerated?
b)Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might x
have an adverse physical effect on the environment?
No Impact a-b:The Housing Element Update is intended to address existing and future housing needs in the
City of Ukiah. The implementation measures included as part of the Housing Element Update are not
expected to generate excess housing capacity. New developments resulting from density increases would be
required by existing regulations to provide adequate recreational facilities consistent with the City's General
Plan. Future residential projects will be subject to CEQA review, including potential impacts on recreational
facilities. As a result, impacts are considered to be less than significant.
XVI.TRANSPORTATION/TRAFFIC. Poteritially Si 1ficaMwith �The� No
SigniftcaM SignfficaM
Would the project: �m�� Mitlgation im�� Impact
Incorporated
a)Conflict with an applicable plan,ordinance or policy
establishing measures of effectiveness for the performance of
the circulation system,taking into account all modes of
transportation including mass transit and non-motorized travel X
and relevant components of the circulation system,including
but not limited to intersections,streets, highways and
freeways,pedestrian and bicycle paths,and mass transit?
b)Conflict with an applicable congestion management
program,including,but not limited to level of service standards
and travel demand measures,or other standards established X
by the county congestion management agency for designated
roads or highways?
c)Result in a change in air traffic patterns,including either an
increase in traffic levels or a change in location that results in X
substantial safety risks?
d)Substantially increase hazards due to a design feature(e.g.,
sharp curves or dangerous intersections)or incompatible uses X
(e.g.,farm equipment)?
e) Result in inadequate emergency access? X
f)Conflict with adopted policies,plans,or programs regarding
public transit,bicycle,or pedestrian facilities,or otherwise X
decrease the performance or safety of such facilities?
City oFUkiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
19
No Impact a-f:The adoption and implementation of the Housing Element is not expected to generate
additional traffic beyond that identified in the 2004 General Plan Circulation Element Update. Which resulted
from an update of the Housing Element at that time.The number of units project in that Housing Element far
exceeded the RHNA units in the Housing Element update.Actions in the Housing Element such as increasing
density in some areas and encouraging mixed-use, second units, and multi-family development, may reduce
traffic and commute times as housing is located in closer proximity to job centers. Over the long-term,
increased density and a range of housing opportunities may reduce traffic congestion and cumulative
increases in areas of the City. Individual housing developments remain subject to project-specific review to
assess potential traffic impacts.
The Housing Element Update does not increase or change air traffic patterns or substantially increase hazards.
Implementation of the Update does not involve changes to airports or prompt changes in air traffic patterns
due to the rezoning of land to residential uses. Furthermore, no design features that would substantially
increase safety risks are proposed as part of the Update.
The Update does not propose any changes to emergency access. Proposed individual housing developments
in the City are subject to environmental review, including review by fire and police to determine adequate
emergency access. Implementation measures that encourage second units as well as mixed-use and multi-
family development in commercial areas may create additional parking needs; however,these individual
projects would be subject to review and must meet the parking requirements contained in the City's Zoning
Ordinance. Furthermore,the location of housing in commercial districts and more urbanized areas may lessen
the need for parking as more persons are in closer proximity to jobs and public transportation. This may
facilitate the use of public transportation and other alternative means of transit. Impacts are considered less
than significant.
_ Less?rian
Potentlally Less Than
XVII:UTIUTIES AND SERVICE SYSTEMS. Stgnlfieant wtth . No
. . .. ....... .. — -•- - -- - -----.. Signlficant. • Slgnificant
Wouli!the ro ect: Mitigation F ; Impact
P j Impact linpact
�Incorpbrated
a) Exceed wastewater treatment requirements of the x
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing x
facilities,the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities,the x
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the project
from existing entitlements and resources,or are new or X
expanded entitlements needed?
e)Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has x
adequate capacity to serve the project's projected demand in
addition to the provider's existing commitments?
City of Ukiah Housing Element Update 2014-2019
October 7, 2015 Initial Study/ Negative Declaration
zo
f) Be served by a landfill with sufficient permitted capacity to x
accommodate the projecYs solid waste disposal needs?
g)Comply with federal,state,and local statutes and x
regulations related to solid waste?
No Impact a-g:The City's Housing Element is a policy plan intended to address housing needs. While the
Housing Element Update does not cause the construction of housing units,the Element does include
implementation measures that cou4d facilitate increased housing density in some areas,thereby requiring
additional public services. At this point however,it is impossible to predict where and what districts these
areas will be located. Nor is it possible to predict whether or not development will actually occur. Thus,the
Housing Element is not expected to exceed wastewater treatment requirements, require new or expanded
wastewater, storm drainage, solid waste,or water facilities, or conflict with federal,state or local regulations
pertaining to solid waste. Impact is considered less than significant.
Less Than
Potentially Signfficant Less Than No
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE. Signfficant with Significant �mpact
Impact Mitigation Impact
Incorporated
a) Does the project have the potential to degrade the quality of
the environment,substantially reduce the habitat of a fish or
wildlife species,cause a fish or wildlife population to drop below
self-sustaining levels,threaten to eliminate a plant or animal x
community,reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of
the major periods of California history or prehistory?
b) Does the project have impacts that are individually limited,
but cumulatively considerable?("Cumulatively considerable"
means that the incremental effects of a project are x
considerable when viewed in connection with the effects of
past projects,the effects of other current projects,and the
effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings,either x
directly or indirectly?
A. As discussed in the preceding sections, the project does not have the potential to significantly
degrade the quality of the environment, including effects on animals or plants,or to eliminate historic
or prehistoric sites.
B. As discussed in the preceding sections, both short-term and long-term environmental effects
associated with the project will be less than si�nificant.
C. When impacts associated with the project are considered alone or in combination with other impacts,
the project-related impacts are insi�nificant.
City of Ukiah Housing Element Update 2014-2019
October 7,2015 Initial Study/Negative Declaration
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH TENTATIVELY
APPROVING AN AMENDMENT/UPDATE TO THE HOUSING ELEMENT OF THE
UKIAH GENERAL PLAN AND NEGATIVE DECLARATION
WHEREAS, Government Code Section 65302 (c) requires that localities adopt a
General Plan Housing Element that complies with the State's standards as set forth in
Government Code Section 65580 et seq; and
WHEREAS, the State General Plan guidelines require that the state-mandated Housing
Element be revised every five years to incorporate new information and reflect changes in
community needs and values; and
WHEREAS, the existing Housing Element was adopted in 2009; and
WHEREAS, it is the intent of the City of Ukiah to replace said element with the Housing
Element Update; and
WHEREAS, the City has provided the State Department of Housing and Community
Development with the Draft Housing Element for review in accordance with Government Code
Section 65585 (b); and
WHEREAS, the State Department of Housing and Community Development provided
written findings indicating the changes needed to bring the Draft Housing Element into
substantial compliance with Government Code Section 65580 et seq; and
WHEREAS, the State Department of Housing and Community Development has
provided tentative approval of the Draft Housing Element Update; and
WHEREAS, pursuant to Public Utilities Code (PUC) Section 21676, the City has
provided the Mendocino County Airport Land Use Commission with the Draft Housing Element
for its review and comment; and
WHEREAS, the Planning Commission held a series of duly noticed public
hearings/workshops to consider the Draft Updated General Plan Housing Element and after
receiving testimony, considering the staff report, and due deliberation, the Planning Commission
formulated a recommendation to the City Council to adopt Final Draft Housing Element with
modifications; and
WHEREAS, the Draft Housing Element identifies the City's housing needs, setting
appropriate goals, objectives, and policies and includes a five-year program schedule of needed
actions to respond to the goals and implement the policies; and
WHEREAS, The City Council has reviewed the Draft Housing Element Update, and
conducted a public hearing; and
1
Resolution No.
General Plan Housing Element Update
WHEREAS, The City Council has directed staff to return the Final Draft to the Council
once the State Department of Housing and Community Development has indicated in writing
that the Draft document complies with State Law; the Mendocino County Airport Land Use
Commission has reviewed and commented on the document; and compliance with the
California Environmental Quality Act has be achieved.
NOW THEREFORE BE IT RESOLVED that:
1. The City Council hereby approves the Negative Declaration dated October 7, 2015
prepared for the Housing Element Update.
2. The City Council hereby tentatively approves the Draft General Plan Housing Element
Update pending final approval by the State Department of Housing and Community
Development; final review and comments from the Mendocino County Airport Land Use
Commission; and completion of environmental review pursuant to the California
Environmental Quality Act.
PASSED AND ADOPTED on 2016 by the following Roll Call Vote:
Ayes:
Noes:
Abstain:
Absent:
, Mayor
ATTEST:
, City Clerk
2
Resolution No.
General Plan Housing Element Update
��„�CA�iFORlV3�A-FIIL15WE5$_GONSLlfNER SERVICES AMQ FiOL151NG AGENCY EaMUNO�p��,�gaGo�eroor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT �
DNISION OF HOUSING POLICY DEVELOPMENT
2020 W EI Camino Avenue,Suite 500 , Y., ;�� -
Sacramento,CA 95833 .�
(916}263-2911 /FAX(916)263-7453
www.hcd.ca.gov
May 11, 2015
Charley Stump, Director
Planning and Community Development
City of Ukiah
300 Seminary Ave
Ukiah, CA 95482
Dear Mr. Stump:
RE: City of Ukiah's 5t" Cycle (2014-2019) Draft Housing Element
Thank you for submitting the City of Ukiah's draft housing element received for review
on March 12, 2015, along with revisions received on May 8 and 11, 2015. Pursuant to
Government Code (GC) Section 65585(b), the Department is reporting the results of its
review. Our review was facilitated by various communications and a telephone
conversation on April 24, 2015 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 compliance. Ukiah must
complete actions required in the prior 4th cycle to amend its zoning ordinance to permit
year-round emergency shelter(s) without discretionary action pursuant to GC Section
65583(a)(4)(A), amended by Senate Bill 2 (Chapter 633, Statutes of 2007). As noted in
the current element on page 63, Program H-2.f, zoning has not been updated. The
element will comply with housing element law once the City has completed this zoning
amendment and submitted the adopted housing element to the Department pursuant to
GC Section 65585(g).
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City must continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available, considering and incorporating comments where appropriate.
The Department appreciates the hard work and dedication of Mr. Thompson during the
course of our review. We are committed to assist Ukiah in addressing all statutory
requirements of housing element law. If you have any questions or need additional
technical assistance, please contact Hilda Sousa, of our staff, at (916) 263-1784.
Sincerely,
� �
- -.��}��F ��r� .a��
� len A. Campora �
� Assistant Deputy Director