HomeMy WebLinkAboutpcm_01112017 - Final 1 UKIAH PLANNING COMMISSION
2 January 11, 2017
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Christopher Watt
8 Laura Christensen
9 Mark Hilliker
10 Linda Sanders
11
12 STAFF PRESENT OTHERS PRESENT
13 Kevin Thompson, Interim Planning Director Listed below, Respectively
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 November 9, 2016 meeting are included for
25 review and approval.
26
27 Commissioner Sanders made the following correction to the minutes:
28 • Page 1, line 36, should read, `Vice Chair Watt read the appeal process. For matters heard at this
29 meeting the final date to appeal is November 21, 2016 at 5:00 p.m.'
30
31 M/S Christensen/Hilliker to approve November 9, 2016 meeting minutes, as amended. Motion carried
32 (4-0)with Chair Wetzel abstaining.
33
34 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
35
36 6. APPEAL PROCESS
37 Chair Whetzel read the appeal process. For matters heard at this meeting the final date to appeal is
38 January 23, 2017 at 5:00 p.m.
39
40 7. SITE VISIT VERIFICATION - Confirmed by Commission.
41
42 8. VERIFICATION OF NOTICE-Confirmed by Staff.
43
44 9. PUBLIC HEARING
45 9A. Thomas General Plan Amendment and Rezone, 350 North Orchard Avenue, File No.: 2044
46 GPA-RZ-PC. Consider making a recommendation to the City Council for adoption of a Mitigated
47 Negated Declaration, General Plan Amendment, and Rezoning for a .66 acre parcel located at
48 350 N. Orchard Avenue.
49
50 Interim Planning Director Thompson:
51 • Gave a staff report as provided for on pages 1-4 of the staff report specific to background, project
52 description, GP consistency, analysis regarding housing and analysis of potential uses with the
53 zoning change and corresponding attachments 2 through 7 and a PowerPoint presentation
54 incorporated into the minutes as attachment 1.
MINUTES OF THE PLANNING COMMISSION January 11, 2017
Page 1
1 • Asked the Planning Commission to consider the zoning amendment change, conduct a public
2 hearing, and make a motion recommending City Council approve 1) Mitigated Negative
3 Declaration. 2) Introduce Ordinance amending Zoning Map. 3) Adopt a Resolution amending the
4 GP Map.
5
6 Commissioner Sanders:
7 • Asked about the Housing analysis of the staff report relevant to the language that reads, `The
8 parcel proposed for this rezoning was among the parcels identified to meet the City's Regional
9 Housing Needs Allocation (RHNA) in which this zoning represents the loss of .66 acres of R3
10 High-Density Residential. Based on the amount of vacant land identified in the Vacant and
11 Underutilized Land Survey this rezone will not result in the City's ability to accommodate its
12 RHNA.' Requested clarification about the rezone project from R3 to C1 with the understanding
13 that residential opportunities are allowed with approval of a use permit in the C1 zoning district
14 but would like to better understand how the City intends to encourage housing development in
15 different zoning districts using the proposed project as an example.
16 • Appreciates staff's analysis of the project and corresponding rationale/justification for having the
17 use be consistent with the other uses in the neighborhood primarily with regard to the west and
18 east sides of the subject parcel.
19 • Is of the opinion providing for sufficient housing accommodations in the community is a high
20 priority where the City could lose some housing opportunity with the proposed rezone. There is
21 the potential for loss of housing opportunities in the zoning designations and would like to see a
22 discussion about how the City is going to work on improving opportunities for housing
23 development as a topic for a future workshop perhaps at the City Council level. Has knowledge
24 that very few single-family or multi-housing projects are coming forward other than the recently
25 constructed homes on Ford Street near Orr Creek.
26 • Is fine with the applicanYs request to rezone the parcel from R3 to C1. Is of the opinion the City
27 has not done enough to incentivize the opportunity for multi-housing development with the
28 exception of the PEP Senior Housing project.
29 • It would be beneficial to know what vacant lands the City owns that could be converted to
30 housing. Asked if the reason more housing projects are not being initiated is because of changes
31 in the California Building Code, more stringent application of green building standards and/or
32 storm water regulations, etc.
33
34 Commissioner Watt:
35 • Referred to the "Area Zoning' and asked what the zoning designation is for the darker yellow-
36 colored parcels and the lighter white/yellow parcels.
37 • Inquired about the zoning for the Kmart property before the use permit project and subdivision
38 and corresponding change to from R2 to R3, the current zoning. Related to the parcel
39 boundaries, part of the parcel has parking and trees that serve the Home Depot business and is
40 there a project condition from this business that requires the trees and the parking
41 accommodations that are located on the subject parcel or can they be eliminated without
42 compromising those conditions for operation of the Home Depot business?
43 • Requested clarification the proposed rezone project cannot eliminate the parking and trees and
44 questioned whether a new project for development of the parcel could effectively eliminate the
45 existing parking and trees.
46 • A project proposed for construction of a new commercial enterprise on the subject rezone
47 property could not likely remove the parking and trees without mitigation measures in place
48 because they are a project component of the permit for the Home Deport operation.
49 • Understands the proposed zoning change does not preclude that a new development could be
50 residential at the high density level.
51
52 Interim Planning Director Thompson:
53 • Confirmed with the rezone from R3 to C1 residential uses are allowed with approval of a use
54 permit so the option of a multi-family housing development on the subject property still exists.
55 • Multi-family housing is allowed in all the commercial zoning districts.
MINUTES OF THE PLANNING COMMISSION January 11, 2017
Page 2
1 • Has no real clear answers why there are not more housing developments coming forward other
2 than economically they simply do not pencil out.
3 • It may be the reason houses are not being built correlates to associated cost factors. Developers
4 particularly those from out of the area when considering a potential housing project typically ask
5 how people in the community are earning a living and can they essentially afford housing.
6 Consideration of a potential housing development is a complex matter.
7 • The darker yellow-colored parcels represent R2 zoning and the lighter white parcels represent R1
8 zoning.
9 • Has looked at the map of the area in and around the time of the Kmart project and understands
10 the zoning at that time was residential.
11 • Confirmed the parking and associated trees are part of the project conditions for operation of the
12 Home Depot business.
13 • Confirmed the proposed rezone project from R3 to C1 would not eliminate the parking and trees
14 that serve Home Depot but development of the rezoned property could possibly eliminate the
15 parking and trees on the subject parcel that currently serve Home Depot. However, it is likely the
16 new standards for the subject parcel for a new development would be more stringent that what is
17 existing.
18 • Would agree mitigation measures would need to be in place regarding any removal of the parking
19 and corresponding trees that are currently a part of the Home Depot business operation.
20 • Referred to the potential use table for residential development in the C1 zoning district that
21 includes: 1) Mixed residential and commercial land uses with approval of a use permit; 2) Single-
22 family dwelling, duplex, multiple-family residential units, and mobile home park.
23
24 Commissioner Watt:
25 • Finds the proposed rezone from R3 to C1 does not limit the housing opportunities.
26
27 Interim Planning Director Thompson:
28 • Agrees the proposed rezone would not limit housing opportunities.
29
30 PUBLIC HEARING OPENED: 6:25 p.m.
31
32 Dan Thomas, Applicant:
33 • Provided information about previous zoning in the vicinity of Orchard Avenue and Hospital Drive.
34 • The trees and parking accommodations on the parcel are part of the Kmart plot plan and cannot
35 be altered by virtue of a contract.
36 • Related to zoning and uses, Clara Avenue definitely separates/distinguishes between the uses in
37 the area.
38 • The subject parcel was created in 1997 as a part of the Kmart project use permit and subdivision.
39 The initial zoning for the parcel was R2 and rezoned from R2 to R3 in 1996 as part of a Citywide
40 GP implementation effort.
41 • Talked about the parking lot on the parcel, how it functions, and corresponding access.
42 • Talked about the focused traffic study for the rezone project conducted by W-Trans in 2016 with
43 regard to cumulative conditions, operational analysis, trip generation as it relates to different uses
44 in Table 1, Trip Generation Summary of the study, impact analysis where the
45 conclusion/recommendations were that while the proposed rezone to C1 with a potential
46 development would generate increased trips under projected cumulative conditions which include
47 the Ukiah Railroad Depot project the potential widening of the street at E. Perkins and Orchard
48 Avenue the project would cause a less-than-significant impact.
49 • The parking lot on the parcel consists of 46 spaces and is essentially unused.
50 • At this time he is asking for a zoning change and no project is proposed. His intent is to
51 eventually develop the site.
52
53 Commissioner Sanders:
MINUTES OF THE PLANNING COMMISSION January 11, 2017
Page 3
1 • Asked about the traffic study conducted for the project and potential impacts with increased
2 AM/PM trips in the event the parcel is developed with a restaurant, for instance, similar to
3 Chipotle that attracts a lot of people. How is this going to work with regard to Perkins Street?
4
5 Dan Thomas:
6 • The matter of traffic flow in connection with road widening improvements is the responsibility of
7 the City. The traffic study concluded that any increased trip generation resulting from a
8 development would cause less-than-significant impact.
9
10 Interim Planning Director Thompson:
11 • Talked about proposed widening improvement plans for Perkins Street and the location of
12 various right-of-ways to make this happen.
13 • Is of the opinion with the findings/recommendations from the Courthouse project traffic study and
14 the traffic study for the proposed rezone the intersections of Perkins Street and Orchard Avenue
15 do need to be improved. These intersections are only operating at `D' or `E' Level of Service
16 (LOS)depending on the time of day.
17
18 Commissioner Watt:
19 • Asked about the square footage on that portion of the parcel that does not have the parking lot.
20 • If a project were developed on the subject parcel would they be able to utilize the parking?
21 • Requested clarification the parking accommodations on the subject rezone project was created
22 for the Kmart project?
23
24 Interim Planning Director Thompson:
25 • The aforementioned square footage is small and is likely 5,000 or 6,000 square feet.
26 • Confirmed a new development would be able to utilize the existing parking on the subject parcel.
27 The parking is shared and is designed for this type of use. A new development would share the
28 parking accommodations with Home Depot.
29
30 Dan Thomas:
31 • By contract Kmart which was later assumed by Home Depot provides that the
32 person/establishment that owns the rezone property can utilize the parking lot facility.
33
34 Commissioner Watt:
35 • Requested clarification the parking spaces on the subject rezone property were not required for
36 Kmart to be compliant with their use permit by rather by contract with the property owner (Dan
37 Thomas)of the parcel requested for rezone.
38
39 Interim Planning Director Thompson:
40 • Confirmed the aforementioned inquiry.
41
42 Commissioner Watt:
43 • As such whatever project occurs on the subject rezone property will have to comply with the
44 existing parking agreement of shared parking with Home Depot.
45
46 Dan Thomas:
47 • Since Home Depot assumed the shared parking agreement from Kmart, any contract alteration
48 would be between Home Depot and himself, as the current property owner.
49
50 Commissioner Sanders:
51 • Requested clarification there are 46 parking spaces.
52
53 Dan Thomas:
MINUTES OF THE PLANNING COMMISSION January 11, 2017
Page 4
1 • Confirmed the aforementioned inquiry. 36 parking spaces with the use of an additional 10 parking
2 spaces through an agreement with Home Depot. Home Depot has 479 parking spaces, 46 of
3 which are with the subject parcel.
4
5 Commissioner Christensen:
6 • Is there or was there ever a plan to construct a driveway from the parking lot onto Clara Avenue?
7
8 Dan Thomas:
9 • When Kmart was constructed there was a lot of discussion not to allow a driveway access from
10 this building or parking lot from the proposed rezone parcel onto Clara Avenue. The Wagenseller
11 Neighborhood did not favor having any driveway access onto Clara Avenue. Traffic congestion
12 was a real issue for the Wagenseller Neighborhood and this is the reason traffic calming
13 measures were taken on this street.
14 • There was never a plan formulated to allow driveway access of any type from Home Depot or the
15 subject rezone property.
16
17 PUBLIC HEARING CLOSED: 6:37 p.m.
18
19 M/S Watt/Hilliker to recommend City Council adopt Mitigated Negative Declaration as provided in
20 attachment 2 of the staff report. Motion carried (5-0).
21
22 M/S Watt/Hilliker to recommend City Council introduce Ordinance Amending the Official Zoning Map as
23 provided for in attachment 3 of the staff report. Motion carried (5-0).
24
25 M/S Watt/Hilliker to recommend adoption of Resolution Amending the Ukiah General Plan Map as
26 provided for in attachment 4 of the staff report. Motion carried (5-0).
27
28 10. PLANNING DIRECTOR'S REPORT
29 Interim Planning Director Thompson gave an update on upcoming and/or planning-related projects:
30 • Daytime homeless shelter on Clara Avenue. (PC) There is a predevelopment meeting tomorrow
31 concerning this project.
32 • Holiday Inn on Airport Park Boulevard is moving forward. The subdivision portion of the proposed
33 project has been approved.
34 • The Medical Marijuana Dispensary Ordinance is going to City Council again on January 18, 2017.
35 • No complaints have been received regarding the temporary homeless emergency shelter.
36 • There is a Minor Variance request at 535 S. Spring Street. (ZA) The applicant has requested a
37 postponement.
38 • Possible residential project on Cleveland Lane.(PC)
39 • Preliminary discussion about potential improvements to the temporary emergency homeless
40 shelter building and converting it to a community center facility. There has been discussion about
41 Tiny Houses being constructed on the subject property but there are issues associated with this
42 where the intent is to have a more permanent type of structure.
43 • The next regular Planning Commission meeting will be cancelled.
44 • Is processing the Planning Commission stipends.
45
46 11. PLANNING COMMISSIONERS' REPORT
47 Commissioner Hilliker:
48 • Related to possible improvements to the temporary emergency homeless shelter building asked
49 about usage of the subject property and building(s).
50
51 Interim Planning Director Thompson:
52 • Does not yet know the details about the potential project as the plans change.
53
54 Commissioner Hilliker:
55 • Sees the Wool Mill facility is progressing on Orchard Avenue.
MINUTES OF THE PLANNING COMMISSION January 11, 2017
Page 5
1 Commissioner Christensen:
2 • Asked about Planning Commission allowance for education. She may be interested in attending a
3 planning educational workshop.
4
5 There was discussion about the City Planning Director and City Associate Planner position openings.
6
7 There was more discussion about the property located at 535 S. Spring Street.
8
9 There was also discussion concerning the Costco project.
10
11 12. ADJOURNMENT
12 There being no further business, the meeting adjourned at 6:58 p.m.
13
14
15 Cathy Elawadly, Recording Secretary
16
MINUTES OF THE PLANNING COMMISSION January 11, 2017
Page 6
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