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2016-05-04 Packet
CITY OF UKIAH CITY COUNCIL AGENDA Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 May 4, 2016 6:00 p.m. (REVISED 4/29/16 3:25 p,rn, - Item 14b,location changed) 1. ROLL CALL 2. PLEDGE OF ALLEGIANCE 3. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS a. Presentation of the PFM Group on an Update to the City Council on the City's Investment Portfolio. 4. PETITIONS AND COMMUNICATIONS 5. APPROVAL OF MINUTES a. Minutes of April 20, 2016, a Regular Meeting. 6. RIGHT TO APPEAL DECISION Persons who are dissatisfied with a decision of the City Council may have the right to a review of that decision by a court. The City has adopted Section 1094.6 of the California Code of Civil Procedure, which generally limits to ninety days(90) the time within which the decision of the City Boards and Agencies may be judicially challenged. 7. CONSENT CALENDAR The following items listed are considered routine and will be enacted by a single motion and roll call vote by the City Council. Items may be removed from the Consent Calendar upon request of a Councilmember or a citizen in which event the item will be considered at the completion of all other items on the agenda. The motion by the City Council on the Consent Calendar will approve and make findings in accordance with Administrative Staff and/or Planning Commission recommendations. a. Consideration and Adoption of Resolution of the City Council of the City of Ukiah Approving Revised Statement of Investment Policy. b. Consideration and Adoption of Resolutions Approving Reporting PERS Employer Paid Member Contributions (EPMC) and Tax Deferred Employer Pick-Up for the Police Unit. c. Authorize the City Manager to Accept a Federal Aviation Administration Grant Offer for $50,000 to Complete the Airport Pavement Management Program (APMP) Study with Pavement Classification Number (PCN Calculation), and Approve Corresponding Budget Amendments. d. Report Purchase of the Installation of the Jet A Fuel Pump and Filter Skid for the Bulk Storage Tank for$26,790. Page 1 of 3 8. AUDIENCE COMMENTS ON NON-AGENDA ITEMS The City Council welcomes input from the audience. If there is a matter of business on the agenda that you are interested in, you may address the Council when this matter is considered. If you wish to speak on a matter that is not on this agenda, you may do so at this time. 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 in which the subject is not listed on the agenda. 9. COUNCIL REPORTS 10. CITY MANAGER/CITY CLERK REPORTS 11. PUBLIC HEARINGS (6:15 PM) a. Resolution of the City Council of the City of Ukiah Approving a Negative Declaration and Amendment/Update to the Housing Element of the Ukiah General Plan. b. Conduct and Continue Public Hearing on Proposed Adoption of Water Rates for the Period of June 2016 Through January 2020 to May 18, 2016. 12. UNFINISHED BUSINESS a. Receive Report on the Status of the Landfill Closure Project. b. Award Bid for the Site Development for Well 4 and Well 9, Specification No. 16-02 to Western Water Constructors, Inc. in the Amount of$1,885,000. c. Approval of Amendment with SHN Consulting Engineers and Geologists, Inc. for Construction Management and Inspection Services for the North State Street Sewer Main Improvement Project in the Amount of$39,654 and Approval of Corresponding Budget Amendment. 13. NEW BUSINESS a. Adoption of Resolution Authorizing Caltrans to Make Modifications to Freeway Signage to Replace "Central Ukiah" with "Downtown Ukiah". b. Discuss and Finalize Fiscal Year 2016-17 Budget Calendar. 14. CLOSED SESSION — Closed Session may be held at any time during the meeting. a. Conference with Legal Counsel — Existing Litigation (Cal. Gov't Code Section 54956.9(d)(1)) Name of case: City of Ukiah v. Questex, LTD, et al, Mendocino County Superior Court, Case No. SCUK- CVPT-15-66036 b. Conference with Legal Counsel — Existing Litigation (Government Code Section 54956.9(d)(1)) Name of case: Ukiah Valley Sanitation District v. City of Ukiah, Sonoma County Superior Court, Case No. SCV 256737 Page 2 of 3 c. Conference with Legal Counsel — Existing Litigation (Cal. Gov't Code Section 54956.9(d)(1)) Name of case: County of Mendocino v. Solid Waste System, Inc. et al., Mendocino County Superior Court, Case No. SCUK-CVG-11-59459 15. ADJOURNMENT 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. Materials related to an item on this Agenda submitted to the City Council after distribution of the agenda packet are available for public inspection at the front counter at the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA 95482, during normal business hours, Monday through Friday, 8:00 am to 5:00 pm. I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the bulletin board at the main entrance of the City of Ukiah City Hall, located at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting set forth on this agenda. Dated this 29th day of April, 2016. Kristine Lawler, City Clerk Page 3 of 3 Agenda Item 5a CITY OF UKIAH CITY COUNCIL MINUTES Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 April 20, 2016 6:00 p.m. 1. ROLL CALL Ukiah City Council met at a Regular Meeting on April 20, 2016, having been legally noticed on April 15, 2016. Mayor Scalmanini called the meeting to order at 6:00 p.m. Roll was taken with the following Councilmembers Present: Douglas F. Crane, Maureen Mulheren, Kevin Doble, Vice Mayor Jim O. Brown, and Mayor Stephen G. Scalmanini. Staff Present: Sage Sangiacomo, City Manager; David Rapport, City Attorney; and Ashley Cocco, Deputy City Clerk. MAYOR SCALMANINI PRESIDING. 2. PLEDGE OF ALLEGIANCE URGENCY ITEM Presenter: Charley Stump, Planning and Community Development Director. Motion/Second: Crane/Mulheren to accept urgency item due to timelines and place as item 13e. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. 3. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS a. Proclamation: Workers Memorial Day, April 28, 2016. Presenter: Mayor Stephen G. Scalmanini. Proclamation received by Terry Poplawski, Mendocino County Coalition of Union Members Organizer. b. Proclamation: April 29, 2016: Arbor Day. Presenter: Mayor Stephen G. Scalmanini. Proclamation received by Linda Sanders. Public Comment: Jimi Scheid. Page 1 of 5 April 20, 2016 ondaItom 5 c. Introduction of New Community Services Administrator Tami Bartolomei. Presenter: Maya Simerson, Community Services Supervisor. Staff Comment: Tami Bartolomei, Community Services Administrator. d. Presentation: Airport Layout Plan with Narrative. Presenter: Greg Owen, Airport Manager. 4. PETITIONS AND COMMUNICATIONS 5. APPROVAL OF MINUTES a. Minutes of March 10, 2016, a Special Meeting. b. Minutes of April 6, 2016, a Regular Meeting. Motion/Second: Mulheren/Brown to approve Minutes of March 10, 2016, a Special Meeting, and April 6, 2016, a Regular Meeting, as submitted. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. 6. RIGHT TO APPEAL DECISION 7. CONSENT CALENDAR a. Report of Disbursements for the Month of March —Finance. b. Approve Notice of Completion for Construction of Improvements to the Oak Manor Park, Specification 15-18— Community Services. c. Authorize City Manager to Negotiate and Execute a Property Access Agreement (COU No. 1516-189) Between the City of Ukiah and Rural Communities Housing Development Corporation for Access to Two City-owned Parcels Along Orr Creek—Administration. d. Award Professional Services Agreement (COU No. 1516-190) to the Labor Compliance Managers for Labor Compliance Services for the Ukiah Valley-Redwood Valley Water Supply Reliability Intertie and Well Development Project— Public Works. e. Notification of Acquisition of Professional Services (Purchase Order No. 43964) from Alpha Laboratories in the Amount of$16,536 for Wastewater Sampling —Public Works. f. Authorize the City Manager to Negotiate and Execute an Agreement (COU No. 1516-191) with the Community Development Commission of Mendocino County (CDC) for Grant Administration and Implementation in the Areas of Housing, Economic Development, and Sustainability—Administration. Motion/Second: Brown/Mulheren to approve Consent Calendar Item 7a-f, as submitted. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. Page 2 of 6 April 20, 2016 A ondaloom ba 8. AUDIENCE COMMENTS ON NON-AGENDA ITEMS 9. COUNCIL REPORTS Presenters: Councilmember Mulheren and Mayor Scalmanini. 10. CITY MANAGER/CITY CLERK REPORTS Presenters: Sage Sangiacomo, City Manager; Sean White, Water and Sewer Director; and Tim Eriksen, Public Works Director/City Engineer. 11. PUBLIC HEARINGS—6:15 P.M. a. Conduct Public Hearing on Proposed Adoption of Water Rates for the Period of June 2016 to January 2020 and Consider Adoption of Resolution Approving the Rates as Shown in the Resolution — Public Works. Presenters: Sean White, Water and Sewer Director; Jarod Thiele, Public Works Project Analyst; and Bob Reed, The Reed Group, Inc. PUBLIC HEARING OPENED AT 7:43 P.M. Public Comment: Annette Whedon and (unidentified male). PUBLIC HEARING CLOSED AT 7:58 P.M. Motion/Second: Crane/Mulheren to adopt resolution (2016-19) adopting water rates for the period of June, 2016 to January, 2020. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. RECESS 7:59- 8:07 P.M. 12. UNFINISHED BUSINESS a. Review of the Draft Request for Proposals for a Feasibility Analysis for a Downtown Hotel — Administration. Presenter: Shannon Riley, Senior Management Analyst. Public Comment: John Kuhry, Rick Hansen, (unidentified male), Anil Bhula, and (unidentified male). Motion/Second: Brown/Crane to review the Request for Proposals for a feasibility analysis for a downtown hotel and authorize its release. Motion carried by the following roll call votes: AYES: Crane, Doble, and Brown. NOES: Mulheren and Scalmanini. ABSENT: None. ABSTAIN: None. Page 3 of 6 April 20, 2016 ondaItom 5 13. NEW BUSINESS c. Consideration and Possible Adoption of Resolution Adopting the Ukiah Bicycle and Pedestrian Master Plan — Public Works. Presenters: Tim Eriksen, Director of Public Works/City Engineer and Rick Seanor, Deputy Director of Public Works. Public Comment: Neil Davis, Scott Cratty, Susan Knopf, James Roberts, Andrew Lutsky, Tom Zimlich, and Leon Springer. Motion/Second: Crane/Mulheren to adopt resolution (2016-20) adopting the Ukiah Bicycle and Pedestrian Master Plan. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. b. Receive Status Report and Approve the 2015/2016 Capital Improvement Plan for the Ukiah Municipal Golf Course Operated by Tayman Park Golf Group, Inc. — Community Services. Presenters: Maya Simerson, Community Services Supervisor and Frank Johnson, PGA. Golf Director. Motion/Second: Doble/Mulheren to receive status report and approve the 2015/2016 Capital Improvement Plan for the Ukiah Municipal Golf Course operated and implemented by Tayman Park Golf Group, Inc. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. 12. UNFINISHED BUSINESS (continued) b. Approval of Contract with Sierra West Consultants, Inc. to Provide Oversight Consulting Services for the Installation of Well #9 and the Replacement of Well #4 in the Amount not to exceed $38,624—Public Works. Presenters: Sean White, Director of Water and Sewer and Jarod Thiele, Public Works Project Analyst. Motion/Second: Crane/Brown to approve contract (COU No. 1516-184) with Sierra West Consultants, Inc. to provide oversight consulting services for the installation of Well #9 and the replacement of Well #4. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. c. Receive Report on the 2016 Regional Transportation Improvement Program Funding — Public Works. Presenter: Tim Eriksen, Public Works Director/City Engineer. Council Consensus to release a Request for Proposal and bring back to Council at a future meeting. RECESS 10:19— 10:27 P.M. Page 4 of 6 April 20, 2016 ondaItom 5 13. NEW BUSINESS (continued) a. Conduct Discussion and Provide Direction Concerning the Fee Schedule for Planning and Building Services—Planning and Community Development. Presenters: Charley Stump, Community Development Director and Kevin Thompson, Principal Planner. Report was received. e. Urgency Item —Planning and Community Development. Presenter: Tim Eriksen, Public Works Director/City Engineer and Sean White, Water and Sewer Director. Motion/Second: Crane/Brown to authorize the Mayor to submit and sign a letter on behalf of the City of Ukiah to LAFCo to not include the parcels located within the City limits in the new Willow County Water District Sphere of Influence. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. COUNCIL ADJOURNED TO CLOSED SESSION AT 11:13 P.M. 14. CLOSED SESSION b. Conference with Legal Counsel — Existing Litigation (Government Code Section 54956.9(d)(1)) Name of case: Ukiah Valley Sanitation District v. City of Ukiah, Mendocino County Superior Court, Case No. SCUK-CVC-13-63024 d. Conference with Labor Negotiator (Government Code Section 54957.6) Agency Representative: Sage Sangiacomo, City Manager Employee Organizations: All Bargaining Units Motion/Second: Crane/Brown to approve and authorize the City Manager to sign an agreement between the City of Ukiah and Ukiah Valley Sanitation District resolving the District's motion for a summary judgement in the case of Ukiah Valley Sanitation District v. City of Ukiah, Sonoma County Superior Court Case No. SCV-256737. Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. COUNCIL RECONVENED AT 12:00 A.M. 13. NEW BUSINESS (continued) d. Adoption of Resolution Approving Memoranda of Understanding for Employee Bargaining Units — Police Unit, Fire and Fire Management Unit, and Police Chief Employment Contract—Human Resources. Presenter: Melody Harris, Human Resources/Risk Management Director. Motion/Second: Brown/Doble to adopt resolution (2016-21) approving 2015-2018 Memoranda of Understanding for the Police, Fire, and Fire Management Bargaining Units, and the Police Chief contract Motion carried by the following roll call votes: AYES: Crane, Mulheren, Doble, Brown, and Scalmanini. NOES: None. ABSENT: None. ABSTAIN: None. Page 5 of 6 April 20, 2016 ondaItom 5 COUNCIL ADJOURNED TO SUCCESSOR AGENCY TO THE UKIAH REDEVELOPMENT AGENCY, FOLLOWED BY CONTINUED CLOSED SESSION AT 12:03 A.M. 14. CLOSED SESSION (continued) a. Conference with Legal Counsel — Existing Litigation (Cal. Gov't Code Section 54956.9(d)(1)) Name of case: City of Ukiah v. Questex, LTD, et al, Mendocino County Superior Court, Case No. SCUK- CVPT-15-66036 c. Conference with Legal Counsel — Existing Litigation (Cal. Gov't Code Section 54956.9(d)(1)) Name of case: County of Mendocino v. Solid Waste System, Inc. et al., Mendocino County Superior Court, Case No. SCUK-CVG-11-5945 15. ADJOURNMENT There being no further business, the meeting adjourned at 12:33 A.M. Ashley Cocco, Deputy City Clerk Page 6 of 6 ITEM NO.: MEETING DATE: ....7a_ ' �� _.....»...�Y»»»... Y.. Mary 4_2016._._..__ City of'Ukiah AGENDA SUMMARY REPORT SUBJECT: CONSIDERATION AND ADOPTION OF RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING REVISED STATEMENT OF INVESTMENT POLICY Summary: Council is asked to consider revisions to the City's Statement of Investment Policy and to adopt a resolution approving the Statement of Investment Policy as revised. Background: The City of Ukiah contracts with PFM Asset Management LLC (PFM), an independent investment advisor, to manage the investment of the City's funds. PFM completes an annual review of the City's Statement of Investment Policy to ensure the Policy is in compliance with the sections of the California Government Code ("Code")that govern the investment of public funds. Discussion: While no changes to the City's Statement of Investment Policy are required at this time, PFM recommends a few modifications and additions, as follows: 1. Edit language in the reporting section so that it is consistent with City practices, while remaining in compliance with the Code. 2. Decrease the per-issuer limit for non-government issuers from 10 percent to 5 percent to increase issuer diversification. 3. Modify the description of two authorized investments, bankers' acceptances and money market funds, so that the descriptions of the investments in the City's Policy are more closely aligned with the descriptions in the Code. 4. Allow two additional investment sectors authorized by the Code: Local Government Investment Pools (LGIPs) and supranational debt obligations. LGIPs allow the City to expand its overnight liquidity options. Supranational debt obligations are issued by international financial agencies(e.g.,World Bank) to finance economic and infrastructure development, are rated AAA, and are highly liquid and issued in a wide range of maturities. The addition of LGIPs and supranational debt obligations open up a new asset class for the City's portfolio, while at the same time there is a mandated winding down of federal agency investments issued by the FHLMC and FNMA. FISCAL IMPACT: Budgeted Budget Previous Amount in Source of Funds g Contract or 15-16 FY (Title&No.) Account Number Amendment Purchase Order Required No. N/A N/A N/A Yes ❑ No CI N/A Continued on Page 2 RECOMMENDED ACTION(S): Adopt resolution approving City's Statement of Investment Policy. ALTERNATIVES: N/A Citizens advised: N/A Requested by: PFM Asset Management LLC, the City's investment advisor. Prepared by/Contact: Jim McAdler, Interim Finance Director. Coordinated with: Sage Sangiacomo, City Manager. Presenters: Jim McAdler, Interim Finance Director and Allison Kaune, PFM Asset Management LLC. Attachment: Resolution and revised Statement of Investment Policy COUNCIL ACTION DATE: : ❑Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑Agreement: U Resolution: ❑ Ordinance: Note:Please write Agreement Noin upper right corner of agreement when drafted. Approved: 9ge Sang' tomo, City Manager Attachment 1 RESOLUTION NO. 2016- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING REVISED STATEMENT OF INVESTMENT POLICY WHEREAS, it is the policy of the City Council of the City of Ukiah to invest its public funds in a manner that will provide maximum security, adequate liquidity, and sufficient yield, while meeting the daily cash flow demands of the City and conforming to all statutes and regulations governing the investment of public funds; and WHEREAS, Section 53600.5 of the California Government Code states that when investing and managing public funds, the primary objective of a trustee shall be to safeguard the principal of the funds under its control; and WHEREAS, the secondary objective of Section 53600.5 is the requirement to meet the liquidity needs of the depositor; and WHEREAS, the third objective of Section 53600.5 is to achieve a return on the funds under its control; and WHEREAS, Section III of the City's Statement of Investment Policy clearly specifies the three principle objectives of the City's investment activities as safety, liquidity, and yield, in that order of priority; and WHEREAS, in accordance with California Government Code Section 53646, the City Finance Director may annually render to the City Council a Statement of Investment Policy, where any revisions to the Policy shall be considered by the City Council at a public meeting. NOW, THEREFORE, BE IT RESOLVED the City Council finds that the City's Statement of Investment Policy complies with the California Government Code, which governs investment practices of local governments; and BE IT FURTHER RESOLVED, the City Council of the City of Ukiah adopts the attached City of Ukiah Statement of Investment Policy dated May 2016. PASSED AND ADOPTED this 4th day of May 2016, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Stephen G. Scalmanini, Mayor ATTEST: Ashley Cocco, Deputy City Clerk Attachment 1: Exhibit A CITY OF UKIAH STATEMENT OF INVESTMENT POLICY May 2016 I. PURPOSE The purpose of this document is to establish and organize investment policies,which will govern the investment activities of the City of Ukiah. II. SCOPE This investment policy covers all the City's surplus funds and investments(except retirement funds and bond proceeds) and investment activities under the direction of the City. Investment of bond proceeds will be governed by the provisions of relevant bond documents. The investment policies of the City of Ukiah are based on state law and prudent money management practices. All funds will be invested in accordance with this Investment Policy and applicable California Government Codes, including § 53601 et seq. III. OBJECTIVES The primary objectives of the City, in order of priority, shall be: 1) Safety: Safety of principal is the foremost objective of the investment program. Investments of the City shall be undertaken in a manner that seeks to ensure preservation of capital in the portfolio. 2) Liquidity: The investment portfolio of the City will remain sufficiently liquid to enable the City to meet its cash flow requirements. 3) Yield: The investment strategy of the City shall be to earn a reasonable investment return, considering current market conditions, and within the parameters set forth by priorities (1) and (2) above. An adequate percentage of the portfolio shall be maintained in liquid, short-term securities that can be converted into cash if necessary to meet forecasted disbursement requirements. The portfolio shall also be appropriately diversified to avoid unreasonable and avoidable risks regarding specific security types or individual financial institutions. IV. POLICIES 1. Public Funds: It is the policy of the City of Ukiah to invest public funds in a manner which will provide the maximum safety and liquidity,while earning an investment return consistent with the objectives and parameters set forth by this policy. 2. Prudent Investor Standard: Ukiah operates its investments program under the Prudent Investor Standard,which states that the governing body of the local agency or the persons 1 Attachment 1: Exhibit A authorized to make investment decisions on behalf of the local agency are trustees, and, therefore, subject to the Prudent Investor Standard. When investing, reinvesting, purchasing, acquiring, exchanging, selling, or managing public funds, a trustee shall act with care, skill, prudence, and diligence under the circumstances then prevailing, including, but not limited to, the general economic conditions and the anticipated needs of the agency, that a prudent person acting in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the agency. 3. Management Responsibilities: Management responsibility for the investment program is delegated, for a one-year period, subject to annual review and delegation, to the City Treasurer. The City Treasurer may further delegate day-to-day management of the investment program to a professional external investment advisor. 4. Internal Controls: A system of internal controls shall be established and documented in writing by the Finance Director. The controls shall be designed to prevent losses of public funds arising from fraud, employee error, misrepresentation of third parties, unanticipated changes in financial markets,or imprudent actions by employees and officers of the City of Ukiah. Controls deemed most important include: minimization of opportunities for collusion, separation of duties, separation of transaction authority from accounting and recordkeeping, avoidance of bearer-form securities,specific limitations regarding securities losses and remedial actions,written confirmation of all transactions, minimizing the number of authorized investment officials, documentation of transactions and strategies, and proper review and approval of brokerage accounts and investment transactions. 5. Safekeeping, Custody, and Delivery: The City's investments shall be held in safekeeping, in the name of the City of Ukiah, by a third party custodian bank. Investment transactions shall be executed and settled using the "delivery vs. payment" method. 6. Reporting: The Finance Director shall review and have available monthly reports in the Finance Department, and available for public review, which shall include type of investment, issuer, purchase and maturity dates, rating, purchase price, par, current market value as of the date of the report and the source of this valuation, and yield to maturity. These reports shall include a list of all transactions during the past month. The Investment Advisor will also deliver periodic market updates and portfolio reviews to the Finance Director.The Finance Director will deliver investment reports to the Investment Oversight Committee and City Council. The Oversight Committee will meet at least once annually in order to conduct a comprehensive review of the investment activities of the City so as to insure that regulations are being adhered to and that strategies are being followed. 7. Conflict of Interest: In accordance with California Government Code sections 1090, et seq. and 87100, et seq., officers and employees of the City will refrain from any activity that could conflict with the proper execution of the investment program or which could impair their ability to make impartial investment decisions. All investment personnel shall comply with the reporting requirements of the Political Reform Act, to include the annual filing of Statements of Economic Interest. 2 Attachment 1: Exhibit A 8. Return on Investment: The City's investment portfolio shall be designed to attain a market-average rate of return through economic cycles. The Investment Oversight Committee will measure the portfolio against an appropriate benchmark. 9. Annual Review of Policy: The Investment Advisor shall review the Investment Policy annually and provide the City Manager and Finance Director with recommendations if any are needed. The Finance Director will present the Policy, and any recommended changes, to the Investment Oversight Committee and City Council. City Council will review the Policy and recommended changes at a public meeting. V. AUTHORIZED INVESTMENTS Generally, investments shall be made in the context of the Prudent Investor Standard. The City is further governed by applicable California Government Codes, including sections 53600 and 53601 et seq. Within the context of these regulations, the following investments are authorized, and further limited herein: (a) Ukiah Bonds: Bonds issued by the City of Ukiah, including bonds payable solely out of the revenues from a revenue-producing property owned, controlled, or operated by the City or by a department, board, agency, or authority of the City. (b) U.S.Treasury Obligations: United States Treasury notes, bonds, bills, or certificates of indebtedness, or those for which the full faith and credit of the United States are pledged for payment of principal and interest. (c) California State Obligations: Registered state warrants or treasury notes or bonds of this state, including bonds payable solely out of the revenues from a revenue-producing property owned, controlled,or operated by the state or by a department, board, agency,or authority of the state. (d) Non-California State Obligations: Registered treasury notes or bonds of any of the other 49 United States in addition to California, including bonds payable solely out of the revenues from a revenue-producing property owned, controlled,or operated by a state or by a department, board, agency, or authority of any of the other 49 United States in addition to California. (e) Local Agency Obligations: Bonds, notes,warrants,or other certificates of indebtedness of any local agency within this state, including bonds payable solely out of the revenues from a revenue-producing property owned, controlled, or operated by the state or by a department, board, agency, or authority of the state. (f) Federal Agency or Government Sponsored Enterprise Obligations: Federal agency or United States government-sponsored enterprise obligations, participations, or other instruments, including those issued by or fully guaranteed as to principal and interest by Federal Agencies or United States Government Sponsored Enterprises. (g) Bankers'Acceptances: Bills of exchange or time drafts that are drawn on and accepted by a commercial bank. Purchases of bankers' acceptances may not exceed 180 days maturity or 40% of the portfolio, and no more than 5%of the portfolio may be invested in the banker's acceptance of any one commercial bank. 3 Attachment 1: Exhibit A (h) Commercial Paper: Commercial paper of"prime" quality of the highest ranking or of the highest letter and number rating as provided for by a nationally recognized statistical- rating organization. The entity that issues the commercial paper shall meet all of the following conditions in either paragraph (1) or paragraph (2): (1) The entity meets the following criteria: (a) is organized and operating in the United States as a general corporation; (b) has total assets in excess of five hundred million dollars ($500,000,000); and (c) has debt other than commercial paper, if any, that is rated "A" or higher by an NRSRO. (2)The entity meets the following criteria: (a) is organized within the United States as a special purpose corporation, trust,or limited liability company; (b)has program-wide credit enhancements, including, but not limited to,over collateralization, letters of credit or surety bond; and (c)has commercial paper that is rated "A-1"or higher, or the equivalent, by an NRSRO. Eligible commercial paper shall have a maximum maturity of 270 days. Purchases of commercial paper may not exceed 25%of the City's portfolio. The City may purchase no more than 10% of the outstanding commercial paper of any single issuer. No more than 5% of the portfolio may be invested in commercial paper of any one institution. (i) Negotiable Certificates of Deposit: Negotiable certificates of deposit or deposit notes issued by a nationally or state-chartered bank, a state or federal savings and loan association, or a federally-licensed or state-licensed branch of a foreign bank provided that the senior debt obligations of the issuing institution are rated "A"(long-term) or A-1 (short-term)or better by an NRSRO. Purchases of negotiable certificates of deposit may not exceed 30% of the portfolio, and no more than 5% of the City's portfolio may be invested in any one financial institution. (j) Repurchase Agreements: The City may invest in repurchase agreements with banks and dealers with which the City has entered into a master repurchase agreement. The maturity of repurchase agreements shall not exceed 365 days. The market value of securities used as collateral for repurchase agreements shall be valued at 102% or greater of the funds borrowed against those securities at all times and shall be monitored daily by the investment staff. In order to conform with provisions of the Federal Bankruptcy Code, which provide for the liquidation of securities held as collateral for repurchase agreements, the only securities acceptable as collateral shall be direct obligations of the United States or any agency of the United States as described in §V of this policy. In addition,the City may enter into repurchase agreements only with"primary dealers"as designated by the Federal Reserve Bank of New York. All securities underlying Repurchase Agreements must be delivered to the City's custodian bank (delivery vs. payment)or be handled under a properly executed"tri-party"repurchase agreement. The market value must be recalculated each time there is a substitution of collateral. The City or its trustee shall have a perfected first security interest under the Uniform Commercial Code in all securities subject to Repurchase Agreement. (k) Reverse Repurchase Agreements: The City may invest in reverse repurchase agreements only with "primary dealers" with which the City has entered into a master 4 Attachment 1: Exhibit A repurchase agreement contract. The City may invest in reverse repurchase agreements with the following conditions: Reverse repurchase agreements may be used only after prior approval of the City Council. The City may only use reverse repurchase agreements to (1)cover a temporary cash shortage,or(2)augment earnings. Reverse repos may not be used to leverage the portfolio. In addition: If a reverse repurchase agreement is authorized, it may be utilized only if the security to be sold on a reverse repurchase agreement has been owned and fully paid for by the City for a minimum of 30 days prior to the sale; the total of all reverse repurchase agreements on investments owned by the City does not exceed 20% of the portfolio; and the agreement does not exceed a term of 92 days, unless the agreement includes a written codicil guaranteeing a minimum earning or spread for the entire period between the sale of the security using a reverse repurchase agreement and the final maturity date of the same security. The proceeds of the reverse repurchase agreement may not be invested in securities whose maturity exceeds the term of the reverse repurchase agreement. (I) Medium-term Notes: The City may invest in all corporate and depository institution debt securities with a maximum remaining maturity of five year or less, issued by corporations organized and operating within the United States, or by depository institutions licensed in the United States or any state and operating within the United States. Notes eligible for investment shall be rated "A" or better by an NRSRO. Purchase of corporate notes may not exceed 30% of the portfolio, and no more than 5% of the corporate notes in the portfolio may be invested in the same corporation. (m) Money Market Funds: Shares of beneficial interest issued by diversified management companies that invest in the securities and obligations as authorized by California Government Code section 53601 subdivisions (a)to(k), inclusive, and subdivisions(m)to (q), inclusive and that are money market funds registered with the Securities and Exchange Commission under the Investment Company Act of 1940. To be eligible for investment these companies shall either: (i)attain the highest ranking or highest letter and numerical rating provided by not less than two nationally recognized statistical rating organizations, or (ii) have an investment advisor registered or exempt from registration with the Securities and Exchange Commission with not less than five years experience managing money market mutual funds with assets under management in excess of five hundred million dollars ($500,000,000). The purchase price of shares of beneficial interest purchased shall not include any commission that these companies may charge and shall not exceed 20% of the City's portfolio. (n) Local Agency Investment Fund: The City may invest in the Local Agency Investment Fund (LAIF) established by the State Treasurer for the benefit of local agencies under §16429.1 of the Government Code. Current. The maximum balance that can be held in the fund is the maximum amount permitted by LAIF's Local Investment Advisory Board. (o) Time Deposits: The City may invest in non-negotiable time deposits that are FDIC insured or fully collateralized in financial institutions located in California, including U.S. branches of foreign banks licensed to do business in California. To be eligible to receive local agency deposits, a financial institution must receive a minimum overall "satisfactory rating" for meeting the credit needs of California Communities in its most recent 5 Attachment 1: Exhibit A evaluation. All time deposits must be collateralized in accordance with the California Government Code§53650, et seq. Since time deposits are not liquid, no more than 25% of the cost value of the portfolio may be invested in this category. (p) Mortgage-Backed and Asset-Backed Securities: Any mortgage pass-through security, collateralized mortgage obligation, mortgage-backed or other pay-through bond, equipment lease-backed certificate, consumer receivable pass-through certificate, or consumer receivable-backed bond of a maximum of five years maturity. Securities eligible for investment under this subdivision shall be issued by an issuer rated in a rating category of"AA"or its equivalent by a nationally recognized rating service and having an "A"or higher rating for the issuer's unsecured debt, as provided by a nationally recognized rating service. Purchase of securities authorized by this subdivision may not exceed 20% of the agency's surplus money that may be invested pursuant to this section. (q) Local Government Investment Pools (LGIPs). Shares of beneficial interest issued by a joint powers authority organized pursuant to Section 6509.7 that invests in the securities and obligations authorized in California Government Code section 53601 subdivisions (a) to (q), inclusive. Each share shall represent an equal proportional interest in the underlying pool of securities owned by the joint powers authority.To be eligible under this section, the joint powers authority issuing the shares shall have retained an investment adviser that meets all of the following criteria: (1)The adviser is registered or exempt from registration with the Securities and exchange Commission. (2)The adviser has not less than five years of experience investing in the securities and obligations authorized in subdivisions(a)to(q), inclusive. (3)The adviser has assets under management in excess of five hundred million dollars ($500,000,000). (r) Supranational Debt. United States dollar denominated senior unsecured unsubordinated obligations issued or unconditionally guaranteed by the International Bank for Reconstruction and Development, International Finance Corporation,or Inter-American Development Bank,with a maximum remaining maturity of five years or less, and eligible for purchase and sale within the United States. Investments under this subdivision shall be rated "AA" or better by an NRSRO and shall not exceed 30% of the portfolio. Credit criteria listed in this section refers to the credit quality of the issuing organization at the time the security is purchased. The maturity limits are applied at the time of purchase. VI. INELIGIBLE INVESTMENTS The City may only invest in those obligations authorized by this policy. The City shall not invest any funds in inverse floaters, range notes, or interest-only strips that are derived from a pool of mortgages, or in any security that could result in zero interest accrual if held to maturity. However, the City may hold prohibited investments until their maturity dates. VII. PORTFOLIO LIMITS AND DIVERSIFICATION 1. Maximum Investment Maturity: Unless otherwise noted within this investment policy, the City may not invest in a security with a maturity that exceeds five years from the date of purchase. Investments which exceed five years in maturity require authority granted by City Council before purchase. Written authority of the City Council must be granted specifically or as part of an investment program no less than three months prior to the 6 Attachment 1: Exhibit A date of purchase. 2. Maximum Weighted Average Maturity: The maximum weighted average maturity of the City's investment portfolio shall not exceed 2.5 years to control overall exposure to interest rate risk. 3. Diversification: With the exception of obligations of the United States Government and its Agencies, no more than 10% of the portfolio may be invested in the securities of any single issuer. Adopted on the 4th day of May, 2016 by the Ukiah City Council. Signed: Attest: Stephen G. Scalmanini, Mayor Ashley Cocco, Deputy City Clerk 7 ITEM NO.: 7b MEETING DATE: May 4, 2016 City (:,f°li ;._at AGENDA SUMMARY REPORT SUBJECT: CONSIDERATION AND ADOPTION OF RESOLUTIONS APPROVING REPORTING PERS EMPLOYER PAID MEMBER CONTRIBUTIONS (EPMC) AND TAX DEFERRED EMPLOYER PICK-UP FOR THE POLICE UNIT Summary: Upon adoption by the City Council of the Ukiah Police Unit Memorandum of Understanding on April 20, 2016, the City agreed to report payment of the normal PERS member contributions for "Classic" Police Unit members as Employer Paid Member Contributions (EPMC) and to implement Internal Revenue Code Section 414 (h)(2) "Employer Pick-Up" for tax-deferred member-paid contributions. Background: Under Government Code 20691 a contracting public agency may pay all or a portion of the normal contributions required to be paid by members of a group or class, referred to as "Employer Paid Member Contributions" (EPMC). In addition, with the implementation of Internal Revenue Code Section 414 (h)(2) "Employer Pick-Up", employees pay their own member contributions from reportable compensation and defer state and federal income taxes on the member contributions until distribution either through a retirement allowance or a lump sum payment (refund). Discussion: In accordance with the previously adopted Police Unit MOU, Unit members covered under the PERS Public Safety "Classic" contract, agreed to incrementally pick up their PERS member contribution, consisting of 10% for sworn officers and 8% for Dispatchers and CSO's, over the three year term of this Agreement. The member contribution was previously fully paid by the City. Upon adoption of the Resolution for EPMC (Attachment 1), the employees will incrementally pick up a portion of the 8% and 10%-member contribution over the term of the 2015-18 MOU. "New" PERS Public Safety members hired after January 1, 2013, are prohibited from EPMC. To implement these PERS provisions, the City Council must adopt a Resolution authorizing the City to commence paying the normal PERS member contributions as EPMC for the employees in the Police Unit, in accordance with the adopted MOU. A separate Resolution authorizing implementation of the Employer Pick-Up must be adopted in conjunction with the EPMC resolution (Attachment 2). RECOMMENDED ACTION(S): Adopt resolutions authorizing Employer Paid Member Contributions and Employer Pick-Up to implement provisions of Internal Revenue Code Section 414(h)(2). ALTERNATIVES: Refer to Staff for further information. Citizens advised: N/A Requested by: Melody Harris, Human Resources Director; Police Bargaining Unit; and Sage Sangiacomo, City Manager. Prepared by: Melody Harris, Human Resources Director. Coordinated with: Sage Sangiacomo, City Manager. Presenter: Melody Harris, Human Resources Director. Attachments: 1. Resolution for Employer Paid Member Contributions 2. Resolution for Employer Pick-Up to Implement IRC Section 414(h)(2) 3. 2015-2018 Police Unit Memorandum of Understanding COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Note:Please write Agreement No.in upper right corner of agreement when drafted. A prow d �' �,4 e Sa-gi. "omo, City Manager Page 2 of 2 Staff recommends adoption of the attached resolutions for implementation of EPMC and IRS Code Section 414 (h) (2) Employer Pick-Up, in accordance with the Police Unit 2015-2018 Memorandum of Understanding (Attachment 3). FISCAL IMPACT: Budgeted New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title & No.) Required No. N/A N/A N/A Yes ❑ No ® N/A Attachment 1 RESOLUTION NO. 2016- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH AUTHORIZING IMPLEMENTATION OF GOVERNMENT CODE SECTION 20691 EMPLOYER PAID MEMBER CONTRIBUTIONS FOR THE POLICE UNIT WHEREAS, the City Council of the City of Ukiah has the authority to implement Government Code Section 20691; and WHEREAS, the City Council of the City of Ukiah has a written labor policy or agreement which specifically provides for the normal member contributions to be paid by the employer; and WHEREAS, one of the steps in the procedures to implement Section 20691 is the adoption by the governing body of the City of Ukiah of a Resolution to commence said Employer Paid Member Contributions (EPMC); and WHEREAS, the governing body of the City of Ukiah has identified the following conditions for the purpose of its election to pay EPMC: • This benefit shall apply to all "Classic" members of the Police Unit; • Upon implementation of EPMC this benefit shall consist of paying 6.67% of the 10% Public Safety Police "classic" member contribution; Effective the first full pay period following September 19, 2016, the benefit shall consist of paying 3.33% of the member contribution; Effective the first full pay period following September 19, 2017, the member will pay the full 10% Public Safety Police "classic" member contribution. • Upon implementation of EPMC this benefit shall consist of paying 5.34% of the 8% Miscellaneous "classic" member contribution for non-sworn employees (Public Safety Dispatchers and CSO's) in the Police bargaining unit; Effective the first full pay period following September 19, 2016, the benefit shall consist of paying 2.66% of the member contribution; Effective the first full pay period following September 19, 2017, the member will pay the full 8% Miscellaneous "classic" member contribution. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Ukiah elects to pay EPMC, as set forth above. PASSED AND ADOPTED this 4th day of May, 2016, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Stephen G. Scalmanini, Mayor ATTEST: Ashley Cocco, Deputy City Clerk Attachment 2 RESOLUTION NO. 2016- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH IMPLEMENTING THE PROVISIONS OF SECTION 414(h)(2) OF THE INTERNAL REVENUE CODE FOR EMPLOYER PICK- UP WHEREAS, the City of Ukiah has the authority to implement the provisions of section 414(h)(2)of the Internal Revenue Code (IRC); and WHEREAS, The Board of Administration of the Public Employees' Retirement System adopted its resolution re section 414(h)(2) IRC on September 18, 1985; and WHEREAS, the Internal Revenue Service has stated in December 1985, that the implementation of the provisions of section 414(h)(2) IRC pursuant to the Resolution of the Board of Administration would satisfy the legal requirements of section 414(h)(2) IRC; and WHEREAS, the City of Ukiah has determined that even though the implementation of the provisions of section 414(h)(2) IRC is not required by law, the tax benefit offered by section 414 (h)(2) IRC is not required by law, the tax benefit offered by section 414(h)(2) IRC should be provided to its employees who are members of the Public Employees' Retirement System. NOW, THEREFORE, BE IT RESOLVED: I. That the City of Ukiah will implement the provisions of section 414(h)(2) Internal Revenue Code by making employee contributions pursuant to California Government Code section 20691 to the Public Employees' Retirement System on behalf of its employees who are members of the Public Employees Retirement System. "Employee contributions" shall mean those contributions to the Public Employees' Retirement System which are deducted from the salary of employees and are credited to individual employee's accounts pursuant to California Government Code section 20691. II. That the contributions made by the City of Ukiah to the Public Employees' Retirement System, although designated as employee contributions, are being paid by the City of Ukiah in lieu of contributions by the employees who are members of the Public Employees' Retirement System. III.That the employees shall not have the option of choosing to receive the contributed amounts directly instead of having them paid by the City of Ukiah to the Public Employees' Retirement System. 1 Attachment 2 IV.That the City of Ukiah shall pay to the Public Employees' Retirement System the contributions designated as employee contributions from the same source of funds as used in paying salary. V. That the amount of the contributions designated as employee contributions and paid by the City of Ukiah to the Public Employees' Retirement System on behalf of an employee shall be the entire contribution required of the employee by the Public Employees' Retirement Law (California Government Code sections 20000, et seq.) VI.That the contributions designated as employee contributions made by City of Ukiah to the Public Employees' Retirement System shall be treated for all purposes, other than taxation, in the same way that member contributions are treated by the Public Employees' Retirement System. PASSED AND ADOPTED this 4th day of May, 2016, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Stephen G. Scalmanini, Mayor ATTEST: Ashley Cocco, Deputy City Clerk 2 ATTACHMENT 3 MEMORANDUM OF UNDERSTANDING Police Unit 2015 - 2018 This Memorandum of Understanding is entered into pursuant to the Meyers-Millias-Brown Act (California Government Code Section 3500, et. seq.) and applicable ordinances and resolutions of the City of Ukiah, between the City of Ukiah (hereinafter City)and the Ukiah Police Officer's Association (hereinafter Police Unit). As a result of meet and confer sessions, the City and Unit have agreed to the following understandings: 1. TERM: September 19, 2015 — September 18, 2018. 2. SALARY Year 1: All Classifications except Police Captain - Effective retroactively to the first full pay period following September 19, 2015, restoration of 4.6% compensation reductions taken in 2013 returned to base salary. Year 1: Police Captain Classification: Effective retroactively to the first full pay period following September 19, 2015, restoration of the 5% salary reduction taken in 2013 returned to base salary. Year 2: 2.5% increase to base salary effective the first full pay period following September 19, 2016, unless the local economic benchmark— consisting of total revenue collected for property tax, sales tax and transient occupancy tax—falls below the combined total for the past audited Fiscal Year of 2014/15. Should the audited revenues fall below the benchmark, the increase will revert to the CPI calculation of the average of U.S. City and SF-Oakland-San Jose figures for April, to a maximum of 2.5%. In no case shall this result in a decrease in compensation. Year 3: 2.5% increase to base salary effective the first full pay period following September 19, 2017, unless the local economic benchmark —consisting of total revenue collected for property tax, sales tax and transient occupancy tax—falls below the combined total for the past audited Fiscal Year of 2014/15. Should the audited revenues fall below the benchmark, the increase will revert to the CPI calculation of the average of U.S. City and SF-Oakland-San Jose figures for April, to a maximum of 2.5%. In no case shall this result in a decrease in compensation. 3. POLICE CAPTAIN FLEX DOLLARS The Police Captain currently participates in the City's flex plan system, subject to the rules and procedures of the City's flex plan system. Effective the first full pay period following July 1, 2016, in order to maintain an appropriate salary differential between the Police Captain and the Police Lieutenant salary classifications, the City agrees to add the Police Captain's $1,052/month flex dollars to the Police Captain classification's monthly base salary, adjusted to $811.08/month to be applied on a cost-neutral basis to the City. The Police Captain will no longer be eligible to receive flex dollars in addition to base salary. 4. PERS MEMBER CONTRIBUTION FOR "CLASSIC" MEMBERS The Police Officers Association agrees to incrementally pick up the PERS member contribution, consisting of 10% for sworn officers and 8% for Dispatchers and CSO's, over the three year term of this Agreement. Upon adoption of this agreement, the City agrees to implement"Employer Paid Member Contributions (EPMC)" by Resolution of the City Council for all "classic" PERS members (hired prior to January 1, 2013) to include the provisions of IRC 414(h)(2) for pre-tax contributions. The City agrees to offset the PERS member contribution deduction with a corresponding increase to base salary in an effort to make this transition from City paid contribution to Employer Paid Member Contribution cost neutral to the City. Unit members hired after January 1, 2013 ("New" PERS members subject to the Public Employees' Pension Reform Act, or PEPRA) already pay the required PERS member contribution under PEPRA, and are prohibited from EPMC, but would receive the offsetting increase to base salary received by their respective Unit classifications. The Police Captain classification already pays EPMC, and would therefore not be subject to this incremental pick-up of the member contribution, nor the offsetting increases to base salary. Upon adoption of this Agreement, the City will submit the required Resolution for Employer Paid Member Contributions (EPMC), as adopted by the City Council, and will initiate the PERS payroll deductions and associated increase to base salary effective the first full pay period following PERS approval in Year 1, and the first full pay period following September 19th in Years 2 and 3 of the contract, as follows: Year Sworn Officers Sworn Officers CS _ ...�..._ _CSO & Member Base Salary Dispatcher Dispatcher Contribution I Increase Member Base Salary (10%) Contribution Increase 8% 1 3.33% 2% 2.66% 1.5% 6.66%2 1 m....,......_,.10.00% ... (......�..... 2%............2% ..... .. 5.34% _......w... 1.5%._ 3 ..m...._.. ... _ ... .m_ _.,_,.8.00% L ..._ 1.5% 5. UNIFORM ALLOWANCE Effective July 1, 2016 Unit members will receive $1,000.00 per fiscal year in Uniform Allowance, payable on a bi-weekly basis as earned, or $38.46 per pay period, subject to ordinary income taxes. This allowance is to be used for the purchase, rental and/or maintenance of required uniform clothing, including clothing made from specially designed protective fabrics, which is a ready substitute for personal attire the employee would otherwise have to acquire and maintain. This excludes items that are solely for personal health and safety such as protective vests, pistols, bullets, and safety shoes. This provision is in accordance with PERS special compensation regulations. Employees hired after July 1 of any fiscal year will receive $1,000 pro-rated among the remaining pay periods for that year. It will be each Unit member's responsibility to purchase and maintain their uniforms in a clean and orderly condition in accordance with departmental Standard Operating Procedures (SOP). Employees who do not adhere to the policies outlined in the MOU and the SOP's to maintain professional attire in the course of their duties, may be subject to discipline. 6. RE-OPENER FOR DISCUSSION OF HEALTH, VISION & DENTAL CONTRIBUTIONS FOR NEW HIRES: During the term of the Agreement, by mutual consent, the City and the Unit may explore standardizing health, dental, and vision contributions for new hires. 7. CONTINUATION The City and the Unit agree that all conditions of employment established by City policy, including all conditions affecting wages, hours, and working conditions that are not specifically addressed in this Memorandum of Understanding shall continue in effect and shall not be affected by the terms of this Memorandum of Understanding. The value or availability of the benefits provided in the Memorandum of Understanding as originally worded or as amended from time to time may depend on their tax treatment by the state or federal government or the decisions of other government agencies or departments, such as, but not limited to, the Public Employees Retirement System. The City will endeavor to obtain the most favorable treatment legally possible from these other governmental entities. However,the City makes no representation concerning the value of such benefits to unit members or how they will be taxed or otherwise treated by other agencies or departments. The City's obligations under this Memorandum of Understanding are limited to the direct cost of providing the salary and benefits as described in the Memorandum of Understanding. The City shall have no additional financial obligation, t even if the tax or other treatment of such salary or benefits by other agencies or departments reduces or eliminates their value to the employee. This Memorandum of Understanding is ratified and adopted pursuant to the recommendations of the following representatives this 26 day of April, 2016, CITY OF UKIAH POLICE UNIT _57 Sa San• :como Ndble Waidelich, UPOA President City Man.•er K—CDE- +GRA Key n Murray, Polic Officer 4 6(70 And raw yder, Police Officer Kelly Den am, Public Safety Dispatcher 3 NOU PcH K1.2015-2018 4 ;,I f it RESOLUTION NO. 2016-2 t RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH ADOPTING MEMORANDA OF UNDERSTANDING BETWEEN THE CITY OF UKIAH AND THE POLICE, FIRE AND FIRE MANAGEMENT BARGAINING UNITS, AND THE POLICE CHIEF EMPLOYMENT CONTRACT WHEREAS,the Employee/Employer Relations Officer and Human Resources Director have met and conferred in good faith with representatives of the Police, Fire and Fire Management Bargaining Units, and the Police Chief, and WHEREAS, Memoranda of Understanding for the term of September 19, 2015 through September 18, 2018 have been arrived at and agreed to by the parties, and WHEREAS, the Employment Contract between the Police Chief and the City has been amended and agreed to by the parties; and WHEREAS, said Memoranda of Understanding and the Police Chief Employment Contract have been presented to the City Council for its consideration. NOW, THEREFORE, BE IT RESOLVED that the Memoranda of Understanding for the Police, Fire and Fire Management Bargaining Units, and the Police Chief Contract attached in substantial form as Exhibits A - D are hereby adopted and the Employee/Employer Relations Officer is authorized to enter into these Agreements. PASSED AND ADOPTED this 20th day of April 2016, by the following roll call: AYES: Counci]members Crane, Mulheren, Moble, rown, and Mayor Scalmanini NOES: None ABSENT: None ABSTAIN:None . "� r ii:"‘LedatrAt . Stephen G. Scalmanini, Mayor ATTEST: Ashley Cocci Deputy City Clerk # , ITEM NO.: 7c MEETING DATE: May 4, 2016 Ciy of .Xkitai AGENDA SUMMARY REPORT SUBJECT: AUTHORIZE THE CITY MANAGER TO ACCEPT A FEDERAL AVIATION ADMINISTRATION GRANT OFFER FOR $50,000 TO COMPLETE THE AIRPORT PAVEMENT MANAGEMENT PROGRAM (APMP) STUDY WITH PAVEMENT CLASSIFICATION NUMBER (PCN CALCULATION), AND APPROVE CORRESPONDING BUDGET AMENDMENTS. Summary: The Federal Aviation Administration (FAA) has offered to provide the Airport with a grant for an Airport Pavement Management Program (APMP) study with Pavement Classification Number (PCN calculation). This project will generate a five-year outlook for pavement maintenance costs. Background: The original runway paving was completed in 1942, where only minor maintenance was performed until 1984, when the runway and taxiways were repaved. A slurry seal project was completed in 1997 on the runway and taxiways. The current pavement has been in place for thirty-two years. The FAA has provided very little money to perform pavement maintenance in the past. The current goal of the FAA is to provide continued maintenance and a plan for airports to follow to insure a longer life to runways and taxiways. Discussion: This project will give an update assessment of pavement conditions and will allow development of a better maintenance plan to prolong the useful life of airport pavements. PCN values will bring an airport into compliance with FAA standards. Geotechnical data will also be useful in development of costs for future pavement rehabilitations. There is no current data on the runway or taxiways pavements. FISCAL IMPACT: Budgeted New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title & No.) Required No. N/A FAA 778.00.000.52100.15041 Yes ® No ❑ N/A Continued on Page 2 RECOMMENDED ACTION(S): Authorize City Manager to Accept Federal Aviation Administration Grant Offer for $50,000 to Complete Airport Pavement Management Program (APMP) study with Pavement Classification Number (PCN calculation) and approve corresponding budget amendments. ALTERNATIVES: Do not accept offer and provide direction to Staff. Citizens advised: None. Requested by: Greg Owen, Airport Manager. Prepared by: Greg Owen, Airport Manager. Coordinated with: Sage Sangiacomo, City Manager. Presenter: Greg Owen, Airport Manager. Attachment: None. COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Note:Please write Agreement No.in upper right corner of agreement when drafted. � pproved, „ SrAt a Sa gi» omo, Cify Manager Page 2 of 2 Staff is requesting a budget amendment to the original grant offer with a cost estimate of $35,000 that was to include $31,000 in FAA funding, a State match of$1,575 and a City match of$2,425. The current grant offer is estimated to cost $50,000 to include $45,000 in FAA funding, a State match of $2,000 and a City match of$3,000. Proiect Budget 778.00.000.52100.15041 $35,000 Expense 778.00.000.52100.15041 $2,425 City match 778.00.000.43299.15041 $31,000 FAA revenue 778.00.000.43190.15041 $1,575 State match Budget Amendment Requested 778.00.000.52100.15041 $50,000 Expense 778.00.000.52100.15041 $3,000 City match 778.00.000.43299.15041 $45,000 FAA revenue 778.00.000.43190.15041 $2,000 State match 16 ITEM NO.: 7d MEETING DATE: May 4th, 2016 'itc, of_VkzaI AGENDA SUMMARY REPORT SUBJECT: REPORT PURCHASE OF THE INSTALLATION OF THE JET A FUEL PUMP AND FILTER SKID FOR THE BULK STORAGE TANK FOR $26,790 Summary: Council will receive a report of the installation of the Jet A fuel pump and filter skid. Background: In 2015, Council approved the purchase of a Jet A fuel pump and filter skid for the bulk storage tank. The current Jet A bulk storage tank requires a truck to deliver fuel that has a pump. This limits the amount of trucks that can provide fuel to the airport and adds cost to the fuel delivery price. The piping has been showing signs of wear and the need to replace this piping has become a concern for Staff. Discussion: Being an aviation fueling system, Staff was limited in qualified and available contractors to perform the installation. Staff was able to locate Regal Pacific Contracting and Compliance Inc., who are experienced in aviation fueling systems. The purchase includes the decommissioning and removal of the existing piping, and installation and testing of the new pump and filter skid for the amount of $26,790. This was approved in the CIP budget under fund 77900000.80100 Project Code 15042. FISCAL IMPACT: Budgeted New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title & No.) Required No. $26,790 N/A 77900000.80100 Project Yes ❑ No ® N/A Code#15042 RECOMMENDED ACTION(S): Receive report. ALTERNATIVES: N/A Citizens advised: Airport Commission. Requested by: Greg Owen, Airport Manager. Prepared by: Greg Owen, Airport Manager. Coordinated with: Mary Horger, Purchasing Supervisor and Greg Owen, Airport Manager. Presenter: Greg Owen, Airport Manager. Attachment: None. COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Approved: Sage Sangiacomo, City Manager ITEM NO.: 11 a k . f MEETING DATE: May 4, 2016 City of4lkiak AGENDA SUMMARY REPORT SUBJECT: RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING A NEGATIVE DECLARATION AND AMENDMENT/UPDATE TO THE HOUSING ELEMENT OF THE UKIAH GENERAL PLAN Summary: The City Council will consider a proposed adoption of a Negative Declaration and the Housing Element Update. Background: Attached for your consideration is a City Council Resolution (Attachment 1) approving a Negative Declaration (Attachment 2), and the 2014-2019 Draft General Plan Housing Element (Attachment 3). The City has been in the process of updating the Draft Housing Element over the past year. The Housing Element is an important tool for decision makers. Specifically, the Housing Element sets forth how the City will address the housing needs for all segments of the community, focusing especially on low-and moderate-income families and special needs families and individuals. The Housing Element identifies housing needs, including the City's fair share of the regional housing need; establishes goals and qualified objectives; evaluates constraints to the production of housing; inventories available sites and establishes programs and policies to meet the identified needs. On December 9, 2015, a Planning Commission workshop was held to review and solicit public comment on the Draft Housing Element. At that meeting the Commission provided comments which were incorporated into the attached Draft Housing Element. A subsequent Planning Commission meeting was held on January 13, 2016, where the Commission formally recommended to the Council approval of the Draft Housing Element. The Council provided comments on the Draft Housing Element at their February 17, 2016, meeting which also have been incorporated in the attached draft. On March 17, 2016, the Mendocino County Airport Land Use Commission determined the Draft Housing Element is consistent with the Airport Land Use Plan. On April 4, 2016, the item was continued at the request of the Sanitation District. FISCAL IMPACT: Budgeted New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title& No.) Required No. N/A N/A N/A Yes ❑ No ® N/A Continued on Page 2 RECOMMENDED ACTION(S): Adopt resolution approving a Negative Declaration and amendment/update to the Housing Element of the Ukiah General Plan. ALTERNATIVES: Do not adopt resolution and provide direction to Staff. Citizens advised: Publically noticed pursuant to Ukiah City Code. Requested by: Charley Stump, Planning and Community Development Director. Prepared by: Kevin Thompson, Principal Planner. Coordinated with: Charley Stump, Planning and Community Development Director. Presenter: Kevin Thompson, Principal Planner. Attachments: 1. Resolution 2. Negative Declaration 3. Draft Housing Element(both redline and clean-copy) COUNCIL ACTION DATE: : ❑Approved ❑ Continued to ❑ Other RECORDS APPROVED' ❑Agreement: ❑ Resolution: ❑ Ordinance: Note.Please write Agreement No.in upper right corner of agreement when drafted Approved € , M- Sangi mo, City Manager c Page 2 of 2 Discussion: This action is considered a Housing Element update, and as such, much of the information from the previous Element was retained. Where available, new data was included. The six goals remain largely unchanged from the previous Housing Element. The Council at the February 17, 2016, meeting emphasized the need for market rate housing, as a result the following two Implementing tasks were added: P 68- H-2.6 Promote the construction of new market rate single-family units. P 71- H-2.s Pursue annexation of land that can accommodate single-family residential development. RECOMMENDATION Staff requests that the City Council adopt the resolution approving both the Negative Declaration and Draft Housing Element and direct staff to submit them to the Department of Housing and Community Development (HCD)for certification. Attachment 1 RESOLUTION NO. 2016- RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING A NEGATIVE DECLARATION AND AN AMENDMENT/UPDATE TO THE HOUSING ELEMENT OF THE UKIAH GENERAL PLAN 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 presented the Draft Housing Element to the Mendocino County Airport Land Use Commission who found it consistent with the Mendocino County Airport Land Use Plan; 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 General Plan Housing Element Update Attachment 1 WHEREAS, The City Council has directed staff to return the Final Draft to the Council once the comments were addressed: and WHEREAS, pursuant to the California Environmental Quality Act, an Initial Study and proposed Negative Declaration have been prepared and circulated for public review concluding that no potentially significant unmitigated environmental impacts will occur as the result of the update of the Housing Element and amendment to the General Plan. NOW THEREFORE BE IT RESOLVED that: 1. The Mitigated Negative Declaration prepared for the new Housing Element is certified as a complete and factual document prepared in accordance with CEQA. 2. The City Council hereby approves the Negative Declaration dated October 7, 2015, prepared for the Housing Element Update (Exhibit A). 3. The City Council hereby approves the Draft General Plan Housing Element Update (Exhibit B). PASSED AND ADOPTED on May 4, 2016, by the following Roll Call Vote: AYES: NOES: ABSTAIN: ABSENT: Stephen G. Scalmanini, Mayor ATTEST: Ashley Cocco, Deputy City Clerk 2 General Plan Housing Element Update Attachment 2: Page 1 Exhibit A Initial Environmental Study r %% a n d City // 1174 V % ,:r ) Negative Declaration JIJff1%%%% 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 liuorpr,m, ,11,1,*,,,„,42.7tg, ,m�u „ „a r p r, ti`s , T L. ll,_ ' , .. , W ' Ilm Eil IIIIII NI ,j1�llll � , � 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 Attachment 2: Page 2 Exhibit A Pr �j ec 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,policies,action items and regulations facilitate the development, improvement 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. Until 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. The Draft 2014-2019 Housing Element includes goals to be implemented.This Initial Study/Negative Declaration (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 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 3 Exhibit A • 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 ini the community,and ensure broad public participation in the development of housing goals and policies. IIF v fItineitt.111 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 o housing within the City and sphere of influence. The proposed Housing Element would therefore be applicable citywide. r ' I 4y a '/ ah /41 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 4 Exhibit A Eitty Checliclist 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. EittvirJ , .illr F. etJirs IPJitelttir Affecte 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. Agricultural Resources 11. Mineral 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 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 5 Exhibit A IIF. t f (C(C-mpliete,1 by the ILe. 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 mitigation measures that are imposed upon the proposed project, nothing further is required. IIFu - f If this I[n t .II Stu,1 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. 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. City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 6 Exhibit A 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 earlier 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 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. Less Than Potentially Less Than Significant with No I.AESTHETICS.Would the project: Significant Mitigation Significant Impact Impact Incorporated Impact 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 within a state scenic highway? c)Substantially degrade the existing visual character or quality X of the site and its surroundings? City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 7 Exhibit A 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. Less Than II.AGRICULTURE AND FORESTRY RESOURCES. Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project: Impact Impact Incorporated a) Convert Prime Farmland, Unique Farmland,or Farmland of Statewide Importance(Farmland),as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring x Program of the California Resources Agency,to non-agricultural use? b)Conflict with existing zoning for agricultural use,or a x Williamson Act contract? c)Conflict with existing zoning for,or cause rezoning of,forest 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 jurstidical boundaries. City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 8 Exhibit A Less Than III.AIR QUALITY.Where available,the significance criteria Potentially Less Than Significant with No established by the applicable air quality management or air Significant Significant pollution control district may be relied upon to make the Impact Mitigation Impact Impact Incorporated following determinations.Would the project: 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 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 x people? 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 result 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 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. City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 9 Exhibit A Less Than Potentially Less Than IV,BIOLOGICAL RESOURCES: Significant with No Significant Significant Would the project impact Mitigation impact Impact Incorporated 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 x plans,policies,regulations or by the California Department of 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.) 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 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. 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. City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 10 Exhibit A V.CULTURAL RESOURCES. Potentially Less Than Less Than Significant with No Significant Significant Mitigation Impact Would the project: Impact Impact Incorporated 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 will 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 No Significant with Significant 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 substantial evidence of a known fault?Refer to Division of Mines and Geology Special Publication 42. ii)Strong seismic ground shaking? x iii) Seismic-related ground failure, including liquefaction? x iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? x City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 11 Exhibit A 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 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 Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 12 Exhibit A Less Than VII.GREENHOUSE GAS EMISSIONS. Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project: Impact Impact Incorporated a)Generate greenhouse gas emissions,either directly or indirectly,that may have a significant impact on the 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 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. Impacts are considered to be less than significant. Less Than VIII.HAZARDS AND HAZARDOUS MATERIALS. Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project: ImpactImpact Incorporated a)Create a significant hazard to the public or the environment through the routine transport, use,or disposal of hazardous 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 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? f) For a project within the vicinity of a private airstrip,would the project result in a safety hazard for people residing or working in the project area? City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 13 Exhibit A g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation 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. Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project: Impact Impact 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- 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 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 14 Exhibit A g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood 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 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 not 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. Less Than X.LAND USE AND PLANNING. PotentiallyLess Than' Significant with No Significant Significant Mitigation Impact Would the project: Impact 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 Housing 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 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 15 Exhibit A are considered contrary to the City's General Plan. Several policies are directed to rehabilitate existing housing. Potential impacts are considered less than significant. Less Than XI,MINERAL RESOURCES. Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project: Impact Impact 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 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 Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project result in: impact Impact Incorporated a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or 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 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 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 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 16 Exhibit A environmental review, including an assessment of potential noise impacts on new residential development in residential as well as commercial districts. 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 environmental 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. PotentiallyLess Than' Significant with No Significant Significant Mitigation Impact Would the project: Impact 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 City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 17 Exhibit A 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. Less Than Potentially Less Than Significant with No Significant Significant XIV. PUBLIC SERVICES. Im act Mitigation Impact Impact p 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 cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? x Police protection? x Schools? Parks? 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 Initial Study/ Negative Declaration Attachment 2: Page 18 Exhibit A Less Than Potentially Less Than significant with No XV.RECREATION. Significant Significant Impact Mitigation Impact Impact Incorporated 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. Less Than XVI.TRANSPORTATION/TRAFFIC. Potentially Less Than Significant with No Significant Significant Mitigation Impact Would the project: Impact 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 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 substantial safety risks? d)Substantially increase hazards due to a design feature(e.g., x sharp curves or dangerous intersections)or incompatible uses City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 19 Exhibit A (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 decrease the performance or safety of such facilities? 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 Than PotentiallyLess Than XVII.UTILITIES AND SERVICE SYSTEMS, Significant with No Significant Significant Would thero ect Impact Mitigation Impact 1 impact Incorporated 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? City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 20 Exhibit A d) Have sufficient water supplies available to serve the project from existing entitlements and resources,or are new or 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? f) Be served by a landfill with sufficient permitted capacity to x accommodate the project's 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 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. 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 Significant Less Than No VIII. MANDATORY FINDINGS OF SIGNIFICANCE. Significant with Significant Impact 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 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 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. City of Ukiah Housing Element Update 2014-2019 October 7, 2015 Initial Study/ Negative Declaration Attachment 2: Page 21 Exhibit A B. As discussed in the preceding sections, both short-term and long-term environmental effects associated with the project will be less than significant. C. When impacts associated with the project are considered alone or in combination with other impacts, the project-related impacts are insignificant. D. The above discussions do not identify any 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 Initial Study/ Negative Declaration Attachment 3— Redline Exhibit B 0110,1 Cit. { 1ta 11111111 2014-2019 General Plan Housing Element Update DRAFT March -2011111 5 ,111,111110000010,000000000,1 11111,1111111111111111111111111111111111111 Die olio sti�.Aouu / 1p��/ IIowl f1111111 / i0 11 11 11111111111* 11101111 1111 yrcIc � rr,rrrr�ur r% I 11101 00 iU I(VI f( i 1 iiriri rr 11111 1( I ) ���Y�r C f %r�%�������h� � I1QP���� Yrd11111 V 1Aa1yrrlp "'. �M'Ih'p III 011 /1 r11 11 11111 _ .,� ys � /2/ I 110 ��1NMs��VHI II 1 III YF 11 �m�. �...,� Prepared by the Department of Planning and Community Development Charley Stump, Director Table of Contents Background What is required? " 4 Who are we? What have we accomplished in the past? 1 D What are we currently working on? 131 What are our guiding principles for housing? 1,12 Do we have a new housing strategy? 13 Community Participation in developingthe new strategy 3 Who needs housing in Ukiah? 1. 3 What services are provided to the homeless? 1 Where can homeless facilities be located? D What can the City do to assist the homeless? 1, Is farm worker housing needed? 214-9 Is transitional and supportive housing needed? 278 Is there a high number of female heads of households? 274. Is there a high number of extremely low income households? 21 Are there other types of special needs housing? 22 Is there overcrowding in Ukiah? — . :.. 2 2014-2019 City of Ukiah Updated General Plan Housing Element What types of housing are needed? 294 Wh dtl types of Il cu[song doeUkoph Ihove How much housing is needed? 02-5 Elderly Foulation.......................................................................................................................... 2 Where can new housing be located? .3227 .................................................................... LargeHouscholds..........................................................................................................................27 What types of housing does Ukiah What is the vacancy rate by Is there enough suitable land to meet the regional housing need?...............................................30 Are there constraints to hu P2'iip 2...new housing development? 391 Can certain constraints be overcome? 334 Land use controls 1338 Military compatibility 00 Crime prevention through environmental design "U2 Safety and high density housing management 11449 Are there any at-risk units in the City? ".,4'* Greenhouse gas emissions and global warming 560 Opportunities for energy and water conservation 5/4- Housing Goals and Policies: What do we want to happen? Implementation Programs: How do we get there? Tracking Progress: How will success be measured? 584 Five-year quantified objectives 670 3 2014-2019 City of Ukiah Updated General Plan Housing Element Annual Reporting /06-7 Consistency with other General Plan Elements /176-9 List of Tables: i..nal1311 a :�. I: 3aull ad„o n : : .... 1 i..d1b In, Com mu..un Ch d 11dCa uilmli Si ics a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a / i..d1b In, M u: odn IIOu b IC:)u 11on,s ...... :Du..uu a ()C)8 d„IlaaOau IIS :Du..uu a ():i. i..d1bOln, " a Ull linalln IL..I0Oa..16C a011(in Ovni payrnln,u d„ by In,u u..uam a aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa i..d1bOln, 6 0 0cu..1611 . 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III OcmcnL aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa 9/6 33endoi113 cu liu . Il adilmli aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa .a386 ArMir 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. 5 2014-2019 City of Ukiah Updated General Plan Housing Element The primary housing challenge for the City of Ukiah over the next five years is how to meet local housing needs with a slumping economy, municipal structural deficit and the loss of the City Redevelopment Agency that has provided millions of dollars in funding over the past 20 years. The City updated its General Plan Housing Element in 2011 (2009-2014) and it was certified by the State Department of Housing and Community Development. The City, with limited staff resources and funding has had success implementing the programs contained in the Element. The 2014-2019 updated Housing Element builds on this success and focuses on what can realistically be achieved in the coming years given anticipated limited Staff and financial resources. What is Required? The Housing Element responds to Ukiah's housing needs by identifying policies and implementing actions for meeting those needs. State law defines the general topics that Ukiah's Housing Element must cover. Specifically, the element must: (1) document housing related conditions and trends; (2) provide an assessment of housing needs; (3) identify resources, opportunities and constraints to meeting those needs; and (4) establish policies, programs and quantified objectives to address housing needs. Overview of State Law Requirements State law establishes requirements for all portions of the General Plan. However, for the Housing Element, the State requirements tend to be more specific and extensive than for other elements. The purpose of a Housing Element is described in Government Code §65583. "The housing element shall consist of an 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 shall identify adequate sites for housing, including rental housing, factory-built housing, and mobilehomes, and shall make adequate provision for the existing and projected needs of all economic segments of the community" While jurisdictions must review and revise all elements of their General Plan on a regular basis to ensure that they remain up to date, State law requires that Housing Elements be reviewed and updated at least every five years. The process of updating Housing Elements is to be initiated by the State through the regional housing needs process, as described later in this document. The regional housing needs process was recently conducted in 2008. State law is also quite specific in terms of what the Housing Element must contain: 6 2014-2019 City of Ukiah Updated General Plan Housing Element 1. "An assessment of housing needs and an inventory of resources and constraints relevant to meeting these needs . . ." 2. "A statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing . . ." 3. "A program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, provision of regulatory incentives, and the utilization of appropriate federal and state financing and subsidy programs when available . . ." 4. The Housing Element must: (1) identify adequate sites with appropriate zoning densities and infrastructure to meet the community's need for housing (including its need for very low, low and moderate income households); and (2) address, and where appropriate and legally possible, remove governmental constraints to housing development. 5. An assessment of homeless needs and the opportunity for the creation of emergency shelters and transitional/supportive housing. The opportunity must encourage these facilities while providing flexibility for existing local strategies and cooperative efforts. 6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of the three criteria that require measures to ensure compatibility. This updated General Plan Housing Element contains these required ingredients, but begins with who we are as a community, what we've accomplished in terms of housing, and what our guiding principles are. Who Are We? Ukiah is a diverse community with a variety of cultural influences. There is a significant senior population and a growing Hispanic population. There is also a significant homeless population with an increase in homeless persons unwilling to utilize the local shelter facility and other services. Even so, the local Plowshares Peace and Justice Center dining hall served 60,7678 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 II 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. 7 2014-2019 City of Ukiah Updated General Plan Housing Element Table 1 —Population 2004-2015 Year Population Population Growth 2009 15,711 2010 16,075 364 2011 15,926 Minus 149 2012 16,030 104 2013 16,065 35 11: 1.6,„0''F5. „22„1„5, '16. ,„073 .:. Source: State Department of Finance 2015-3(www.dof.ca.gov) Table 2—Community Characteristics City Area Size 4.2 square miles Vacant/Underutilized Land 105 acres (° ,,.x.5 Vacant Residential Units / 6% o) „ Occupied Housing Units 94.9% Persons Per Household 2.49 (2013) Median Age 3,65 39 Sex Percentages Females = 51.9% (8,336) Males = 48.1% (7,739) Median Income $3,5„911013,132 (201“ ) $37,772 (201.509) $f112,,;, ,539,357 (201115eZ) Senior Citizens(over age 65) 2331 (11.5%) (20156) Children Under 5 Years Old 1,173 (7.3%) (2010) Median Age 365 39 Years Individuals Below Poverty Level 17.8% (2012) (18.3% in 2011) Total Housing Units 6,21'.3 (20150) Owner-Occupied Housing Units 2,650 ' (43:4%) Renter-Occupied Housing Units 3,2116'185(2756.6%) Median Single Family Home Rental $1„,,,,11'i (15„12),,,,$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,;,„,,5;1,64 people Homeless SIIlmcllltcui,,,,,, t lic5, = '-(2012 Au.V....avcuil ,q dallyII,1e count of 127 between Nov-Feb 22�15- 71 1, &) X11 ,a lu : l s18 Fllnul ucul.. 1 )`c t lllnc Fllncllcu Ibct ccui Nov Fcll I01” �0;1 a 8 Ipso c drIl nucvc prcu u u nCD d Ihov svni� uu,p,,,;uun 111'nc,,,,agunc 1ip; c luging „„„„Majority: Malc; '11 50 ycars old; Caucasian; No famiiy/partncr; No children; 1 2 ycars 8 2014-2019 City of Ukiah Updated General Plan Housing Element homcicJ, Fastest growing population: Male 51 60 y ars old. 61.1% of survey respondents had children under 18 years, old living homeless with them. Free Meals Served at PlowsharesAndliggs � ,, (1,56161.......: �children)ren) im 2 surra lhmeelis ................................................. People who Speak a Language Other Than 2,699 (19.2%) English at Home Average Household Size 2.48 people i„p;,,,p„„2„ ;1,„"a, (2.47 in 2009) Those in the Labor Force 6,522 in 201571 (7,124 in 2009) Largest Employers Ukiah Valley Medical Center, MC Social Services Female Heads of Household 15.8% (as a percentage of total population) (14.3% in 2004) Unemployment Rate Since 2005 the unemployment rate in Ukiah has ranged from 4.1% in October 2006 to 12.6% in March 2010,to 9.3% in 2012. The current unemployment rate for Ukiah is 7.4% in June 2013. Mendocino County: 7.9% (July, 2013) California: 9.3% (July, 2013) Ethnic Percentages White = 62.9% Hispanic = 27.7% Indian = 2.7% Asian = 2.5% Black = 1.0% Source: State Dept of Finance; MC Economic/Demographic Profile,CED Chico; MC WIB Economic Scorecard;www.city-data.com *NOTE: A person with disabilities is someone who has a physical or mental impairment that limits a major life activity; has a record of such impairment; or is regarded as having such an impairment. People in recovery for substance abuse are also protected by fair housing laws; however, current users of illegal controlled substances are not protected by fair housing laws unless they have a separate disability (Federal Fair Housing Amendments Act, 1988). Table 3—Average Rental Costs Housing Type 2004 2009 2013 3/2 Single Family Home $1,280 $1,370 $1,163 11„„,„„1„:11.„ Studio Apartment $630 $700 $700 2-Bedroom Apartment $730 $810 $815 1.1„..1.14 2-Bedroom Townhouse $840 $910 $900 1„1„,„„1„.11 Source: Ukiah Daily Journal„ Craigs i'sl2015 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. 9 2014-2019 City of Ukiah Updated General Plan Housing Element Table 4-Median Home Prices-June 2008 through June Home Sales in Ukiah, CA Court Price 350... $350,000 300... $300,000 250... , ... $250,000 Count of 200... ;,,r $200,000 Home Sales per Quarter 150_ $150,000 100 _ ___________ $100,000 50 $50,000 Median Price i ,.."$0 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 2013 2008 2009 2010 2011 2012 2013 lil i;l;ll of (Source: www.city-data.com 2 The median home price is have increased slightly from approximately $240,000 to $250,000 since 2011. In June of 2009, there were 148 foreclosure homes for sale on the Ukiah market. In September of 2013, there were between 36 and 53 foreclosure homes in the City limits. Overpayment: U.S. Census data reveals that 1,909 of 6,523 (29-) lower income households used more than 30% of their income for housing costs. This reflects the slow growth and development in the City and region in terms of new housing stock, and the relatively high monthly cost for rental units. Table 4 Ukiah Households Overpayment by Tenure Renters Owners Totals Number Percentage Number Percentage Total Percentage Households Extremely Low 769 91% 172 69% 641 87% Very-Low 287 37% 287 37% 638 55% 10 2014-2019 City of Ukiah Updated General Plan Housing Element Low Income 618 67% 515 41% 630 55% Moderate 647 29% 440 63% 472 43% *U.S. Census Data 2010 Implementing Tasks are included in this Housing Element to address the overpayment issue. These include limiting the conversion of rental units to condominiums, limiting the conversion of single family homes to professional offices, pursuit of the consideration of an inclusionary housing ordinance, supporting applications for affordable rental housing financing, amending the zoning code to allow single room occupancy developments by right, permitting small lot subdivisions, and working closer with affordable housing advocates and developers to facilitate affordable rental housing. What Have we Accomplished in the Past? Since 1990, 169 single family residential units and 349 multiple family units have been constructed in the City for a total of 518 residential housing units. The relatively low numbers over the past five years are a result of the lack of vacant land, a lack of unconstrained land, increased land prices, and a slumping economy. The majority of new residential units over the past ten years have been affordable and market rate apartments, sweat-equity affordable units, and special needs housing. Even still, shortages remain for these types of housing. The major affordable housing accomplishments the City has achieved include: • The contribution of over 4-millon dollars of Redevelopment Agency Housing funds to affordable housing projects since 1991. • Established and maintained lower planning permit fees for affordable housing projects. • 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. 11 2014-2019 City of Ukiah Updated General Plan Housing Element • Utilized CDBG funds for a variety of affordable housing related projects. • Ongoing Staffing of the RDA Low and Moderate Income Housing Advisory Committee. • Completed a Housing Conditions Survey in 2008 and secured a HOME grant for residential rehabilitation projects in 2009/2010. • Approved and helped fund the permanent Buddy Eller Homeless Shelter Facility. • Approved and help fund an important transitional housing project on the Buddy Eller Homeless Shelter site. • Purchased properties on Cleveland Lane and Main Street for low and moderate income housing opportunities. • Entered into an agreement with senior affordable housing developers to conduct due diligence regarding a senior affordable housing development on Cleveland Lane. • Maintained a positive working relationship with affordable housing advocates. • Secured an $800,000 HOME grant in 2008 for housing rehabilitation and first time home buyer assistance. Completed six (6) first time home buyers loans during 2008-2010. • Promoted and approved a number of infill high density affordable (extremely low, very low, and low income) housing projects, including the Summer Creek Village Apartments, Clara Court Apartments, Mulberry Street sweat equity single family homes, Cleveland Lane sweat equity single family homes, Main Street Village mixed use project, and others. The Summer Creek Village affordable Apartments were financed in part with a City sponsored $1 million HOME grant. The facility has 64 units with a large number of three and four-bedroom family units. It has a swimming pool, barbeque and picnic areas, basketball court, computer room, exercise facility, lounge, and spacious grounds. 11 of the units are reserved for extremely low income residents. The remaining units are reserved for very low and low income residents. The Clara Court affordable apartment project was financed in part with 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 connection fees when it issued the building permit for the Clara Court project. These fees are now required prior to the final inspection and grant of occupancy. • Completed a survey of mobile home park tenants to determine demographics, issues, and needs. 12 2014-2019 City of Ukiah Updated General Plan Housing Element • Adopted a Mobile Home Park Rent Stabilization Ordinance — October 2010 • Secured a $50,000 HOME grant to assist four participants in the first time homebuyer program. • Secured a $1 million dollar CDBG grant for 1) low income residents to participate in the City's sewer lateral testing and repair program; and 2) Major repairs and upgrades for an existing RCHDC affordable housing project. • Entered into a negotiation agreement with a senior affordable housing developer to facilitate an affordable senior housing apartment complex on City-owned property. • Completed administering a HOME grant for first time home buyer assistance program. Four participants secured loan funding that enabled them to become home buyers in the community. The four loans/grants totaled $302,300. • 2009-2014 Housing Production: Housing production in the City and surrounding Ukiah Valley has been sluggish for many years. Due to the significant economic decline beginning in 2008, the lack of housing production has slowed even further and new units within the City limits were essentially non-existent. o .... .. ....... .....: II .':p...L ..„s. .0 .is d....i.....Thc City is currently in negotiations with PEP Housing for the donation of a....thc 1.4 acre site owned by the City for the constn„..ction of...., PEP is interested in constructing '12 low and very oncllu„.1 illn 5 extremely Dowincome senior units. "The Gly aOso deferred over $500,,,,900 ew L, vvater anci other fees to assLst Table 6 Housing Production Income Level 2009 2010 2011 2012 2013 2014 2015 Total 0 22 0 0 0 0 21 4.322 Very Low 0 0 0 0 0 0 ?.1„ 219 Low 13 2014-2019 City of Ukiah Updated General Plan Housing Element Moderate 0 0 0 0 0 0 0 0 0 0 0 0 0 . . 8 Above Moderate Note: Units serving extremely low-income households are included in the "very low" category What are we currently working on? Even with reduced Staff and limited resources, the City is currently engaged in a number of affordable housing projects. HOME Grant: In 2013, the City, with the assistance of the Community Development Commission of Mendocino County, completed administering a CDBG grant for first time home buyer assistance program. Four participants secured loan funding that enabled them to become home buyers in the community. The four loans/grants totaled $302,300. The City is currently seeking an additional grant to continue the program in 2014. Downtown Zoning Code: The City adopted and is implementing a new Downtown Zoning Code (Form Based Code), which provides new opportunities for medium and high density residential development in and near the historic downtown. Incentives are being discussed for projects involving affordable housing that may include density bonuses, relaxation of parking requirements, and fast-track permit processing. City-Owned Property: The City is working with an affordable housing developer on an affordable senior housing project to be located on City-owned property (to be sold to developers) near the urban core of the City near medical services, shopping, transit, etc. The City is also in preliminary discussions with another interested housing partner regarding a second City-owned property in close proximity to the historic downtown core. CDBG Grant: The City recently secured a $1 million dollar CDBG grant for 1) low income residents to participate in the City's residential sewer lateral testing and repair program; and 2) Major repairs and upgrades for an existing RCHDC affordable housing project. Local Housing Development: The City Staff have been working with a local developer on a number of housing projects ranging from a new duplex in the downtown to a 30+ unit apartment complex adjacent to major shopping, offices and the local transit system. fi,ii..p: .11eii Also th e Clfy o atefi donatin0 i X1.5 a cnes c1 iii ii 11 11 n1roe°°s to PEP II cu ii iiii y fcilm...the cou t a ictloii of 4.2 lovv and moderate llncome senlor u..units„, .................................................................................................................................................................................................................................. :II:a �Q„,1.1tfil b in �� � E,Q,Y �:1 l� �all„,„.0 a Ii a u..0 II lifil li 11 u V II II a ll Il.��u u �tc � iEg ��a II� c li u �1:D 3:::„ 1 II 2��b circ y VII y V J y il,12,Prfived a 2...a„.„on l: dau 11ex located on an liii iil0 „Pa rcell. New Approaches: The City is developing new approaches to affordable housing facilitation due to the loss of the Ukiah Redevelopment Agency. 14 2014-2019 City of Ukiah Updated General Plan Housing Element What are our Guiding Principles for Housing? The foundations for our guiding principles for housing are to provide housing for all in need and to do so in a way that responds to climate change. 1. Supply affordable housing to the full range of our workforce and all economic segments of our diverse community. 2. Protect the surrounding agricultural lands and avoid urban sprawl. 3. Carefully focus new housing development on vacant, underutilized, and redevelopment infill sites taking care to ensure compatibility and neighbourhood preservation. 4. Increase energy efficiency in our homes and promote green, sustainable building and careful infill development to reduce greenhouse gas emissions and the City's carbon footprint. These steps will decrease our contribution to global warming and will reduce energy costs to renters and owners. Do We Have a New Housing Strategy? There were mixed results with implementing the 2009-2014 Housing Element. A lack of resources, the loss of the Ukiah Redevelopment Agency, and competing community driven priorities precluded full implementation success. These constraints and limiting factors are expected to remain to some degree so the updated Housing Element takes these factors into account. It is acknowledged that the regional fair share of housing units was dramatically reduced for Mendocino County and consequently for the City of Ukiah to account for the slumped economy, lack of population growth and historically low housing production numbers. This more realistic approach to defining the regional need creates a better chance for success. The strategy involves creating more opportunity for small infill housing in the urban core areas near transportation and other services, and where infrastructure is available to serve the units. The primary program to implement this strategy is to further reduce regulatory constraints for this type of development. The types of housing to be encouraged and targeted will be primarily for extremely low, very low, and low income households with an emphasis on rental units, smaller for-sale housing units, special needs housing, affordable student housing, and affordable senior housing. Above moderate income housing, while not the primary need, is still recognized as a need in the community. There will be continued assistance to homeless service providers as resources allow, and a zoning code amendment to allow homeless shelters in the C-2 (Heavy Commercial) zoning district. The strategy also calls for the same inclusionary housing ordinance called for in the adopted 2009 Housing Element, possible housing impact fees, and zoning code modifications to provide opportunities for farm worker housing. 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, 15 2014-2019 City of Ukiah Updated General Plan Housing Element 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 The elimination of the Ukiah Redevelopment Agency dissolved the RDA Low and Moderate Income Housing Advisory Committee, whose charge was to seek applications and distribute the RDA 20% set-a-side funds. The Committee had broad representation and participated in the General Plan Housing Element update process over the years. The loss of this Committee, coupled with the struggling economy, reduction of available outside funding, non-profit lay-offs, etc., has negatively impacted the energy and enthusiasm for participating in the 2014-2019 Housing Element update process. The public outreach campaign for the 2014-2019 Housing Element update project consisted of two... p toII IIo cuksIhooconthrocted.... t City �..� llth INcll; the n... llluf rnu � II d ll. IIII "ull, cu�u��.... ,. �. Sla y'ii 2 ,,,,,,,,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 CityIbet,,,,,Qty...2512 condurocted three...two pc.„thIlllc hearlludd ill iii the process of...acicpt.:iinq the II lcu„iInnii y II � iin� iii �...On March lh 1,Z, 70 116 the Men no CcpiiIV in: ucuyll undse Com mu qyn condt 11 cted a pub II llc Iheau uuny....end found the Ilotosllpy conslls ent wllth the Armpit 11 ndt„oose II Alan„,. Table 7 Public Outreach 16 2014-2019 City of Ukiah Updated General Plan Housing Element The community stakeholders included affordable housing developers, real estate professionals, 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 affordable housing Add a discussion of public safety in regard to high The draft document includes such a discussion density apartment complexes and the need to focus on strong management Consider suggesting that a public safety impact fee Added to the list of programs on commercial and large scale residential development be established. Update the discussion/analysis of the homeless The discussion of the homeless population has population. Include the rising number of mentally ill been updated homeless individuals that do not want housing. Update the data base of vacant, underutilized, and The data base and map have been updated "re-developable"properties Document the lack of housing starts in the area The draft document includes such a discussion over the past several years and the need to provide incentives to jumpstart the housing construction industry Continue to emphasize the rising senior citizen The draft document includes such a discussion population and the need for very low priced housing Continue to suggest that a program be included The draft document continues to include such a calling for an affordable housing impact fee. program Continue to emphasize the need for community The draft document continues to include such a stakeholders to routinely communicate and work program together. architects and engineers, social service providers, leadership groups representing minority populations, health industry professionals, and local government officials. The responses are summarized below: 17 2014-2019 City of Ukiah Updated General Plan Housing Element Who Needs Housing in Ukiah? Discussions with affordable housing providers and social service organizations, as well as the review of statistical data reveals that the primary housing needs in the City of Ukiah are unchanged from those identified in the 2009-2014 Housing Element: • Lower Income Households. Extremely low, very low, low and moderate income households are in need of housing in the City of Ukiah. There is an overcrowding problem and an increase in makeshift unsafe and unhealthy housing accommodations. • Young Adults. Rental housing for students and both rental and first-time home buying opportunities for young adults. • Persons with Special Needs. People living with disabilities who require specific design or service considerations, such as full wheelchair-accessible apartments; people in group homes with semi-independent living; the homeless; people in need of mental health care; farm workers; and people with severe illnesses. All of these groups are represented in the City of Ukiah. • Local Service Workers. The increase in service oriented jobs and the increase in housing prices and rental costs have led to an increased need for housing affordable to local service workers. • The Senior Population. Seniors with extremely low, very low and low incomes, and others who may desire to scale down and sell their homes for smaller housing units closer to services. • Female Heads of Households. Single women with children who head their households. • Upper Income Households. Higher level wage earners seeking upper end detached single family residences. What services are provided to the homeless and what are their special needs? In 2007 Mendocino County prepared a Continuum of Care P/an that found that local homeless individuals and families had a wide range of needs, including emergency shelter, transitional housing, and permanent supportive housing. Emergency shelters provide immediate short-term 18 2014-2019 City of Ukiah Updated General Plan Housing Element housing typically limited to less than six months. Transitional housing provides housing between six months and two years, and typically includes specialized treatment for alcohol and drug abuse, intensive case management, mental health treatment, life skills and employment training, etc. Permanent supportive housing offers a stable residential environment with mental health counseling, job training, among other services. Homeless populations are often transient rendering city/county jurisdiction lines meaningless. According to the Continuum of Care P/an, there are approximately 1,400 homeless people in Mendocino County at any given time. In 2009, another count was taken by the Mendocino County Social Services Department, which revealed a total homeless population of 1,206 persons. While it is impossible to determine is how many homeless people are in the City of Ukiah at any given time because the population is very transient. However, it is safe to assume that the number is significant because the majority of services for the homeless population are located within City limits. An updated homeless piiopll��'�" crams 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. • 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 s iiiiiiiiii"�suuti� utuu� t Center . Ill�i u"� IIII IIIIIIIIuu"�"� Illlss IIIIIIIIiiiiiiii" IIII allay — • - - - - - The IC: ord Str.t.tt numevlithtn : iumn:un lii„lieunn:Il lnenbll oss h000song facoOliy nl„n nnnli of 13 ondovodo mond 3...4 113480118s 11I88 onrorfordm provIl�: un n: hon., Ihk a bunv000unu bunt Una IIs choOd V frotondOy� iahost, i:da uatod onto Unto....lpi0ogildm n:111' toxllptocttod tl Ilbto cOtr n trnd sobtor Buddy Eller Center Permanent Homeless Shelter Facility (shelter, meals, ^.,howcr^.,) located at 201 Brush The capacity of the Center is 21 individuals and 10 persons in families with children for a total of 61. At times the capacity is exceeded, which requires ^.,pecial management measures. The . ,cl of professionalism and success by the Ford Street Project, and it remains a crucial community facility. 19 2014-2019 City of Ukiah Updated General Plan Housing Element In April, 2011, the Buddy Eller Center leadership announced that due to a loss of Federal funding in March 2013, the Center must close in July 2011. 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. n the wunter cf 20 1,5-20 i �....w fatIndng gym/ . ed Il y the CV ciµ...LI kua ht. Co t,.11nty of Ilyi e n cion no :nod.,, Ipil uv:i;y on a on , II II IIID „Ca ec Il Dor ly oflL) ogerated a temporary airy woo lte she teo- provdng...she ter rely"...16 home ess it odo i u The local Homeless Services Planning Group is meeting regularly to develop a plan for moving forward. Initial thoughts include opening a as offer support designed to promote improved self sufficiency. The Ford Street Project Transitional Housing 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 units are "off site," a residential manager occupies one of the apartments. Services and case management are provided. • "Progress House" at 200 Ford Street - This facility is located across the street from Ford Street's main campus and houses homeless single males who have completed an aftercare program. Abstinence from alcohol and drugs is the goal for all these houses and apartment units. • "Unity Village" at 133 and 135 Ford Street - This facility is located behind Ford Street Project and provides transitional housing for Ford Street program clients. • "T.O.T.I.L." (Transitional Opportunity Towards Independent Living) — The site is located adjacent to the Buddy Eller permanent homeless shelter has been approved for construction. The Ford Street Project Supportive Housing Program 20 2014-2019 City of Ukiah Updated General Plan Housing Element Since 1996, the Ford Street Project has received funding from HUD's Supportive Housing Program (SHP) through the department of Health and Human Services of Mendocino County to provide housing and services for homeless families and homeless individuals with disabilities in Mendocino County. This funding is used in a variety of ways. Currently it is used to fund transitional housing units. In addition, SHP funds are utilized to provide case management and drug/alcohol counseling to homeless clients. The SHP has been instrumental in Ford 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. The Ford Street Project Garden Court Apartments A 10-unit apartment complex (formerly "The Garden Court Motel") for homeless, low-income adults, generally with psychiatric disabilities. Housing is "permanent", meaning that there is no target date for residents to move out to other housing. A resident manager is on the premises. There are 6 one-bedroom apartments and 3 two-bedroom apartments. Rents are based on criteria established by the State HOME Program and are pegged to resident income as determined at intake. Applications are available at the Manager's Unit at 1175 South State Street, Ford Street Project's Main Office at 139 Ford Street or through the Department of Mental Health Housing Coordinator. Needs of the Homeless The homeless population and homeless services providers need continued support from the City of Ukiah to address issues and problems. The City should support the local Homeless Services Planning Group and its members, and other active groups and organizations when practical to assist in their efforts to provide shelter, clothing, food, counselling, and life's essentials to the homeless population. According to homeless population support advocates, the primary needs of the homeless population are: • A well-defined and clearer path from shelter to permanent housing, with clear goals and client attainments for each housing stage. • An effective day shelter program which can actually train homeless persons and prepare them for full independent living, including job training that emphasizes specific skills for various kinds of jobs, how to be an effective tenant, developing parenting skills, learning to take instructions from authorities, developing communication skills, ctc.skolls, 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. 21 2014-2019 City of Ukiah Updated General Plan Housing Element Some have argued that the current permanent shelter has too many rules for a number of the chronically homeless who can't stop drinking, using drugs, etc., but operating and managing an "open" facility with no rules that would allow for virtually any sort of behavior may not be practical or reasonable. However, because of the high number of homeless persons and the low number of available homeless facility beds, opportunity for an additional facility or facilities has been identified as a local need that must be addressed in the next planning period. Where can homeless facilities be located? The Ukiah Zoning Code currently permits Homeless facilities to be proposed and approved in the following zoning districts with Planning Commission approval of a Use Permit: CN (Neighborhood Commercial); C-1 (General Commercial); C-2 (Heavy Commercial/Light Industrial); PF (Public Facilities); M (Manufacturing); R-1 (Single-Family Residential); R-2 (Medium 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 El Ihemellless shelllteum cverlllaro zone that rvlillll Elllery Ihemellless fadllOtOes by u u Ilu� Ethe IhornelOess shelter overlllaroy u zone COO Oso 1,2 acres On the northern section of V_VIk ah facilitics in thc Manufacturing... („M)........0 2 (Hcavy Commcrcial/Light Industrial) zoning district without thc rcquircmcnt for a Usc Permit. Thcrc arc approximately 22 vacant and underutilized acrcs and 3 primc rcdcvclopablc acrcs in thc C 2 zonc that could accommodate a second 1iomcicss facility in thc City. Thcsc primc sitcs arc situated in close proximity to transit routcs, social scrvicc providcrs, medical facilitics, and commcrcial scrviccs. :i....lhQV II?Il rop in ng Cornrnoi ic.p ccnthucted recommended the ” " northern uQ.il�u-u V���u� c'�� V_➢�:u�� it ���� the Q. �r��ro�ii�r iii for �� n�r ii�Q Q���,ss shellter OVerlla /one On Sel2teimlbe 2,,,201,5 the City Ceu..uncul depted horneOess shelter overllayr.euuQu. On ElCCtDP"d ronce wlitlh the rovlisIiens of Sen Elte BOOIIII 2 (SB2) (CedOillllc 2008 The need for an additional homeless shelter has not been identified as a high priority in the community. Moreover, the cost and lack of available resources are overwhelming. Regardless, the task of amending the zoning code to allow homeless shelters in the.....Manufacturing. (M„) C 2 (Hcavy Commcrcial) tiomelless Shelter overplay zoneing district without a Use Permit IhaIhccu �eu .VulIQ.�Q.a. is carried ovcr into thc 2011 2010 Housing Elcmcnt. 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 helping to define the path from shelter to permanent housing, and helping to establish an effective life-skill building day shelter program. Second, the City shall examine its zoning districts and consider making homeless facilities an allowed use rather than requiring discretionary review. Is farm worker housing needed in the City of Ukiah? 22 2014-2019 City of Ukiah Updated General Plan Housing Element Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101 corridor. There are no working farms within the City limits, but there are working orchards and vineyards adjacent to the City, particularly to the east along the Russian River. The Assessment of the Demand for Farm Worker Housing and Transportation in Mendocino County prepared in 2008 by the California Institute for Rural Studies found that in 2006, there were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074 worked in Mendocino County for less than 3 months. The Assessment found that the majority of farm workers Countywide live in single family residences, rent individual rooms in single family residences, live in labor camps, apartments or trailers. The Assessment found that 47% of the farm workers or approximately 1,957 live in the Ukiah Valley. Based on the findings in the Assessment, it is concluded that the majority of farm workers who live within the City limits live in single family homes, apartments, or mobile homes/trailers. State Public Health and Safety Code Section 17021.5 requires employee housing with accommodations six or fewer employees to be allowed by right and treated as a single family residence rather than a dormitory, boarding house, hotel or other similar term implying that the employee housing is a business run for profit. The City zoning ordinance allows single family residences by right in the R-1 (Single Family Residential) zoning district. It also does not limit the number of persons living in a residence, or preclude a group of employees, students, or other non-related persons from occupying the residence. In both the R-2 (Medium Density Residential) and R-3 (High Density Residential) zoning districts, single family dwellings, duplexes, condominiums, apartment houses, and room and board residences are allowed by right without the requirement for a use permit. The City zoning ordinance also contains an Agriculture Exclusive(A-E) zoning district. While no land within the City is zoned A-E, the regulations allow by-right "one family dwellings, trailers and accessory buildings, and farm buildings of all kinds, including labor camps when located upon farms and occupied or used by the owner, farm tenant, or other persons employed thereon or the non-paying guests thereof." Nothing in the statutes limits the number of dwelling units or how many persons can occupy the units. It is concluded that the current zoning standards comply with the requirements of State Public Health and Safety Code Section 17021.5, and no new program involving code amendments is required. Is transitional and supportive housing needed? Supportive housing is generally defined as permanent, affordable housing with on-site services that help residents transition into stable, more productive lives. Services may include childcare, after-school tutoring, career counseling, etc. Most transitional housing includes a supportive 23 2014-2019 City of Ukiah Updated General Plan Housing Element services component. The City regulates supportive housing as a residential use, provided supportive services are subordinate to the residential use. There are a number of existing transitional and supportive housing facilities in the City of Ukiah, some of which are described above. The City zoning ordinance defines these types of facilities as "Community Care Facilities," and allows them for up to six persons in all residential zoning districts and in the C-1 (Community Commercial) zoning district without a use permit. Larger facilities housing between 7 and 12 persons are permitted in these zoning districts with a use permit. "Community Care Facility" is defined in the zoning ordinance as being "consistent with the definition contained in Section 1502(a) of the State Public Health and Safety Code." Section 1502(a) of the PHSC includes 12 different types of community care facilities including "transitional shelter care facility"and "transitional housing placement facility." Currently, if a transitional or supportive housing use does not involve medical treatment or other formal services, and it is simply a residential living use, it is treated as a single family dwelling, duplex, or apartment complex identical to other single family dwellings, duplexes, or apartment complexes. However, this may not be completely consistent with Senate Bill 2, which states that all transitional and supportive housing constitutes residential uses. Accordingly, a program has been added to amend the zoning code to be consistent with Senate Bill 2. Is there a high number of female heads of households in Ukiah? 24 2014-2019 City of Ukiah Updated General Plan Housing Element The 2010 census revealed that there were 866 female heads of households in the City, down from 944 in 2000. Of the 866, 63% or 547 were living under the poverty level. Table 8 - Female Heads of Household Community Female Heads of Household / percentage of total population Mendocino County(unincorporated) 2268(3.8%) Ukiah 866(5.4%) Willits 309(6.3%) Fort Bragg 437(6.0%) Many female heads of household have children under the age of 18. These households generally require affordable housing, since their incomes are often less compared to two-parent households. Housing for female heads of household is a high priority for the City of Ukiah. Is there a high number of extremely low income households in Ukiah? Extremely low-income is defined as households with income less than 30 percent of area median income. The area median income in the City is $58,900 for a famip, /13,132. For extremely low income households, this results in an income of $24,,„25013,030 or less for a four-person household. For example, most families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance are considered extremely low- income households. At the same time, a minimum wage worker could be considered an extremely low-income household with an annual income of approximately $17,000 or less. The service worker who makes your sandwich at the local deli and your server at a local coffee shop could be earning $8.00 per hour. These people have jobs that could qualify them as extremely low income households. Existing Extremely Low Income Needs: In 20111, 111 extremely low-income households resided in the City, representing 1„„„„g% of the total households. This was down from 2010:. when there were 3191,202 extremely low income households or 20% of the total households. Most extremely low-income households are renters (769) and experience a high incidence of housing problems. For example, many of extremely low-income households faced housing problems (defined as cost burden greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and most were in overpayment situations. Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability (CHAS) data indicates that there are 172-owner and 769-renter ELI households in the City of 25 2014-2019 City of Ukiah Updated General Plan Housing Element Ukiah. Of the ELI households, 70 percent of owners and 82 percent of renters pay greater than 30 percent of their income on housing costs. To calculate the projected ELI housing needs, the City assumed 50 percent of its 2012 low- income regional housing needs are extremely low-income households. As a result, from the low income need of 11 units, the City has a projected need of 6 units for extremely low-income households. Many 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 small 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 types and construction methods to promote housing for ELI citizens. Is there overcrowding in Ukiah? A common method of measuring 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. IIS.. .... .... . .P crow !LIC:. ....II . ......IC.. .P::u r 26 2014-2019 City of Ukiah Updated General Plan Housing Element Overcrowding by Tenure Occupants Owner Occupied Renter Occupied Per Room 1.00 or less 2,548 41% 4,346 70% 1.01-1.50 102 1.6% 102 1.6% 1.51 or 0 0 62 1% more Total 102 1.6% 164 2.6 *American Communities Survey 2011 Are there other types of special needs housing? Persons with disabilities in Ukiah face unique problems in obtaining affordable and adequate housing. This segment of the population, which includes individuals with mental, physical, and developmental disabilities need affordable, conveniently-located housing which, where necessary, has been specially adapted for wheelchair accessibility, along with other physical needs. The living arrangements for persons with disabilities depend on the severity of the disability. Many persons live at home in an independent environment with the help of other family members. To maintain independent living, disabled persons may require assistance. This can include special housing design features for the physically disabled, income support for those who are unable to work, and in-home supportive services for persons with medical conditions. Accessible housing can also be provided via senior housing developments. The majority of persons with disabilities live on an income that is significantly lower than the non-disabled population. Many disabled individuals live on a small fixed income which severely limits their ability to pay for housing. The Task Force on Family Diversity estimates that at least one-third of all persons with disabilities in the United States lives in poverty. Persons with disabilities have the highest rate of unemployment relative to other groups. For most, their only source of income is a small fixed pension afforded by Social Security Disability Insurance (SDI), 27 2014-2019 City of Ukiah Updated General Plan Housing Element Social Security Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not adequately cover the cost of rent and living expenses even when shared with a roommate. In addition, persons with disabilities oftentimes experience discrimination in hiring and training. When they find work, it tends to be unstable and at low wages. Description of Need A disability is a physical or mental impairment that substantially limits one or more major life activities. According to the 2000 Census, an estimated 25% of Ukiah residents (3,494 persons) have one or more disabilities. The most pervasive disabilities for the general population are physical and mental disabilities. Physical 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 subject 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 meals 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 by Type Number Percentage Sensory disability 801 13% 28 2014-2019 City of Ukiah Updated General Plan Housing Element Physical disability 1,619 26.4% Mental disability 1,171 19% Self-care disability 654 10.6% Go-outside-home disability 509 8.3% Employment disability 1,364 22% Total Persons with disabilities 6,118 100% Elderly Population An analysis of the needs of elderly or senior households or persons is important for four reasons: 1) many elderly have fixed, limited incomes; 2) many elderly persons are "over- housed" (living alone or with two people in a three or four bedroom house); 3) some elderly have mobility and health problems that can create special housing needs; and 4) recent projections indicate an increase in the elderly population in the planning period, both those currently living in the area City of Ukiah. According to the 2010 Census, there are a total of 1,375 owner-occupied housing units and 665 renter-occupied housing units of which 2,040 are senior households. Table 3-16 represents householders by tenure and age in the City of Ukiah. Table 11 Senior Households Senior Households Owner Renter Total Number Percent Number Percent Number Percent Total 65 876 14% 514 8 1,390 22 and older Total 64 499 8% 151 2 650 10 and under TOTAL 1,375 22% 665 10% 2,040 32% Large Households Large families can have special housing needs if they cannot find affordable, large housing units then and living conditions may become overcrowded. The Table below shows the total occupied 29 2014-2019 City of Ukiah Updated General Plan Housing Element housing units by the number of persons living within each unit. This information is shown for owner-occupied and rental housing. For owner-occupied units, the highest percentage is for a two-person unit (59%). Approximately twelve percent of the owner-occupied households are occupied by five or more persons. For renter-occupied units, the highest percentage is a two-four-person household (60%). Less than two percent of the renter-occupied units are occupied by five or more persons. Table 12 Large Family Households Large Family Households Rental Percent Owner-occupied Percent 2- 4 person household 1,662 60% 1,552 59% 5+ person household 431 2% 322 12% 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 accommodations 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. 30 2014-2019 City of Ukiah Updated General Plan Housing Element The City also makes rehabilitation funds available to income qualified households for accessibility improvements. The Housing Rehabilitation Program, funded with a HOME grant has been designed in part to address these needs by providing affordable loans to assist disabled tenants to improve their rental units to meet their physical needs. The housing needs of several other categories of disabled persons, including developmentally disabled persons and the mentally ill are typically not addressed by Title 24 Regulations. The housing needs of persons with these types of disabilities, in addition to basic affordability, range from needing slight modifications of existing units to the need for a variety of supportive housing arrangements. Some of this population can only live successfully in housing which provides a semi-sheltered, semi-independent living state, such as clustered group housing or other group- living quarters; others are capable of living independently if affordable units are available. Group-home living quarters for a variety of specific disabled clientele groups have traditionally been found intermixed within Ukiah's residential neighborhoods. Consistent with State law, group homes with six or fewer residents per facility are allowed by right in all residential zones. Care facilities with seven or more persons are also permitted in all residential districts and several commercial districts, subject to a conditional use permit. What types of housing are needed? • Rental Units. Rental units for larger families, particularly for extremely low, very low and low income households. Small rental and for sale units, such as single room occupancy studios, particularly for seniors, students, low wage earners, female heads of household, and farm workers. • Smaller For-Sale Housing. Smaller attached and detached for-sale units affordable to low and moderate income households, and first-time homebuyers. Also, small lot subdivisions. In addition, the preservation of mobile home parks as a contributor to the local affordable housing stock has become significantly important. • Special Needs Housing. Special needs housing and housing with service components. This includes housing for persons with physical and mental impairments, and/or other special needs, as well as farm worker housing that may be seasonal. • Student Housing. Rental housing for Mendocino College students has been a priority for the College and is a priority for the City. This could include dormitory style housing with living units and a communal kitchen/ding facility. • Senior Housing. Affordable housing demand for the Senior citizen population has increased and is expected to continue growing in the future. In particular, housing units for those seniors in the Extremely Low income category. • Above Moderate Income Units. Detached for-sale units, rental apartments, and for- sale and rental condominiums available to higher income households. 31 2014-2019 City of Ukiah Updated General Plan Housing Element What types of housing does Ukiah have? Table 13 provides a breakdown of the total housing units by type of structure for 2000 and 2008. In 2013, it was estimated that there were 6,523 housing units in the City. As indicated, the majority of the units (55%) in Ukiah are single-family units. The variety of housing types in Ukiah fairly diverse. !31012„III 'l Ill 11 c '3 iii iu m U IR m iii 1 i ! @ '! 111111 1 31111o1!11 ! IIR1,iii 311111,,,, 1 Jg t” 119111111181Pttr 119911999111t, Son II��b 11:����� 11111rn to II 11Ln1 Ih ed 39 X133A!° % ........................ Song Ile dii nIlly ALLacne1w 31 6% i.. wo c II"''cuu1F Atlached 333 :1.3% II111 ':.....P11u1113.... ::I 01111':p1w9 /. Incllblille Home 433 3/u i.. .. Callorooa a Depalfus urf or mance 2010 What is the vacancy rate by tenure? The Department of Finance reported 330 vacant units, which is five percent of the total housing units in the City. Table 14 Housing Vacancy *Housing Stock by type of Vacancy Number Percent For Rent 136 2 Rented not occupied 7 .01 For sale only 73 1.1 32 2014-2019 City of Ukiah Updated General Plan Housing Element Sold not occupied 13 .1 Seasonal Use Only 25 .3 All other vacant 76 1.1 TOTAL: 330 5.0 *California Dept lment of Finance 2010 How much housing is needed? • MCOG Regional Housing Needs. Under California law, every city and county has a legal obligation to respond to its fair share of the projected future housing needs in the region in which it is located. For Ukiah and other Mendocino County jurisdictions, the regional housing need is determined by the Mendocino Council of Governments, based upon an overall regional need number established by the State. The fair share numbers establish goals to guide local planning and development decision making. In 2013, the MCOG in partnership with representatives from local City and County jurisdictions met and agreed upon the local fair share housing needs. Table 15—2013 Mendocino Council of Governments Regional Housing Needs for Ukiah Years Extremely Very Low Low Moderate Above Total Low Moderate 2009-2014 65 134 65 120 75 459 2014-2019 9 (50% of 11 7 7 20 46 VL and L) Limited Population Growth. As noted in Table 1, there has been very little population growth over the past five years. However, housing needs remain, particularly for extremely low, very low and above moderate income households. This interesting need statistic reflects the lack of overall housing starts in the community due to the slumping economy and the loss of the City's Redevelopment Agency. Housing Production since 2009: Even with a reduction of regulatory constraints and continued City support, housing production since 2009 has dropped dramatically. Four single family residential units were constructed in since 2009, and the Clara Court 34 unit affordable housing project was constructed and opened in 2010. Table 16— 20153 Housing Production Year Extremely Low Very Low Low Moderate 2009 0 0 0 3 2010 22 (Transitional) 34 0 1 33 2014-2019 City of Ukiah Updated General Plan Housing Element 2011 0 0 0 0 2012 0 0 0 4 2C)13 () () 0 0 TOTAL 22 34 2 4 Additionally, a number of housing projects were approved by the City Planning Commission in the past couple of years, but not yet constructed. These include: • 30 I apartment units on Old Talmage Road78 u onoL markL,00L raLc prolL,00cL aL 3n1 S Oak • A mixed use project including seven 1 bedroom apartment units and 5 efficiency Single Room Occupancy apartment units.,117 u on oL affordab010.00 sL,00noor hou°song proLL,00cLi oncOu°dung n 10.00xLIF(,"M10."0y Dow oncom10.00 uonoLs • A 0-..,mall Planned Development with 1 1 bedroom apartment unitn.., and a efficiency studio unit above an existing garage. Lwo u onoL Mdrk(,,t, rdLc du op010.00x on Sou oLh Maon SLr0.0010.00L ,.ril. .ow .11111111.11111.1111,11IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII, „III 111111111111111111111 1 111111,11 , , ,1.00.11 „III 1 111111,110111111111,11,11,1111 1 lc 110 ild 1111,1111.11111111111111111111 ,1,,111,11.0011.11,0,11, . 1111 ,). , 11111111111 1111111111ffilimm No III IR II I 7 11 1 1 pollIIIIIIIIII I , IIIIIIIIIIII milli l'Ir lo 1 r 1,1111111111111111111111111111111111111111111111111111 11111 M111111111111111111111111''''' 1111111111111?1)''''\" ' 111111111111111mm:11i I'''iffrif:g, :n'Y 11 11011t11101M11111111101111011100110110100111 1 ) 1 1111 II 11 I11111111111111 11 1 1 111 1 11°Ill' 1 11111 1 11111111 11 I 11 I 1111111 I 1 111111 1 Hu 11111 111111111111 11 1 1 111 11[ 11111111111 1 11 11 II 11 1111 111 1111 11111111 11 11111 1111 111 1 11 1111111 1 11 111111 1 111111111111 11 1111 1 11,1111,11 111 1111 11 1111,11 1 onlo 11 1 11 1,111111111111111111111111 1 Hill 11,1 n 1 ,,,t11 11 ,r1411111,/ 1 /111°*1111 I II 1 1 1 11 1 I 1 I 1111 11 1111 1111; 1 11 11 1111 11111111 111' 11 11 1 1 11 1 I 111 1 .r-i o 1 111. 11111 — tilt lis I i Illooloolo00000101111111010000000100011110111011 ill IHI1, II ' 1,100000 „II 1, 1, IIIIIIIIIIIIIIII 10101111r ,,, Efficiency Single Room Occupancy Units Approved by the Planning Commission Where can new housing be located? 34 2014-2019 City of Ukiah Updated General Plan Housing Element The 2009 Vacant and Underutilized Land Map was updated in January 2014 (Appendix 3). Over the past 4-5 years there has been a very minor reduction in vacant and underutilized land available for housing development (3 acres). allllallls 17.., VaCelet a 11131i U1113•enutillIlize,iIIII 113•1 s uu " a u5iIIII uu 12...19, „a„,...„:„„........................5 20114 :11.55 sass The vacant and underutilized land continues to be spread out in the City with a very limited amount of large vacant parcels. Of the last remaining larger properties, most can be developed with residential land uses, but because of location (prime commercial) it is not probable. However, the enabling zoning and regulatory framework for the development of these parcels will continue to permit residential development. The primary opportunity sites for very low, low and moderate priced rental and ownership housing are vacant infill parcels, underutilized land, and parcels ripe for redevelopment. To successfully develop these sites, traffic, design compatibility, infrastructure, neighbourhood compatibility, and other issues must be analyzcd .p .gyag . • Infill Parcels. The Vacant and Underutilized Land Map updated in 2014 shows a number of important infill opportunity sites within the City Limits. These parcels are close to existing infrastructure and situated along transportation corridors, and are close to the downtown, retail opportunities, medical services, and professional offices. Development of these parcels will promote increased pedestrian activities and will lower the City's overall carbon footprint. • Underutilized Land. There is underutilized land throughout the City which provides opportunity for all types of needed housing. Redevelopment Sites. There are a number of key developed properties in and around the downtown and along important transportation corridors that are poised for redevelopment. The sites listed in the following table represent sites with the greatest potential for redevelopment within the planning period. • liiitc Coons..00i. 000 uu -II-here a re a uuu..umber of Ike stes that re cooman .00u..0 s is one uuuother wOth the asi„cuuiali ul0 to becobOne to cco a su: to Il uro bum pored V � II 35 2014-2019 City of Ukiah Updated General Plan Housing Element Table 18— Redevelopment Sites Property Address APN Parcel Percent Current Use Potential GP& Owner Size (%) Units Zoning Constraints? (sq ft) Developed (see note below) Somers 290 0226304 23,814 73% Retail/Program 13 total C No Geraldine Seminary Services 8 C-1 SUCCTTEE Ave probable Mendocino 294 W. 0218304 13,417 64% Commercial— 8 total C No Savings Bank Smith Street Bank 6 C-1 probable Heller Richard 304 Pine 0217410 8,389 73% Residential 1 LDR No V.&Eileen E. Street Single Family R-1 TTEES Dwelling Trinity Youth 915 W. 0121708 28,742 72% Vacant 5 LDR No Services Church R-1 Trinity Youth 225 S. Hope 0126101 27,749 67% Vacant 5 LDR No Services Street R-1 Trinity Youth 915 W. 0121603 43,151 91% Vacant 7 LDR No Services Church R-1 Trinity Youth 200 S. 0121404 16,873 Vacant 2 LDR No Services Barnes R-1 Street Trinity Youth 200 S. 0121409 54,360 55% Church and 9 LDR No Services Barnes School R-1 Street Trinity Youth W. Church 0121401 33,611 0% Vacant 5 LDR No Services & R-1 Thompson Taaning E. Clay 0228105 13,674 0% Vacant 2 C 2-Story Jessica L. Street C-2 Maximum H&L 273 E. Clay 0228104 22,424 65% Commercial— 4 C 2-Story Schmidbauer Warehouse C-2 Maximum Hoskins Roy 276 E.Clay 0223124 58,999 43% Retail Sales 10 C 2-Story H.Jr.&Gail C-2 Maximum TTEES H&L 265 E.Clay 0228103 29,007 61% Retail Sales 5 C 2-Story Schmidbauer C-2 Maximum Properties LLC Peabody 291 E. Clay 0228106 8,756 81% Residential 1 C 2-Story Robert L. Single Family C-2 Maximum Dwelling Mountanos 334 N.Main 0218602 4,442 0% Vacant 1 total C 2-Story Linda M TTEE Street 1 C-1 Maximum probable Ceja Celso 479 S.State 0218601 5,494 56% Retail Sales 4 total C 2-Story Street 2 C-1 Maximum probable 36 2014-2019 City of Ukiah Updated General Plan Housing Element Rocha Antonio 519 S.State 0227328 7,858 39% Retail Sales 5 total C 2-Story Moreno Street 3 C-1 Maximum probable Wang 521 S.State 0227329 3,882 17% Residential— 2 total C 2-Story Quingnan Street Single Family 2 C-1 Maximum Dwelling probable Wang 523 S.State 0227322 3,655 40% Retail Sales 2 total C 2-Story Quingnan Street 1 C-1 Maximum probable Chang James 527 A&B 0227325 7,947 48% Office 5 total C 2-Story TTEE S. State 3 C-1 Maximum Street probable Lorenzi Marlyn 533 A S. 0227324 9,040 30% Retail Sales 6 total C 2-Story State Street 5 C-1 Maximum probable Hoskins Roy H 307/311 S. 0223125 16,520 60% Office 11 total C 2-Story Fr.&Gail L. Main Street 8 prob C-1 Maximum City of Ukiah Cleveland 002-281- 10,200 0% Vacant 7 total P 2-Story Lane 15 7 P-F Maximum probable City of Ukiah Cleveland 002-281- 10,500 0% Vacant 7 total C 2-Story Lane 18 7 C-2 Maximum probable City of Ukiah Cleveland 002-281- 1 acre 0% Vacant 28 total C 2-Story Lane 28 28 C-1 Maximum probable City of Ukiah Cleveland 002-281- 1/2 acre 25% Office 14 total C 2-Story Lane 24 1 C-1 Maximum probable „2„„,g, 887 00 3-5743 1. / „1„2„1:1 ag12 &gn i1i /[c[2I J 2;22„Ei .k8E l':i r rn 2/ 2 irvc2 38 ...... .............Gar ........ ....... ...... . 128.2.122,12.1.2 TOTAL 922175 POTENTIAL total UNITS 132 probable • - NOTES: 1. The potential number of units was determined by factoring in the number of units allowed by zoning, the applicable development standards, the size of the parcels, the shape and configuration of the parcels, the percentage of existing development, surrounding land uses, on-site field work, and in some cases, subjective, yet professional opinions. Additionally, the existing development on all of the identified sites is aged and in some cases dilapidated, which increases the opportunities for redevelopment and infill affordable housing. The Ukiah General Plan and Zoning Code permits high density residential development in the C-1 (Community Commercial) zoning district. While full high density residential development is possible, the potential number of units assumes a mix of residential and commercial (25% to 50% residential). This assumption is based on the mix of recently constructed mixed-use projects, and discussions with local and regional developers concerning how mixed-use projects must"pencil-out"to be financial successful. 37 2014-2019 City of Ukiah Updated General Plan Housing Element 2. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre. 3. There is a need for 18 extremely low, very low, and low income units. There is opportunity for 280 units on residentially zoned land (vacant, underutilized and redevelopable parcels). 4. It should be noted that not all commercial zoned sites are anticipated to be developed residentially. However, as noted above,there are more than enough opportunity sites to meet the local need. 5. The Ukiah Airport Master Plan limits some parcels to two-stories which is considered a constraint because it could disallow maximum density under the zoning. The Airport compatibility zone maximum density in these areas is 90 people per acre, which does not represent a constraint because it far exceeds the maximum density under the zoning (28 units per acre). 6. No other land use controls significantly constrain the parcels. The City zoning code does not contain a floor area ratio standard, and the height limit, yard setback, and lot coverage standards in the C-I zoning district are generous, which encourages infill affordable housing development. 7. The Medium Density Residential (R2) and High Density Residential (R3) zoning districts allow owner occupied and rental multifamily residential land uses by-right without a use permit. 8. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre. 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), c currc ,, p c' is is P i Il tutu ig ... -� nc Cleveland �i'icci II��!C�`��or... ntyinte roce.ro ....�nctcu - gun.. � u..:ullnc � ul��iuui�iugi� ��i� cunuu ��� u �llrl� uiunui� ...�Ilnc�c p��u�cl� Ill���c Ilrcun will be�a�u�Il�liiincP,,. The regulatory incentives that provide increased opportunity for these sites to redevelop include the availability of the Planned Development (PD) zoning tool, no floor are ratio standard, a generous height limit, limited yard setbacks in the commercial zones, (grants) for facade and infrastructure improvements. The sites were chosen because of existing worn or dilapidated structures, near-by successful revitalization efforts, reasonably foreseeable near-by future projects, and other factors. As indicated in footnote number 1, on-site field work was performed on each parcel to determine if and how much affordable housing could be added to the sites given the location and type of existing development, parcel configuration, and other factors. Additionally, it should be noted that the City has been successful in attracting housing projects in the C-1 (Community Commercial) zoning district. Approved and constructed projects with full residential development on commercially zoned parcels include a 6-unit apartment complex on North Main Street and a 12 unit apartment complex on South Main Street. Both of these projects are situated in the downtown area and in close 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. 38 2014-2019 City of Ukiah Updated General Plan Housing Element Is there enough suitable land available to meet the housing need? The City's share of the regional housing need is 46 units and there is plenty of appropriately zoned, unconstrained land to accommodate this desired number of units. The total probable units for the vacant, underutilized and redevelopable land within the City is 738 units. The primary reason for this is because the City permits medium and high density residential development in its commercial zoning districts. Another reason is that there are a substantial number of underutilized older commercial properties where residential units could be added. The zoning code permits mixed commercial/residential land uses in all commercial zoning districts. Additionally, the City's Planned Development zoning tool provides for creative, well planned residential development and the flexing of typical development standards and densities. The Housing Element strongly encourages carefully infill medium and high density residential development because of the close proximity to existing infrastructure, transportation corridors, social services, commercial uses, and medical facilities, and to prohibit impacts on surrounding agricultural lands that results from urban sprawl. Are there constraints to housing development in Ukiah? The City has regulatory constraints (fees/exactions and zoning standards), as well as environmental constraints just like every other community in California. The environmental constraints include traffic, drainage/flood zones, mature trees, and airport compatibility. All of these constraints affect future development to varying degrees, and each site listed in the Vacant and Underutilized Land Survey (Appendix 3), was examined not only for the presence of constraints, but to what degree the constraints would impact the future development of housing units. The following table provides a listing and details of constraints to housing development. Table 19 - Constraints Constraint Detail Fees and Exactions A new fee schedule was adopted in 2007. Reduced planning permit fees are charged for affordable housing and special needs housing projects. Wastewater(Sewer)Treatment The wastewater treatment plan upgrade and expansion project has been completed and sufficient capacity is available to serve the identified vacant, underutilized and redevelopable parcels. Water Storage and Capacity A water storage project has been completed, which added nearly 2 million gallons of storage to the City's water storage system, and an upgrade to the water treatment plant has been completed. Sufficient water exists to serve the identified vacant, underutilized and redevelopable 39 2014-2019 City of Ukiah Updated General Plan Housing Element parcels. Zoning and Land Use Controls(see below) The amendments called for in the 2004 Housing Element were completed in 2008. Additionally, the City is working on a Downtown Zoning Code project that will provide more opportunity and certainty for housing development in the downtown. Medium and high density housing is now permitted in all commercial zoning districts, and the Planned Development tool has be used to facilitate unconventional housing and alternative development standards. Zoning is no longer considered a constraint. The City has lot coverage, yard setback, height and other regulatory constraints to development. While these zoning standards are typical, the City also does not have a Floor Area Ration (FAR) standard, which limits development in other communities. The City also has a Planned Development overlay zoning classification, which provides flexibility for development projects. Additionally, in 2008, the City adopted new zoning regulations establishing reasonable accommodations for persons with disabilities (see procedure below). Airport There are density limitations and 3-story buildings (other than for public facilities) are disallowed in the B2 Infill area north of the airport. However, many of the identified vacant, underutilized and redevelopable parcels are not located in the B1 or B2 infill area north of the airport. Drainage The City adopted new Low Impact Development drainage requirements which could result in II;,,,piii„ ,.II::I.iIC:....lowcr costs for housing projects. Traffic The City adopted a City-Wide traffic study in 2007 and if traffic impact fees are considered in the future, reduced fees for affordable housing projects may be adopted. Additionally, the City has an adopted Capital Improvement Program that includes a number of significant street and intersection improvements that will reduce traffic related constraints for the identified parcels. 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 senior housing can demonstrate that less parking would be needed. Flood Zones 100-year flood zones and flood-ways exist in the City, but ample suitable land is available to meet the housing need. Most of the identified vacant, underutilized and redevelopable parcels are not situated in a 100-year flood zone. Permit Processing Procedures Permit processing for all permits is generally faster and less costly than surrounding jurisdictions. Priority processing is provided for affordable and special needs housing projects. Housing for Persons with Disabilities The zoning code was amended in 2008 to include provisions for reasonable accommodation (procedure listed below). Additionally, planning permit fees for special needs housing projects are even less than those charged for affordable housing projects. Building Codes The City has adopted the 2007 California Building Codes. These codes have not presented a hardship to affordable 40 2014-2019 City of Ukiah Updated General Plan Housing Element housing developers. The State of California and the City of Ukiah will adopt the new 2010 California Codes on January 1, 2011. All building permit applications which are submitted after January 1, 2011 will be required to comply with these new regulations. One of the most significant changes that is anticipated in the new codes is that all new residential occupancies will be required to have fire suppression systems (fire sprinklers). This will add addition costs to affordable housing projects. The City is examining the possibility of using Redevelopment Housing 20% set-a-side funds to offer grants or low interest loans to assist affordable housing developers to comply with this anticipated new requirement. The City of Ukiah code enforcement activities have become complaint driven ever since the loss of the Code Compliance Coordinator position due to budget cuts. However, City staff due initial code compliance cases when they are observed during routine inspection and field observations. Cost of Land and Financing Currently, the cost of land is lower than it has been in many years. This is primarily due to the economic downturn. Similarly, the availability of land is higher than it has been with a larger than average number of properties on the market. While financing is tight, there is local optimism that lending institutions are relaxing recent restrictions and the financing market is opening up. Additionally, interest rates are remaining low, and the City's first time home buyer program has been very active over the past year. Cost of Construction According to PEP Housing, a local affordable housing builder, the cost of construction in Ukiah is comparable to that of neighbouring counties of Sonoma and Lake. Typical construction costs are between $190 and $215 dollars per square 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 practices that support safety. The Police have found that the key to safe affordable housing is strong management. A new policies and implementing task have been added to address this concern. Housing for Persons with Disabilities Procedure: Request: A request for reasonable accommodation may be made by any person with a disability as defined under the federal fair housing act and California fair employment and housing act, or his/her representative or any entity, when the application of a regulation under this chapter acts as a barrier to fair housing opportunities. In general, a person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. A request for reasonable accommodation 41 2014-2019 City of Ukiah Updated General Plan Housing Element may include modifications or exceptions to the regulations, standards, policies and practices for the siting, placement, construction, development or use of housing or housing related buildings, structures and facilities that would eliminate regulatory barriers and provide persons with a disability equal opportunity to housing of their choice. Application Submittal: A request for reasonable accommodation shall be submitted on an application form provided by the director of the department of planning and community development including documentation of the disability and any other information required to make the determinations required by this section. Review Of Application: Applications for reasonable accommodation shall be reviewed by the director of the department of planning and community development or designee, or may be referred to the authority taking action on a concurrent application. Written Determination: The director of the department of planning and community development or designee shall make a written determination within thirty (30) days and either grant, grant with modifications, or deny the request for reasonable accommodation in a.tt* *'.. �_` ► a,:a a* a� *.e. , ►., .,a aF saa '*�.....'. . i` t ,*a �.sa a* ,.. . '- a a `a . ' ., ,.*a sa.:_ fi�., 'a * . -* a.. a a ra_ ■a a _a* as. as.; a ►., h*at� as .i.'e`" t. :^ea as a■ *tt *a.. .� „a e e ' ,.a a,c: t ^�'a . ',.,. a.tt rasa �._c*a •_ ',`n°'. a . ■ a as a .` aJr .- a .F;_.. saa a, as- a a* a*� r*_.- n laa n ■;a a as sa aa. to al r ■ r..i. .. 1. Whether the housing that is the subject of the request will be used by an individual with a disability as defined under the acts. 2. Whether the request for is necessary to make specific housing available to an individual with a disability as defined under the acts. r f ..t a "r ",. ., a;*.,as.;r,.:.., - 'i. *a_.. ■ a.r....a_ e a r.* ra / A air t r. a -e_- s,,._ a ---- --- ------- -- ---- - -------- ---- 5. 5. Whether the request is based on the attributes of the property and structures. i� art ►" - " 0_ `-a+ *a. '�+ ` . t«e asad*_ e* ►., as a e e �a a-� ,� wa benefit could be undertaken. 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? 42 2014-2019 City of Ukiah Updated General Plan Housing Element Since adoption and certification of the last General Plan Housing Element in 2011, progress has been made to resolve constraints. These efforts include the adoption of the new Downtown Zoning Code which encourages more housing in and around the downtown, street improvements (East Perkins Street), drainage infrastructure improvements (East Perkins Street), etc. The wastewater treatment plant and water treatment plant were recently upgraded and have the capacity to serve future housing development on the identified vacant, underutilized, and redevelopable parcels. Additionally, the City has secured a CDBG grant to help fund sewer lateral inspections and repairs for extremely low, very low and low income residents. The HOME grant First Time Home Buyers program has enabled very low and low income residents to purchase homes in the community. 43 2014-2019 City of Ukiah Updated General Plan Housing Element Lrou*d 4 *Id E dee mMntioa Eammr1a uwtur r. w � o ti Y —„ 3��" i� 1. t p � 72 � µ " ,� t, � � ha , „t -0- i . � n D a0 „2?„„,„„...”' M{ µfifi .- i U 0.��� w www^"""" ..,,,,. I .rn'g MO u,maa rrc wnw,n,wJ�m.. luHvuy Land Use Compatibility hillap LNkIIv MurrOcOpuxl lAl pereM1 The Airport Land Use Compatibility Zone Map The "A", "Bi" (Infill) and "B2" (Infill) compatibility zones have the following standards for development: Table 20—Airport Master Plan Requirements Zone Max Density Parcel Size Open Space Height for New Subdivisions A Zone: 10 people per 0 All 7 to 1 slide slope from runway center line Runway Protection acre Zone B1 Zone—Infill 60 people per 10 Acres 30% 7 to 1 slide slope from runway center line Area North of acre Airport: Approach and Departure Zone B2 Zone-Infill 60 people per 2 acres 30% 7 to 1 slide slope from runway center line Area North of acre Airport: Extended Approach and Departure Zone 44 2014-2019 City of Ukiah Updated General Plan Housing 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 residential subdivisions and multi-family residences are not normally acceptable in the B1 and B2 airport compatibility zones. However, the Plan also indicates that "These uses typically do not meet the density and other development conditions listed. They should be allowed only if a major community objective is served by their location in this zone and no feasible alternative exists." There have been a number of multi-family residential projects proposed in the 131 and B2 Infill compatibility zones north of the airport over the past several years. The most notable of these is the 64-unit Summer Creek Village affordable housing project,,...and Lho P IIO uu nnq 12::uunu tt ury t II N scan- prjo . tor While this project served the major community objective of providing much needed affordable housing, it also complied with the density and other requirements of the 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 Mendocino County Airport Land Use Commission because both City and County Staff determined that it was clearly consistent with all the requirements for the B2 infill area. The Summer Creek Village project was located on a large enough parcel to meet the 60 people per acre density standard. The primary vacant and underutilized sites identified in the 2009 survey that are in the 131 or B2 airport compatibility zones are as large or larger than the Summer Creek Village parcel, therefore it is confidently assumed that multi-family residential projects could be developed on these parcels. These constraints result in less opportunity for housing development. However, the City highly values the airport as an integral component of its economic development strategy. Accordingly, the City seeks to balance the affordable housing and economic development goals of the City. It should be noted that none of the identified vacant, underutilized or redevelopable parcels are located in the"A"compatibility zone. It should be further noted that most of the identified vacant, underutilized or redevelopable parcels are not significantly burdened with airport compatibility zone constraints. In the event, a housing developer proposes to build on land within the airport B1 infill compatibility area, here is a summary of the required steps and process: 1. An affordable housing developer applies to construct 28 units on a one-acre parcel in the airport B1 infill compatibility zone area which allows a maximum density of 60 people per acre. Using the 1.92 people per unit factor, City staff determines that the project would result in 54 people per acre, and that it would be in compliance with the B1 zone. 2. The developer decides to seek a density bonus of 25% (7 units). 3. Staff determines that this would add 13 people to the site for a total of 67 people, which would exceed the density standard of 60 people per acre. The Ukiah Regional Airport Master Plan indicates that projects exceeding the density standard (or other standards) 45 2014-2019 City of Ukiah Updated General Plan Housing Element 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 B1 zone, it serves a major community objective, 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. 46 2014-2019 City of Ukiah Updated General Plan Housing Element 47 2014-2019 City of Ukiah Updated General Plan Housing Element Flood Zones: 48 2014-2019 City of Ukiah Updated General Plan Housing Element �11�III�, ") Cit of Ukiah 1 .z �I�111,�OJ�1e fim �I Flood Map ��IIIIIIIIIIrr'r11)f`)', �� o� ✓m,a r'�r�b ._ 11UU�UWII fUJl�')/ � )�iiii .may 1IIII 1Il ')� III ��I��11 l(111�11111lii���l� 1 ,,,,11 %ISI!",, r� %j 140,, i /� � I, (6111111111111enk j' 11 >�fllll��l�,�, ��1 r�) (,1.1111( �1, �1J (��I�41I��11�)�����11 IIhh if�1 a � 111 � )�� �, a�rn mjs „i4 i UD0171u1 7/1 JJ j,21111 7 74'% Asio F. \ jm" q� �.. m�l q,( , "r't 111 " ,/if fr (/111A u'11` IlJlllf�� � ' 11 � I .1 �� _, 11‘ 1111dri'44,9)4,1 ruI v "� lJ!llilG IIII giol r 9 l�lll * FEMA Bench Marks 9(9Q FVaod ldWCiaPa CGty�Li�eniiCs � Ilrf!,(1sidew ks JJ11��uu an sa eeks 1J�+ 111 �,R p i IIIIIIIII � �,,,« �Jf(l ll��l)�11�lllllll�lj IFarcffls(Revised 9t07 ,,�n����IIIIIIIIIIII� 0 1 250 2.50D 5,COD 1/0l Sr Ir 115(����6Feetp (IGI.. ldd8m 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 constraint. Traffic: Traffic congestion, particularly along the City's major street corridors can affect the developability of some parcels. However, the City's adopted 2010-2011 Capital Improvement Program (CIP) identifies street and intersection improvement projects and funding sources to remedy many traffic congestion problems. 49 2014-2019 City of Ukiah Updated General Plan Housing Element Future development projects may require the preparation of traffic studies to determine potential impacts and reasonable mitigation measures for projects outside the area covered by indentified CIP projects. What are the current land use controls for housing development? Table 21 - x115 Zoning Standards ZONING FRONT SIDE REAR YARD MAXIMUM MAXIMUM REQUIRED MAX PARKING DISTRICT YARD YARD SETBACK HEIGHT LOT SITE AREA DENSITY REQ SETBACK SETBACK COVERAGE R-1 20' 10' 20' 30' N/A 6,000 sq ft 7+units 2 Single 30'for 5'for 5'for 20'for per acre on-site Family garages accessory accessory accessory 7000 sq ft. Residential buildings buildings buildings" for corner lot R-2 15' 10' 15' 30' N/A 6,000 sq ft 14 units 2 Medium 25'for 20'for per acre Per duplex Density garages accessory 7000 sq ft unit; Residential buildings" for corner 1 per lot bedroom for MFR 2 R-3 15' 5' 10' 40' N/A 6,000 sq ft 28 units Per duplex High 25'for 30'when 7000 sq ft per acre unit; Density garages abutting R-1 for corner 1 per Residential or R-2 lot bedroom for MFR C-N 10' 5' 10' 30' 40% 7000 sq ft 28 units 2 Neighbor 15'for 10'for 20'for per acre Per duplex Comm second second accessory unit; story story buildings 1 per bedroom for MFR 2 Per duplex C-1 10' 0'unless 0'unless 50' 40% 6000 sq ft 28 units unit; Community 15'for abutting an abutting an 7000 sq ft per acre 1 per Commercial second R-1, R-2,or R-1, R-2,or corner lot bedroom for story R-3 parcel"" R-3 parcel MFR C-2 10' 0'unless 0'unless 40' 40% 6000 sq ft 28 units 2 Heavy 15'for abutting an abutting an 20'for per acre Per duplex second R-1, R-2,or R-1, R-2,or accessory 50 2014-2019 City of Ukiah Updated General Plan Housing Element Commercial story R-3 parcel R-3 parcel buildings 7000 sq ft unit; corner lot 1 per bedroom for MFR P-D To be To be To be To be To be 1/2 acre 28 or more Flexible Planned determined determined determined determined determined unless units per Develop in the in the in the review in the review in the review located in acre review review process process process the process process downtown and fulfills other criteria NOTES: 1. * 20'or the maximum height of the main building whichever is less 2. ** If abutting an R-1,R-2,or R-3 parcel,then the setback for that residential district applies 3. The B1 and B2 Airport Compatibility Zones list multiple story offices as"normally not acceptable." The B2 Infill Policy north of the airport limits buildings to 2-stories. 4. Various residential housing types are allowed or permitted in all of the above zoning districts 5. Parking requirements vary, but are generally less than nearby jurisdictions in an effort to reduce the size of parking lots and to discourage automobile use. ab cvi aliai7 in loo cowl agc SAM aivc aic 1)00511)10 aVailablO WILI1 dISCIclialdly c is „ Zoning and Housing Types: The City's current zoning code allows for a variety of housing types throughout the City. For example, multiple family residential apartment units are permitted in all commercial zoning districts, and second residential units (granny units) are allowed in the Single Family Residential (R-1) zoning district without the need for a use permit. Small family day care (6 or fewer children) and community care facilities are allowed in all residential zones and in the Community Commercial zoning district without a Use Permit. Large family day care (7 or more) and community care facilities are permitted in these districts with the securing of a Use Permit. The City code does not include any spacing or concentration restrictions. The Planned Development (PD) zoning tool contained in the City Code allows for creative, well planned housing projects, and provides for the possible relaxation of typical development standards, as well as permitting unconventional housing types such as cooperative housing and school dormitories. This tool was used successfully during the past planning period to approve a compact, nicely designed infill low to moderate income housing development. The tool allowed for the reduction in parking, street and driveway widths, density, and yard setbacks. This Planned Development zoning remains an important tool in the City's toolbox for affordable housing projects. The PD tool is an overlay zoning district that technically is a rezoning. For example, an affordable senior housing project applicant may propose to lay the PD zone over an existing R-3 (High Density Residential) zoning district to reduce parking requirements, relax yard setbacks, and reduce access roadway widths. The application requires review and a public hearing by the Planning Commission and a final review and action by the City Council. Affordable housing projects that successfully used this tool include the Cleveland Lane sweat equity project, Mulberry Street sweat equity project, and the Cottage Lane project. 51 2014-2019 City of Ukiah Updated General Plan Housing Element Fees and Development Review Process: The City requires payment of different fees as a condition of development approval. These fees are lower than comparable market-rate fees for technical plan review tasks and for fees charged by other nearby jurisdictions. Discounted fees are levied for affordable housing projects. Table 22— 2515"' Planning Permit Fees Planning Permit Fees Regular Affordable Housing Site Development Permit- - Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Site Development— Minor $450 Same Use Permit Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Use Permit Minor $450 Same Variance Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Variance Minor $225 Same Subdivision Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Subdivision Minor $900 Affordable Housing: $720 Special Needs Housing: $540 Subdivision Exception 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Boundary Line Adjustment $450 Affordable Housing: $360; Special Needs Housing: $270 General Plan Amendment 100% cost recovery Same Annexation 100% cost recovery Same Rezoning 100% cost recovery Same Rezoning Planned Unit Development 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery 52 2014-2019 City of Ukiah Updated General Plan Housing Element Environmental Impact Report (EIR) Consultant cost plus Same 15% administration Specific Plan/Master Plan Review $1,800 Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Development Impact Fees None, except for a Developers of affordable specific traffic impact I housing projects may be fee associated with I eligible funds to help finance the development of 1 infrastructure improvements. the Airport Business Park mixed use shopping center. Residential sewer hook-up fees vary depending upon how many bedrooms are proposed. The fee for a one bedroom home is $9,820; two bedroom $10,911; and a three bedroom is $12,002. For each bedroom beyond 3, 3 and for a bedroom 3 addition to an existing home, the fee is $1,091. Example Project: The 32-unit Clara Court affordable apartment project, which received approximately $350,000 in grants and low interest loans from the Ukiah Redevelopment Agency for property acquisition and pre-development funds, paid approximately $450,000 in total fees (planning permit, building permit, water, sewer, public works, electrical, planning, and fire protection). This amounts to approximately $14,000 per unit (does not include school district fees collected by the district). This amount appears reasonable when compared to other jurisdictions. For example, in unincorporated Mendocino County, the cost is approximately $17,500 per unit (pages 3-20 and 3-21, 2010 Mendocino County General Plan Housing Element). Fee Percentage of Development Cost: According to the issued building permit(s) for the Clara Court project, the total value/development costs for the project are $2,917,944. The total City collected fees of $450,000 equate to only 15.4 percent of the development costs for the project. The City is also deferring the electrical, water, and sewer connection fees ($413,284 of the $450,000) until final inspection and the grant of occupancy. This will significantly contribute to project feasibility and achievement of affordable targets because it helps to meet construction loan underwriting requirements and reduces financing costs. 53 2014-2019 City of Ukiah Updated General Plan Housing Element Additionally, in December, 2010, the City RDA provided an additional $450,000 to the project to assist in clean-up of unanticipated contaminated soil. Development Review Process: Table 23— 5 Development Review Process Project Type Approving Timeline Comment Body Individual single family Staff 2 to 4 weeks Plan check prior to issuance of building house permit Minor Subdivision City 1 to 2 months Parcel Map 1 to 3 months Engineer Final Map 1 to 2 months Major Subdivision Planning 3 to 5 months Subdivision Map 2 to 3 months Commission Final Map 1 to 2 months and City Council Duplex or triplex in a R-3 Staff 2 to 4 weeks Staff review of site development plan District Multifamily housing with Planning 2 to 3 months Site Development Permit no subdivision Commission Multifamily housing with Planning 3 to 4 months Site Development Permit and Subdivision major subdivision Commission Map Mixed Residential Planning 3 to 4 months Project with no land division requires a Commercial Use (CUP) Commission Use Permit and Site Development Permit Review by...the....PC. ....... Planned Development Planning 3 to 4 months Requires a concept plan and a precise Rezoning Commission development plan. and City Council CEQA Negative Declaration Planning Varies Processed jointly with project Commission CEQA EIR Planning up to 12 Processed jointly with project. Commission months Site Development Permit (SDP): The review of a Site Development Permit focuses on architecture, landscaping, parking, and other site design elements. The landscaping and parking standards are clear and concise and the Planning Commission has the authority and flexibility to reduce the requirement on a case-by-case basis. The architectural design findings are similarly concise and routinely shared with project applicants early in the pre-application discussions. The finding is not burdensome and allows for flexibility in the design of housing structures: "There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) and grounds to avoid monotony and/or a box-like uninteresting external appearance." 54 2014-2019 City of Ukiah Updated General Plan Housing Element The Side Development Permit Review Process: Processing a typical Side Development Permit takes approximately 6-8 weeks and includes the following steps: Step 1 - Filing an Application Applications are submitted to the City at the Planning and Community Development public information counter at the Ukiah Civic Center — 300 Seminary Avenue, Ukiah. While pre- application review (at no cost) is encouraged, it is not required. Step 2— Project Review Committee The project planner will schedule the project for a roundtable discussion between the applicants and various City Staff members to flush out issues and problems, and to provide the applicants with a preliminary determination regarding possible conditions that may be imposed on the project. Step 3 —Application Completeness Within approximately 2 weeks after application submittal, the project planner will determined if enough information has been submitted to fully understand the proposed project. If enough information has been submitted, the application will be deemed "complete" for processing. If not, the project planner will send a detailed letter to the applicant indicating exactly what information is needed to fully understand the proposal. Step 4 - Environmental Review Some Site Development Permit applications need a preliminary environmental review (Initial Study) by the project planner. The purpose of this review is to find out if the project will cause any adverse environmental impacts. You may be required to give us more information about traffic, noise, etc. After reviewing all the information, the City Environmental Coordinator will make an environmental determination. Step 5 - Public Notice Once the project planner has completed an analysis of the proposal, and all issues have been resolved, a public notice is published in the local newspaper describing the proposal and when the required public hearing will be conducted. A public notice is also sent to all property owners within 300-feet of the project site, and the project planner will physically post/stake a notice on the subject parcel. Step 6— Public Hearing and Action 55 2014-2019 City of Ukiah Updated General Plan Housing Element 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, safety, and general welfare of the public. The Use Permit review process is the same as the Site Development Permit Review process. Planned Development Rezoning: The Planned Development Rezoning tool has been the most successful tool for creating affordable housing in the City. As indicated, it provides flexibility with development standards such as lot sizes, yard setbacks, driveway widths, etc. Hundreds of affordable housing units have been constructed as a result of this tool, including two large"sweat-equity" home ownership projects. While the process is discretionary and involves public hearings before the Planning Commission and City Council, it is clear and provides 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 classification. Certainty is provided to the developer because the pre-application review is intimate with staff and staff is readily available through-out the process. It is not uncommon for staff to meet with the developer of a Planned Development project many times during the course of review to discuss and resolve issues. Moreover, the process is not time consuming and the cost is not restrictive given the City's fee reduction for affordable housing projects. This is why the tool has been so successful in the City of Ukiah. Planned Development Rezoning Review Steps: The review process for Planned Development projects takes approximately 3-4 months to complete. 1. Pre-application review. This is an optional step in the process that is free of change, and provides the developer with an 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. Application filing. The applicant meets with staff and files the application. If it is an affordable housing projects, the applicant pays reduced fees. 3. Application routing. The application is routed to various departments and agencies for review and comment. 4. Application completeness. Within approximately 2-weeks, staff determines if enough information has been submitted to fully understand the project. 5. Environmental Review. Within 30 days from determining the application to be complete for processing, staff makes a determination regarding compliance with the California Environmental Quality Act. 56 2014-2019 City of Ukiah Updated General Plan Housing Element 6. Planning Commission public hearing. Once environmental review is completed, the project is scheduled for a public hearing before the Planning Commission. 7. City Council public hearing. The City Council conducts a public hearing to consider the recommendation from the Planning Commission and to take final action on the project. On and Off-Site Improvement Requirements: The City requires streets, curb, gutter and sidewalks, water and sewer connections, electrical connections and landscaping for all new construction, including affordable housing projects. Street Standards: The City Department of Public Works maintains a Standard Plans document that provides housing developers with details and specifications for street, sidewalk, curb, gutter, wheel chair ramps, sewer, water, drains and street tree improvements. All the details and specifications are typical of a small rural city, and present no hardship or unreasonable requirement for housing developers. The specification for a typical residential street, curbs and gutters, and sidewalks are typical of a small rural city, and have not resulted in a significant barrier to affordable housing projects: RESIDENTIAL STREET Riw Ere ...,.,,._.............. .......r-- SWDEV AI.K 1%MIN. % 2%MAX. 2.5ak .,,i .., ,.. . ,rs-.....,.,..'...' ,'.ta. t vAIWTfR 6 b7IN.A.4i..UNDER PER SECTION eS C.2 SIDEWALK ft.Rf w VERTICAL.CURB IU GUTTER 0-4,000 ADT, 6w RCN.A.B.UNDES CSG PER SECTION 15.6.4 (0-400 Dwelling Units) Nc,r es 'ryplu'al.street section to be used in new residential sebdMsiens. Z.. ADT Is Average Daily ttno e% 3. Relied curb and gutter may be contracted at street elbows and eel-de-saes if approved 4. The planter width relay only Re reduced et the plantar raimwvod to meet resldentidl Iveske&mettles or rte conform to exf dng street ria7YIt,eSway by approved. 5. The.street section may be im oth.ifiS far 6nid6 devellcvpment. Water service connection fees are typical of a small rural City and have not resulted in a barrier to affordable housing projects. The City owns its own electrical utility and its electrical service connection fees are not only considered reasonable, but are in fact are less than those charged by the Pacific, Gas and Electric Company (PG&E), which provides electrical service outside the City limits. The sewer connection fees charged by the City are identical to those charged by the Ukiah Valley Sanitation District which provides wastewater service to the unincorporated areas outside 57 2014-2019 City of Ukiah Updated General Plan Housing Element the City limits. The fees are considerably less than those charged by cities to the south in Sonoma County. Landscaping: Affordable housing projects are required to landscape 20% of the project site, and this has not presented a significant barrier to past projects. The zoning code does allow a reduction to the amount of landscaping depending upon the size, scale, intensity, and location of the project. Traffic Level of Service: Depending upon the number of units and location of a proposed project, including affordable housing proposals, a traffic study may be required. As part of the 201004 General Plan Housing Element update, the City amended its General Plan Circulation Element to relax the roadway level of service from a "C" to a "D" as an interim measure until the 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 Development." 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 entirety of the permit review process. Military compatibility There are no Military bases in or near the City of Ukiah or Mendocino County. However, the City is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area (MOA). An MOA is an area of airspace designated for military training activities and requires the City to notify the appropriate military office when it proposes to amend or adopt a new General Plan or when large development projects are proposed. A program has been added requiring these tasks to be to accomplished. Crime prevention and environmental design (CPTED) CPTED is defined as "the proper design and effective use of the built environment that can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." There are ten key principals and associated strategies communities should consider when 58 2014-2019 City of Ukiah Updated General Plan Housing Element applying the CEPTED framework to the design, development, redevelopment, and maintenance of buildings 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. Key strategies include the design, placement, and lighting of doors, windows, walkways, gathering areas, roadways, and structures. The objectives are to eliminate hiding places and increase the perception of human presence or supervision. 2. Natural Access Management— the physical guidance of people and vehicles. Designing streets, sidewalks, building entrances, and neighborhood gateways to clearly indicate public routes and discouraging access to private areas. Key strategies include the use of real or perceived barriers such as fencing or plantings, and other way finding elements such as lighting, signage, and artwork. The objectives are to provide orientation and a pedestrian-friendly environment and to discourage would-be offenders by making noncompliance obvious. 3. Territorial Reinforcement— the use of physical attributes to delineate space and express a positive sense of ownership. Increased definition of private space to create a greater sense of ownership and territorial control of an area. Key strategies include the use of art, signs, landscaping, and boundary treatments as well as the orientation and strategic placement of buildings. The objectives are to define borders, express ownership, and communicate a space is cared for and protected. 4. Physical Maintenance—the repair, replacement, and general upkeep of a space, building, or area. Key strategies include the use of low-maintenance landscaping and architectural materials, trash collection and removal, and other programs to maintain a clean and orderly environment. The objective is to allow for the continued use of a space for its intended purpose. 5. Order Maintenance—the attention to minor violations and reduction of opportunities for inappropriate behavior. Key strategies include posting rules and expectations, using graffiti- and vandalism- resistant materials, and imposing quick, fair, and consistent consequences for violations. The objectives are to foster safe, orderly, and predictable behaviors. 6. Activity Support—the planning and placement of safe activities. Key strategies include sidewalk and street level activities, such as markets, fairs, and festivals, in key community areas. The objective is to increase the number of people using a space, thereby enhancing visibility, social comfort and control. 7. Social Capital—the social trust, norms, and networks people draw upon to solve common problems, foster civic engagement, and discourage inappropriate behaviors. 59 2014-2019 City of Ukiah Updated General Plan Housing Element 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 stakeholders and also with the governmental agencies that serve them. 8. Land Use and Community Design—the distribution, location, and amount of land for various uses; their density and intensity; and the design elements, strategies, and overall character of a planning area. Key strategies include team training for professionals involved in planning and development activities, solicitation of community public safety concerns and collaboration in problem solving, and incorporation of OPTED principles into planning processes. The objectives are to create, or recreate, and manage built environments in a manner that includes considerations for public safety. 9. Target Hardening— the making of potential targets resistant to criminal attack. Using features such as window locks and dead bolts that prohibit entry or access. The City could naturally reduce crime by encouraging development projects to use these OPTED tools. Educating City staff on how OPTED principles can reduce crime and offering incentives to residential and commercial builders who incorporate OPTED principles into their project design could reduce crime and the overall need for policing in the City. Key strategies include the reinforcement of entry and exit features, law enforcement or security presence, and security devices such as locks, alarms, and cameras. The objectives are to increase the efforts that offenders must expend and the risk of their being identified or apprehended in committing an offense. 10. Natural Imperatives—ensuring access to necessary goods and services including natural light, clean air and water, healthy foods, physical activity, employment, and housing. Key strategies include pedestrian amenities, public parks, accessible transit systems, quality food sources, and education and employment opportunities. The objective is to promote healthy behaviors and reduce mental fatigue and associated risky behaviors by meeting the biological, social, and economic needs of the population. A program has been added to require the use of CPTED when reviewing housing development projects. Safety and high density housing management The Ukiah Police Department has participated in a program that brings law enforcement together with the owners and managers of high density housing complexes to devise strategies for keeping the facilities safe. While funding for the program remains uncertain, the Police leadership believe it represents the best approach to increasing safety and reducing police calls to high density apartment complexes. 60 2014-2019 City of Ukiah Updated General Plan Housing Element 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 federal low-interest mortgages from the U. S. Department of Housing and Urban Development with an agreement that the rents of these units be kept at a level affordable to low income households. State Government Code §65863.10 requires owners of such projects to provide at least nine months notice of contract termination or prepayment of federal assistance to tenants and public agencies. State law requires an analysis cover a ten-year period, and be divided into two periods, coinciding with updates of the Housing Element. There are three general cases that can result in the conversion of publicly assisted units: 1. Prepayment of HUD Mortgages: Section 221(d)(3). Section 202 and Section 236: A Section 221(d)(3) is a privately owned project where the U. S. Department of Housing and Urban Development (HUD) provides either below market rate loans or a subsidy to the tenants. With Section 226 assistance, HUD provides financing to the owner to reduce the costs for tenants by paying most of the interest on a market rate mortgage. Additional rental subsidy may be provided to the tenant. Section 202 assistance provides a direct loan to non-profit organizations for project development and rent subsidy for low income tenants. Section 202 provides assistance for the development of units for physically handicapped, developmentally disabled, and chronically mentally ill residents. 2. Opt-outs and expirations of project based Section 8 contracts: Section 8 is a federally funded program that provides subsidies to the owner of a pre-qualified project for the difference between the tenant's ability to pay and the contract rent. Opt-outs occur when the owner of the project decides to opt-out of the contract with HUD be pre- paying the remainder of the mortgage. Usually, the likelihood of opt-outs increases as the market rents exceed contract rents. 3. Other: Expiration of the low income use period of various financing sources, such as the Low-Income Housing Tax Credit (LIHTC), Bond financing, density bonuses, California Housing Finance Agency (CFHA), Community Development Block Grants (CDBG) and HOME funds and redevelopment funds. Generally, bond-financing properties expire according to a qualified project period or when the bonds mature. Former properties funded with Redevelopment Agency funds generally require a minimum affordability term of 30 years. There is one subsidized housing development that was -at risk of conversion to market rate. However, according to ownership, Ukiah Autumn Leaves, a non-profit tax exempt corporation has extended its Section 8 project based voucher financing. The result is the project will not convert to market rate for at least an additional 10 years. 61 2014-2019 City of Ukiah Updated General Plan Housing Element While the need is limited, this Housing Element includes a Program calling for the establishment of an At-Risk Unit Program to address the issue of at-risk unit loss. Table 24— Multi-Family Projects on the Market in 2013 Name/Address Asking Price Units Price/Unit Year on Market 740 El Rio Street $249,000 2 $124,500 2013 Mason Street $895,000 8 $111,875 2013 State Street $1,150,000 3 $383,333 2013 Average $206,569 Source: www.loopnet.com The City will contact qualified non-profit organizations or other agencies and explore opportunities to assist and facilitate the transfer ownership of"at risk" units. Potential funding sources may include: • The City of Ukiah General Fund • State Department of Housing and Community Development • Mendocino County Housing Authority • Burbank Housing Development Corporation A Note on Greenhouse Gas Emissions and Global Warming The greenhouse effect is a natural phenomenon whereby the Earth's heat is trapped in the atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface temperature on Earth favorable to life. Industrialization and the population explosion that have occurred over the past 200 years have been accompanied by a substantial increase in the use of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase in the temperature of the Earth's surface and the lower layers of its atmosphere. According to California Assembly Bill 32, "Global warming poses a serious threat to the economic well-being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems." The Legislature also found that Global warming "will have detrimental effects on some of California's largest industries, including agriculture, wine, tourism, skiing, recreational and 62 2014-2019 City of Ukiah Updated General Plan Housing Element commercial fishing, and forestry. It will also increase the strain on electricity supplies necessary to meet the demand for summer air-conditioning in the hottest parts of the state." What Are the Sources of Greenhouse Gases? In the U.S., our greenhouse gas emissions come mostly from energy use and fossil fuel combustion (automobiles). These are driven largely by automobile use, the current manner of economic growth, fuel used for electricity generation, and weather patterns affecting heating and cooling needs. Energy-related carbon 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: 63 2014-2019 City of Ukiah Updated General Plan Housing Element 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 The programs include higher incentive rebate amounts for lower income households. The City is committed to continuing these programs and not only encouraging energy conservation, but taking the steps to really making it happen. Water Conservation: The City has been proactive in water conservation matters and offers both indoor and outdoor water conservation tips on its website. The Planning Commission has consistently raised water conservation issues when reviewing proposed development projects and routinely requires native drought tolerant plant species in landscaping plans. The City is committed to continuing these approaches to water conservation. Housing Goals Table 25 -2009-2014 and 2014-2019 Housing Goals Comparison 2009 -14 Housing Goals 2014- 2019 Housing Goals Goal H-1: Conserve, rehabilitate,and improve the existing Goal H-1: Conserve, rehabilitate,and improve the existing housing housing stock to provide adequate, safe, energy efficient, stock to provide adequate, safe, energy efficient, and decent and decent housing for all Ukiah residents. housing for all Ukiah residents. Goal H-2: Provide housing for all economic segments of Goal H-2: Provide housing for all economic segments of the the community. community. Goal H-3: Expand affordable housing opportunities for Goal H-3: Expand affordable housing opportunities for persons persons with special housing needs such as the homeless, with special housing needs such as the homeless, mentally ill, mentally ill, physically disabled, households with very low physically disabled, households with very low dnd low to moderate to moderate incomes, senior citizens,farm workers,female incomes, senior citizens,farm workers,female heads of households heads of households with children under 18 years old, and with children under 18 years old,and first time homebuyers ail ..117 first time homebuyers. 1cvelnl)inci7Gally lisalalcl. Goal H-4: Promote well planned and designed housing Goal H-4: Promote well planned and designed housing opportunities for all persons regardless of race, gender, opportunities for all persons regardless of race, gender, age,sexual age,sexual orientation,marital status or national origin. orientation, marital status or national origin. 64 2014-2019 City of Ukiah Updated General Plan Housing Element Goal H-5: Use land effectively to meet housing needs and Goal H-5: Use land effectively to meet housing needs and to to implement smart growth, green building, and implement smart growth, green building, and sustainable sustainable development policies with a focus on infill development policies with a focus on infill development. development. Goal H-6: Maintain a collaborative working relationship Goal H-6: Maintain a collaborative working relationship with all with all groups and organizations dedicated to providing groups and organizations dedicated to providing affordable housing affordable housing in the community, and ensure broad in the community, and ensure broad public participation in the public participation in the development of housing goals development of housing goals and policies. and policies. Housing Goals and Policies What do we want to Happen? Goal H-1 "We want to conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, energy efficient, and decent housing for all Ukiah residents." Policies to Support Goal H-1 H-1.1: Promote and encourage the rehabilitation of existing residential units. H-1.2: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in rehabilitated housing when possible. H-1.3 Preserve at-risk housing units. H-1.4 Improve the safety for residents at high density apartment complexes. Implementing Tasks How Results Will be Achieved H-1.a: By the end of 2016 , develop and implement a residential rehabilitation program with an emphasis on improving safety, comfort and energy efficiency. H-1.b: Work with the City Public Utility Department to potentially expand the City's Energy Efficiency Public Benefits Fund. 65 2014-2019 City of Ukiah Updated General Plan Housing Element H-1.c: Provide informational materials to the public regarding sustainable and green building materials. H-1.d: Consider measures that would preserve/conserve existing mobile home parks, such as a mobile home rehabilitation program, conversion to ownership program, infrastructure improvement incentives, rent stabilization, etc. H-1.e Develop an At-Risk Units Program: Maintain an inventory 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-1.f Work closely with the Ukiah Police Department and local apartment complex managers to keep housing safe. Consider funding mechanisms for increasing public safety. H-1.g Refer all proposed General Plan amendments to the appropriate military offices for review and comment. Revise the planning permit application form to include this step of referral. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of Conserve, rehabilitate, and improve the existing housing stock is being pursued and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to Conserve, rehabilitate, and improve the existing housing stock? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why is this Goal important? The 2008 Housing Conditions Survey revealed that 77% of the local housing stock was more 25 years old, and that 37% or 1,445 units needed moderate repairs, 0.9% need substantial repairs, or and (23.4%) minor repairs. Additionally, the survey found that 567 residential units needed window replacement or repair, and only 44% of the units showed evidence of window insulation. In 2014, this housing stock has aged further. A decent place to live is basic to human dignity and helps define a community's quality of life. The current housing situation in Ukiah does not provide enough decent housing for extremely low income, very low income, low income, and persons in special need. It restricts opportunity for seniors and young adults to remain in the community. It limits the ability of teachers and 66 2014-2019 City of Ukiah Updated General Plan Housing Element 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 Goal and Policies Relate to the Guiding Principles? 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. 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 Results Will be Achieved H-2.a: Provide copies of the inventory of vacant and underdeveloped land for public distribution. 67 2014-2019 City of Ukiah Updated General Plan Housing Element H-2.b: Work with public transit providers and developers to encourage housing development located close to public transit facilities. N 2.c: Providc rcduccd planning permit application fccs for rcsidcntial sccond dwclling units. H-2.d: Review the zoning code and determine if any constraints to condominium developments and cooperative living projects exist, and if so, eliminate the constraints. H-2.e: As Staff and resources allow, assist the Ukiah Homeless Services Planning Group in all ways possible. H-2.f: The zoning code shall be amended to allow homeless facilities without the requirement for a Use Permit in the...p1 IManuuf cqugiuq.... C 2 ( cavy Commercial) zoning district. The zoning code shall require a Site Development Permit and facility management plan, and reasonable site development standards for homeless facilities, pursuant to California Government Code Section 65583. H-2.g: Do not permit the conversion of rental units to condominium units unless the City's amount of rental units is sufficiently adequate. H-2.h: Do not permit the conversion of single family residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H-2.i: Adopt an Inclusionary Housing Ordinance by 2017 that requires below-market rate housing to be included as part of residential projects as follows: 1. 20 percent of the units in a rental housing project of five or more units shall be affordable to very low and low-income households. 2. 20 percent of the units in a for-sale project of five or more units shall be affordable to very low to moderate-income households. 3. All housing projects involving 2 to 4 units shall pay a housing impact fee if established by the City. 4. Alternative methods of meeting the intent of the inclusionary requirements such as the payment of an in-lieu fee deposited in the Housing Fund, or providing land for the construction of affordable units may be permitted under certain circumstances. 5. Inclusionary units shall be constructed, rather than in-lieu fees being paid for larger housing developments. The threshold for this requirement shall be established in the Zoning Ordinance. 6. The amount of in-lieu fees shall be established by a resolution of the City Council and bear a relationship to the difference between the sales price between market-rate versus affordable housing units. 7. The allocation of inclusionary units among the income categories shall resemble the proportion of extremely low, very-low, low, and moderate income units identified in the Regional Housing Needs Determination to the maximum feasible extent. H-2.j: Adopt the following minimum standards for inclusionary housing units: 68 2014-2019 City of Ukiah Updated General Plan Housing Element 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.I: Identify and meet with nonprofit builders who specialize in building housing for extremely low-income households. This effort is designed to build a long-term partnership in development, gain access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the 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 with other agencies to jointly develop and implement a program that is designed to address the needs of the extremely low income households in the City. At least annually and on an on-going basis contact agencies and developers to facilitate implementing the program. Actions to be considered for inclusion in the program include prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. H-2.n: Amend the zoning ordinance to be consistent with Senate Bill 2. All transitional and supportive housing shall be considered a residential use and only those restrictions that apply to other residential uses of the same type (single family residential, duplex, multi-family, etc.) shall be imposed. H-2.o: Post the sites inventory map and housing development in commercial zones information on the City's website and prepare hard-copy informational handout material for property owners and developers. H-2.p: Within 1-year of adoption of the Housing Element, conduct a roundtable meeting with non-profit housing sponsors and developers to educate and share information about vacant and underutilized sites, the planned development tool, the lot consolidation process, and incentives offered by the City. H-2.q: To ensure adequate sites are available throughout the planning period to meet the City's RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City's RHNA. The City has identified residential capacity within the mixed use zone to accommodate 284 units of the City's RHNA for lower-income households. To ensure sufficient residential capacity is maintained within this zone to accommodate the identified need of 284 units, the City will 69 2014-2019 City of Ukiah Updated General Plan Housing Element develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 56863. Should an approval of commercial development result in a reduction of capacity within mixed use zones below the residential capacity needed to accommodate the remaining need for lower-income households, the City will identify and zone sufficient sites to accommodate the shortfall on land zones exclusively for residential multifamily use allowing at least 16 du/acre. H-2.r: Facilitate the consolidation of smaller, multi-family parcels by 1) publicizing the underutilized sites inventory on the City's website, and 2) providing technical assistance to property owners and developers in support of lot consolidation. To encourage development of quality housing at prices lower income households can afford on smaller, multi-family parcels, the City will meet with non-profit sponsors and developers to promote strategies and the creation of lot consolidation incentives. 0 II 2„s Pursue r uwua nnexab n of hand Lhat, can accommodalo... f anally irosid ilu dovollopmenL. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of providing housing for all economic segments of the community is being pursued and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to housing for all economic segments of the community? What specific tasks have been accomplished? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies important? This Goal and its associated policies are important because they ensure an ongoing effort to provide clean and safe shelter to all citizens in need. How do the Goal and Policies Relate to the Guiding Principles? This goal and its associated policies relate directly to Guiding Principal number 1. Goal H-3 70 2014-2019 City of Ukiah Updated General Plan Housing Element "We want to expand affordable housing opportunities for persons with special housing needs such as the elderly, homeless, mentally ill, physically disabled, households with very low to moderate incomes, senior citizens, Female heads of households with children under 18 years old, and first time homebuyers." Policies to Support Goal H-3 H-3.1: Establish working relationships with local groups and organizations that provide special needs 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 those with special needs such as senior citizens. H-3.3: Allow senior housing projects to be developed with parking requirements less stringent than those specified in the Zoning Ordinance, where found to be consistent with maintaining the character of the surrounding neighbourhood. H-3.4: Provide density bonuses to projects that provide a required percentage of total units affordable to very-low and low-income households and for units meeting the special housing needs identified in this Element. H-3.5: Identify and support programs that address the housing needs of special needs groups and work with local organizations that can address their housing needs. H-3.6: Utilize the housing rehabilitation program to fund the construction of renovations and improvements that improve the accessibility to housing for seniors and persons with disabilities H-3.7: Encourage affordable housing for first time homebuyers, and young families. Implementing Tasks How Results Will 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 disabilities consistent with the fair housing and disability laws, and encourage physical access to and within residential units and areas during the development review process. H-3.c: Review the zoning code and consider eliminating regulatory constraints to special needs housing projects. H-3.d: Continue to support and assist farmworker housing advocates by providing technical assistance with development applications; lower planning application fees for affordable housing projects, and identifying potential sites for farm worker housing. 71 2014-2019 City of Ukiah Updated General Plan Housing Element 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 Will be Measured Measuring success is the key to knowing if the goal of expanding affordable housing opportunities for persons with special 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? Why are this Goal and these Policies important? This goal and its associated policies are important because one of the important identified housing needs in the City of Ukiah is clean and safe housing for citizens with special needs. How do the Goal and Policies Relate to the Guiding Principles? This goal and its associated policies relate directly to Guiding Principal number 1. Goal H-4 "We want to promote well planned and designed housing opportunities for all persons regardless of race, gender, age, sexual orientation, marital status or national origin." Policies to Support Goal H-4 H-4.1: Continue to promote non-discrimination in housing in Ukiah. H-4.2: Work with local housing providers to understand local discrimination issues and what steps can be taken to resolve those issues. 72 2014-2019 City of Ukiah Updated General Plan Housing Element Implementing Tasks How Results Will be Achieved H-4.a: Continue to refer housing discrimination complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD). H-4.b: AstillbuLo cvclop and make available housing discrimination public information and make it available at the Ukiah Civic Center and on the City's website. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of promoting well planned and designed housing opportunities for all persons is being pursued and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to expand affordable housing opportunities for persons with special housing needs? What specific tasks have been accomplished? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies 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 Goal and Policies Relate to the Guiding Principles? This goal and its associated policies relate directly to Guiding Principal number 1. Goal H-5 "We want to use land effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies with a focus on infill development." Policies to Support Goal H-5 H-5.1: Housing Design: Assure that new housing is well-designed to enhance Ukiah's neighborhoods and the community as a whole. 73 2014-2019 City of Ukiah Updated General Plan Housing Element H-5.2: Housing Design: Support and encourage affordable housing projects that use sustainable and green building design and techniques. H-5.3: Innovative Site Design: Support and encourage compact infill development that provides extremely low, very low, low or moderate income level housing that is safe, liveable. H-5.4: Mixed Use: Encourage the development of mixed residential and commercial uses in the commercial zoning districts where the viability of the commercial activities would not be adversely affected. H-5.5: Live/Work Developments. Encourage live/work housing developments particularly in the Downtown. Live/work units provide local workforce affordable housing, generate additional economic activity in the community, and improve the jobs/housing balance. Encourage opportunities for live/work developments where housing can be provided for workers on-site or caretaker or other types of housing can be provided in appropriate locations. H-5.6: Infill Development. Support careful well-designed infill housing development in areas currently served by City services. H-5.7: Sustainable Development. Encourage and support sustainable site planning and development. Implementing Tasks How Results Will be Achieved H-5.a: Apply the CEQA Infill Exemption when possible and perform expedited review for well designed, compact projects using green and sustainable design and building techniques. H-5.c: Prepare and present a green building/sustainable development incentive tool(s) for consideration that could include expedited permit processing, density bonuses and relief from parking and other zoning requirements. H-5.d: Green Building Codes: Consider Amending the building and zoning codes to identify and remove constraints to green-building, resource conservation, and alternative energy generation and establish green building and sustainable practice requirements for new developments, remodels and retrofits. Topics to be included are: Green building materials and practices, Passive solar design and siting, Energy efficient heating and cooling technology, Alternative water storage, wastewater treatment and reclamation, and storm-water management systems H-5.e: Continue to administer the solar and energy efficiency rebate programs. H-5.f: Assist developers and housing development agencies in incorporating green building, energy conservation, and alternative energy generation into their projects by providing information about resources and links to local organizations such as local renewable energy system designers and installers, rebates, energy-rating systems, and funding, on the Housing Resources website. H-5.g: Promote energy and water conservation education programs that address steps to energy and water efficiency, benefits of weatherization and weatherization assistance programs, 74 2014-2019 City of Ukiah Updated General Plan Housing Element and information of onsite renewable energy generation technologies and financing options. H-5.h: Promote stormwater management systems for mutli-family housing developments that have multiple benefits such as bio-swales to reduce downstream flooding, contamination of streams and rivers, fire hazard, and irrigation needs and to distribute stormwater and recharge groundwater. H-5.i: Reduce electricity and natural gas demands by promoting the use of renewable energy technologies in residential and mixed-use projects. Strongly promote solar energy generation, use of solar water heaters, and 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 Will be Measured Measuring success is the key to determining if land is being used effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies, and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to determining if land is being used effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies,? What specific tasks have been accomplished? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies important? The goal and its associated policies are important because the City recognizes that the way in which housing is designed and constructed, and where it's constructed can adversely impact neighborhoods, the City, the region, the state, and ultimately the health of the planet. We want progressive, healthy, and safe housing for all residents. How do the Goal and Policies Relate to the Guiding Principles? This goal and its policies directly relate to Guiding Principle No. 4 75 2014-2019 City of Ukiah Updated General Plan Housing Element 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 Results Will be Achieved H-6.b: Develop a Housing Resources webpage that may be used to facilitate the development and improvement of affordable housing. Included on the webpage could be items such as funding resources, affordable housing development agencies and developers, energy conservation and green-building resources and services. H-6.c: Conduct periodic meetings with developers, non-profit housing development agencies, the Ukiah Police Department and others to identify constraints to development of affordable housing and use the information gained to consider zoning code amendments. Tracking Progress How Success Will be Measured Measuring success is the key to determining if a collaborative working relationship with all groups and organizations is being maintained and if broad public participation is occurring. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies important? This goal and its associated policies are important because communication and relationship building in the community is essential to understanding and successfully addressing the true housing needs. How do the Goal and Policies Relate to the Guiding Principles? 76 2014-2019 City of Ukiah Updated General Plan Housing Element This goal and its policies are fundamental to all the Guiding Principles. Five Year Quantified Objectives Extremely low Very Low Low Moderate Above Moderate Construction 9 11 7 7 20 Rehabilitation 15 5 5 0 0 Conservation 15 15 15 0 0 Preservation TOTAL 39 31 27 7 20 Construction: Construction of housing and housing starts of all types has slumped dramatically over the past several years. However, the City is working with a number of local housing developers to potentially create new senior and student housing opportunities. Rehabilitation: The City is currently administering a housing/sewer lateral testing and rehabilitation program using $500,000 of HOME grant funds. The eligible recipients extremely low, very low and low income property owners. It is anticipated that the average sewer lateral rehabilitation project will utilized approximately $20,000 in funds, so that the City expects to complete a total 25 projects with the currently available funding. Conservation/Preservation: Implementation measures are included to preserve and conserve existing residential units. Measure H-1.d calls directs the City to consider steps to preserve and conserve the existing 462 affordable mobile home units that house a significant number of extremely low income seniors. Such steps could potentially include a specific rehabilitation program for mobile home units. The 462 mobile home units were surveyed in 2009 and it was discovered that the majority of the 135 survey responses received were from senior tenants in the 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 Moderatel-person household: $39,050 Annual Reporting California Government Code Section 65400 requires each city and planning agency to prepare an annual report on the status of the General Plan housing element and its progress with implementation. The annual reports are required to contain the following information: 1. A cover sheet with the name and mailing address of the reporting local government, the name, phone, fax and email numbers for the contact person, and the calendar year of the reporting period. 77 2014-2019 City of Ukiah Updated General Plan Housing Element 2. The following data for assessing progress in meeting the local government's regional housing needs allocation ("RHNA"): 3. Total allocation of housing units for the RHNA planning period and allocation by household income levels (i.e., very low, low, moderate, above moderate). 4. Number of permits for new residential units actually issued by the local government for each year of the RHNA planning period by household income level (i.e., very low, low, moderate, above moderate). 5. Total number of permitted units by household income level, total number of permitted units issued by year, the unfulfilled regional housing need allocation by household income level, and the total remaining unfulfilled RHNA. 6. For each housing development affordable to moderate- or lower-income households including mixed-income multifamily projects for which building permits were issued during the reporting period, the following information: • Identifying information for each project (e.g., address, intersection, or assessor's parcel number). • Unit category (i.e., single family, 2-4 units, 5 or more units, second-unit, mobilehome). • Tenure of the unit(s) (i.e., owner or renter), where apparent at time of project application. • Total number of units affordable to each of the following household income groups at initial occupancy: very low-income, low-income, moderate-income and above moderate-income when included as part of a mixed-income multifamily development. • Monetary/financing programs used to achieve affordability (e.g., state, federal, or local financial assistance, and including tax credits and bond financing). • Non-monetary programs used to achieve affordability and utilizing some form of deed restrictions or covenants running with the land (e.g., density bonus, inclusionary zoning). • Any other methods used to achieve affordability at initial occupancy and including an explanation of how the affordability of the units was determined. For units that are affordable to lower- or moderate-income households without direct governmental assistance, the report shall include the initial projected sales price or rent of the unit, and the maximum qualifying household income levels applicable at the time of initial sale or rent as determined pursuant to Health and Safety Code sections 50052.5(b) and 50053(b) and California Code of Regulations, Title 25, Division 1, Chapter 6.5, Sections 6918 and 6920 78 2014-2019 City of Ukiah Updated General Plan Housing Element 7. Report the total number of units affordable to above moderate-income households for which building permits were issued during the reporting period by unit category (i.e., single family, 2-4 units, 5 or more units, second-unit, and mobilehome). 8. For each program identified in the housing element pursuant to the requirement of subdivision (c) of Government Code 65583, the following information: • Name of the program. • Objective of the program as set forth in the housing element. • Deadline for achieving the objective as set forth in the housing element. • Status of program implementation as of the end of the annual reporting period listing dates of specific milestones or accomplishments, and quantified to the extent applicable and possible (e.g., 25 acres rezoned to R-4 on June 1st). 9. Notwithstanding the foregoing, for a city or county which has issued permits for 1,500 or more multifamily units in the reporting period, the following reporting requirements apply applies: • The city, county, or city and county is not required to report the information required by section (c) above on a project-by-project basis for projects of less than 25 units, but may report the information as summary data for the reporting period. Information related to affordability on the units in projects of less than 25 units may be provided based on information other than building permit information. However, if the information is not based on building permits, the jurisdiction must provide an explanation as to how these units were determined to be assigned to the reporting period. Upon request by the Department, the city or city and county shall provide back-up documentation for the information provided. The City will review its annual reports with the Planning Commission and City Council and will submit them to the State Department of Housing and Community Development. Consistency with Other General Plan Elements The Draft General Plan Housing Element Update has been guided by the Vision Statement and goals and polices of the existing General Plan. The General Plan Vision Statement includes the following: We Envision development that provides a mix of housing types and process." The Draft updated Housing Element fulfils this vision. Preliminary review of the goals and polices of other General Plan Elements reveals no inconsistencies and therefore no need to amend the General Plan. Specifically, no proposed 79 2014-2019 City of Ukiah Updated General Plan Housing Element goal, policy, or implementing program requires a modification to General Plan land use classifications, street levels of service, infrastructure policies, open space goals, or natural resource protection policies. As housing development projects are proposed and the City or Redevelopment Agency undertakes housing activities, the goals and policies of all General Plan Elements/Chapters are examined to ensure consistency. In the event that a proposed project or housing activity is inconsistent with the General Plan, the project applicant or City Staff could initiate an amendment to the Plan to accommodate the project or activity. This process involves internal staff review, CEQA compliance, a public hearing before the Planning Commission, and a public hearing before the City Council. 80 2014-2019 City of Ukiah Updated General Plan Housing Element I. APPENDIX A Housing Program Implementation: What, Who, How Much, and When? Implementation Responsibility Potential Funding Time Frame Program H-1.a: Residential City Staff(Planning HOME Grant 2014-2019 rehabilitation program and Community CDBG Grant Development and Economic Development H-1.b: Expand the City's City Staff(Electric Public Benefits Fund 2015 Energy Efficiency Public Utility Benefits Fund. H-1.c: Provide informational City Staff(Planning General Fund 2014-2019 materials to the public and Community regarding sustainable and Development green building materials. H-1.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-1.e: Develop an At-Risk City Staff(Planning General Fund 2014-2019 Units Program: Maintain and Community an inventory of at-risk Development affordable housing units and work with property owners and non-profit affordable housing organizations to preserve these units by identifying and seeking funds from Federal, State, and local agencies to preserve the units. H-1.f Work closely with the City Staff(Planning General Fund 2014-2019 Ukiah Police Department and Community and local apartment Development 81 2014-2019 City of Ukiah Updated General Plan Housing Element complex managers to keep housing safe. Consider funding mechanisms for increasing public safety. H-1.g Refer all proposed City Staff(Planning General Fund 2014-2019 General Plan amendments and Community to the appropriate military Development offices for review and comment. Revise the planning permit application form to include this step of referral. H-2.a: Provide copies of the City Staff(Planning General Fund 2014-2019 inventory of vacant and and Community underdeveloped land for Development public distribution. H-2.b: Work with public City Staff(Planning N/A Ongoing transit providers and and Community developers to encourage Development and housing development located Public Works close to public transit facilities. H 2.c: Provide reduced City Staff(Planning NA 2009 2014 planning permit application and Community fccs for residential second Development dwelling units. H-2.d: Review the zoning City Staff(Planning General Fund 2016 code and consider eliminating and Community constraints to condominium Development Developments and cooperative living projects exist, and if so, eliminate the constraints. 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 Staff(Planning General Fund 2016 shall be amended to allow and Community homeless facilities without Development) the requirement for a Use Permit in the C 2 ( cavy Commercial) IIS M u:of f: !Irn!1:I zoning ........... district. The zoning code shall require a Site Development Permit and facility management plan, and reasonable site development standards for 82 2014-2019 City of Ukiah Updated General Plan Housing Element homeless facilities, pursuant to California Government Code Section 65583. H-2.g: Do not permit the City Staff(Planning General fund Ongoing conversion of rental units and Community to condominium units Development) unless the City's amount of rental units is sufficiently adequate. H-2.h: Do not permit the City Staff(Planning General fund Ongoing and Community conversion of single family Development) residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H-2.i: Adopt an City Staff(Planning General Fund 2017 and Community Inclusionary Housing Development) Ordinance that requires below-market rate housing to be included as part of residential projects as follows: 1. 20 percent of the units in a rental housing project of five or more units shall be affordable to very low and low-income households. 2. 20 percent of the units in a for-sale project of five or more units shall be affordable to very low to moderate- income households. 3. All housing projects involving 2 to 4 units shall pay a housing impact fee if established by the City. 83 2014-2019 City of Ukiah Updated General Plan Housing Element 4. Alternative methods of meeting the intent of the inclusionary requirements such as the payment of an in-lieu fee deposited in the Housing Fund, or providing land for the construction of affordable units may be permitted under certain circumstances. 5. Inclusionary units shall be constructed, rather than in-lieu fees being paid for larger housing developments. The threshold for this requirement shall be established in the Zoning Ordinance. 6. The amount of in- lieu fees shall be established by a resolution of the City Council and bear a relationship to the difference between the sales price between market-rate versus affordable housing units. 7. The allocation of inclusionary units among the income categories shall resemble the proportion of very- low, low, and moderate income units identified in the Regional 84 2014-2019 City of Ukiah Updated General Plan Housing Element Housing Needs Determination to the maximum feasible extent. H-2.j: Adopt the following City Staff(Planning General Fund 2017 and Community minimum standards for Development) inclusionary housing units: 1. the exterior appearance of inclusionary units shall not be different than for other units in the housing development of which they are a part; and 2. Inclusionary units shall be dispersed or distributed rather than being concentrated in one portion of the development. H-2.k: Prepare a Nexus City Staff(Planning 2017 and Community Study to determine if a Development) nexus can be established requiring the developers of 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. 85 2014-2019 City of Ukiah Updated General Plan Housing Element H-2.I: Identify and meet with City Staff(Planning General Fund 2015 nonprofit builders who and Community specialize in building housing Development) for extremely low-income households. This effort is designed to build a long-term partnership in development, gain access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households, and promote a variety of housing types, including higher density, multifamily supportive, single room occupancy and shared housing. H-2.m: Work in conjunction City Staff(Planning General Fund 2015 with other agencies to jointly and Community develop and implement a Development) program that is designed to address the needs of the extremely low income households in the City. At least annually and on an on- going basis contact agencies and developers to facilitate implementing the program. Actions to be considered for inclusion in the program include prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. H-2.n: Amend the zoning City Staff(Planning General Fund 2015 ordinance to be consistent and Community with Senate Bill 2. All Development) transitional and supportive housing shall be considered a residential use and only those restrictions that apply to other residential uses of the same type (single family residential, duplex, multi-family, etc.) shall be imposed. H-2.o: Post the sites City Staff(Planning General Fund 2014 inventory map and and Community information on the City's Development) website and prepare hard- 86 2014-2019 City of Ukiah Updated General Plan Housing Element copy informational handout material for property owners and developers. H-2.p: Within 1-year of City Staff(Planning General Fund Immediate and ongoing adoption of the Housing and Community Element, conduct a Development) roundtable meeting with non-profit housing sponsors and developers to educate and share information about vacant and underutilized sites, the planned development tool, the lot consolidation process, and incentives offered by the City. H-2.q: To ensure City Staff General Fund 2014 and ongoing adequate sites are (Department of available throughout the Public Works) planning period to meet the City's RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City's RHNA. The City has identified residential capacity within the mixed use zone to accommodate 284 units of the City's RHNA for lower- income households. To ensure sufficient residential capacity is maintained within this zone to accommodate the identified need of 284 87 2014-2019 City of Ukiah Updated General Plan Housing Element units, the City will develop and implement a formal ongoing (project-by- project) evaluation procedure pursuant to Government Code Section 56863. Should an approval of commercial development result in a reduction of capacity within mixed use zones below the residential capacity needed to accommodate the remaining need for lower- income households, the City will identify and zone sufficient sites to accommodate the shortfall on land zones exclusively for residential multifamily use allowing at least 16 du/acre. H-2.r: Facilitate the City Staff(Planning General Fund Ongoing consolidation of smaller, and Community multi-family parcels by 1) Development, RDA, and Economic publicizing the Development underutilized sites inventory on the City's website, and 2) providing technical assistance to 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. N 2.s: Idcntify a primo City Staff(Planning Ccncral Fund affordable housing infill and Community site currently burdened by Development, RDA, flood zone issues and and Economic pursuc an engineering Development study and poz,iblc FEMA map corrcction to 88 2014-2019 City of Ukiah Updated General Plan Housing Element climinatc this constraint. 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 Treasurer's Development 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 City Staff(Planning Ongoing opportunities for persons and Community with disabilities consistent Development, RDA, and Economic with the fair housing and Development disability laws, and encourage physical access to and within residential units and areas during the development review process. H-3.c: Review the zoning City Staff(Planning General Fund 2015-2016 code and determine if any and Community regulatory constraints to Development) special needs housing projects exist, and if so, eliminate them. H-3.d: Continue to City Staff(Planning General Fund Ongoing support and assist farm and Community worker housing advocates Development) by providing technical assistance with development applications; lower planning application fees for affordable housing projects, and identifying potential sites for farm worker housing. H-3.e: Amend the zoning City 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 High Density(R-3) zoning districts. H-4.a: During fiscal year City Staff(Planning General Fund 2014-2015 2014-2015 prepare non- and Community discrimination in housing Development 89 2014-2019 City of Ukiah Updated General Plan Housing Element public information H-4.b: Il;iurvpllu r,,,pu i,,,p City Staff(Planning General Fund 2014-2015 !id n!CIud.:.ndlu....puIINid and Community iu°for aLudo and it alko iii Development, RDA, avadatdo.. ....Lu.. ....Ulkaa.... :.uvuc and Economic Development Caller add cdl Ota dd drgIbsao...............Develop and (make available housing discrimination public information and make it available at the Ukiah Civic Center and on the City's website. H-5.a: Apply the CEQA City Staff(Planning N/A Ongoing Infill Exemption and and Community perform expedited review Development for well designed, compact projects using green and sustainable design and building techniques. H 5.b: Prepare and City Staff(Planning Ccncral Fund 2011 2012 prcscnt a downtown core and Community mall lot subdivision Development and ordinance or similar tool Public Work, for consideration. H-5.c: Prepare and City Staff(Planning General Fund 2015-2016 present a green and Community building/sustainable Development development incentive tool(s) for consideration that could include density bonuses and relief from parking and other zoning requirements. H-5.d: Green Building City Staff(Planning General Fund 2015-2016 Codes: Consider Amending and Community the building and zoning Development codes to identify and remove constraints to green-building, resource conservation, and alternative energy generation and establish green building and sustainable practice requirements for new developments, remodels and retrofits. Topics to be 90 2014-2019 City of Ukiah Updated General Plan Housing Element included are: Green building materials and practices, Passive solar design and siting, Energy efficient heating and cooling technology, Alternative water storage, wastewater treatment and reclamation, and storm- water management systems. H-5.e: Continue to City Staff(Public Utilities Public Benefit Ongoing administer the solar and utilities) Fund energy efficiency rebate programs. H-5.f: Assist developers City Staff(Planning General Fund 2014-2019 and Ongoing and housing development and Community agencies in incorporating Development green building, energy conservation, and alternative energy generation into their projects by providing information about resources and links to local organizations such as local renewable energy system designers and installers, rebates, energy-rating systems, and funding, on the Housing Resources website. H-5.g: Promote energy City Staff(Public Public Utilities 2014-2019 and Ongoing and water conservation utilities, Public education programs that Works, Planning, address steps to energy Building) and water efficiency, benefits of weatherization and weatherization assistance programs, and information of onsite renewable energy generation technologies. H-5.h: Promote City Staff(Public 2014-2019 and Ongoing stormwater management Works, Planning, systems for mutli-family Building) housing developments that have multiple benefits such as bio-swales to reduce 2014-2019 City of Ukiah 91 Updated General Plan Housing Element downstream flooding, contamination of streams and rivers, fire hazard, and irrigation needs and to distribute stormwater and recharge groundwater. H-5.i: Reduce electricity City Staff(Public Public Utilities Ongoing and natural gas demands utilities, Economic by promoting the use of Development, RDA renewable energy and Planning, technologies in residential Building) and mixed-use projects. Strongly promote solar energy generation, use of solar water heaters, and passive solar design in new housing and, especially, multi-family housing both prior to and during project review. H-5.j: Work with City Staff(Planning, General Fund Ongoing developers to create RDA, Economic residential neighborhoods Development) with mixed housing densities, types, and housing affordability levels that promote human interaction, neighborhood- scale services and facilities, and connectivity to schools, neighborhoods, and commerce. H-6.k: Prepare written and City Staff(Planning General Fund 2012015 electronic public and Community information about what Development and the City is doing to Economic promote and create Development affordable housing, and invite public participation and suggestions. H-6.I: Conduct periodic City Staff(Planning, General Fund Ongoing meetings with developers, Building) non-profit housing development agencies, the Ukiah Police Department and others to identify constraints to development of affordable housing and use the information gained to consider zoning code 92 2014-2019 City of Ukiah Updated General Plan Housing Element amendments. 11-u „ u ON. Net III ass..-11-he t Qty yu utt(16.60466, pippPrall Il o uu uuury g,NDIPNu uua !MU) 12Q u o II ILJ:0 u u iit .V: II21 p y,, B u u,ii cal y, at t2,,t i ecil u.,i,a u1u a u. uu yu V andl Pnad L 166 a .%u uuut tV°u 2tanniin the no net loss 12gli Government Code 61,65"63„ No zonlIng amendment or 1rjct approvallshll° ury utuu6 tV°u ory Vut a°utuu V ............................................................................................. at a Dower resile loll ................................................................................................ densfty,than assumed dwu::. ....II::out .V:.3.Element:....I° nil 6)ye a oty 60V thQ. t utl:y .ICtt ..V,c, , ....yt.V:.niteiu...:'n.11:u .l.11:u.3. ....l.!I:u. 3 �d„a„u 0 u titV.0 ........................................................................ aty(b). m APPENDIX B 2014 Vacant and Underutilized Land Vacant Parcels APN Owner Location Existing GP and Acres Potential Constraints Use Zoning Units (see note below) 00130606 Henrie, P. 250 W. Vacant MDR .9259 10 Traffic Gobbi R2 Street 00313038 Ritdet,Y. 1006 S. Vacant C .6520 15 Traffic State C2 Street 00306125 Calvary 1030 Vacant LDR .6015 2 Access Baptist Helen R1 Church Avenue 00311083 Hiatt, M. 1080 Vacant LDR 3.192 6 Hillside, Helen R1 Access, Avenue Drainage 93 2014-2019 City of Ukiah Updated General Plan Housing Element 00308310 Phillips, S. 1405 S. Vacant C .7607 12 Traffic, B1 TTEE State C2 Airport Zone Street 00308302 Cardenas, J. 1045 S. Vacant C .5395 3 Traffic, B1 State C2 Airport Zone Street 00211414 Zbitnoff, I 744 N. Vacant C 1.184 20 Traffic State Cl Street 00216010 Hillside E. Vacant C 1.453 30 Traffic Community Hamilton C2 Hospital Drive 00216013 Hillside W. Vacant C 2.419 50 Traffic Community Hamilton C2 Hospital Drive 00219344 Northwestern Railroad Vacant C 2.409 30 B2 Airport Pacific off Mason C2 Zone, Traffic, Railroad Street Drainage 00120108 Hill, T. 110 Vacant LDH .4123 2 Hillside Highland R1H Slopes Avenue 00228110 Moretta, G. 190 Vacant C .1913 5 Drainage Cleveland C2 Lane 00120331 Wildberger, Highland Vacant LDR 1.458 7 Drainage J. TTEE Avenue& R1 Clay Street 00230125 Sanchez, F. 211 W. Mill Vacant C .2339 2 Traffic Street Cl 00314001 Thomas, C. 190 Rupe Vacant C 2.035 10 Traffic, B1 C2 Airport Zone 00347206 Nevill, G. Off Vacant C .6662 4 Traffic, B1 Wabash C2 Airport Zone Avenue 00316057 Mountanos, 582 Vacant MDR 2.417 35 Access, Noise, M.TTEE Talmage R2 Traffic Road 00228218 Northwestern 200 E. Vacant C 1.812 25 Traffic, B1 Pacific Clay Street C2 Airport Zone, Railroad Drainage 00228219 Northwestern 200 E. Vacant C 1.511 25 Traffic, B1 Pacific Clay Street C2 Airport Zone, Railroad Drainage 00234044 Patel, R. 560 S. Vacant C .8338 12 Traffic, TTEE Orchard Cl Drainage Avenue 00315040 City of Ukiah 410 Vacant C .2611 2 Traffic Talmage C2 Road 00214615 Vargas, R. 502 N. Vacant C .1211 1 Traffic 94 2014-2019 City of Ukiah Updated General Plan Housing Element State Cl Street 00326053 Cashada, D. 1381 Vacant LDR .2027 1 Traffic Laurel R1 Avenue 18007003 Vanranken, 1117 Vacant MPA 2.264 0 Airport B1 F. Commerce PD Zone Drive 00230111 Foucault, J. 737 S. Oak Vacant HDR .1493 4 Traffic Street R3 18008028 Redwood 1701 Vacant MPA 4.683 29 Airport B1 Business Airport PD Zone Park of Road Ukiah 18008029 Redwood 1701 Vacant MPA 4.710 29 Airport B1 Business Airport PD Zone Park of Road Ukiah 18008030 Redwood 1701 Vacant MPA 7.839 56 Airport B1 Business Airport PD Zone Park Road 18008025 Redwood 1210 Vacant MPA 3.596 25 Nonc Park of Airport PD Ukiah Park Blvd. 00203006 Moreno& N. Orchard Vacant C 4.736 58 Traffic Co. Avenue Cl 00203005 Moreno& 595 Brush Vacant C 1.142 15 Traffic Co. Street Cl 00304078 Shapiro, M. 210 E. Vacant MDR .5852 8 Traffic,B1 Gobbi R2 Airport Zone, Street Drainage 00304077 Shapiro, M. 210 E. Vacant C .8738 25 Traffic, B1 Gobbi Cl Airport Zone, Street Drainage Total 53.275 533 Units Underutilized Parcels APN Owner Location Existing Percent GP and Acres Potential Constraints Use (%) Dev Zoning Units and (see note Dev below) Reduction Factor 00211418 Titen, H. 720 N. Pizza 77% C .9198 20 Traffic State parlor C1 Street 95 2014-2019 City of Ukiah Updated General Plan Housing Element 00211420 Baarsch, B. 682 N. Single 55% C .5066 3 Traffic, TTEE State Family C1 Creek Street Residence 00211429 Barrington, 660 N. Dentist 64% C 1.390 15 Creek, R. State office Cl Traffic Street 00111328 Crook, B. 650 N. Single 87% LDR .7703 5 Drainage, Bush Family R1 Traffic Residence 00118114 Goodwin, C. 400 Park Single 62% LDR 2.273 15 Flood Zone TTEE Blvd. Family R1 Residence 00118115 Vargas, R. 1028 W. Multi 53% LDR 1.441 10 Flood Zone, Standley Family R1 Traffic Street Residences 00225701 Liu, G. TTEE 390 W. Medical 39% C .4187 5 Mature Trees Clay Office Cl Street 00130403 Davis,J, 700 S. Single 69% MDR .1423 1 Yard Oak Family R2 Setbacks Street Residence 00303109 American S. State Bank 66% C 1.832 15 Traffic, Savings& Street Cl Drainage Loan 00305065 Obergin, D. 751 S. Affordable 33% C 2.179 40 Traffic, State Housing Cl access, Street Drainage 00313008 Siderakis, S. 1090 S. Small Strip 54% C .7669 10 Flood Zone, State St Mall C2 traffic 00354023 Evans,A. 196 Single 62% LDR 1.625 6 Drainage TTEE Wabash Family R1 Residence 00210112 Orchard 715 Sidnie Affordable 55% MPA 1.604 10 Traffic Village Court Housing PD 00210108 Orchard 568 Ford Affordable 71% MPA 1.882 10 Traffic Village Street Housing PD 00213804 Orchard 610 N. Affordable 72% HDR 3.988 15 Traffic Manor Orchard Housing R3 Avenue 00309008 Wiles, G. 23 Betty Single 63% MDR .2597 2 Traffic Street Family R2 Residence 00309010 Grivette, H. 19 Betty Single 71% MDR .2612 2 Traffic Street Family R2 Residence 96 2014-2019 City of Ukiah Updated General Plan Housing Element 00309011 Ferrer, P. 17 Betty Single 49% MDR .2740 2 Traffic Street Family R2 Residence 00309012 Salisbury,J. 15 Betty Single 68% MDR .2500 1 Traffic Street Family R2 Residence 002232- Northwestern 309 E. Vacant 0% C 6.31 100 Airport B2 12, Pacific Perkins C1 acres Zone, Railroad Street Drainage, Traffic 002232- Northwestern 309 E. Railroad 5% C 4.31 50 Airport B2 13 Pacific Perkins Depot C-1 acres Zone, Railroad Street Drainage, Traffic 002282- Northwestern 309 E. Vacant 0% C 2.29 35 Airport B2 18 Pacific Perkins C-2 acres Zone, Railroad Street Drainage, Traffic 002282- Northwestern 309 E. Vacant 0% C 1.83 15 Airport B2 19 Pacific Perkins C-2 acres Zone, Railroad Street Drainage, Traffic 00224706 Shami Enter 225 N. Shopping 41% C 2.123 25 Railroad, Orchard Center Cl Drainage, Avenue Traffic 00224707 Shami Enter 275 N. Shopping 36% C 1.388 16 Traffic Orchard Center Cl Avenue 00204018 Hunt, D. 902 Single 43% C .5673 1 Traffic Mazzoni Family C2 Residence 00301049 Wooldridge, 302 Single 67% LDR .3553 1 Infill J. Banker Family R1 Blvd. Residence 00114240 Snyder, M. 179 Park Single 86% LDR .5883 1 Infill TTEE Place Family R1 Residence 00214601 Penland, N. 589 N. Single 38% LDR .72954 1 Infill TTEE School Family R1 Street Residence 00218401 Keiffer, C. 493 N. Single 52% LDR .1953 1 Infill School Family R1 Street Residence 00210102 Porzio, F. 725 Orr Single 14% MPA .4878 1 Traffic Street Family PD Residence 00209325 Seminack 190 Orr Church 43% C 3.254 14 Traffic Most Street C2 Reverend 97 2014-2019 City of Ukiah Updated General Plan Housing Element Richard 00125245 Nazarene 604 Jones Church 69% LDR .3788 1 Infill Church Dist. Street R1 Advisory 00124220 Hammond, 606 Mary Single 74% LDR .2432 1 Infill V. TTEE Lane Family R1 Residence APN Owner Location Existing Percent GP and Acres Potential Constraints Use (%) Zoning Units and (see note Dev Dev below) Reduction Factor 18007018 Action Rents 1400 Equip 37% C 2.493 35 Drainage JMP Enter Hastings Rental and Cl Road Retail 18004008 Franks,J. 640 Single 74% C 1.289 9 Drainage TTEE Talmage Family C2 Road Residence 00124217 Allen, M. 624 Mary Single 77% LDR .5018 1 Infill Lane Family R1 Residence 00121501 Cariveau,T. 915 W. Multi Family 89% LDR .88595 1 Infill Administrator Perkins residential R1 Street 00207231 Brody,T. 1000 N. Single 79% LDR .8704 1 Infill TTEE Oak Family R1 Street Residence 00347241 Gerhart, K. 1330 S. Commercial 66% C 1.0151 10 Drainage, State C2 Traffic Street 0113010 McKinney, N. 506 Park Single 50% LDR 1.1072 7 Odd narrow Blvd. Family R-1 configuration Residence 0114201 Delgrosso, B. 500 Park Single 47% LDR .2586 2 Narrow Blvd. Family R1 configuration Residence 00305087 Davis, M. 272 Single 49% MDR .2222 1 Traffic, TTEE Cherry Family R2 Airport B1 Street Residence Zone 00305088 Davis, M. 272 Vacant 0% MDR .3219 1 Traffic, TTEE Cherry R2 Airport B1 Street Zone Total 50.786 346 98 2014-2019 City of Ukiah Updated General Plan Housing Element 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 1. The probable number of units takes into consideration property ownership, known long range plans of the property owner, location,market forces,and other constraints to development. 2. The traffic and access constraints are subjective and based on empirical observations and knowledge of the area surrounding each parcel. The potential number of units takes these observations into account and reflects a best guess or estimate of total probable units. 3. The drainage, creek, and flood zone constraints are listed because the sites are either located adjacent to or in close proximity to a creek or they are located in a 100-500 year flood area as mapped by FEMA. The potential number of units takes these observations into account and reflects a best guess or estimate of total probable units. 4. The Infill constraint merely recognizes that the sites are identified infill parcels that typically experience infill "issues"when proposed for development or redevelopment. These issues include neighborhood compatibility, noise, congestion, etc. Each site was evaluated independently with these "issues" in mind and the probable number of units were estimated accordingly. 5. The Airport B1 Zone limits the number of people on a site at any given time, and precludes multi-family residential development if the density standard cannot be met and other alternatives sites exist. The B2 Airport Compatibility Zone (Infill) allows a higher density than the B1, so that typical multi-family residential development (28 units per acre) can be achieved. 6. The same percentage reduction factor(36%)used in 2004 to arrive at the"Probable"units was used in 2009. 7. The 2009 land survey utilized GIS technology and more detailed field work than the 2004 land survey. As a result,additional vacant and underutilized parcels were discovered, and exact acreages were determined. In most cases, the size of the 2004 parcels were reduced somewhat with the more exact GIS technology for determining their sizes. 8. In regard to the Underutilized Land, Staff made assumptions regarding potential additional units based on such factors as where existing buildings were located on the parcels, the presence of mature trees, creeks and other natural "constraints", etc. 9. As indicated 3 of the 4 Northwest Pacific Railroad parcels are vacant. They are included in the list of underutilized parcels because they represent a prime lot consolidation opportunity with the 1 partially developed parcel. 10. The Orchard Village/Manor parcels are listed as underutilized because the development on these parcels includes large expansive lawn/turf areas that could be utilized for additional affordable housing units. 11. The residential development potential in the C-1 and C-2 zones is high. The maximum density allowed is 28 units per acre. Recently constructed housing developments in commercial zoning districts (non-mixed use) include a 6 unit apartment complex on North Main Street and a 12 unit apartment complex on South Main Street. 12. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre. 13. There is a need for 234 extremely low, very low, and low income units. There is opportunity for 280 units on residentially zoned land(vacant, underutilized and redevelopable parcels). 14. It should be noted that as of March, 2011, the railroad depot site owned by the North Coast Railroad Authority was being considered by the State of California for the new Courthouse location. 99 2014-2019 City of Ukiah Updated General Plan Housing Element CITY OF UKIAH VACANT& UNDERUTILIZED LAND 2014-2019 11 GENERAL PLAN HOUSING ELEMENT UPDATE N A4 7 a 'Z.., 1 1.... . ' i, 11 ... br 2, lit t.ii L,747q9 I '41S, 461 Istio.' 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Z --I Z Z 2: , , o w "WI < * w>" CO 00 '' 4 '' z -- CD CD CD 0 Z -11 4 13 C) F- ic; ID <IC C) c) C) < g < 0 1 - DO b b b In 0 --I 4: Z z > z or :c ..,‹ ZE .‹ —70 er 5 0 ri) 0 CD CD L., fr ‹c > j_ tU LIJ uJ .1. uJ ill uu 2 Li_ > LU i-- 0 Z. cr CD EC rr cr N. 0) o, 01 OD 1- clo n m co a) cD • .0 CP ry ..-- ‘'ll 013 04 a) rq 0,4 r1 '2 1 ti 7i i $'N' '11 '4'c' 1 1 11 _ , _2 E) OD OD VD CD E) OD ICJ 00 0 ,-- ,- CD *- Q 0 ,,-- 0 .,- *- ,-- 103 2014-2019 City of Ukiah Updated General Plan Housing Element APPENDIX C Review of 2009-2014 Housing Element Implementation Accomplishments The City of Ukiah is committed to continually improving programs in the Housing Element to ensure that the housing needs of the community are met. Reviewing past accomplishments is an important step in developing housing strategies that are effective and address identified community needs. State law requires the City to report on progress made in meeting the goals, policies, and objectives set forth in the prior Housing Element. This includes reviewing progress made in implementing programs included in the adopted element, and evaluating their effectiveness and continued appropriateness for the City. The last Housing Element was adopted in 2011 and covered the RHNA period from 2009 to 2014. Even with the loss of the Redevelopment Agency and a lack of staff and financial resources, moderate to good progress was made implementing the 2009-2014 tasks. Program Objective Timeframe in Progress/Appropriateness Housing Element H-1.a: By the end of Rehabilitate residential 2010 Progress: CDBG funds 2010, develop and implement units secured for rehab projects. A residential rehabilitation Mendocino County Community Program with an emphasis on Development Commission Improving safety, comfort and managed program for the City. Energy Efficiency. Two rehab projects completed. Additional 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 requirements. H-1.b: Work with the City Energy Efficiency Ongoing 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 the City's Benefits Fund. Energy Efficiency Public Benefits Fund may become a program in CAP. Appropriateness: This 104 2014-2019 City of Ukiah Updated General Plan Housing Element program is still appropriate and may be fulfilled with the adoption of the City Climate Action Plan—slated for 2014. H-1.c: Provide informational Education Ongoing Progress: Completed. Green materials to the public Building Resource Center regarding sustainable and created in the Ukiah Civic green building materials. Center. Appropriateness: This program provides valuable information to residents, contractors, architects,etc. H-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 program, conversion to Appropriateness: While a ownership program, major part of this program was infrastructure improvement completed, it remains incentives, rent stabilization, appropriate and is included in etc. the updated element. H-1.e Develop an At-Risk Maintain stock of Ongoing Progress: Inventory completed Units Program: Maintain an affordable housing. in 2011. Inventory of at-risk affordable housing units and work with property owners and non Appropriateness: While a -profit affordable housing major part of this program was organizations to preserve completed, it remains these units by identifying and appropriate and is included in seeking funds from Federal, the updated element. State, and local agencies to preserve the units. H-2.a: Provide copies of the Education Ongoing Progress: Completed in 2011. inventory of vacant and underdeveloped land for Appropriateness: The public distribution. program is appropriate and on- going, and remains in the updated element. H-2.b: Work with public transit Education Ongoing Progress: Development providers and developers to project referral to the encourage housing Mendocino Transit Authority development located close to routine procedure. public transit facilities. Appropriateness: The program is appropriate and on- going, and remains in the updated element. 105 2014-2019 City of Ukiah Updated General Plan Housing Element H-2.c: Provide reduced Encourage and Ongoing Progress: Reduced fees planning permit application increase second adopted if units are affordable. fees for residential second dwelling units dwelling units. Appropriateness: Completed and no longer included in the updated element. H-2.d: Review the zoning Encourage condo and Ongoing Progress: Preliminary review code and determine if any cooperative living completed in 2011. constraints to condominium projects. developments and cooperative living projects Appropriateness: This exist, and if so,eliminate the program has not been constraints. completed and is still appropriate. It remains in the updated element. H-2.e: As Staff and resources Eliminate Ongoing Progress: No complaints allow, assist the Staff of the incompatibility 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 Increase 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 Permit in the C 2 (}f41 avy Commercial Manufactuo Appropriateness: This zoning district. The zoning program is on-going and still code shall require a Site appropriate. It remains in the Development Permit and updated element. facility management plan,and reasonable site development standards for homeless facilities, pursuant to California Government Code Section 65583. H-2.g: Do not permit the Retain rental housing Ongoing Progress: No conversions conversion of rental units to stock proposed in 2011-2013. condominium units unless the City's amount of rental units is sufficiently adequate. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-2.h: Do not permit the Retain housing stock Ongoing Progress: No conversions conversion of single family proposed in 2011-2013. 106 2014-2019 City of Ukiah Updated General Plan Housing Element residential homes to professional offices unless the Appropriateness: This City's amount of residential program is on-going and still units is sufficiently adequate. appropriate. It remains in the updated element. H-2.i: Adopt an Inclusionary Increase affordable Ongoing Progress: Preliminary work Housing Ordinance by 2013 housing completed. Minimal housing that requires below-market starts in the City. Inclusionary rate housing to be included as housing ordinance low priority. part of residential projects Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-2.j: Adopt the following Increase affordable Ongoing Progress: Preliminary work minimum standards for housing completed. Minimal housing inclusionary housing units: starts in the City. Inclusionary housing ordinance low priority. 3. The exterior appearance of inclusionary units Appropriateness: This shall not be different program 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 distributed throughout the development rather than being concentrated in one portion of the development. H-2.K: Prepare a Nexus Study Generate affordable Ongoing Progress: No work completed. by 2014 to determine if a housing funds Reduced staff and a lack of nexus can be established funds to prepare Study. requiring the developers of large residential and Loss of Ukiah RDA stalled commercial projects to effort. construct needed affordable housing units on site or in another appropriately zoned Appropriateness: This location near the place of program is on-going and still employment and/or pay a appropriate. It remains in the housing impact fee. If a nexus updated element. can be established, adopt the affordable housing requirement or housing impact fee. H-2.I: Identify and meet with Develop partnerships Ongoing Progress: Met and worked nonprofit builders who with affordable housing closely with an out-of-town 107 2014-2019 City of Ukiah Updated General Plan Housing Element specialize in building housing developers. affordable housing developer for 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 the gain access to specialized elimination of the Ukiah RDA. funding sources, identify the range of local resources and Appropriateness: This assistance needed to facilitate program is on-going and still the development of housing appropriate. It remains in the for extremely low-income updated element. 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 Create more affordable Ongoing Progress: Some progress with 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 stalled efforts. address the needs of the extremely low income households in the City. At Appropriateness: This least annually and on an on- program is on-going and still going basis contact agencies appropriate. It remains in the and developers to facilitate updated element. implementing the program. Actions to be considered for inclusion in the program include prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. H-2.n:Amend the zoning Streamline transitional Ongoing Progress: Preliminary work ordinance to be consistent housing projects. completed in 2011. with Senate Bill 2. All transitional and supportive housing shall be considered a Appropriateness: 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 the same updated element. type(single family residential, duplex, multi-family, etc.)shall be imposed. H-2.o: Post the sites Education Ongoing Progress: Completed in 2011 inventory map and housing development in commercial zones information on the Appropriateness: This City's website and prepare program is on-going and still hard copy informational appropriate. It remains in the 108 2014-2019 City of Ukiah Updated General Plan Housing Element handout material for property updated element. owners and developers. H-2.p: Within 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 roundtable have stalled efforts. meeting with non-profit housing sponsors and developers to educate and Appropriateness: This share information about program is on-going and still vacant and underutilized sites, appropriate. It remains in the the planned development tool, updated element. the lot consolidation process, and incentives offered by the City. H-2.q: To ensure adequate Education Ongoing Progress: Completed. sites are available throughout Inventory updated in 2014 the planning period to meet the City's RHNA, the City will continue to annually update Appropriateness: This an inventory that details the program is on-going and still amount, type, and size of appropriate. It remains in the vacant and underutilized updated element. parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low- , and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City's RHNA. The City has identified residential capacity within the mixed use zone to accommodate 284 units of the City's RHNA for lower-income households. To ensure sufficient residential capacity is maintained within this zone to accommodate the identified need of 284 units, the City will develop and implement a formal ongoing(project-by- project)evaluation procedure pursuant to Government Code Section 56863. Should an approval of commercial development result in a reduction of capacity within mixed use zones below the residential capacity needed to accommodate the remaining need for lower-income households, the City will identify and zone sufficient 109 2014-2019 City of Ukiah Updated General Plan Housing Element sites to accommodate the shortfall on land zones exclusively for residential multifamily use allowing at least 16 du/acre. H-2.r: Facilitate the Create more affordable Ongoing Progress: Initial steps consolidation of smaller, multi- housing completed in 2012. family parcels by 1)publicizing the underutilized sites inventory on the City's Ongoing efforts slowed by website, and 2)providing reduced staff and the technical assistance to elimination of the Ukiah RDA. property owners and developers in support of lot Appropriateness: This consolidation. To encourage program is on-going and still development of quality appropriate. It remains in the housing at prices lower updated element. income households can afford on smaller, multi-family parcels, the City will meet with non-profit sponsors and developers to promote strategies and the creation of lot consolidation incentives. H-2.s: Identify a prime Increase potential Ongoing Progress: Completed in 2011. affordable housing infill site affordable housing sites ("Garden Café"site—South currently burdened by flood State Street). zone issues and pursue an engineering study and possible FEMA map correction Appropriateness: Completed to eliminate this constraint. and therefore not included in updated element. H-3.a: Special Needs Increase very low and Ongoing Progress: Reduced staff and Rental Housing: Support special needs housing the elimination of the Ukiah applications to State and units RDA have stalled federal agencies such as implementation. HCD, State Treasurer's Office, HUD and USDA for affordable rental housing financing to Appropriateness: This provide shelter for very low- program is on-going and still income families and special appropriate. It remains in the needs households. updated element. H-3.b: Increase housing Increase housing Ongoing Progress: Routine procedure opportunities for persons with opportunities for with the review of development disabilities consistent with the persons with disabilities projects. fair housing and disability laws, and encourage physical access to and within Appropriateness: This residential 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 constraints Ongoing Progress: Preliminary work code and consider eliminating competed in 2011. regulatory constraints to special needs housing projects. Appropriateness: This 110 2014-2019 City of Ukiah Updated General Plan Housing Element 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 adopted. and assist farmworker housing housing advocates by providing technical assistance with Appropriateness: This development applications; program is on-going and still lower planning application appropriate. It remains in the fees for affordable housing updated element. projects, and identifying potential sites for farm worker housing. H-3.e: Amend the zoning Increase tools to Ongoing Progress: Downtown Zoning code to define and allow encourage 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 districts. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-4.a: Continue to refer Education Ongoing Progress: No complaints housing discrimination received. complaints to Legal Services of Northern California, State Fair Employment and 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: I,;2i ; u',pII ; rC.. „ . jU:: Education Ongoing Progress: Completed. Appropriateness: This yP.. .II .. .... .:...:the. ....UP::G::.... .ChM- program is on-going and still CUn ou' and...on U O cdbe5 appropriate. It remains in the Ilbs to updated element. make available housing discrimination public information and make it available at the Ukiah Civic Center and on the City's website. H-5.a: Apply the CEQA Infill Education Ongoing Progress: Implemented with Exemption when possible and Planning Commission approval perform expedited review for in 2012 of the Richard Ruff well designed, compact project on North State Street. projects using green and sustainable design and building techniques. Appropriateness: This 111 2014-2019 City of Ukiah Updated General Plan Housing Element program is on-going and still appropriate. It remains in the updated element. H-5.b: Prepare and present a Education Ongoing Progress: Completed with downtown core small lot adoption of the Downtown subdivision ordinance or Zoning Code in 2012. similar tool for consideration. Appropriateness: Completed and not included in updated element. H-5.c: Prepare and present a Education Ongoing Progress: Project programed green building/sustainable 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 element. H-5.d: Green Building Education Ongoing Progress: Project programed Codes: Consider Amending for 2013 the building and zoning codes to identify and remove constraints to green-building, Appropriateness: This resource conservation, and program is on-going and still alternative energy generation appropriate. It remains in the and establish green building updated element. and sustainable practice requirements for new developments, remodels and retrofits. Topics to be included are: Green building materials and practices, Passive solar design and siting, Energy efficient heating and cooling technology,Alternative water storage,wastewater treatment and reclamation, and storm-water management systems. H-5.e: Continue to administer Education Ongoing Progress: The program the solar and energy efficiency continues and is under rebate programs. evaluation for possible expansion. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. 112 2014-2019 City of Ukiah Updated General Plan Housing Element H-5.f: Assist developers and Education Ongoing Progress: Green Building housing development Information Center completed in agencies in incorporating the Ukiah Civic Center. green building, energy conservation, and alternative energy generation into their Appropriateness: This projects by providing program is on-going and still information about resources appropriate. It remains in the and links to local updated element. organizations such as local renewable energy system designers and installers, rebates, energy-rating systems, and funding, on the Housing Resources website. H-5.g: Promote energy and Education Ongoing Progress: Green Building water conservation education Information Center completed in programs that address steps the Ukiah Civic center. to energy and water efficiency, benefits of weatherization and weatherization assistance Appropriateness: This programs, and information of program is on-going and still onsite renewable energy appropriate. It remains in the generation technologies and updated element. financing options. H-5.h: Promote stormwater Education Ongoing Progress: Routine practice of management systems for Public Works Staff. mutli-family housing developments that have multiple benefits such as New storm-water ordinance bio- swales to reduce downstream adopted in 2010. flooding, contamination of streams and rivers,fire Appropriateness: This hazard,and irrigation needs program is on-going and still and to distribute stormwater appropriate. It remains in the and recharge groundwater. updated element. H-5.i: Reduce electricity and Education Ongoing Progress: Routine practice natural gas demands by during project review. promoting the use of renewable energy technologies in residential and Appropriateness: This mixed-use projects. Strongly program is on-going and still promote solar energy appropriate. It remains in the generation, use of solar water updated element. heaters, and passive solar design in new housing and, especially, multi-family housing both prior to and during project review. H-5.j: Work with developers Education Ongoing Progress: No opportunities to create residential have surfaced. neighborhoods with mixed housing densities, types, and housing affordability levels Poised to implement. that promote human interaction, neighborhood- 113 2014-2019 City of Ukiah Updated General Plan Housing Element scale services and facilities, Appropriateness: This safety, and connectivity to program is on-going and still schools, neighborhoods, and appropriate. It remains in the commerce. updated element. H-5.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 opportunity for compact, pedestrian friendly, Appropriateness: Completed infill mixed use development and not included in the updated including a variety of housing element. types. H-6.a: Redesign and Increase affordable Ongoing Progress: RDA eliminated by reinvigorate the RDA low and housing the State of California. moderate income housing program. Appropriateness: RDA eliminated and this program is not included in the updated element. H-6.b: Develop a Housing Education Ongoing Progress: New City website Resources webpage that may under construction 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 meetings with developers and the elimination of the Ukiah non-profit housing RDA have stalled efforts. development agencies to identify constraints to development of affordable Appropriateness: This housing and use the program is on-going and still information gained to consider appropriate. It remains in the zoning code amendments. updated element. 114 2014-2019 City of Ukiah Updated General Plan Housing Element APPENDIX D Zoning Matrix CITY OF UKIAH • j'... Department of Planning&Community Development,300 Seminary Avenue,Ukiah,CA 95482 planning@cilyofukiah.com (707)463-6200 www.eityofuttlah.com BASE ZONING DISTRICTS — LAND USE MATRIX This matrix provides a generalized reference for identifying uses by zoning district. The matrix is not adopted and does not amend or substitute for regulations adopted by the City Consult the Ukiah Municipal Code (Division 9, Chapter 2, Zoning)for definitions, regulations, standards and exceptions. Other regulations may apply. Some base and combining zoning districts are not shown. The Ukiah Municipal Code is online at htlEigp6.113.195.234/CA/pkiah/index.htn1 BASE ZONING DISTRICTS—GENERALIZED LAND USE MATRIX Allowed use by right, UP=Use permit required' __________________ USE R-I R-2 R-3 C-N C-1 C-2 M PF .,.,.,.,,... ..._ RESIDENTIAL Condominiums UP A A A Duplexes A A UP Dwelling groups UP UP Multipte-farnyty residential units,apartment houses A A UP UP , Mobile home parks UP UP UP UP Manufactured homes IA A A Single-farnilystwellinz A A A A UP Single-family dwelling-3,000 square foot lot UP Secorid dwellin,g_units A A A A A Farm labor camps I --t _Resident manager/security personnel housing UP UP FILBSID_E_NTIAL/COMM ERCI A L Mixed residential with compatible commercial land uses UP UP Mixed rental dwelline units with allowed or permitted use(s) UP Boarding or roomin_ghouses IA A Bed and breakfast establishments UP UP ' UP UP A UP L Hotels motels UP A UP UP PUBLIC,OI-PLIC,COMMUNITY Public buildings,structures andusesup UP 1, A 2014-2019 City of Ukiah 115 Updated General Plan Housing Element BASE ZONING DISTRICTS—GENERALIZED LAND USE MATRIX (A=Allowed use by right,UP= Use .erilt re.uulred) C USE R-7 R-2 R-3 C-N C-1 C-2 M PF I Public buildings and places of temporary public assemblymm� UP UP 1 Quasi-publl€c buildings,structures arid uses UP UP Public or.rivate schools UP UP UP A __A____1 Churches cha•els reli!lous assemblly,and instruction U_P UP UP UP A SmallmlTamil child da care home 6 maximum A c... A A Small family child daycare home 8 imaxlmum,including children under UP A1111 the alioki )of ten 0Years who reside et the home Largo family child daycare home 7-14 including children under the UP UP UP UP UP ata•e of the home Gommu©�itca care factlt .-.r,�_ y 6 maximum _ I A A A A Community care facility 7 12........,.- �— UP UP UP UP Small homeless facilities 7 12 see section 9171) UP UP UP A A UP UP I UP Large homelessthan (sti ,,, UP UP UP UP UP UP UP I UP Renalescent services,residential medical facilities UP . UP Hospitalsand pharmacies .... UP Conservation and natural resource conservation areas A In A Airports and aviation-related functions and uses Corporation ards; UP,.__ Public cemeteries and similar usesUP Public �.. __. UP c transportation facilities Public utilit facilities and uses _ A Rec cline fac€l€tyA Refuse disposal/recycling areas,refuse transfer stations I UP Minor food services unrelated to •rimary use A Historical sites and monuments IEEE A Parks,communit ;ardor's,playgrounds UP UP UP UP NM A ..- Fairgrounds A Community concerts,ffarmers markets,craft bazaar,flea markets UP COMMERCIAL dance hall live entertainment establishment nightclub UP Bar .... ........ Billiard_parlor,amusement arcade bowling alley_ mwmwmwmw UPP... U _.. Theater .�.. --- � Adult entertainment businesses(see section 9176) i UP UP Social halls and lade UP UP...... mmmmm, Circuses carnivals amusement parks,open air theaters similar UP" UP UP" UP" UP I UP UP" _UP__ 116 2014-2019 City of Ukiah Updated General Plan Housing Element BASE ZONING DISTRICTS-GENERALIZED LAND USE MATRIX (A^Allowed use b ri ht, UP=Use •ermlt re.uired -I USE'. . .. Y._� 1 C-N C-1 C-2 M Fri R-1 R-2 R 3 tem «sear establishments Involving large assemblages of_peg•le Home occpations _ I _A A A A Outdoor sales establishments(see section 9184) UP UP I UPUP UP UP Professionalofices generally I ®� .......A A A UP UP .y residence Professional office converted from a since UP l M tame�_ l -wmwmwmw wmw Medical offices Banks MI ---------_ Business services I A. Personal service establishments I UP A Barbersho s be,au,ty,shol3, I UP A...... Coin o.erated laundromat 1 P A Laundry service Drugstores_ Mil Florist M MEIN A UP Video rentals/sales I UP 1, Tailor shop UP Bookstore UP _ 'Mom and pop'convenience grocery stores,delicatessens I UP A Bakeries UP UP' ��1 f drive-through) I Restaurants,cafes no drive-through)� ) � � UP? Coffee shops UP UP Restaurants includes drive throw A UP __ ...... J Retail storesA UP UP____.......................... ..,.. Retail- except large commercial)retail stores(such as department UP stores,supermarkets,chain druystoresl diiscount clothins stores. Wholesale stores = A Kennel,pet shop,and pet services pmi A Veterinarian HEAVY COMMERCIAL OR INDUSTRIAL Auto sales-new or used Mill ' A =MN Auto- repair,body and painting,Carwash service gas)mmstation ___A__ A MI Equipment repair shop I I AA . A _ Auto wracking,junk yards A Public or private parting lots for automobiles to accommodate primary use,or when next to C-N,C-1 or C-2 see section 9176, UP UPA 117 2014-2019 City of Ukiah Updated General Plan Housing Element BASE ZONING DISTRICTS GENERALIZED LAND USE MATRIX. .._ .....,...._........................................jA=Allowed use by rlghtr,SUP....Us°permit re.uiredl�..ro:_�, USE R-1 R-2 R-3 C-N C-1 C-2 M PF Parkin, lots UP Trans p ortation services A Blacksmith shois .W.-... ._._._._._._._._._._._._._._._._._._......_ _�mwm-wmwmwm f .........................."�_.._..._.._ A Building mater'" lumber A oats yards, ares k' Construction sales and serviceA A Farm equipment sales and feed stores """"a"""""""""" " A Cabinet shop UP A A _ I Machine shop_.... .. UP A V A Plgnintmills. , A ' Sinsho A A Safety services .............-a A Mini/convenience storage UP A A Storage facilities and bulk fuel storage A UP 'dWarehouasiiny and distribution(limited) A A Warelhousuny and distribution(general) fUP Wholesale and storage establishments A Ll.ht manufacturrn and industrial uses �_ UP Awmwm.1 UP - Industrial,manufacturing,or storage uses objectionable due to smoke, Up I dust,noise,radioactivity,vibration,bright Igghtp etc Heavy Industrial and manufacturing uses without appreciable offensive { A or Removol of m dust or nuisance factors b e noose odor, minerals,earth,othernaturalmaterials(seo section 9176) UP UP UP UP UP UP UP UP Temporary uses meeting purpose and intentMof district,not to exceed 6 UP UP UP 1 UP UP UP UP UP mont Fences 6 `or less(see section 9176) A A A A A A A A. Fences-exceeding 6 feet(see section 9178) UP UP UP UP UP UP_ UP UP Accessor: uses and buildin+s AA A A A A A A Source: City of Ukiah-Planning and Community Development Department,612007 ----- 118 2014-2019 City of Ukiah Updated General Plan Housing Element Attachment 3 —Clean Copy Exhibit B flo q iahLir 2014-2019 General Plan Housing Element Update DRAFT March 2016 vy III 1111,11' p11111 11111 1011011 11 11111 1 1 11 11.1011 II 111 11111'1 B4,(j 1G a I y I1 � 1 / tnnr i yllmil �r '1��I� Aja � Ill�� i ' $iTh I ' 04101 `cc 4��r�� uVUVu�o c go�iM�u ryiIvo° �111 C IV F II�•aw�,a: II , ' ,5 ,it 1 ,p, ,.,,,,,j„, in � rm��! �u��rr�sn�� II 1 ���1f,� 001 Ili, kvli uimii m ! NJ �V� � IIIiNl ° �,b Prepared by the Department of Planning and Community Development Charley Stump, Director Table of Contents Background 5 What is required? 5 Who are we? 7 What have we accomplished in the past? 10 What are we currently working on? 13 What are our guiding principles for housing? 14 Do we have a new housing strategy? 14 Community Participation 15 Who needs housing in Ukiah? 17 What services are provided to the homeless? 17 Where can homeless facilities be located? 20 What can the City do to assist the homeless? 21 Is farm worker housing needed? 21 Is transitional and supportive housing needed? 22 Is there a high number of female heads of households? 22 Is there a high number of extremely low income households? 21 Are there other types of special needs housing? 22 Is there overcrowding in Ukiah? 24 Elderly Population 26 Large Households 27 What types of housing are needed? 29 2 2014-2019 City of Ukiah Updated General Plan Housing Element What types of housing does Ukiah have? 29 How much housing is needed? 30 What is the vacancy rate by tenure? 30 Where can new housing be located? 32 Are there constraints to housing development? 36 Can certain constraints be overcome? 39 Land use controls 43 Military compatibility 52 Crime prevention through environmental design 52 Safety and high density housing management 54 Are there any at-risk units in the City? 54 Greenhouse gas emissions and global warming 56 Opportunities for energy and water conservation 57 Housing Goals and Policies: What do we want to happen? Implementation Programs: How do we get there? Tracking Progress: How will success be measured? 58 Five-year quantified objectives 70 Annual Reporting 70 Consistency with other General Plan Elements 72 3 2014-2019 City of Ukiah Updated General Plan Housing Element List of Tables: Table 1: Population 2004-2014 7 Table 2: Community Characteristics 7 Table 3: Average Rental Costs 9 Table 4: Median Home Prices — June 2008 through June 2013 9 Table 5: Ukiah Households Overpayment by Tenure 10 Table 6: Housing Production 12 Table 7: Public Outreach 15 Table 8: Female Heads of Household 23 Table 9: Overcrowding by Tenure 24 Table 10: Persons with Disabilities 25 Table 11: Senior Households 26 Table 12: Large Family Households 27 Table 13: Housing units by Type 29 Table 14: Housing Vacancy 29 Table 15: 2013 Mendocino Council of Governments Regional Housing Needs 30 Table 16: 2015 Housing Production 30 Table 17: Vacant and Underutilized Land 31 Table 18: Redevelopment Sites 32 Table 19: Constraints 36 Table 20: Airport Master Plan Requirements 39 Table 21: Zoning Standards 43 Table 22: Planning Permit Fees 45 Table 23: Development Review Process 47 Table 24: Multi-Family Projects on the Market in 2013 54 Table 25: 2009-2014 and 2014-2019 Housing Goals Comparison 57 Appendix A: Implementation Program Table: What, Who, How Much, and When? 74 Appendix B: Vacant and Underutilized Land 86 Appendix C: Review of the 2009-2014 Housing Element 97 Appendix D: Zoning Matrix 108 4 2014-2019 City of Ukiah Updated General Plan Housing Element 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 implementing the programs contained in the Element. The 2014-2019 updated Housing Element builds on this success and focuses on what can realistically be achieved in the coming years given anticipated limited Staff and financial resources. What is Required? The Housing Element responds to Ukiah's housing needs by identifying policies and implementing actions for meeting those needs. State law defines the general topics that Ukiah's Housing Element must cover. Specifically, the element must: (1) document housing related conditions and trends; (2) provide an assessment of housing needs; (3) identify resources, opportunities and constraints to meeting those needs; and (4) establish policies, programs and quantified objectives to address housing needs. Overview of State Law Requirements 5 2014-2019 City of Ukiah Updated General Plan Housing Element State law establishes requirements for all portions of the General Plan. However, for the Housing Element, the State requirements tend to be more specific and extensive than for other elements. The purpose of a Housing Element is described in Government Code §65583. "The housing element shall consist of an 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 shall identify adequate sites for housing, including rental housing, factory-built housing, and mobilehomes, and shall make adequate provision for the existing and projected needs of all economic segments of the community" While jurisdictions must review and revise all elements of their General Plan on a regular basis to ensure that they remain up to date, State law requires that Housing Elements be reviewed and updated at least every five years. The process of updating Housing Elements is to be initiated by the State through the regional housing needs process, as described later in this document. The regional housing needs process was recently conducted in 2008. State law is also quite specific in terms of what the Housing Element must contain: 1. "An assessment of housing needs and an inventory of resources and constraints relevant to meeting these needs . . ." 2. "A statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing . . ." 3. "A program which sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, provision of regulatory incentives, and the utilization of appropriate federal and state financing and subsidy programs when available . . ." 4. The Housing Element must: (1) identify adequate sites with appropriate zoning densities and infrastructure to meet the community's need for housing (including its need for very low, low and moderate income households); and (2) address, and where appropriate and legally possible, remove governmental constraints to housing development. 5. An assessment of homeless needs and the opportunity for the creation of emergency shelters and transitional/supportive housing. The opportunity must encourage these facilities while providing flexibility for existing local strategies and cooperative efforts. 6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of the three criteria that require measures to ensure compatibility. This updated General Plan Housing Element contains these required ingredients, but begins with who we are as a community, what we've accomplished in terms of housing, and what our guiding principles are. 6 2014-2019 City of Ukiah Updated General Plan Housing Element Who Are We? Ukiah is a diverse community with a variety of cultural influences. There is a significant senior population and a growing Hispanic population. There is also a significant homeless population with an increase in homeless persons unwilling to utilize the local shelter facility and other services. Even so, the local Plowshares Peace and Justice Center dining hall served 60,678 meals to those in need in 2012. There is also a dedicated number of people working in the public and social service fields who are committed to creating opportunity for and developing affordable shelter. While local, State and Federal funding has decreased for affordable housing projects, the City of Ukiah has explored new ways to provide assistance. The City has also modified its zoning code to provide more opportunity for affordable housing, and purposefully maintained low fees for planning permits for affordable housing projects. Interestingly, according to the State Department of Finance Demographic Unit, the City's population declined between 2004 and 2008. Overall, the population has decreased 187 people since the 2004 Housing Element was adopted and certified. Table 1 — Population 2004-2015 Year Population Population Growth 2009 15,711 2010 16,075 364 2011 15,926 Minus 149 2012 16,030 104 2013 16,065 35 2014 16,072 7 2015 16,073 1 Source: State Department of Finance 2015 (www.dof.ca.gov) Table 2—Community Characteristics City Area Size 4.2 square miles Vacant/Underutilized Land 105 acres Vacant Residential Units(%) 1.5% Occupied Housing Units 94.9% Persons Per Household 2.49 (2015) Median Age 36.3 Sex Percentages Females = 51.9% (8,336) Males = 48.1% (7,739) Median Income $58,900 (2015) $37,772 (2015) $42,125 (2015) Senior Citizens(over age 65) 2,331 (14) (2013) 7 2014-2019 City of Ukiah Updated General Plan Housing Element Children Under 5 Years Old 1173 (7.3%) (2010) Median Age 36.3 Years Individuals Below Poverty Level 17.8% (2012) (18.3% in 2011) Total Housing Units 6,523 (2015) Owner-Occupied Housing Units 2,650 (43%) Renter-Occupied Housing Units 3,510 (57%) Median Single Family Home Rental $1,114(2015) $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 127 people Homeless Shelter Statics (2015-2016) An average daily bed count of 127 between Nov—Feb 2015- 2016. A total of 8 children stayed at the shelter between Nov—Feb 2015-2016. 8 people achieved permanent housing during the same time frame. Free Meals Served at Plowshares and Meals 63,000 (1,500 children) in 2015 on Wheels People who Speak a Language Other Than 2,699 (19.2%) English at Home Average Household Size 2.48 people in 2015 (2.47 in 2009) Those in the Labor Force 6,522 in 2015 (7,124 in 2009) Largest Employers Ukiah Valley Medical Center, MC Social Services Female Heads of Household 15.8% (as a percentage of total population) (14.3% in 2004) Unemployment Rate Since 2005 the unemployment rate in Ukiah has ranged from 4.1% in October 2006 to 12.6% in March 2010,to 9.3% in 2012. The current unemployment rate for Ukiah is 7.4% in June 2013. Mendocino County: 7.9% (July, 2013) California: 9.3% (July, 2013) Ethnic Percentages White = 62.9% Hispanic = 27.7% Indian = 2.7% Asian = 2.5% Black = 1.0% Source: State Dept of Finance; MC Economic/Demographic Profile,CED Chico; MC WIB Economic Scorecard;www.city-data.com 2015 *NOTE: A person with disabilities is someone who has a physical or mental impairment that limits a major life activity; has a record of such impairment; or is regarded as having such an impairment. People 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). 8 2014-2019 City of Ukiah Updated General Plan Housing Element Table 3—Average Rental Costs Housing Type 2004 2009 2013 2015 3/2 Single Family Home $1,280 $1,370 $1,163 $1,431 Studio Apartment $630 $700 $700 $800 2-Bedroom Apartment $730 $810 $815 $1,114 2-Bedroom Townhouse $840 $910 $900 $1,114 Source: Ukiah Daily Journal,Craig's List 2015 Rental costs for single family homes have decreased and rental costs for and studio apartments, 2-bedroom apartments and 2-bedroom townhomes have remained the same since 2009. Table 4—Median Home Prices—June 2008 through June Home Sales in Ukiah, CA Count Price 360._ $x60,000 o,... j $x00,000 260.. wry $260,000 Count of 200... $210,000 Home Sales per Quarter 160... $160,000 100... $100,000 60 $50,000 Median Price Q1 Q2 Qa Q4 Q1 Q2 Qa Q4 Q1 Q2 QS Q4 Q1 Q2 Q3 Q4 Q1 Q2 QS Q4 Q1 Q2 2013 2008 2009 2010 2011 2012 2013 »'a / !//% oiiio i/iii4;"„,'✓avii,✓oi% (Source: www.city-data.com 2013) The median home price is have increased slightly from approximately $240,000 to $250,000 since 2011. In June of 2009, there were 148 foreclosure homes for sale on the Ukiah market. In September of 2013, there were between 36 and 53 foreclosure homes in the City limits. Overpayment: U.S. Census data reveals that 1,909 of 6,523 (29) lower income households used more than 30% of their income for housing costs. This reflects the slow growth and 9 2014-2019 City of Ukiah Updated General Plan Housing Element development in the City and region in terms of new housing stock, and the relatively high monthly cost for rental units. Table 4 Ukiah Households Overpayment by Tenure Renters Owners Totals Number Percentage Number Percentage Total Percentage Households Extremely Low 769 91% 172 69% 641 87% Very-Low 287 37% 287 37% 638 55% Low Income 618 67% 515 41% 630 55% Moderate 647 29% 440 63% 472 43% *U.S. Census Data 2010 Implementing Tasks are included in this Housing Element to address the overpayment issue. These include limiting the conversion of rental units to condominiums, limiting the conversion of single family homes to professional offices, pursuit of the consideration of an inclusionary housing ordinance, supporting applications for affordable rental housing financing, amending the zoning code to allow single room occupancy developments by right, permitting small lot subdivisions, and working closer with affordable housing advocates and developers to facilitate affordable rental housing. What Have we Accomplished in the Past? Since 1990, 169 single family residential units and 349 multiple family units have been constructed in the City for a total of 518 residential housing units. The relatively low numbers over the past five years are a result of the lack of vacant land, a lack of unconstrained land, increased land prices, and a slumping economy. The majority of new residential units over the past ten years have been affordable and market rate apartments, sweat-equity affordable units, and special needs housing. Even still, shortages remain for these types of housing. The major affordable housing accomplishments the City has achieved include: • The contribution of over 4-millon dollars of Redevelopment Agency Housing funds to affordable housing projects since 1991. • Established and maintained lower planning permit fees for affordable housing projects. • Modified the commercial zoning district regulations to permit affordable and high density housing in all commercial zones. 10 2014-2019 City of Ukiah Updated General Plan Housing Element • Modified the Planned Development zoning regulations to provide a tool for affordable housing projects to achieve maximum densities and receive relief from development standards. • Modified the zoning code to establish density bonuses for affordable housing projects. • Modified the zoning code to establish reasonable accommodation requirement for persons with disabilities. • Encouraged the maximum possible densities in affordable housing projects and granting density bonuses. • Sponsored HOME grants for affordable housing projects. • Utilized CDBG funds for a variety of affordable housing related projects. • Ongoing Staffing of the RDA Low and Moderate Income Housing Advisory Committee. • Completed a Housing Conditions Survey in 2008 and secured a HOME grant for residential rehabilitation projects in 2009/2010. • Approved and helped fund the permanent Buddy Eller Homeless Shelter Facility. • Approved and help fund an important transitional housing project on the Buddy Eller Homeless Shelter site. • Purchased properties on Cleveland Lane and Main Street for low and moderate income housing opportunities. • Entered into an agreement with senior affordable housing developers to conduct due diligence regarding a senior affordable housing development on Cleveland Lane. • Maintained a positive working relationship with affordable housing advocates. • Secured an $800,000 HOME grant in 2008 for housing rehabilitation and first time home buyer assistance. Completed six (6) first time home buyers loans during 2008-2010. • Promoted and approved a number of infill high density affordable (extremely low, very low, and low income) housing projects, including the Summer Creek Village Apartments, Clara Court Apartments, Mulberry Street sweat equity single family homes, Cleveland Lane sweat equity single family homes, Main Street Village mixed use project, and others. The Summer Creek Village affordable Apartments were financed in part with a City sponsored $1 million HOME grant. The facility has 64 units with a large number of three and four-bedroom family units. It has a swimming pool, barbeque and picnic areas, basketball court, computer room, exercise facility, lounge, and spacious grounds. 11 of the units are reserved for extremely low income residents. The remaining units are reserved for very low and low income residents. 11 2014-2019 City of Ukiah Updated General Plan Housing Element The Clara Court affordable apartment project was financed 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 connection fees when it issued the building permit for the Clara Court project. These fees are now required prior to the final inspection and grant of occupancy. • Completed a survey of mobile home park tenants to determine demographics, issues, and needs. • Adopted a Mobile Home Park Rent Stabilization Ordinance — October 2010 • Secured a $50,000 HOME grant to assist four participants in the first time homebuyer program. • Secured a $1 million dollar CDBG grant for 1) low income residents to participate in the City's sewer lateral testing and repair program; and 2) Major repairs and upgrades for an existing RCHDC affordable housing project. • Entered into a negotiation agreement with a senior affordable housing developer to facilitate an affordable senior housing apartment complex on City-owned property. • Completed administering a HOME grant for first time home buyer assistance program. Four participants secured loan funding that enabled them to become home buyers in the community. The four loans/grants totaled $302,300. • 2009-2014 Housing Production: Housing production in the City and surrounding Ukiah Valley has been sluggish for many years. Due to the significant economic decline beginning in 2008, the lack of housing production has slowed even further and new units within the City limits were essentially non-existent. o 2015 the City donated a 1.4 acre site for the construction of 42 low and very including 5 extremely low-income senior units. The City also deferred over $500,000 in sewer, water and other fees to assist the project. Table 6 Housing Production Income Level 2009 2010 2011 2012 2013 2014 2015 Total 0 22 0 0 0 0 21 43 Very Low 0 0 0 0 0 0 21 21 Low 0 0 0 0 0 0 0 0 Moderate 12 2014-2019 City of Ukiah Updated General Plan Housing Element 0 0 0 0 0 0 28 28 Above Moderate Note: Units serving extremely low-income households are included in the "very low" category What are we currently working on? Even with reduced Staff and limited resources, the City is currently engaged in a number of affordable housing projects. HOME Grant: In 2013, the City, with the assistance of the Community Development Commission of Mendocino County, completed administering a CDBG grant for first time home buyer assistance program. Four participants secured loan funding that enabled them to become home buyers in the community. The four loans/grants totaled $302,300. The City is currently seeking an additional grant to continue the program in 2014. Downtown Zoning Code: The City adopted and is implementing a new Downtown Zoning Code (Form Based Code), which provides new opportunities for medium and high density residential development in and near the historic downtown. Incentives are being discussed for projects involving affordable housing that may include density bonuses, relaxation of parking requirements, and fast-track permit processing. City-Owned Property: The City is working with an affordable housing developer on an affordable senior housing project to be located on City-owned property (to be sold to developers) near the urban core of the City near medical services, shopping, transit, etc. The City is also in preliminary discussions with another interested housing partner regarding a second City-owned property in close proximity to the historic downtown core. CDBG Grant: The City recently secured a $1 million dollar CDBG grant for 1) low income residents to participate in the City's residential sewer lateral testing and repair program; and 2) Major repairs and upgrades for an existing RCHDC affordable housing project. Local Housing Development: The City Staff have been working with a local developer on a number of housing projects ranging from a new duplex in the downtown to a 30+ unit apartment complex adjacent to major shopping, offices and the local transit system. Further the City donated 1.4 acres of infill parcels to PEP Housing for the construction of 42 low income senior units. In 2015, the City approved a 28-unit multi-family infill market rate project. Also in 2015 the City approved a 2-unit duplex 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. 13 2014-2019 City of Ukiah Updated General Plan Housing Element What are our Guiding Principles for Housing? The foundations for our guiding principles for housing are to provide housing for all in need and to do so in a way that responds to climate change. 1. Supply affordable housing to the full range of our workforce and all economic segments of our diverse community. 2. Protect the surrounding agricultural lands and avoid urban sprawl. 3. Carefully focus new housing development on vacant, underutilized, and redevelopment infill sites taking care to ensure compatibility and neighbourhood preservation. 4. Increase energy efficiency in our homes and promote green, sustainable building and careful infill development to reduce greenhouse gas emissions and the City's carbon footprint. These steps will decrease our contribution to global warming and will reduce energy costs to renters and owners. Do We Have a New Housing Strategy? There were mixed results with implementing the 2009-2014 Housing Element. A lack of resources, the loss of the Ukiah Redevelopment Agency, and competing community driven priorities precluded full implementation success. These constraints and limiting factors are expected to remain to some degree so the updated Housing Element takes these factors into account. It is acknowledged that the regional fair share of housing units was dramatically reduced for Mendocino County and consequently for the City of Ukiah to account for the slumped economy, lack of population growth and historically low housing production numbers. This more realistic approach to defining the regional need creates a better chance for success. The strategy involves creating more opportunity for small infill housing in the urban core areas near transportation and other services, and where infrastructure is available to serve the units. The primary program to implement this strategy is to further reduce regulatory constraints for this type of development. The types of housing to be encouraged and targeted will be primarily for extremely low, very low, and low income households with an emphasis on rental units, smaller for-sale housing units, special needs housing, affordable student housing, and affordable senior housing. Above moderate income housing, while not the primary need, is still recognized as a need in the community. There will be continued assistance to homeless service providers as resources allow, and a zoning code amendment to allow homeless shelters in the C-2 (Heavy Commercial) zoning district. The strategy also calls for the same inclusionary housing ordinance called for in the adopted 2009 Housing Element, possible housing impact fees, and zoning code modifications to provide opportunities for farm worker housing. 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 14 2014-2019 City of Ukiah Updated General Plan Housing Element 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 The elimination of the Ukiah Redevelopment Agency dissolved the RDA Low and Moderate Income Housing Advisory Committee, whose charge was to seek applications and distribute the RDA 20% set-a-side funds. The Committee had broad representation and participated in the General Plan Housing Element update process over the years. The loss of this Committee, coupled with the struggling economy, reduction of available outside funding, non-profit lay-offs, etc., has negatively impacted the energy and enthusiasm for participating in the 2014-2019 Housing Element update process. The public outreach campaign for the 2014-2019 Housing Element update project consisted of a two public workshops conducted at City Hall, one with Northern California Legal Services, direct phone calls to and interviews with community stakeholders, letters to interested parties, public notice of the project sent to the local newspaper and broadcast via fax to all local media sources, and the posting of flyers in key locations throughout the City. The City also conducted three public hearings in the process of adopting the Housing Element. On March 17, 2016 the Mendocino County Airport Landuse Commission conducted a public hearing and found the Housing Element consistent with the Airport Land use Plan. 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 affordable housing Add a discussion of public safety in regard to high The draft document includes such a discussion density apartment complexes and the need to focus on strong management Consider suggesting that a public safety impact fee Added to the list of programs on commercial and large scale residential development be established. 15 2014-2019 City of Ukiah Updated General Plan Housing Element Update the discussion/analysis of the homeless The discussion of the homeless population has population. Include the rising number of mentally ill been updated homeless individuals that do not want housing. Update the data base of vacant, underutilized, and The data base and map have been updated "re-developable"properties Document the lack of housing starts in the area The draft document includes such a discussion over the past several years and the need to provide incentives to jumpstart the housing construction industry Continue to emphasize the rising senior citizen The draft document includes such a discussion population and the need for very low priced housing Continue to suggest that a program be included The draft document continues to include such a calling for an affordable housing impact fee. program Continue to emphasize the need for community The draft document continues to include such a stakeholders to routinely communicate and work program together. The community stakeholders included affordable housing developers, real estate professionals, architects and engineers, social service providers, leadership groups representing minority populations, health industry professionals, and local government officials. The responses are summarized below: Who Needs Housing in Ukiah? Discussions with affordable housing providers and social service organizations, as well as the review of statistical data reveals that the primary housing needs in the City of Ukiah are unchanged from those identified in the 2009-2014 Housing Element: • Lower Income Households. Extremely low, very low, low and moderate income households are in need of housing in the City of Ukiah. There is an overcrowding problem and an increase in makeshift unsafe and unhealthy housing accommodations. • Young Adults. Rental housing for students and both rental and first-time home buying opportunities for young adults. • Persons with Special Needs. People living with disabilities who require specific design or service considerations, such as full wheelchair-accessible apartments; people in group homes with semi-independent living; the homeless; people in need of mental 16 2014-2019 City of Ukiah Updated General Plan Housing Element health care; farm workers; and people with severe illnesses. All of these groups are represented in the City of Ukiah. • Local Service Workers. The increase in service oriented jobs and the increase in housing prices and rental costs have led to an increased need for housing affordable to local service workers. • The Senior Population. Seniors with extremely low, very low and low incomes, and others who may desire to scale down and sell their homes for smaller housing units closer to services. • Female Heads of Households. Single women with children who head their households. • Upper Income Households. Higher level wage earners seeking upper end detached single family residences. What services are provided to the homeless and what are their special needs? In 2007 Mendocino County prepared a Continuum of Care P/an that found that local homeless individuals and families had a wide range of needs, including emergency shelter, transitional housing, and permanent supportive housing. Emergency shelters provide immediate short-term housing typically limited to less than six months. Transitional housing provides housing between six months and two years, and typically includes specialized treatment for alcohol and drug abuse, intensive case management, mental health treatment, life skills and employment training, etc. Permanent supportive housing offers a stable residential environment with mental health counseling, job training, among other services. Homeless populations are often transient rendering city/county jurisdiction lines meaningless. According to the Continuum of Care P/an, there are approximately 1,400 homeless people in Mendocino County at any given time. In 2009, another count was taken by the Mendocino County Social Services Department, which revealed a total homeless population of 1,206 persons. While it is impossible to determine is how many homeless people are in the City of Ukiah at any given time because the population is very transient. However, it is safe to assume that the number is significant because the majority of services for the homeless population are located within City limits. An updated homeless people 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. 17 2014-2019 City of Ukiah Updated General Plan Housing Element • 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 Ford Street Center—Transitional Homeless Housing Facility The Ford Street provides a transitional homeless housing facility with a capacity of 18 individuals, and 3-4 families. The program provides a home like environment that is child friendly. Those admitted into the program are expected to be clean and sober. In the winter of 2015-2016, with funding provided by the City of Ukiah, County of Mendocino and private donations, MCAVHN (a local non-profit) operated a temporary winter shelter providing shelter for 46 homeless individuals. The local Homeless Services Planning Group is meeting regularly to develop a plan for moving forward. The Ford Street Project Transitional Housing 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 units are "off site," a residential manager occupies one of the apartments. Services and case management are provided. • "Progress House" at 200 Ford Street - This facility is located across the street from Ford Street's main campus and houses homeless single males who have completed an aftercare program. Abstinence from alcohol and drugs is the goal for all these houses and apartment units. • "Unity Village" at 133 and 135 Ford Street - This facility is located behind Ford Street Project and provides transitional housing for Ford Street program clients. 18 2014-2019 City of Ukiah Updated General Plan Housing Element • "T.O.T.I.L." (Transitional Opportunity Towards Independent Living) — The site is located adjacent to the Buddy Eller permanent homeless shelter has been approved for construction. The Ford Street Project Supportive Housing Program Since 1996, the Ford Street Project has received funding from HUD's Supportive Housing Program (SHP) through the department of Health and Human Services of Mendocino County to provide housing and services for homeless families and homeless individuals with disabilities in Mendocino County. This funding is used in a variety of ways. Currently it is used to fund transitional housing units. In addition, SHP funds are utilized to provide case management and drug/alcohol counseling to homeless clients. The SHP has been instrumental in Ford 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. The Ford Street Project Garden Court Apartments A 10-unit apartment complex (formerly "The Garden Court Motel") for homeless, low-income adults, generally with psychiatric disabilities. Housing is "permanent", meaning that there is no target date for residents to move out to other housing. A resident manager is on the premises. There are 6 one-bedroom apartments and 3 two-bedroom apartments. Rents are based on criteria established by the State HOME Program and are pegged to resident income as determined at intake. Applications are available at the Manager's Unit at 1175 South State Street, Ford Street Project's Main Office at 139 Ford Street or through the Department of Mental Health Housing Coordinator. Needs of the Homeless The homeless population and homeless services providers need continued support from the City of Ukiah to address issues and problems. The City should support the local Homeless Services Planning Group and its members, and other active groups and organizations when practical to assist in their efforts to provide shelter, clothing, food, counselling, and life's essentials to the homeless population. According to homeless population support advocates, the primary needs of the homeless population are: • A well-defined and clearer path from shelter to permanent housing, with clear goals and client attainments for each housing stage. • An effective day shelter program which can actually train homeless persons and prepare them for full independent living, including job training that emphasizes specific skills for various kinds of jobs, how to be an effective tenant, developing parenting skills, learning to take instructions from authorities, developing communication skills, etc. • Additional homeless facilities given the fact that the majority of the Mendocino County homeless population congregates in the Ukiah area to utilize available services, and the existing permanent shelter only has 64 beds. 19 2014-2019 City of Ukiah Updated General Plan Housing Element Some have argued that the current permanent shelter has too many rules for a number of the chronically homeless who can't stop drinking, using drugs, etc., but operating and managing an "open" facility with no rules that would allow for virtually any sort of behavior may not be practical or reasonable. However, because of the high number of homeless persons and the low number of available homeless facility beds, opportunity for an additional facility or facilities has been identified as a local need that must be addressed in the next planning period. Where can homeless facilities be located? The Ukiah Zoning Code currently permits Homeless facilities to be proposed and approved in the following zoning districts with Planning Commission approval of a Use Permit: CN (Neighborhood Commercial); C-1 (General Commercial); C-2 (Heavy Commercial/Light Industrial); PF (Public Facilities); M (Manufacturing); R-1 (Single-Family Residential); R-2 (Medium 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 overlay zone that will allow homeless facilities by right. The homeless shelter overlay zone comprises 12 acres in the northern section of Ukiah. The Planning Commission conducted recommended the northern part of Ukiah as the location for a homeless shelter overlay zone. On September 2, 2015 the City Council adopted a homeless shelter overlay zone, in accordance with the provisions of Senate Bill 2 (SB2) (Cedillo 2008), The need for an additional homeless shelter has not been identified as a high priority in the community. Moreover, the cost and lack of available resources are overwhelming. Regardless, the task of amending the zoning code to allow homeless shelters in the Homeless Shelter overlay zone without a Use Permit has been completed. . 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 helping to define the path from shelter to permanent housing, and helping to establish an effective life-skill building day shelter program. Second, the City shall examine its zoning districts and consider making homeless facilities an allowed use rather than requiring discretionary review. Is farm worker housing needed in the City of Ukiah? Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101 corridor. There are no working farms within the City limits, but there are working orchards and vineyards adjacent to the City, particularly to the east along the Russian River. 20 2014-2019 City of Ukiah Updated General Plan Housing Element The Assessment of the Demand for Farm Worker Housing and Transportation in Mendocino County prepared in 2008 by the California Institute for Rural Studies found that in 2006, there were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074 worked in Mendocino County for less than 3 months. The Assessment found that the majority of farm workers Countywide live in single family residences, rent individual rooms in single family residences, live in labor camps, apartments or trailers. The Assessment found that 47% of the farm workers or approximately 1,957 live in the Ukiah Valley. Based on the findings in the Assessment, it is concluded that the majority of farm workers who live within the City limits live in single family homes, apartments, or mobile homes/trailers. State Public Health and Safety Code Section 17021.5 requires employee housing with accommodations six or fewer employees to be allowed by right and treated as a single family residence rather than a dormitory, boarding house, hotel or other similar term implying that the employee housing is a business run for profit. The City zoning ordinance allows single family residences by right in the R-1 (Single Family Residential) zoning district. It also does not limit the number of persons living in a residence, or preclude a group of employees, students, or other non-related persons from occupying the residence. In both the R-2 (Medium Density Residential) and R-3 (High Density Residential) zoning districts, single family dwellings, duplexes, condominiums, apartment houses, and room and board residences are allowed by right without the requirement for a use permit. The City zoning ordinance also contains an Agriculture Exclusive(A-E) zoning district. While no land within the City is zoned A-E, the regulations allow by-right "one family dwellings, trailers and accessory buildings, and farm buildings of all kinds, including labor camps when located upon farms and occupied or used by the owner, farm tenant, or other persons employed thereon or the non-paying guests thereof." Nothing in the statutes limits the number of dwelling units or how many persons can occupy the units. It is concluded that the current zoning standards comply with the requirements of State Public Health and Safety Code Section 17021.5, and no new program involving code amendments is required. Is transitional and supportive housing needed? Supportive housing is generally defined as permanent, affordable housing with on-site services that help residents transition into stable, more productive lives. Services may include childcare, after-school tutoring, career counseling, etc. Most transitional housing includes a supportive services component. The City regulates supportive housing as a residential use, provided supportive services are subordinate to the residential use. There are a number of existing transitional and supportive housing facilities in the City of Ukiah, some of which are described above. The City zoning ordinance defines these types of facilities 21 2014-2019 City of Ukiah Updated General Plan Housing Element as "Community Care Facilities," and allows them for up to six persons in all residential zoning districts and in the C-1 (Community Commercial) zoning district without a use permit. Larger facilities housing between 7 and 12 persons are permitted in these zoning districts with a use permit. "Community Care Facility" is defined in the zoning ordinance as being "consistent with the definition contained in Section 1502(a) of the State Public Health and Safety Code." Section 1502(a) of the PHSC includes 12 different types of community care facilities including "transitional shelter care facility"and "transitional housing placement facility." Currently, if a transitional or supportive housing use does not involve medical treatment or other formal services, and it is simply a residential living use, it is treated as a single family dwelling, duplex, or apartment complex identical to other single family dwellings, duplexes, or apartment complexes. However, this may not be completely consistent with Senate Bill 2, which states that all transitional and supportive housing constitutes residential uses. Accordingly, a program has been added to amend the zoning code to be consistent with Senate Bill 2. Is there a high number of female heads of households in Ukiah? The 2010 census revealed that there were 866 female heads of households in the City, down from 944 in 2000. Of the 866, 63% or 547 were living under the poverty level. Table 8 - Female Heads of Household Community Female Heads of Household / percentage of total population Mendocino County(unincorporated) 2268(3.8%) Ukiah 866(5.4%) Willits 309(6.3%) Fort Bragg 437(6.0%) Many female heads of household have children under the age of 18. These households generally require affordable housing, since their incomes are often less compared to two-parent households. Housing for female heads of household is a high priority for the City of Ukiah. Is there a high number of extremely low income households in Ukiah? Extremely low-income is defined as households with income less than 30 percent of area median income. The area median income in the City is $58,900 for a family of 4. . For extremely low income households, this results in an income of $24,250 or less for a four- person household. For example, most families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance are considered extremely low-income households. At the same time, a minimum wage worker could be considered an extremely low- 22 2014-2019 City of Ukiah Updated General Plan Housing Element income household with an annual income of approximately $17,000 or less. The service worker who makes your sandwich at the local deli and your server at a local coffee shop could be earning $8.00 per hour. These people have jobs that could qualify them as extremely low income households. Existing Extremely Low Income Needs: In 2014, 819 extremely low-income households resided in the City, representing 13% of the total households. This was down from 2010 when there were 819 extremely low income households or 20% of the total households. Most extremely low-income households are renters (769) and experience a high incidence of housing problems. For example, many of extremely low-income households faced housing problems (defined as cost burden greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and most were in overpayment situations. Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability (CHAS) data indicates that there are 172-owner and 769-renter ELI households in the City of Ukiah. Of the ELI households, 70 percent of owners and 82 percent of renters pay greater than 30 percent of their income on housing costs. To calculate the projected ELI housing needs, the City assumed 50 percent of its 2012 low- income regional housing needs are extremely low-income households. As a result, from the low income need of 11 units, the City has a projected need of 6 units for extremely low-income households. Many 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 small 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 types and construction methods to promote housing for ELI citizens. 23 2014-2019 City of Ukiah Updated General Plan Housing Element Is there overcrowding in Ukiah? A common method of measuring 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. Table 9 Overcrowding by Tenure Overcrowding by Tenure Occupants Owner Occupied Renter Occupied Per Room 1.00 or less 2,548 41% 4,346 70% 1.01-1.50 102 1.6% 102 1.6% 1.51 or 0 0 62 1% more Total 102 1.6% 164 2.6 *American Communities Survey 2011 Are there other types of special needs housing? Persons with disabilities in Ukiah face unique problems in obtaining affordable and adequate housing. This segment of the population, which includes individuals with mental, physical, and developmental disabilities need affordable, conveniently-located housing which, where necessary, has been specially adapted for wheelchair accessibility, along with other physical needs. The living arrangements for persons with disabilities depend on the severity of the disability. Many persons live at home in an independent environment with the help of other family members. To maintain independent living, disabled persons may require assistance. This can include special housing design features for the physically disabled, income support for those who are unable to work, and in-home supportive services for persons with medical conditions. Accessible housing can also be provided via senior housing developments. The majority of persons with disabilities live on an income that is significantly lower than the non-disabled population. Many disabled individuals live on a small fixed income which severely limits their ability to pay for housing. The Task Force on Family Diversity estimates that at least one-third of all persons with disabilities in the United States lives in poverty. Persons with disabilities have the highest rate of unemployment relative to other groups. For most, their only source of income is a small fixed pension afforded by Social Security Disability Insurance (SDI), Social Security Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not adequately cover the cost of rent and living expenses even when shared with a roommate. In addition, persons with disabilities oftentimes experience discrimination in hiring and training. When they find work, it tends to be unstable and at low wages. 24 2014-2019 City of Ukiah Updated General Plan Housing Element Description of Need A disability is a physical or mental impairment that substantially limits one or more major life activities. According to the 2000 Census, an estimated 25% of Ukiah residents (3,494 persons) have one or more disabilities. The most pervasive disabilities for the general population are physical and mental disabilities. Physical 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 subject 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 meals 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 by Type Number Percentage Sensory disability 801 13% Physical disability 1,619 26.4% Mental disability 1,171 19% 25 2014-2019 City of Ukiah Updated General Plan Housing Element Self-care disability 654 10.6% Go-outside-home disability 509 8.3% Employment disability 1,364 22% Total Persons with disabilities 6,118 100% Elderly Population An analysis of the needs of elderly or senior households or persons is important for four reasons: 1) many elderly have fixed, limited incomes; 2) many elderly persons are "over- housed" (living alone or with two people in a three or four bedroom house); 3) some elderly have mobility and health problems that can create special housing needs; and 4) recent projections indicate an increase in the elderly population in the planning period, both those currently living in the area City of Ukiah. According to the 2010 Census, there are a total of 1,375 owner-occupied housing units and 665 renter-occupied housing units of which 2,040 are senior households. Table 3-16 represents householders by tenure and age in the City of Ukiah. Table 11 Senior Households Senior Households 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% American Communities Survey 2011 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 below shows the total occupied housing units by the number of persons living within each unit. This information is shown for owner-occupied and rental housing. For owner-occupied units, the highest percentage is for a two-person unit (59%). Approximately twelve percent of the owner-occupied households are occupied by five or more persons. For renter-occupied units, the highest percentage is a two-four-person household 26 2014-2019 City of Ukiah Updated General Plan Housing Element (60%). Less than two percent of the renter-occupied units are occupied by five or more persons. Table 12 Large Family Households Large Family Households Rental Percent Owner-occupied Percent 2- 4 person household 1,662 60% 1,552 59% 5+ person household 431 2% 322 12% American Communities Survey 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 accommodations 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 mentally ill are typically not addressed by Title 24 Regulations. The housing needs of persons with these types of disabilities, in addition to basic affordability, range 27 2014-2019 City of Ukiah Updated General Plan Housing Element 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 provides a semi-sheltered, semi-independent living state, such as clustered group housing or other group- living quarters; others are capable of living independently if affordable units are available. Group-home living quarters for a variety of specific disabled clientele groups have traditionally been found intermixed within Ukiah's residential neighborhoods. Consistent with State law, group homes with six or fewer residents per facility are allowed by right in all residential zones. Care facilities with seven or more persons are also permitted in all residential districts and several commercial districts, subject to a conditional use permit. What types of housing are needed? • Rental Units. Rental units for larger families, particularly for extremely low, very low and low income households. Small rental and for sale units, such as single room occupancy studios, particularly for seniors, students, low wage earners, female heads of household, and farm workers. • Smaller For-Sale Housing. Smaller attached and detached for-sale units affordable to low and moderate income households, and first-time homebuyers. Also, small lot subdivisions. In addition, the preservation of mobile home parks as a contributor to the local affordable housing stock has become significantly important. • Special Needs Housing. Special needs housing and housing with service components. This includes housing for persons with physical and mental impairments, and/or other special needs, as well as farm worker housing that may be seasonal. • Student Housing. Rental housing for Mendocino College students has been a priority for the College and is a priority for the City. This could include dormitory style housing with living units and a communal kitchen/ding facility. • Senior Housing. Affordable housing demand for the Senior citizen population has increased and is expected to continue growing in the future. In particular, housing units for those seniors in the Extremely 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 City. As indicated, the majority of the units (55%) in Ukiah are single-family units. The variety of housing types in Ukiah fairly diverse. 28 2014-2019 City of Ukiah Updated General Plan Housing Element Table 13 Housing Units by Type Housing Units by Type* Number Percent Single Family Detached 3,596 55% Single Family Attached 412 6% Two to Four Attached 839 13% Five plus Attached 1,237 19% Mobile Home 439 7% TOTAL: 6,523 100% *California Department of Finance 2010 What is the vacancy rate by tenure? The Department of Finance reported 330 vacant units, which is five percent of the total housing units in the City. Table 14 Housing Vacancy *Housing Stock by type of Vacancy Number Percent For Rent 136 2 Rented not occupied 7 .01 For sale only 73 1.1 Sold not occupied 13 .1 Seasonal Use Only 25 .3 All other vacant 76 1.1 TOTAL: 330 5.0 *California Depattuient of Finance 2010 How much housing is needed? • MCOG Regional Housing Needs. Under California law, every city and county has a legal obligation to respond to its fair share of the projected future housing needs in the region in which it is located. For Ukiah and other Mendocino County jurisdictions, the regional housing need is determined by the Mendocino Council of Governments, based upon an overall regional need number established by the State. The fair share numbers establish goals to guide local planning and development decision making. In 2013, the MCOG in partnership with representatives from local City and County jurisdictions met and agreed upon the local fair share housing needs. 29 2014-2019 City of Ukiah Updated General Plan Housing Element Table 15—2013 Mendocino Council of Governments Regional Housing Needs for Ukiah Years Extremely Very Low Low Moderate Above Total Low Moderate 2009-2014 65 134 65 120 75 459 2014-2019 9 (50% of 11 7 7 20 46 VL and L) Limited Population Growth. As noted in Table 1, there has been very little population growth over the past five years. However, housing needs remain, particularly for extremely low, very low and above moderate income households. This interesting need statistic reflects the lack of overall housing starts in the community due to the slumping economy and the loss of the City's Redevelopment Agency. Housing Production since 2009: Even with a reduction of regulatory constraints and continued City support, housing production since 2009 has dropped dramatically. Four single family residential units were constructed in since 2009, and the Clara Court 34 unit affordable housing project was constructed and opened in 2010. Table 16—2015 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 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: • 28 unit market rate project at 351 S. Oak • 42-unit affordable senior housing project, including 5 extremely low income units. • A two unit market rate duplex on South Main Street. 30 2014-2019 City of Ukiah Updated General Plan Housing Element r/'1 "I 11,111011011,1111,1111,111,,,,,,,,11111111111111 1 11111 ,011111,11di 1,11 ill 111 IIIIIIIIII 11101111111 �� %// ortP�kihrd I ,, 111iI �JIIIIIIIIIm i 1111li 111111111111 r , ii qi' ""Jul/l %%„ f mai" rl liaVI r -0'1111 Non JOca�°�hUJ (a 0 GSW Y ww Y INi @h loll . r roan Vii il iih l 1 yV — `^ `�rt�4k1gY�11�r;D71I"iY7Ii00iIII MI7�lll�i lli9ywl' ,1J P"fIIIIIII''IIIIII"'1Y�010 11;7�1N'11;7 : Efficiency Single Room Occupancy Units Approved by the Planning Commission Where can new housing be located? The 2009 Vacant and Underutilized Land Map was updated in January 2014 (Appendix 3). Over the past 4-5 years there has been a very minor reduction in vacant and underutilized land available for housing development (3 acres). Table 17—Vacant and Underutilized Land Year Total Vacant and Underutilized Land 2009 108 acres 2014 105 acres The vacant and underutilized land continues to be spread out in the City with a very limited amount of large vacant parcels. Of the last remaining larger properties, most can be developed with residential land uses, but because of location (prime commercial) it is not probable. However, the enabling zoning and regulatory framework for the development of these parcels will continue to permit residential development. The primary opportunity sites for very low, low and moderate priced rental and ownership housing are vacant infill parcels, underutilized land, and parcels ripe for redevelopment. To successfully develop these sites, traffic, design compatibility, infrastructure, neighbourhood compatibility, and other issues must be analysed. 31 2014-2019 City of Ukiah Updated General Plan Housing Element • Infill Parcels. The Vacant and Underutilized Land Map updated in 2014 shows a number of important infill opportunity sites within the City Limits. These parcels are close to existing infrastructure and situated along transportation corridors, and are close to the downtown, retail opportunities, medical services, and professional offices. Development of these parcels will promote increased pedestrian activities and will lower the City's overall carbon footprint. • Underutilized Land. There is underutilized land throughout the City which provides opportunity for all types of needed housing. • Redevelopment Sites. There are a number of key developed properties in and around the downtown and along important transportation corridors that are poised for redevelopment. The sites listed in the following table represent sites with the greatest potential for redevelopment within the planning period. • Site Consolidation. There are a number of key sites that are contiguous to one another with the potential to be combined to accommodate larger projects. Table 18— Redevelopment Sites Property Address APN Parcel Percent Current Use Potential GP& Owner Size (%) Units(see Zoning Constraints? (sq ft) Developed note below) Somers 290 0226304 23,814 73% Retail/Program 13 total C No Geraldine Seminary Services 8 probable C-1 SUCCTTEE Ave Mendocino 294 W. 0218304 13,417 64% Commercial— 8 total C No Savings Bank Smith Bank 6 probable C-1 Street Heller Richard 304 Pine 0217410 8,389 73% Residential 1 LDR No V.&Eileen E. Street Single Family R-1 TTEES Dwelling Trinity Youth 915 W. 0121708 28,742 72% Vacant 5 LDR No Services Church R-1 Trinity Youth 225 S. 0126101 27,749 67% Vacant 5 LDR No Services Hope Street R-1 Trinity Youth 915 W. 0121603 43,151 91% Vacant 7 LDR No Services Church R-1 Trinity Youth 200 S. 0121404 16,873 Vacant 2 LDR No Services Barnes R-1 Street Trinity Youth 200 S. 0121409 54,360 55% Church and 9 LDR No Services Barnes School R-1 Street Trinity Youth W. Church 0121401 33,611 0% Vacant 5 LDR No Services & R-1 Thompson Taaning E. Clay 0228105 13,674 0% Vacant 2 C 2-Story Jessica L. Street C-2 Maximum 32 2014-2019 City of Ukiah Updated General Plan Housing Element H&L 273 E.Clay 0228104 22,424 65% Commercial— 4 C 2-Story Schmidbauer Warehouse C-2 Maximum Hoskins Roy 276 E.Clay 0223124 58,999 43% Retail Sales 10 C 2-Story H.Jr.&Gail C-2 Maximum TTEES H&L 265 E.Clay 0228103 29,007 61% Retail Sales 5 C 2-Story Schmidbauer C-2 Maximum Properties LLC Peabody 291 E.Clay 0228106 8,756 81% Residential 1 C 2-Story Robert L. Single Family C-2 Maximum Dwelling Mountanos 334 N. 0218602 4,442 0% Vacant 1 total C 2-Story Linda M TTEE Main Street 1 probable C-1 Maximum Ceja Celso 479 S. 0218601 5,494 56% Retail Sales 4 total C 2-Story State Street 2 probable C-1 Maximum Rocha 519 S. 0227328 7,858 39% Retail Sales 5 total C 2-Story Antonio State Street 3 probable C-1 Maximum Moreno Wang 521 S. 0227329 3,882 17% Residential— 2 total C 2-Story Quingnan State Street Single Family 2 probable C-1 Maximum Dwelling Wang 523 S. 0227322 3,655 40% Retail Sales 2 total C 2-Story Quingnan State Street 1 probable C-1 Maximum Chang James 527 A&B 0227325 7,947 48% Office 5 total C 2-Story TTEE S.State 3 probable C-1 Maximum Street Lorenzi 533 A S. 0227324 9,040 30% Retail Sales 6 total C 2-Story Marlyn State Street 5 probable C-1 Maximum Hoskins Roy 307/311 S. 0223125 16,520 60% Office 11 total C 2-Story H Fr.&Gail L. Main Street 8 prob C-1 Maximum City of Ukiah Cleveland 002-281- 10,200 0% Vacant 7 total P 2-Story Lane 15 7 P-F Maximum probable City of Ukiah Cleveland 002-281- 10,500 0% Vacant 7 total C 2-Story Lane 18 7 probable C-2 Maximum City of Ukiah Cleveland 002-281- 1 acre 0% Vacant 28 total C 2-Story Lane 28 28 probable C-1 Maximum City of Ukiah Cleveland 002-281- 1/2 acre 25% Office 14 total C 2-Story Lane 24 1 probable C-1 Maximum Bertha 817 Waugh 003-574- 1.7 10% Single-family 47 total R3 2-Story Burnham Ln. 07 acres 38 probable Maximum TOTAL 222 total POTENTIAL 170probable UNITS • NOTES: 33 2014-2019 City of Ukiah Updated General Plan Housing Element 1. The potential number of units was determined by factoring in the number of units allowed by zoning, the applicable development standards, the size of the parcels, the shape and configuration of the parcels, the percentage of existing development, surrounding land uses, on-site field work, and in some cases, subjective, yet professional opinions. Additionally, the existing development on all of the identified sites is aged and in some cases dilapidated, which increases the opportunities for redevelopment and infill affordable housing. The Ukiah General Plan and Zoning Code permits high density residential development in the C-1 (Community Commercial) zoning district. While full high density residential development is possible, the potential number of units assumes a mix of residential and commercial (25% to 50% residential). This assumption is based on the mix of recently constructed mixed-use projects, and discussions with local and regional developers concerning how mixed-use projects must"pencil-out"to be financial successful. 2. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre. 3. There is a need for 18 extremely low, very low, and low income units. There is opportunity for 280 units on residentially zoned land (vacant, underutilized and redevelopable parcels). 4. It should be noted that not all commercial zoned sites are anticipated to be developed residentially. However, as noted above,there are more than enough opportunity sites to meet the local need. 5. The Ukiah Airport Master Plan limits some parcels to two-stories which is considered a constraint because it could disallow maximum density under the zoning. The Airport compatibility zone maximum density in these areas is 90 people per acre, which does not represent a constraint because it far exceeds the maximum density under the zoning (28 units per acre). 6. No other land use controls significantly constrain the parcels. The City zoning code does not contain a floor area ratio standard, and the height limit, yard setback, and lot coverage standards in the C-I zoning district are generous, which encourages infill affordable housing development. 7. The Medium Density Residential (R2) and High Density Residential (R3) zoning districts allow owner occupied and rental multifamily residential land uses by-right without a use permit. 8. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre. 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) 9. The Cleveland Street parcels were donated to PEP Housing for the construction of 42 senior affordable units. These parcels have been combined. The regulatory incentives that provide increased opportunity for these sites to redevelop include the availability of the Planned Development (PD) zoning tool, no floor are ratio standard, a generous height limit, limited yard setbacks in the commercial zones, (grants) for facade and infrastructure improvements. The sites were chosen because of existing worn or dilapidated structures, near-by successful revitalization efforts, reasonably foreseeable near-by future projects, and other factors. As indicated in footnote number 1, on-site field work was performed on each parcel to determine if and how much affordable housing could be added to the sites given the location and type of existing development, parcel configuration, and other factors. Additionally, it should be noted that the City has been successful in attracting housing projects in the C-1 (Community Commercial) zoning district. Approved and constructed projects with full residential development on commercially zoned parcels include a 6-unit apartment complex on North Main Street and a 12 unit apartment complex on South Main Street. Both of these 34 2014-2019 City of Ukiah Updated General Plan Housing Element 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. The zoning code permits mixed commercial/residential land uses in all commercial zoning districts. Additionally, the City's Planned Development zoning tool provides for creative, well planned residential development and the flexing of typical development standards and densities. The Housing Element strongly encourages carefully infill medium and high density residential development because of the close proximity to existing infrastructure, transportation corridors, social services, commercial uses, and medical facilities, and to prohibit impacts on surrounding agricultural lands that results from urban sprawl. Are there constraints to housing development in Ukiah? The City has regulatory constraints (fees/exactions and zoning standards), as well as environmental constraints just like every other community in California. The environmental constraints include traffic, drainage/flood zones, mature trees, and airport compatibility. All of these constraints affect future development to varying degrees, and each site listed in the Vacant and Underutilized Land Survey (Appendix 3), was examined not only for the presence of constraints, but to what degree the constraints would impact the future development of housing units. The following table provides a listing and details of constraints to housing development. Table 19 - Constraints Constraint Detail Fees and Exactions A new fee schedule was adopted in 2007. Reduced planning permit fees are charged for affordable housing and 35 2014-2019 City of Ukiah Updated General Plan Housing Element special needs housing projects. Wastewater(Sewer)Treatment The wastewater treatment plan upgrade and expansion project has been completed and sufficient capacity is available to serve the identified vacant, underutilized and redevelopable parcels. Water Storage and Capacity A water storage project has been completed, which added nearly 2 million gallons of storage to the City's water storage system, and an upgrade to the water treatment plant has been completed. Sufficient water exists to serve the identified vacant, underutilized and redevelopable parcels. Zoning and Land Use Controls(see below) The amendments called for in the 2004 Housing Element were completed in 2008. Additionally, the City adopted a Downtown Zoning Code project that provides more opportunity and certainty for housing development in the downtown. Medium and high density housing is now permitted in all commercial zoning districts, and the Planned Development tool has be used to facilitate unconventional housing and alternative development standards. Zoning is no longer considered a constraint. The City has lot coverage, yard setback, height and other regulatory constraints to development. While these zoning standards are typical, the City also does not have a Floor Area Ration (FAR) standard, which limits development in other communities. The City also has a Planned Development overlay zoning classification, which provides flexibility for development projects. Additionally, in 2008, the City adopted new zoning regulations establishing reasonable accommodations for persons with disabilities (see procedure below). Airport There are density limitations and 3-story buildings (other than for public facilities) are disallowed in the B2 Infill area north of the airport. However, many of the identified vacant, underutilized and redevelopable parcels are not located in the B1 or B2 infill area north of the airport. Drainage The City adopted new Low Impact Development drainage requirements which could result in higher costs for housing projects. Traffic The City adopted a City-Wide traffic study in 2007 and if traffic impact fees are considered in the future, reduced fees for affordable housing projects may be adopted. Additionally, the City has an adopted Capital Improvement Program that includes a number of significant street and intersection improvements that will reduce traffic related constraints for the identified parcels. 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 senior housing can demonstrate that less parking would be needed. Flood Zones 100-year flood zones and flood-ways exist in the City, but ample suitable land is available to meet the housing need. Most of the identified vacant, underutilized and redevelopable parcels are not situated in a 100-year flood zone. 36 2014-2019 City of Ukiah Updated General Plan Housing Element Permit Processing Procedures Permit processing for all permits is generally faster and less costly than surrounding jurisdictions. Priority processing is provided for affordable and special needs housing projects. Housing for Persons with Disabilities The zoning code was amended in 2008 to include provisions for reasonable accommodation (procedure listed below). Additionally, planning permit fees for special needs housing projects are even less than those charged for affordable housing projects. Building Codes The City has adopted the 2007 California Building Codes. These codes have not presented a hardship to affordable housing developers. The State of California and the City of Ukiah will adopt the new 2010 California Codes on January 1, 2011. All building permit applications which are submitted after January 1, 2011 will be required to comply with these new regulations. One of the most significant changes that is anticipated in the new codes is that all new residential occupancies will be required to have fire suppression systems (fire sprinklers). This will add addition costs to affordable housing projects. The City is examining the possibility of using Redevelopment Housing 20% set-a-side funds to offer grants or low interest loans to assist affordable housing developers to comply with this anticipated new requirement. The City of Ukiah code enforcement activities have become complaint driven ever since the loss of the Code Compliance Coordinator position due to budget cuts. However, City staff due initial code compliance cases when they are observed during routine inspection and field observations. Cost of Land and Financing Currently, the cost of land is lower than it has been in many years. This is primarily due to the economic downturn. Similarly, the availability of land is higher than it has been with a larger than average number of properties on the market. While financing is tight, there is local optimism that lending institutions are relaxing recent restrictions and the financing market is opening up. Additionally, interest rates are remaining low, and the City's first time home buyer program has been very active over the past year. Cost of Construction According to PEP Housing, a local affordable housing builder, the cost of construction in Ukiah is comparable to that of neighbouring counties of Sonoma and Lake. Typical construction costs are between $190 and $215 dollars per square 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 practices that support safety. The Police have found that the key to safe affordable housing is strong management. A new policies and implementing task have been added to address this concern. Housing for Persons with Disabilities Procedure: 37 2014-2019 City of Ukiah Updated General Plan Housing Element Request: A request for reasonable accommodation may be made by any person with a disability as defined under the federal fair housing act and California fair employment and housing act, or his/her representative or any entity, when the application of a regulation under this chapter acts as a barrier to fair housing opportunities. In general, a person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. A request for reasonable accommodation may include modifications or exceptions to the regulations, standards, policies and practices for the siting, placement, construction, development or use of housing or housing related buildings, structures and facilities that would eliminate regulatory barriers and provide persons with a disability equal opportunity to housing of their choice. Application Submittal: A request for reasonable accommodation shall be submitted on an application form provided by the director of the department of planning and community development including documentation of the disability and any other information required to make the determinations required by this section. Review Of Application: Applications for reasonable accommodation shall be reviewed by the director of the department of planning and community development or designee, or may be referred to the authority taking action on a concurrent application. In granting an application for reasonable accommodation, the director may impose any conditions of approval relating to the findings above as deemed practical and necessary including, but not limited to, restoration of the property to its former condition and recording in the office of the county recorder notice thereof. Can certain constraints be overcome or resolved to provide more opportunity for housing? Since adoption and certification of the last General Plan Housing Element in 2011, progress has been made to resolve constraints. These efforts include the adoption of the new Downtown Zoning Code which encourages more housing in and around the downtown, street improvements (East Perkins Street), drainage infrastructure improvements (East Perkins Street), etc. The wastewater treatment plant and water treatment plant were recently upgraded and have the capacity to serve future housing development on the identified vacant, underutilized, and redevelopable parcels. Additionally, the City has secured a CDBG grant to help fund sewer lateral inspections and repairs for extremely low, very low and low income residents. The HOME grant First Time Home Buyers program has enabled very low and low income residents to purchase homes in the community. Airport Compatibility: 38 2014-2019 City of Ukiah Updated General Plan Housing Element 0.711 Wur*Id Apdee movnto0 tokrai ria me c yyM b d,„„ 7;0040 W.a ,. ' ra r 0 kik Y `C4 4w��, W g u,man rrc wun.aim.. lwsuy Land Use Compatibility Map Ukfuply MUFF Purl pervt The Airport Land Use Compatibility Zone Map The "A", "Bi" (Infill) and "B2" (Infill) compatibility zones have the following standards for development: Table 20—Airport Master Plan Requirements Zone Max Density Parcel Size Open Space Height for New Subdivisions A Zone: 10 people per 0 All 7 to 1 slide slope from runway center line Runway Protection acre Zone B1 Zone—Infill 60 people per 10 Acres 30% 7 to 1 slide slope from runway center line Area North of acre Airport: Approach and Departure Zone B2 Zone-Infill 60 people per 2 acres 30% 7 to 1 slide slope from runway center line Area North of acre Airport: Extended Approach and Departure Zone * If development projects in these zones can meet these requirements, they can proceed without an Airport Comprehensive Land Use Plan consistency determination from the Mendocino County Airport Land Use Commission (ALUC). However, if any project involves a General Plan amendment, rezoning, or specific plan, it is required to be submitted to the ALUC for a CLUP consistency determination. As noted in the Table, the Ukiah Airport Master Plan indicates that residential subdivisions and multi-family residences are not normally acceptable in the B1 and B2 airport compatibility zones. However, the Plan also indicates that "These uses typically do not meet the density and other 39 2014-2019 City of Ukiah Updated General Plan Housing Element development conditions listed. They should be allowed only if a major community objective is served by their location in this zone and no feasible alternative exists." There have been a number of multi-family residential projects proposed in the 131 and B2 Infill compatibility zones north of the airport over the past several years. The most notable of these is the 64-unit Summer Creek Village affordable housing project and the PEP Housing 42-unit affordable senior project. While this project served the major community objective of providing much needed affordable housing, it also complied with the density and other requirements of the 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 Mendocino County Airport Land Use Commission because both City and County Staff determined that it was clearly consistent with all the requirements for the B2 infill area. The Summer Creek Village project was located on a large enough parcel to meet the 60 people per acre density standard. The primary vacant and underutilized sites identified in the 2009 survey that are in the 131 or B2 airport compatibility zones are as large or larger than the Summer Creek Village parcel, therefore it is confidently assumed that multi-family residential projects could be developed on these parcels. These constraints result in less opportunity for housing development. However, the City highly values the airport as an integral component of its economic development strategy. Accordingly, the City seeks to balance the affordable housing and economic development goals of the City. It should be noted that none of the identified vacant, underutilized or redevelopable parcels are located in the"A"compatibility zone. It should be further noted that most of the identified vacant, underutilized or redevelopable parcels are not significantly burdened with airport compatibility zone constraints. In the event, a housing developer proposes to build on land within the airport B1 infill compatibility area, here is a summary of the required steps and process: 1. An affordable housing developer applies to construct 28 units on a one-acre parcel in the airport B1 infill compatibility zone area which allows a maximum density of 60 people per acre. Using the 1.92 people per unit factor, City staff determines that the project would result in 54 people per acre, and that it would be in compliance with the B1 zone. 2. The developer decides to seek a density bonus of 25% (7 units). 3. Staff determines that this would add 13 people to the site for a total of 67 people, which would exceed the density standard of 60 people per acre. The Ukiah Regional Airport Master Plan indicates that projects exceeding the density standard (or other standards) should "only be allowed if a major community objective is served by the project in the proposed location and no feasible alternative location exists." 4. Staff refers the project to the Mendocino Airport Land Use Commission for a "consistency determination", making the argument that the project serves the major community objective of providing affordable infill housing, and that no feasible alternative location exists. 40 2014-2019 City of Ukiah Updated General Plan Housing Element 5. If the Land Use Commission finds that even though the project exceeds the allowable density in the B1 zone, it serves a major community objective, 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. Flood Zones: 41 2014-2019 City of Ukiah Updated General Plan Housing Element ��»aala�laa�alaa�rl����rd' 1 ey City of Ukiah "" °: �����1fI�1DIliDi ll11 Flood Mapj � ��11�1 „, 4�$' #1;1111111111iiii1ittil ll� il� ��i1�111lllii�, lal” ��1,111111111111a �",,,, l ''��J �1JJ/�i,� III�������1� � ti ' I I�Ill 1�a�J11111�b11, rul���������111allar»,o, r �,y ' ,19�0� 11u11J9a11 ��IPI j�U' 1D� ���r �I 40, ,u4,1 ,„ . 12,11�,`",ill U 11 ���iie41I���II 1))n° ) h;; 9 ,f "'1111�I .l��I1); �yy �� � 1,�rlrrr ff) �� r. " w. " tip rr lllllm , a liiir°G) ����"�� , a o ycif �l % r ;,,,,,J;iii!viii,foiNi �\ 1 tc0.1:ni 1 30 i -" 1 '' 1" �No , �rillll) J ) ��1 FEMA Bench Me ks Ukiah City Units I "PI" Curbsl(f �f S�d��all� ..� 1a��� ��111111�>', �llll ",,,,lllllllli Ukiah Streets ' rpm, lilr",� , ` 1 illll�l��lllii�y IPsrcels(Revised 9f07) ii+-'` �/ ���� II�I���I ��t i,, o��fi�,mm�)�IIIlllifilt 0 1 2h0 2.,00 5 CI0 �f)' ,1 1" "(fm"UUL�f 11 Feet - "� "s �.l 6�� 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 constraint. Traffic: Traffic congestion, particularly along the City's major street corridors can affect the developability of some parcels. However, the City's adopted 2010-2011 Capital Improvement Program (CIP) identifies street and intersection improvement projects and funding sources to remedy many traffic congestion problems. 42 2014-2019 City of Ukiah Updated General Plan Housing Element Future development projects may require the preparation of traffic studies to determine potential impacts and reasonable mitigation measures for projects outside the area covered by indentified CIP projects. What are the current land use controls for housing development? Table 21 — 2015 Zoning Standards ZONING FRONT SIDE REAR YARD MAXIMUM MAXIMUM REQUIRED MAX PARKING DISTRICT YARD YARD SETBACK HEIGHT LOT SITE AREA DENSITY REQ SETBACK SETBACK COVERAGE R-1 20' 10' 20' 30' N/A 6,000 sq ft 7+units 2 Single 30'for 5'for 5'for 20'for per acre on-site Family garages accessory accessory accessory 7000 sq ft. Residential buildings buildings buildings" for corner lot R-2 15' 10' 15' 30' N/A 6,000 sq ft 14 units 2 Medium 25'for 20'for per acre Per duplex Density garages accessory 7000 sq ft unit; Residential buildings" for corner 1 per lot bedroom for MFR 2 R-3 15' 5' 10' 40' N/A 6,000 sq ft 28 units Per duplex High 25'for 30'when 7000 sq ft per acre unit; Density garages abutting R-1 for corner 1 per Residential or R-2 lot bedroom for MFR C-N 10' 5' 10' 30' 40% 7000 sq ft 28 units 2 Neighbor 15'for 10'for 20'for per acre Per duplex Comm second second accessory unit; story story buildings 1 per bedroom for MFR 2 Per duplex C-1 10' 0'unless 0'unless 50' 40% 6000 sq ft 28 units unit; Community 15'for abutting an abutting an 7000 sq ft per acre 1 per second R-1, R-2,or R-1, R-2,or corner lot bedroom for Commercial R-3 parcel"" R-3 parcel MFR story C-2 10' 0'unless 0'unless 40' 40% 6000 sq ft 28 units 2 Heavy 15'for abutting an abutting an 20'for per acre Per duplex Commercial second R-1, R-2,or R-1, R-2,or accessory unit; R-3parcel R-3parcel 7000 sq ft story buildings corner lot 1 per bedroom for 43 2014-2019 City of Ukiah Updated General Plan Housing Element MFR P-D To be To be To be To be To be 1/2 acre 28 or more Flexible Planned determined determined determined determined determined unless units per Develop in the in the in the review in the review in the review located in acre review review process process process the process process downtown and fulfills other criteria NOTES: 1. * 20'or the maximum height of the main building whichever is less 2. ** If abutting an R-1,R-2,or R-3 parcel,then the setback for that residential district applies 3. The B1 and B2 Airport Compatibility Zones list multiple story offices as"normally not acceptable." The B2 Infill Policy north of the airport limits buildings to 2-stories. 4. Various residential housing types are allowed or permitted in all of the above zoning districts 5. Parking requirements vary, but are generally less than nearby jurisdictions in an effort to reduce the size of parking lots and to discourage automobile use. 6. Deviation from lot coverage standards are possible with discretionary review. Zoning and Housing Types: The City's current zoning code allows for a variety of housing types throughout the City. For example, multiple family residential apartment units are permitted in all commercial zoning districts, and second residential units (granny units) are allowed in the Single Family Residential (R-1) zoning district without the need for a use permit. Small family day care (6 or fewer children) and community care facilities are allowed in all residential zones and in the Community Commercial zoning district without a Use Permit. Large family day care (7 or more) and community care facilities are permitted in these districts with the securing of a Use Permit. The City code does not include any spacing or concentration restrictions. The Planned Development (PD) zoning tool contained in the City Code allows for creative, well planned housing projects, and provides for the possible relaxation of typical development standards, as well as permitting unconventional housing types such as cooperative housing and school dormitories. This tool was used successfully during the past planning period to approve a compact, nicely designed infill low to moderate income housing development. The tool allowed for the reduction in parking, street and driveway widths, density, and yard setbacks. This Planned Development zoning remains an important tool in the City's toolbox for affordable housing projects. The PD tool is an overlay zoning district that technically is a rezoning. For example, an affordable senior housing project applicant may propose to lay the PD zone over an existing R-3 (High Density Residential) zoning district to reduce parking requirements, relax yard setbacks, and reduce access roadway widths. The application requires review and a public hearing by the Planning Commission and a final review and action by the City Council. Affordable housing projects that successfully used this tool include the Cleveland Lane sweat equity project, Mulberry Street sweat equity project, and the Cottage Lane project. Fees and Development Review Process: The City requires payment of different fees as a condition of development approval. These fees are lower than comparable market-rate fees for 44 2014-2019 City of Ukiah Updated General Plan Housing Element 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 Regular Affordable Housing Site Development Permit- - Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Site Development— Minor $450 Same Use Permit Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Use Permit Minor $450 Same Variance Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Variance Minor $225 Same Subdivision Major 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Subdivision Minor $900 Affordable Housing: $720 Special Needs Housing: $540 Subdivision Exception 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Boundary Line Adjustment $450 Affordable Housing: $360; Special Needs Housing: $270 General Plan Amendment 100% cost recovery Same Annexation 100% cost recovery Same Rezoning 100% cost recovery Same Rezoning Planned Unit Development 100% cost recovery Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Environmental Impact Report (EIR) Consultant cost plus Same 15% administration 45 2014-2019 City of Ukiah Updated General Plan Housing Element Specific Plan/Master Plan Review $1,800 Affordable Housing: 80% cost recovery; Special Needs Housing: 60% cost recovery Development Impact Fees None, except for a Developers of affordable specific traffic impact housing projects may be fee associated with eligible funds to help finance the development of infrastructure improvements. the Airport Business Park mixed use shopping center. Residential sewer hook-up fees vary depending upon how many bedrooms are proposed. The fee for a one bedroom home is $9,820; two bedroom $10,911; and a three bedroom is $12,002. For each bedroom beyond 3, and for a bedroom addition to an existing home, the fee is $1,091. Example Project: The 32-unit Clara Court affordable apartment project, which received approximately $350,000 in grants and low interest loans from the Ukiah Redevelopment Agency for property acquisition and pre-development funds, paid approximately $450,000 in total fees (planning permit, building permit, water, sewer, public works, electrical, planning, and fire protection). This amounts to approximately $14,000 per unit (does not include school district fees collected by the district). This amount appears reasonable when compared to other jurisdictions. For example, in unincorporated Mendocino County, the cost is approximately $17,500 per unit (pages 3-20 and 3-21, 2010 Mendocino County General Plan Housing Element). Fee Percentage of Development Cost: According to the issued building permit(s) for the Clara Court project, the total value/development costs for the project are $2,917,944. The total City collected fees of $450,000 equate to only 15.4 percent of the development costs for the project. The City is also deferring the electrical, water, and sewer connection fees ($413,284 of the $450,000) until final inspection and the grant of occupancy. This will significantly contribute to project feasibility and achievement of affordable targets because it helps to meet construction loan underwriting requirements and reduces financing costs. Additionally, in December, 2010, the City RDA provided an additional $450,000 to the project to assist in clean-up of unanticipated contaminated soil. 46 2014-2019 City of Ukiah Updated General Plan Housing Element Development Review Process: Table 23—2015 Development Review Process Project Type Approving Timeline Comment Body Individual single family Staff 2 to 4 weeks Plan check prior to issuance of building house permit Minor Subdivision City 1 to 2 months Parcel Map 1 to 3 months Engineer Final Map 1 to 2 months Major Subdivision Planning 3 to 5 months Subdivision Map 2 to 3 months Commission Final Map 1 to 2 months and City Council Duplex or triplex in a R-3 Staff 2 to 4 weeks Staff review of site development plan District Multifamily housing with Planning 2 to 3 months Site Development Permit no subdivision Commission Multifamily housing with Planning 3 to 4 months Site Development Permit and Subdivision major subdivision Commission Map Mixed Residential Planning 3 to 4 months Project with no land division requires a Commercial Use (CUP) Commission Use Permit and Site Development Permit Review by the PC. Planned Development Planning 3 to 4 months Requires a concept plan and a precise Rezoning Commission development plan. and City Council CEQA Negative Declaration Planning Varies Processed jointly with project Commission CEQA EIR Planning up to 12 Processed jointly with project. Commission months Site Development Permit (SDP): The review of a Site Development Permit focuses on architecture, landscaping, parking, and other site design elements. The landscaping and parking standards are clear and concise and the Planning Commission has the authority and flexibility to reduce the requirement on a case-by-case basis. The architectural design findings are similarly concise and routinely shared with project applicants early in the pre-application discussions. The finding is not burdensome and allows for flexibility in the design of housing structures: "There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) and grounds to avoid monotony and/or a box-like uninteresting external appearance." The Side Development Permit Review Process: Processing a typical Side Development Permit takes approximately 6-8 weeks and includes the following steps: Step 1 - Filing an Application 47 2014-2019 City of Ukiah Updated General Plan Housing Element Applications are submitted to the City at the Planning and Community Development public information counter at the Ukiah Civic Center — 300 Seminary Avenue, Ukiah. While pre- application review (at no cost) is encouraged, it is not required. Step 2— Project Review Committee The project planner will schedule the project for a roundtable discussion between the applicants and various City Staff members to flush out issues and problems, and to provide the applicants with a preliminary determination regarding possible conditions that may be imposed on the project. Step 3 —Application Completeness Within approximately 2 weeks after application submittal, the project planner will determined if enough information has been submitted to fully understand the proposed project. If enough information has been submitted, the application will be deemed "complete" for processing. If not, the project planner will send a detailed letter to the applicant indicating exactly what information is needed to fully understand the proposal. Step 4 - Environmental Review Some Site Development Permit applications need a preliminary environmental review (Initial Study) by the project planner. The purpose of this review is to find out if the project will cause any adverse environmental impacts. You may be required to give us more information about traffic, noise, etc. After reviewing all the information, the City Environmental Coordinator will make an environmental determination. Step 5 - Public Notice Once the project planner has completed an analysis of the proposal, and all issues have been resolved, a public notice is published in the local newspaper describing the proposal and when the required public hearing will be conducted. A public notice is also sent to all property owners within 300-feet of the project site, and the project planner will physically post/stake a notice on the subject parcel. Step 6— Public Hearing and Action The City Zoning Administrator or Planning Commission will conduct a public hearing, make findings, and take action on the project. If the project is approved, the Zoning Administrator or Planning Commission may impose conditions on the project. For information regarding the required findings that have to be made to approve the Site Development Permit project or the conditions of approval that may be placed on the project, contact the City Planning Staff at the number listed below. 48 2014-2019 City of Ukiah Updated General Plan Housing Element 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, safety, and general welfare of the public. The Use Permit review process is the same as the Site Development Permit Review process. Planned Development Rezoning: The Planned Development Rezoning tool has been the most successful tool for creating affordable housing in the City. As indicated, it provides flexibility with development standards such as lot sizes, yard setbacks, driveway widths, etc. Hundreds of affordable housing units have been constructed as a result of this tool, including two large"sweat-equity" home ownership projects. While the process is discretionary and involves public hearings before the Planning Commission and City Council, it is clear and provides 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 classification. Certainty is provided to the developer because the pre-application review is intimate with staff and staff is readily available through-out the process. It is not uncommon for staff to meet with the developer of a Planned Development project many times during the course of review to discuss and resolve issues. Moreover, the process is not time consuming and the cost is not restrictive given the City's fee reduction for affordable housing projects. This is why the tool has been so successful in the City of Ukiah. Planned Development Rezoning Review Steps: The review process for Planned Development projects takes approximately 3-4 months to complete. 1. Pre-application review. This is an optional step in the process that is free of change, and provides the developer with an 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. Application filing. The applicant meets with staff and files the application. If it is an affordable housing projects, the applicant pays reduced fees. 3. Application routing. The application is routed to various departments and agencies for review and comment. 4. Application completeness. Within approximately 2-weeks, staff determines if enough information has been submitted to fully understand the project. 5. Environmental Review. Within 30 days from determining the application to be complete for processing, staff makes a determination regarding compliance with the California Environmental Quality Act. 6. Planning Commission public hearing. Once environmental review is completed, the project is scheduled for a public hearing before the Planning Commission. 7. City Council public hearing. The City Council conducts a public hearing to consider the recommendation from the Planning Commission and to take final action on the project. 49 2014-2019 City of Ukiah Updated General Plan Housing 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 affordable housing projects. Street Standards: The City Department of Public Works maintains a Standard Plans document that provides housing developers with details and specifications for street, sidewalk, curb, gutter, wheel chair ramps, sewer, water, drains and street tree improvements. All the details and specifications are typical of a small rural city, and present no hardship or unreasonable requirement for housing developers. The specification for a typical residential street, curbs and gutters, and sidewalks are typical of a small rural city, and have not resulted in a significant barrier to affordable housing projects: RESIDENTIAL STREET PRW FiC ... �SW*WALK 5 "l l 1%MIN. -r . / ss"5 -- k 6. .. :'z2'"'-.. ..,- u PER FCTJ16,&2 •J/ GM'N A`6WUA 53 ft,RfW VERTICAL CURB 84 GUTTER 0-4,000 ADT 6 MIIN.A.6 UNDER C&C PER SECTION 1.5.6.4 (0-400 Dwelling Units) NOTES 1. Typlr„M.treet sections to be used to new residential subdtylsions. 2. Apr Is Average Daily'roan, 3. Palled curb and gutter may ha coeseructed ut s"treet elbows and cul-desacs if approved. 4. The planer widths may only be reduced or the planter removed to meet raald+entlael(housing derylides or ko n,onfrarex to e,xIs rig street r qhf-of^way Ir apsprgved. 5. The street section may he mod l lied her nn FIR devellnprnant. Water service connection fees are typical of a small rural City and have not resulted in a barrier to affordable housing projects. The City owns its own electrical utility and its electrical service connection fees are not only considered reasonable, but are in fact are less than those charged by the Pacific, Gas and Electric Company (PG&E), which provides electrical service outside the City limits. The sewer connection fees charged by the City are identical to those charged by the Ukiah Valley Sanitation District which provides wastewater service to the unincorporated areas outside the City limits. The fees are considerably less than those charged by cities to the south in Sonoma County. Landscaping: Affordable housing projects are required to landscape 20% of the project site, and this has not presented a significant barrier to past projects. The zoning code does allow a reduction to the amount of landscaping depending upon the size, scale, intensity, and location of the project. 50 2014-2019 City of Ukiah Updated General Plan 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 2010 General Plan Housing Element update, the City amended its General Plan Circulation Element to relax the roadway level of service from a "C" to a "D" as an interim measure until the 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 Development." 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 entirety of the permit review process. Military compatibility There are no Military bases in or near the City of Ukiah or Mendocino County. However, the City is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area (MOA). An MOA is an area of airspace designated for military training activities and requires the City to notify the appropriate military office when it proposes to amend or adopt a new General Plan or when large development projects are proposed. A program has been added requiring these tasks to be to accomplished. Crime prevention and environmental design (CPTED) CPTED is defined as "the proper design and effective use of the built environment that can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." There are ten key principals and associated strategies communities should consider when applying the CEPTED framework to the design, development, redevelopment, and maintenance of buildings and community spaces: 1. Natural Surveillance— the design and placement of physical features to maximize visibility and surveillance. Keeping intruders easily observable by maximizing visibility. 51 2014-2019 City of Ukiah Updated General Plan Housing Element Key strategies include the design, placement, and lighting of doors, windows, walkways, gathering areas, roadways, and structures. The objectives are to eliminate hiding places and increase the perception of human presence or supervision. 2. Natural Access Management— the physical guidance of people and vehicles. Designing streets, sidewalks, building entrances, and neighborhood gateways to clearly indicate public routes and discouraging access to private areas. Key strategies include the use of real or perceived barriers such as fencing or plantings, and other way finding elements such as lighting, signage, and artwork. The objectives are to provide orientation and a pedestrian-friendly environment and to discourage would-be offenders by making noncompliance obvious. 3. Territorial Reinforcement— the use of physical attributes to delineate space and express a positive sense of ownership. Increased definition of private space to create a greater sense of ownership and territorial control of an area. Key strategies include the use of art, signs, landscaping, and boundary treatments as well as the orientation and strategic placement of buildings. The objectives are to define borders, express ownership, and communicate a space is cared for and protected. 4. Physical Maintenance—the repair, replacement, and general upkeep of a space, building, or area. Key strategies include the use of low-maintenance landscaping and architectural materials, trash collection and removal, and other programs to maintain a clean and orderly environment. The objective is to allow for the continued use of a space for its intended purpose. 5. Order Maintenance—the attention to minor violations and reduction of opportunities for inappropriate behavior. Key strategies include posting rules and expectations, using graffiti- and vandalism- resistant materials, and imposing quick, fair, and consistent consequences for violations. The objectives are to foster safe, orderly, and predictable behaviors. 6. Activity Support—the planning and placement of safe activities. Key strategies include sidewalk and street level activities, such as markets, fairs, and festivals, in key community areas. The objective is to increase the number of people using a space, thereby enhancing visibility, social comfort and control. 7. Social Capital—the social trust, norms, and networks people draw upon to solve common problems, foster civic engagement, and discourage inappropriate behaviors. Key strategies include designated gathering areas, social events, community programs, and communication protocols or equipment. The objective is to encourage communication, trust, and collaboration among stakeholders and also with the governmental agencies that serve them. 52 2014-2019 City of Ukiah Updated General Plan Housing 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 involved in planning and development activities, solicitation of community public safety concerns and collaboration in problem solving, and incorporation of OPTED principles into planning processes. The objectives are to create, or recreate, and manage built environments in a manner that includes considerations for public safety. 9. Target Hardening— the making of potential targets resistant to criminal attack. Using features such as window locks and dead bolts that prohibit entry or access. The City could naturally reduce crime by encouraging development projects to use these OPTED tools. Educating City staff on how CPTED principles can reduce crime and offering incentives to residential and commercial builders who incorporate OPTED principles into their project design could reduce crime and the overall need for policing in the City. Key strategies include the reinforcement of entry and exit features, law enforcement or security presence, and security devices such as locks, alarms, and cameras. The objectives are to increase the efforts that offenders must expend and the risk of their being identified or apprehended in committing an offense. 10. Natural Imperatives—ensuring access to necessary goods and services including natural light, clean air and water, healthy foods, physical activity, employment, and housing. Key strategies include pedestrian amenities, public parks, accessible transit systems, quality food sources, and education and employment opportunities. The objective is to promote healthy behaviors and reduce mental fatigue and associated risky behaviors by meeting the biological, social, and economic needs of the population. A program has been added to require the use of CPTED when reviewing housing development projects. Safety and high density housing management The Ukiah Police Department has participated in a program that brings law enforcement together with the owners and managers of high density housing complexes to devise strategies for keeping the facilities safe. While funding for the program remains uncertain, the Police leadership believe it represents the best approach to increasing 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 federal low-interest mortgages from the U. S. Department of Housing and Urban Development with an agreement that the rents of these units be kept at a level affordable to low income 53 2014-2019 City of Ukiah Updated General Plan Housing 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 8 is a federally funded program that provides subsidies to the owner of a pre-qualified project for the difference between the tenant's ability to pay and the contract rent. Opt-outs occur when the owner of the project decides to opt-out of the contract with HUD be pre- paying the remainder of the mortgage. Usually, the likelihood of opt-outs increases as the market rents exceed contract rents. 3. Other: Expiration of the low income use period of various financing sources, such as the Low-Income Housing Tax Credit (LIHTC), Bond financing, density bonuses, California Housing Finance Agency (CFHA), Community Development Block Grants (CDBG) and HOME funds and redevelopment funds. Generally, bond-financing properties expire according to a qualified project period or when the bonds mature. Former properties funded with Redevelopment Agency funds generally require a minimum affordability term of 30 years. There is one subsidized housing development that was at risk of conversion to market rate. However, according to ownership, Ukiah Autumn Leaves, a non-profit tax exempt corporation has extended its Section 8 project based voucher financing. The result is the project will not convert to market rate for at least an additional 10 years. While the need is limited, this Housing Element includes a Program calling for the establishment of an At-Risk Unit Program to address the issue of at-risk unit loss. Table 24— Multi-Family Projects on the Market in 2013 Name/Address Asking Price Units Price/Unit Year on Market 740 El Rio Street $249,000 2 $124,500 2013 Mason Street $895,000 8 $111,875 2013 54 2014-2019 City of Ukiah Updated General Plan Housing Element State Street $1,150,000 3 $383,333 2013 Average $206,569 Source: www.loopnet.com The City will contact qualified non-profit organizations or other agencies and explore opportunities to assist and facilitate the transfer ownership of"at risk" units. Potential funding sources may include: • The City of Ukiah General Fund • State Department of Housing and Community Development • Mendocino County Housing Authority • Burbank Housing Development Corporation A Note on Greenhouse Gas Emissions and Global Warming The greenhouse effect is a natural phenomenon whereby the Earth's heat is trapped in the atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface temperature on Earth favorable to life. Industrialization and the population explosion that have occurred over the past 200 years have been accompanied by a substantial increase in the use of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase in the temperature of the Earth's surface and the lower layers of its atmosphere. According to California Assembly Bill 32, "Global warming poses a serious threat to the economic well-being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems." The Legislature also found that Global warming "will have detrimental effects on some of California's largest industries, including agriculture, wine, tourism, skiing, recreational and commercial fishing, and forestry. It will also increase the strain on electricity supplies necessary to meet the demand for summer air-conditioning in the hottest parts of the state." What Are the Sources of Greenhouse Gases? In the U.S., our greenhouse gas emissions come mostly from energy use and fossil fuel combustion (automobiles). These are driven largely by automobile use, the current manner of economic growth, fuel used for electricity generation, and weather patterns affecting heating and cooling needs. Energy-related carbon 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. 55 2014-2019 City of Ukiah Updated General Plan Housing Element 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 The programs include higher incentive rebate amounts for lower income households. The City is committed to continuing these programs and not only encouraging energy conservation, but taking the steps to really making it happen. Water Conservation: The City has been proactive in water conservation matters and offers both indoor and outdoor water conservation tips on its website. The Planning Commission has 56 2014-2019 City of Ukiah Updated General Plan Housing Element consistently raised water conservation issues when reviewing proposed development projects and routinely requires native drought tolerant plant species in landscaping plans. The City is committed to continuing these approaches to water conservation. Housing Goals Table 25 -2009-2014 and 2014-2019 Housing Goals Comparison 2009 -14 Housing Goals 2014- 2019 Housing Goals Goal H-1: Conserve, rehabilitate,and improve the existing Goal H-1: Conserve, rehabilitate,and improve the existing housing housing stock to provide adequate, safe, energy efficient, stock to provide adequate, safe, energy efficient, and decent and decent housing for all Ukiah residents. housing for all Ukiah residents. Goal H-2: Provide housing for all economic segments of Goal H-2: Provide housing for all economic segments of the the community. community. Goal H-3: Expand affordable housing opportunities for Goal H-3: Expand affordable housing opportunities for persons persons with special housing needs such as the homeless, with special housing needs such as the homeless, mentally ill, mentally ill, physically disabled, households with very low physically disabled, households with very low and low to moderate to moderate incomes, senior citizens,farm workers,female incomes, senior citizens,farm workers,female heads of households heads of households with children under 18 years old, and with children under 18 years old, first time homebuyers and the first time homebuyers. developmentally disabled. Goal H-4: Promote well planned and designed housing Goal H-4: Promote well planned and designed housing opportunities for all persons regardless of race, gender, opportunities for all persons regardless of race, gender, age,sexual age,sexual orientation,marital status or national origin. orientation, marital status or national origin. Goal H-5: Use land effectively to meet housing needs and Goal H-5: Use land effectively to meet housing needs and to to implement smart growth, green building, and implement smart growth, green building, and sustainable sustainable development policies with a focus on infill development policies with a focus on infill development. development. Goal H-6: Maintain a collaborative working relationship Goal H-6: Maintain a collaborative working relationship with all with all groups and organizations dedicated to providing groups and organizations dedicated to providing affordable housing affordable housing in the community, and ensure broad in the community, and ensure broad public participation in the public participation in the development of housing goals development of housing goals and policies. and policies. Housing Goals and Policies What do we want to Happen? 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." 57 2014-2019 City of Ukiah Updated General Plan Housing Element Policies to Support Goal H-1 H-1.1: Promote and encourage the rehabilitation of existing residential units. H-1.2: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in rehabilitated housing when possible. H-1.3 Preserve at-risk housing units. H-1.4 Improve the safety for residents at high density apartment complexes. Implementing Tasks How Results Will be Achieved H-1.a: By the end of 2016, develop and implement a residential rehabilitation program with an emphasis on improving safety, comfort and energy efficiency. H-1.b: Work with the City Public Utility Department to potentially expand the City's Energy Efficiency Public Benefits Fund. H-1.c: Provide informational materials to the public regarding sustainable and green building materials. H-1.d: Consider measures that would preserve/conserve existing mobile home parks, such as a mobile home rehabilitation program, conversion to ownership program, infrastructure improvement incentives, rent stabilization, etc. H-1.e Develop an At-Risk Units Program: Maintain an inventory 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-1.f Work closely with the Ukiah Police Department and local apartment complex managers to keep housing safe. Consider funding mechanisms for increasing public safety. H-1.g Refer all proposed General Plan amendments to the appropriate military offices for review and comment. Revise the planning permit application form to include this step of referral. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of Conserve, rehabilitate, and improve the existing housing stock is being pursued and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: 58 2014-2019 City of Ukiah Updated General Plan Housing Element • 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 Goal important? The 2008 Housing Conditions Survey revealed that 77% of the local housing stock was more 25 years old, and that 37% or 1,445 units needed moderate repairs, 0.9% need substantial repairs, or and (23.4%) minor repairs. Additionally, the survey found that 567 residential units needed window replacement or repair, and only 44% of the units showed evidence of window insulation. In 2014, this housing stock has aged further. A decent place to live is basic to human dignity and helps define a community's quality of life. The current housing situation in Ukiah does not provide enough decent housing for extremely low income, very low income, low income, and persons in special need. It restricts opportunity for seniors and young adults to remain in the community. It limits the ability of teachers and other public service employees, people who work in local businesses and people who provide child care and elder care to find housing so that they can live in the community where they work. How do the Goal and Policies Relate to the Guiding Principles? 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. 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 59 2014-2019 City of Ukiah Updated General Plan Housing Element 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. H-2.6 Promote the construction of new market rate single-family units. Implementing Tasks How Results Will be Achieved H-2.a: Provide copies of the inventory of vacant and underdeveloped land for public distribution. H-2.b: Work with public transit providers and developers to encourage housing development located close to public transit facilities. H 2.c: Provide reduced planning permit application fccs for residential second dwelling units. H-2.d: Review the zoning code and determine if any constraints to condominium developments and cooperative living projects exist, and if so, eliminate the constraints. H-2.e: As Staff and resources allow, assist the Ukiah Homeless Services Planning Group in all ways possible. H-2.f: The zoning code shall be amended to allow homeless facilities without the requirement for a Use Permit in the M Manufacturing zoning district. The zoning code shall require a Site Development Permit and facility management plan, and reasonable site development standards for homeless facilities, pursuant to California Government Code Section 65583. H-2.g: Do not permit the conversion of rental units to condominium units unless the City's amount of rental units is sufficiently adequate. H-2.h: Do not permit the conversion of single family residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H-2.i: Adopt an Inclusionary Housing Ordinance by 2017 that requires below-market rate housing to be included as part of residential projects as follows: 1. 20 percent of the units in a rental housing project of five or more units shall be affordable to very low and low-income households. 2. 20 percent of the units in a for-sale project of five or more units shall be affordable to very low to moderate-income households. 3. All housing projects involving 2 to 4 units shall pay a housing impact fee if established by the City. 60 2014-2019 City of Ukiah Updated General Plan Housing Element 4. Alternative methods of meeting the intent of the inclusionary requirements such as the payment of an in-lieu fee deposited in the Housing Fund, or providing land for the construction of affordable units may be permitted under certain circumstances. 5. Inclusionary units shall be constructed, rather than in-lieu fees being paid for larger housing developments. The threshold for this requirement shall be established in the Zoning Ordinance. 6. The amount of in-lieu fees shall be established by a resolution of the City Council and bear a relationship to the difference between the sales price between market-rate versus affordable housing units. 7. The allocation of inclusionary units among the income categories shall resemble the proportion of extremely low, very-low, low, and moderate income units identified in the Regional Housing Needs Determination to the maximum feasible extent. H-2.j: Adopt the following minimum standards for inclusionary housing units: 1. The exterior appearance of inclusionary units shall not be different than for other units in the housing development of which they are a part; and 2. Inclusionary units shall be dispersed or distributed throughout the development rather than being concentrated in one portion of the development. H-2.K: Prepare a Nexus Study by 2017 to determine if a nexus can be established requiring the developers of large residential and commercial projects to construct needed affordable housing units on site or in another appropriately zoned location near the place of employment and/or pay a housing impact fee. If a nexus can be established, adopt the affordable housing requirement or housing impact fee. The Nexus Study shall include an analysis of housing impacts on public safety and the possible development of a Public Safety Impact fee for certain types of development. H-2.I: Identify and meet with nonprofit builders who specialize in building housing for extremely low-income households. This effort is designed to build a long-term partnership in development, gain access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the 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 with other agencies to jointly develop and implement a program that is designed to address the needs of the extremely low income households in the City. At least annually and on an on-going basis contact agencies and developers to facilitate implementing the program. Actions to be considered for inclusion in the program include prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. H-2.n: Amend the zoning ordinance to be consistent with Senate Bill 2. All transitional and supportive housing shall be considered a residential use and only those restrictions that apply to other residential uses of the same type (single family residential, duplex, multi-family, etc.) shall be imposed. H-2.o: Post the sites inventory map and housing development in commercial zones information on the City's website and prepare hard-copy informational handout material for property owners 61 2014-2019 City of Ukiah Updated General Plan Housing Element and developers. H-2.p: Within 1-year of adoption of the Housing Element, conduct a roundtable meeting with non-profit housing sponsors and developers to educate and share information about vacant and underutilized sites, the planned development tool, the lot consolidation process, and incentives offered by the City. H-2.q: To ensure adequate sites are available throughout the planning period to meet the City's RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City's RHNA. The City has identified residential capacity within the mixed use zone to accommodate 284 units of the City's RHNA for lower-income households. To ensure sufficient residential capacity is maintained within this zone to accommodate the identified need of 284 units, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 56863. Should an approval of commercial development result in a reduction of capacity within mixed use zones below the residential capacity needed to accommodate the remaining need for lower-income households, the City will identify and zone sufficient sites to accommodate the shortfall on land zones exclusively for residential multifamily use allowing at least 16 du/acre. H-2.r: Facilitate the consolidation of smaller, multi-family parcels by 1) publicizing the underutilized sites inventory on the City's website, and 2) providing technical assistance to property owners and developers in support of lot consolidation. To encourage development of quality housing at prices lower income households can afford on smaller, multi-family parcels, the City will meet with non-profit sponsors and developers to promote strategies and the creation of lot consolidation incentives. H-2.s Pursue annexation of land that can accommodate single-family residential development. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of providing housing for all economic segments of the community is being pursued and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to housing for all economic segments of the community? What specific tasks have been accomplished? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? 62 2014-2019 City of Ukiah Updated General Plan Housing Element Why are this Goal and these Policies important? This Goal and its associated policies are important because they ensure an ongoing effort to provide clean and safe shelter to all citizens in need. How do the Goal and Policies Relate to the Guiding Principles? This goal and its associated policies relate directly to Guiding Principal number 1. Goal H-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." Policies to Support Goal H-3 H-3.1: Establish working relationships with local groups and organizations that provide special 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 those with special needs such as senior citizens. H-3.3: Allow senior housing projects to be developed with parking requirements less stringent than those specified in the Zoning Ordinance, where found to be consistent with maintaining the character of the surrounding neighbourhood. H-3.4: Provide density bonuses to projects that provide a required percentage of total units affordable to very-low and low-income households and for units meeting the special housing needs identified in this Element. H-3.5: Identify and support programs that address the housing needs of special needs groups and work with local organizations that can address their housing needs. H-3.6: Utilize the housing rehabilitation program to fund the construction of renovations and improvements that improve the accessibility to housing for seniors and persons with disabilities and developmentally disabled . H-3.7: Encourage affordable housing for first time homebuyers, and young families. Implementing Tasks How Results Will 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 63 2014-2019 City of Ukiah Updated General Plan Housing Element shelter for very low-income families and special needs households. H-3.b: Increase housing opportunities for persons with disabilities consistent with the fair housing and disability laws, and encourage physical access to and within residential units and areas during the development review process. H-3.c: Review the zoning code and consider eliminating regulatory constraints to special needs housing projects. H-3.d: Continue to support and assist farmworker housing advocates by providing technical assistance with development applications; lower planning application fees for affordable housing projects, and identifying potential sites for farm worker housing. H-3.e: Amend the zoning code to define and allow Single Room Occupancy (SRO) developments in the Medium Density (R-2) and High Density (R-3) zoning districts. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of expanding affordable housing opportunities for persons with special 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? Why are this Goal and these Policies important? This goal and its associated policies are important because one of the important identified housing needs in the City of Ukiah is clean and safe housing for citizens with special needs. How do the Goal and Policies Relate to the Guiding Principles? This goal and its associated policies relate directly to Guiding Principal number 1. 64 2014-2019 City of Ukiah Updated General Plan Housing Element Goal H-4 "We want to promote well planned and designed housing opportunities for all persons regardless of race, gender, age, sexual orientation, marital status or national origin." Policies to Support Goal H-4 H-4.1: Continue to promote non-discrimination in housing in Ukiah. H-4.2: Work with local housing providers to understand local discrimination issues and what steps can be taken to resolve those issues. Implementing Tasks How Results Will be Achieved H-4.a: Continue to refer housing discrimination complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD). H-4.b: Distribute housing discrimination public information and make it available at the Ukiah Civic Center and on the City's website. Tracking Progress How Success Will be Measured Measuring success is the key to knowing if the goal of promoting well planned and designed housing opportunities for all persons is being pursued and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to expand affordable housing opportunities for persons with special housing needs? What specific tasks have been accomplished? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies 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 Goal and Policies Relate to the Guiding Principles? This goal and its associated policies relate directly to Guiding Principal number 1. 65 2014-2019 City of Ukiah Updated General Plan Housing Element Goal H-5 "We want to use land effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies with a focus on infill development." Policies to Support Goal H-5 H-5.1: Housing Design: Assure that new housing is well-designed to enhance Ukiah's neighborhoods and the community as a whole. H-5.2: Housing Design: Support and encourage affordable housing projects that use sustainable and green building design and techniques. H-5.3: Innovative Site Design: Support and encourage compact infill development that provides extremely low, very low, low or moderate income level housing that is safe, liveable. H-5.4: Mixed Use: Encourage the development of mixed residential and commercial uses in the commercial zoning districts where the viability of the commercial activities would not be adversely affected. H-5.5: Live/Work Developments. Encourage live/work housing developments particularly in the Downtown. Live/work units provide local workforce affordable housing, generate additional economic activity in the community, and improve the jobs/housing balance. Encourage opportunities for live/work developments where housing can be provided for workers on-site or caretaker or other types of housing can be provided in appropriate locations. H-5.6: Infill Development. Support careful well-designed infill housing development in areas currently served by City services. H-5.7: Sustainable Development. Encourage and support sustainable site planning and development. Implementing Tasks How Results Will be Achieved H-5.a: Apply the CEQA Infill Exemption when possible and perform expedited review for well designed, compact projects using green and sustainable design and building techniques. H-5.c: Prepare and present a green building/sustainable development incentive tool(s) for consideration that could include expedited permit processing, density bonuses and relief from parking and other zoning requirements. H-5.d: Green Building Codes: Consider Amending the building and zoning codes to identify and remove constraints to green-building, resource conservation, and alternative energy generation and establish green building and sustainable practice requirements for new developments, remodels and retrofits. Topics to be included are: Green building materials and practices, Passive solar design and siting, Energy efficient heating and cooling technology, Alternative water 66 2014-2019 City of Ukiah Updated General Plan Housing Element storage, wastewater treatment and reclamation, and storm-water management systems H-5.e: Continue to administer the solar and energy efficiency rebate programs. H-5.f: Assist developers and housing development agencies in incorporating green building, energy conservation, and alternative energy generation into their projects by providing information about resources and links to local organizations such as local renewable energy system designers and installers, rebates, energy-rating systems, and funding, on the Housing Resources website. H-5.g: Promote energy and water conservation education programs that address steps to energy and water efficiency, benefits of weatherization and weatherization assistance programs, and information of onsite renewable energy generation technologies and financing options. H-5.h: Promote stormwater management systems for mutli-family housing developments that have multiple benefits such as bio-swales to reduce downstream flooding, contamination of streams and rivers, fire hazard, and irrigation needs and to distribute stormwater and recharge groundwater. H-5.i: Reduce electricity and natural gas demands by promoting the use of renewable energy technologies in residential and mixed-use projects. Strongly promote solar energy generation, use of solar water heaters, and 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 Will be Measured Measuring success is the key to determining if land is being used effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies, and if progress is being made. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What progress has been made to determining if land is being used effectively to meet housing needs and to implement smart growth, green building, and sustainable development policies,? What specific tasks have been accomplished? • What specific tasks are planned for the next year that will increase success? • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies important? The goal and its associated policies are important because the City recognizes that the way in which housing is designed and constructed, and where it's constructed can adversely impact 67 2014-2019 City of Ukiah Updated General Plan Housing Element 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 Goal and Policies Relate to the Guiding Principles? 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 Results Will be Achieved H-6.b: Develop a Housing Resources webpage that may be used to facilitate the development and improvement of affordable housing. Included on the webpage could be items such as funding resources, affordable housing development agencies and developers, energy conservation and green-building resources and services. H-6.c: Conduct periodic meetings with developers, non-profit housing development agencies, the Ukiah Police Department and others to identify constraints to development of affordable housing and use the information gained to consider zoning code amendments. Tracking Progress How Success Will be Measured Measuring success is the key to determining if a collaborative working relationship with all groups and organizations is being maintained and if broad public participation is occurring. To track progress, the annual General Plan Housing Element Progress Report must ask and answer the following questions: • What specific tasks are planned for the next year that will increase success? 68 2014-2019 City of Ukiah Updated General Plan Housing Element • Has internal consistency with other Elements of the General Plan been achieved and maintained? Why are this Goal and these Policies important? This goal and its associated policies are important because communication and relationship building in the community is essential to understanding and successfully addressing the true housing needs. How do the Goal and Policies Relate to the Guiding Principles? This goal and its policies are fundamental to all the Guiding Principles. Five Year Quantified Objectives Extremely low Very Low Low Moderate Above Moderate Construction 9 11 7 7 20 Rehabilitation 15 5 5 0 0 Conservation 15 15 15 0 0 Preservation TOTAL 39 31 27 7 20 Construction: Construction of housing and housing starts of all types has slumped dramatically over the past several years. However, the City is working with a number of local housing developers to potentially create new senior and student housing opportunities. Rehabilitation: The City is currently administering a housing/sewer lateral testing and rehabilitation program using $500,000 of HOME grant funds. The eligible recipients extremely low, very low and low income property owners. It is anticipated that the average sewer lateral rehabilitation project will utilized approximately $20,000 in funds, so that the City expects to complete a total 25 projects with the currently available funding. Conservation/Preservation: Implementation measures are included to preserve and conserve existing residential units. Measure H-1.d calls directs the City to consider steps to preserve and conserve the existing 462 affordable mobile home units that house a significant number of extremely low income seniors. Such steps could potentially include a specific rehabilitation program for mobile home units. The 462 mobile home units were surveyed in 2009 and it was discovered that the majority of the 135 survey responses received were from senior tenants in the 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 69 2014-2019 City of Ukiah Updated General Plan Housing Element Moderatel-person household: $39,050 Annual Reporting California Government Code Section 65400 requires each city and planning agency to prepare an annual report on the status of the General Plan housing element and its progress with implementation. The annual reports are required to contain the following information: 1. A cover sheet with the name and mailing address of the reporting local government, the name, phone, fax and email numbers for the contact person, and the calendar year of the reporting period. 2. The following data for assessing progress in meeting the local government's regional housing needs allocation ("RHNA"): 3. Total allocation of housing units for the RHNA planning period and allocation by household income levels (i.e., very low, low, moderate, above moderate). 4. Number of permits for new residential units actually issued by the local government for each year of the RHNA planning period by household income level (i.e., very low, low, moderate, above moderate). 5. Total number of permitted units by household income level, total number of permitted units issued by year, the unfulfilled regional housing need allocation by household income level, and the total remaining unfulfilled RHNA. 6. For each housing development affordable to moderate- or lower-income households including mixed-income multifamily projects for which building permits were issued during the reporting period, the following information: • Identifying information for each project (e.g., address, intersection, or assessor's parcel number). • Unit category (i.e., single family, 2-4 units, 5 or more units, second-unit, mobilehome). • Tenure of the unit(s) (i.e., owner or renter), where apparent at time of project application. • Total number of units affordable to each of the following household income groups at initial occupancy: very low-income, low-income, moderate-income and above moderate-income when included as part of a mixed-income multifamily development. • Monetary/financing programs used to achieve affordability (e.g., state, federal, or local financial assistance, and including tax credits and bond financing). 70 2014-2019 City of Ukiah Updated General Plan Housing Element • Non-monetary programs used to achieve affordability and utilizing some form of deed restrictions or covenants running with the land (e.g., density bonus, inclusionary zoning). • Any other methods used to achieve affordability at initial occupancy and including an explanation of how the affordability of the units was determined. For units that are affordable to lower- or moderate-income households without direct governmental assistance, the report shall include the initial projected sales price or rent of the unit, and the maximum qualifying household income levels applicable at the time of initial sale or rent as determined pursuant to Health and Safety Code sections 50052.5(b) and 50053(b) and California Code of Regulations, Title 25, Division 1, Chapter 6.5, Sections 6918 and 6920 7. Report the total number of units affordable to above moderate-income households for which building permits were issued during the reporting period by unit category (i.e., single family, 2-4 units, 5 or more units, second-unit, and mobilehome). 8. For each program identified in the housing element pursuant to the requirement of subdivision (c) of Government Code 65583, the following information: • Name of the program. • Objective of the program as set forth in the housing element. • Deadline for achieving the objective as set forth in the housing element. • Status of program implementation as of the end of the annual reporting period listing dates of specific milestones or accomplishments, and quantified to the extent applicable and possible (e.g., 25 acres rezoned to R-4 on June 1st). 9. Notwithstanding the foregoing, for a city or county which has issued permits for 1,500 or more multifamily units in the reporting period, the following reporting requirements apply applies: • The city, county, or city and county is not required to report the information required by section (c) above on a project-by-project basis for projects of less than 25 units, but may report the information as summary data for the reporting period. Information related to affordability on the units in projects of less than 25 units may be provided based on information other than building permit information. However, if the information is not based on building permits, the jurisdiction must provide an explanation as to how these units were determined to be assigned to the reporting period. Upon request by the Department, the city or city and county shall provide back-up documentation for the information provided. The City will review its annual reports with the Planning Commission and City Council and will submit them to the State Department of Housing and Community Development. 71 2014-2019 City of Ukiah Updated General Plan Housing Element Consistency with Other General Plan Elements The Draft General Plan Housing Element Update has been guided by the Vision Statement and goals and polices of the existing General Plan. The General Plan Vision Statement includes the following: We Envision development that provides a mix of housing types and process." The Draft updated Housing Element fulfils this vision. Preliminary review of the goals and polices of other General Plan Elements reveals no inconsistencies and therefore no need to amend the General Plan. Specifically, no proposed goal, policy, or implementing program requires a modification to General Plan land use classifications, street levels of service, infrastructure policies, open space goals, or natural resource protection policies. As housing development projects are proposed and the City or Redevelopment Agency undertakes housing activities, the goals and policies of all General Plan Elements/Chapters are examined to ensure consistency. In the event that a proposed project or housing activity is inconsistent with the General Plan, the project applicant or City Staff could initiate an amendment to the Plan to accommodate the project or activity. This process involves internal staff review, CEQA compliance, a public hearing before the Planning Commission, and a public hearing before the City Council. 72 2014-2019 City of Ukiah Updated General Plan Housing Element • APPENDIX A Housing Program Implementation: What, Who, How Much, and When? Implementation Responsibility Potential Funding Time Frame Program H-1.a: Residential City Staff(Planning HOME Grant 2014-2019 rehabilitation program and Community CDBG Grant Development and Economic Development H-1.b: Expand the City's City Staff(Electric Public Benefits Fund 2015 Energy Efficiency Public Utility Benefits Fund. H-1.c: Provide informational City Staff(Planning General Fund 2014-2019 materials to the public and Community regarding sustainable and Development green building materials. H-1.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-1.e: Develop an At-Risk City Staff(Planning General Fund 2014-2019 Units Program: Maintain and Community an inventory of at-risk Development affordable housing units and work with property owners and non-profit 73 2014-2019 City of Ukiah Updated General Plan Housing Element affordable housing organizations to preserve these units by identifying and seeking funds from Federal, State, and local agencies to preserve the units. H-1.f Work closely with the City Staff(Planning General Fund 2014-2019 Ukiah Police Department and Community and local apartment Development complex managers to keep housing safe. Consider funding mechanisms for increasing public safety. H-1.g Refer all proposed City Staff(Planning General Fund 2014-2019 General Plan amendments and Community to the appropriate military Development offices for review and comment. Revise the planning permit application form to include this step of referral. H-2.a: Provide copies of the City Staff(Planning General Fund 2014-2019 inventory of vacant and and Community underdeveloped land for Development public distribution. H-2.b: Work with public City Staff(Planning N/A Ongoing transit providers and and Community developers to encourage Development and housing development located Public Works close to public transit facilities. H 2.c: Provide reduced City Staff(Planning4 2009 2014 planning permit application and Community fccs for residential second Development dwelling units. H-2.d: Review the zoning City Staff(Planning General Fund 2016 code and consider eliminating and Community constraints to condominium Development Developments and cooperative living projects exist, and if so, eliminate the constraints. 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 Staff(Planning General Fund 2016 shall be amended to allow and Community 74 2014-2019 City of Ukiah Updated General Plan Housing Element homeless facilities without Development) the requirement for a Use Permit in the M Manufacturing zoning district. The zoning code shall require a Site Development Permit and facility management plan, and reasonable site development standards for homeless facilities, pursuant to California Government Code Section 65583. H-2.g: Do not permit the City Staff(Planning General fund Ongoing conversion of rental units and Community to condominium units Development) unless the City's amount of rental units is sufficiently adequate. H-2.h: Do not permit the City Staff(Planning General fund Ongoing and Community conversion of single family Development) residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H-2.i: Adopt an City Staff(Planning General Fund 2017 and Community Inclusionary Housing Development) Ordinance that requires below-market rate housing to be included as part of residential projects as follows: 1. 20 percent of the units in a rental housing project of five or more units shall be affordable 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- 75 2014-2019 City of Ukiah Updated General Plan Housing Element income households. 3. All housing projects involving 2 to 4 units shall pay a housing impact fee if established by the City. 4. Alternative methods of meeting the intent of the inclusionary requirements such as the payment of an in-lieu fee deposited in the Housing Fund, or providing land for the construction of affordable units may be permitted under certain circumstances. 5. Inclusionary units shall be constructed, rather than in-lieu fees being paid for larger housing developments. The threshold for this requirement shall be established in the Zoning Ordinance. 6. The amount of in- lieu fees shall be established by a resolution of the City Council and bear a relationship to the difference between the sales price between market-rate versus affordable housing units. 76 2014-2019 City of Ukiah Updated General Plan Housing Element 7. The allocation of inclusionary units among the income categories shall resemble the proportion of very- low, low, and moderate income units identified in the Regional Housing Needs Determination to the maximum feasible extent. H-2.j: Adopt the following City Staff(Planning General Fund 2017 and Community minimum standards for Development) inclusionary housing units: 1. the exterior appearance of inclusionary units shall not be different than for other units in the housing development of which they are a part; and 2. Inclusionary units shall be dispersed or distributed rather than being concentrated in one portion of the development. H-2.k: Prepare a Nexus City Staff(Planning 2017 and Community Study to determine if a Development) nexus can be established requiring the developers of 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 77 2014-2019 City of Ukiah Updated General Plan Housing Element 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.I: Identify and meet with City Staff(Planning General Fund 2015 nonprofit builders who and Community specialize in building housing Development) for extremely low-income households. This effort is designed to build a long-term partnership in development, gain access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households, and promote a variety of housing types, including higher density, multifamily supportive, single room occupancy and shared housing. H-2.m: Work in conjunction City Staff(Planning General Fund 2015 with other agencies to jointly and Community develop and implement a Development) program that is designed to address the needs of the extremely low income households in the City. At least annually and on an on- going basis contact agencies and developers to facilitate implementing the program. Actions to be considered for inclusion in the program include prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. H-2.n: Amend the zoning City Staff(Planning General Fund 2015 ordinance to be consistent and Community with Senate Bill 2. All Development) transitional and supportive housing shall be considered a residential use and only those 78 2014-2019 City of Ukiah Updated General Plan Housing Element restrictions that apply to other residential uses of the same type (single family residential, duplex, multi-family, etc.) shall be imposed. H-2.o: Post the sites City Staff(Planning General Fund 2014 inventory map and and Community information on the City's Development) website and prepare hard- copy informational handout material for property owners and developers. H-2.p: Within 1-year of City Staff(Planning General Fund Immediate and ongoing adoption of the Housing and Community Element, conduct a Development) roundtable meeting with non-profit housing sponsors and developers to educate and share information about vacant and underutilized sites, the planned development tool, the lot consolidation process, and incentives offered by the City. H-2.q: To ensure City Staff General Fund 2014 and ongoing adequate sites are (Department of available throughout the Public Works) planning period to meet the City's RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City's RHNA. The City has identified 79 2014-2019 City of Ukiah Updated General Plan Housing Element residential capacity within the mixed use zone to accommodate 284 units of the City's RHNA for lower- income households. To ensure sufficient residential capacity is maintained within this zone to accommodate the identified need of 284 units, the City will develop and implement a formal ongoing (project-by- project) evaluation procedure pursuant to Government Code Section 56863. Should an approval of commercial development result in a reduction of capacity within mixed use zones below the residential capacity needed to accommodate the remaining need for lower- income households, the City will identify and zone sufficient sites to accommodate the shortfall on land zones exclusively for residential multifamily use allowing at least 16 du/acre. H-2.r: Facilitate the City Staff(Planning General Fund Ongoing consolidation of smaller, and Community multi-family parcels by 1) Development, RDA, and Economic publicizing the Development underutilized sites inventory on the City's website, and 2) providing technical assistance to 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 80 2014-2019 City of Ukiah Updated General Plan Housing Element of lot consolidation incentives. H 2.s: Idcntify a primo City Staff(Planning Ccncral Fund 20-12 affordable housing infill and Community cite currently burdcncd by Dcvclopmcnt, RDA, flood zone issues and and Economic pursuc an engineering Dcvclopmcnt study and poz,iblc FEMA map correction to eliminate this constraint. 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 Treasurer's Development 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 City Staff(Planning Ongoing opportunities for persons and Community with disabilities consistent Development, RDA, and Economic with the fair housing and Development disability laws, and encourage physical access to and within residential units and areas during the development review process. H-3.c: Review the zoning City Staff(Planning General Fund 2015-2016 code and determine if any and Community regulatory constraints to Development) special needs housing projects exist, and if so, eliminate them. H-3.d: Continue to City Staff(Planning General Fund Ongoing support and assist farm and Community worker housing advocates Development) by providing technical assistance with development applications; lower planning application fees for affordable housing projects, and identifying potential sites for farm worker housing. H-3.e: Amend the zoning City Staff(Planning General Fund 2016 code to define and allow and Community 81 2014-2019 City of Ukiah Updated General Plan Housing Element Single Room Occupancy Development) (SRO) developments in the Medium Density (R-2) and High Density(R-3) zoning districts. H-4.a: During fiscal year City Staff(Planning General Fund 2014-2015 2014-2015 prepare non- and Community discrimination in housing Development public information H-4.b: Distribute housing City Staff(Planning General Fund 2014-2015 discrimination public and Community information and make it Development, RDA, available at the Ukiah Civic and Economic Center and on the City's Development website. H-5.a: Apply the CEQA City Staff(Planning N/A Ongoing Infill Exemption and and Community perform expedited review Development for well designed, compact projects using green and sustainable design and building techniques. H 5.b: Prepare and City Staff(Planning Ccncral Fund 2011 2012 prcscnt a downtown core and Community mall lot subdivision Development and ordinance or similar tool Public Work, for consideration. H-5.c: Prepare and City Staff(Planning General Fund 2015-2016 present a green and Community building/sustainable Development development incentive tool(s) for consideration that could include density bonuses and relief from parking and other zoning requirements. H-5.d: Green Building City Staff(Planning General Fund 2015-2016 Codes: Consider Amending and Community the building and zoning Development codes to identify and remove constraints to green-building, resource conservation, and alternative energy generation and establish green building and sustainable practice 2014-2019 City of Ukiah 82 Updated General Plan Housing Element requirements for new developments, remodels and retrofits. Topics to be included are: Green building materials and practices, Passive solar design and siting, Energy efficient heating and cooling technology, Alternative water storage, wastewater treatment and reclamation, and storm- water management systems. H-5.e: Continue to City Staff(Public Utilities Public Benefit Ongoing administer the solar and utilities) Fund energy efficiency rebate programs. H-5.f: Assist developers City Staff(Planning General Fund 2014-2019 and Ongoing and housing development and Community agencies in incorporating Development green building, energy conservation, and alternative energy generation into their projects by providing information about resources and links to local organizations such as local renewable energy system designers and installers, rebates, energy-rating systems, and funding, on the Housing Resources website. H-5.g: Promote energy City Staff(Public Public Utilities 2014-2019 and Ongoing and water conservation utilities, Public education programs that Works, Planning, address steps to energy Building) and water efficiency, benefits of weatherization and weatherization assistance programs, and information of onsite renewable energy generation technologies. H-5.h: Promote City Staff(Public 2014-2019 and Ongoing stormwater management Works, Planning, systems for mutli-family Building) 83 2014-2019 City of Ukiah Updated General Plan Housing Element housing developments that have multiple benefits such as bio-swales to reduce downstream flooding, contamination of streams and rivers, fire hazard, and irrigation needs and to distribute stormwater and recharge groundwater. H-5.i: Reduce electricity City Staff(Public Public Utilities Ongoing and natural gas demands utilities, Economic by promoting the use of Development, RDA renewable energy and Planning, technologies in residential Building) and mixed-use projects. Strongly promote solar energy generation, use of solar water heaters, and passive solar design in new housing and, especially, multi-family housing both prior to and during project review. H-5.j: Work with City Staff(Planning, General Fund Ongoing developers to create RDA, Economic residential neighborhoods Development) with mixed housing densities, types, and housing affordability levels that promote human interaction, neighborhood- scale services and facilities, and connectivity to schools, neighborhoods, and commerce. H-6.k: Prepare written and City Staff(Planning General Fund 2012015 electronic public and Community information about what Development and the City is doing to Economic promote and create Development affordable housing, and invite public participation and suggestions. H-6.I: Conduct periodic City Staff(Planning, General Fund Ongoing meetings with developers, Building) non-profit housing development agencies, the Ukiah Police Department and others to identify constraints to development 84 2014-2019 City of Ukiah Updated General Plan Housing Element of affordable housing and use the information gained to consider zoning code amendments. H-6.3 No Net Loss The City City Staff(Planning, General Fund Ensure compliance with no will monitor project Building) net loss requirements approvals and comply with throughout the planning the no net loss period requirements of Government Code§65863. No zoning amendment or project approval shall reduce the residential density or allow development of any parcel at a lower residential density than assumed in the Housing Element land inventory unless the City makes written findings in accordance with §65863(b). Azar dimmour ' W.) APPENDIX B 2014 Vacant and Underutilized Land Vacant Parcels APN Owner Location Existing GP and Acres Potential Constraints Use Zoning Units (see note below) 00130606 Henrie, P. 250 W. Vacant MDR .9259 10 Traffic Gobbi R2 Street 00313038 Ritdet,Y. 1006 S. Vacant C .6520 15 Traffic State C2 Street 00306125 Calvary 1030 Vacant LDR .6015 2 Access Baptist Helen R1 Church Avenue 85 2014-2019 City of Ukiah Updated General Plan Housing Element 00311083 Hiatt, M. 1080 Vacant LDR 3.192 6 Hillside, Helen R1 Access, Avenue Drainage 00308310 Phillips, S. 1405 S. Vacant C .7607 12 Traffic, B1 TTEE State C2 Airport Zone Street 00308302 Cardenas, J. 1045 S. Vacant C .5395 3 Traffic, B1 State C2 Airport Zone Street 00211414 Zbitnoff, I 744 N. Vacant C 1.184 20 Traffic State Cl Street 00216010 Hillside E. Vacant C 1.453 30 Traffic Community Hamilton C2 Hospital Drive 00216013 Hillside W. Vacant C 2.419 50 Traffic Community Hamilton C2 Hospital Drive 00219344 Northwestern Railroad Vacant C 2.409 30 B2 Airport Pacific off Mason C2 Zone, Traffic, Railroad Street Drainage 00120108 Hill, T. 110 Vacant LDH .4123 2 Hillside Highland R1H Slopes Avenue 00228110 Moretta, G. 190 Vacant C .1913 5 Drainage Cleveland C2 Lane 00120331 Wildberger, Highland Vacant LDR 1.458 7 Drainage J. TTEE Avenue& R1 Clay Street 00230125 Sanchez, F. 211 W. Mill Vacant C .2339 2 Traffic Street C1 00314001 Thomas, C. 190 Rupe Vacant C 2.035 10 Traffic, B1 C2 Airport Zone 00347206 Nevill, G. Off Vacant C .6662 4 Traffic, B1 Wabash C2 Airport Zone Avenue 00316057 Mountanos, 582 Vacant MDR 2.417 35 Access, Noise, M.TTEE Talmage R2 Traffic Road 00228218 Northwestern 200 E. Vacant C 1.812 25 Traffic, B1 Pacific Clay Street C2 Airport Zone, Railroad Drainage 00228219 Northwestern 200 E. Vacant C 1.511 25 Traffic, B1 Pacific Clay Street C2 Airport Zone, Railroad Drainage 00234044 Patel, R. 560 S. Vacant C .8338 12 Traffic, TTEE Orchard Cl Drainage Avenue 00315040 City of Ukiah 410 Vacant C .2611 2 Traffic 86 2014-2019 City of Ukiah Updated General Plan Housing Element Talmage C2 Road 00214615 Vargas, R. 502 N. Vacant C .1211 1 Traffic State Cl Street 00326053 Cashada, D. 1381 Vacant LDR .2027 1 Traffic Laurel R1 Avenue 18007003 Vanranken, 1117 Vacant MPA 2.264 0 Airport B1 F. Commerce PD Zone Drive 00230111 Foucault, J. 737 S. Oak Vacant HDR .1493 4 Traffic Street R3 18008028 Redwood 1701 Vacant MPA 4.683 29 Airport B1 Business Airport PD Zone Park of Road Ukiah 18008029 Redwood 1701 Vacant MPA 4.710 29 Airport B1 Business Airport PD Zone Park of Road Ukiah 18008030 Redwood 1701 Vacant MPA 7.839 56 Airport B1 Business Airport PD Zone Park Road 18008025 Redwood 12/10 Vacant MPA 3,595 2-5 Nonc Park of Airport RD Ukiah Park Blvd. 00203006 Moreno& N. Orchard Vacant C 4.736 58 Traffic Co. Avenue Cl 00203005 Moreno& 595 Brush Vacant C 1.142 15 Traffic Co. Street Cl 00304078 Shapiro, M. 210 E. Vacant MDR .5852 8 Traffic,B1 Gobbi R2 Airport Zone, Street Drainage 00304077 Shapiro, M. 210 E. Vacant C .8738 25 Traffic, B1 Gobbi Cl Airport Zone, Street Drainage Total 53.275 533 Units Underutilized Parcels APN Owner Location Existing Percent GP and Acres Potential Constraints Use (%) Dev Zoning Units and (see note Dev below) Reduction Factor 00211418 Titen, H. 720 N. Pizza 77% C .9198 20 Traffic 87 2014-2019 City of Ukiah Updated General Plan Housing Element State parlor Cl Street 00211420 Baarsch, B. 682 N. Single 55% C .5066 3 Traffic, TTEE State Family C1 Creek Street Residence 00211429 Barrington, 660 N. Dentist 64% C 1.390 15 Creek, R. State office Cl Traffic Street 00111328 Crook, B. 650 N. Single 87% LDR .7703 5 Drainage, Bush Family R1 Traffic Residence 00118114 Goodwin, C. 400 Park Single 62% LDR 2.273 15 Flood Zone TTEE Blvd. Family R1 Residence 00118115 Vargas, R. 1028 W. Multi 53% LDR 1.441 10 Flood Zone, Standley Family R1 Traffic Street Residences 00225701 Liu, G. TTEE 390 W. Medical 39% C .4187 5 Mature Trees Clay Office Cl Street 00130403 Davis,J, 700 S. Single 69% MDR .1423 1 Yard Oak Family R2 Setbacks Street Residence 00303109 American S. State Bank 66% C 1.832 15 Traffic, Savings& Street C1 Drainage Loan 00305065 Obergin, D. 751 S. Affordable 33% C 2.179 40 Traffic, State Housing Cl access, Street Drainage 00313008 Siderakis, S. 1090 S. Small Strip 54% C .7669 10 Flood Zone, State St Mall C2 traffic 00354023 Evans,A. 196 Single 62% LDR 1.625 6 Drainage TTEE Wabash Family R1 Residence 00210112 Orchard 715 Sidnie Affordable 55% MPA 1.604 10 Traffic Village Court Housing PD 00210108 Orchard 568 Ford Affordable 71% MPA 1.882 10 Traffic Village Street Housing PD 00213804 Orchard 610 N. Affordable 72% HDR 3.988 15 Traffic Manor Orchard Housing R3 Avenue 00309008 Wiles, G. 23 Betty Single 63% MDR .2597 2 Traffic Street Family R2 Residence 00309010 Grivette, H. 19 Betty Single 71% MDR .2612 2 Traffic Street Family 88 2014-2019 City of Ukiah Updated General Plan Housing Element Residence R2 00309011 Ferrer, P. 17 Betty Single 49% MDR .2740 2 Traffic Street Family R2 Residence 00309012 Salisbury,J. 15 Betty Single 68% MDR .2500 1 Traffic Street Family R2 Residence 002232- Northwestern 309 E. Vacant 0% C 6.31 100 Airport B2 12, Pacific Perkins C1 acres Zone, Railroad Street Drainage, Traffic 002232- Northwestern 309 E. Railroad 5% C 4.31 50 Airport B2 13 Pacific Perkins Depot C-1 acres Zone, Railroad Street Drainage, Traffic 002282- Northwestern 309 E. Vacant 0% C 2.29 35 Airport B2 18 Pacific Perkins C-2 acres Zone, Railroad Street Drainage, Traffic 002282- Northwestern 309 E. Vacant 0% C 1.83 15 Airport B2 19 Pacific Perkins C-2 acres Zone, Railroad Street Drainage, Traffic 00224706 Shami Enter 225 N. Shopping 41% C 2.123 25 Railroad, Orchard Center C1 Drainage, Avenue Traffic 00224707 Shami Enter 275 N. Shopping 36% C 1.388 16 Traffic Orchard Center Cl Avenue 00204018 Hunt, D. 902 Single 43% C .5673 1 Traffic Mazzoni Family C2 Residence 00301049 Wooldridge, 302 Single 67% LDR .3553 1 Infill J. Banker Family R1 Blvd. Residence 00114240 Snyder, M. 179 Park Single 86% LDR .5883 1 Infill TTEE Place Family R1 Residence 00214601 Penland, N. 589 N. Single 38% LDR .72954 1 Infill TTEE School Family R1 Street Residence 00218401 Keiffer, C. 493 N. Single 52% LDR .1953 1 Infill School Family R1 Street Residence 00210102 Porzio, F. 725 Orr Single 14% MPA .4878 1 Traffic Street Family PD Residence 00209325 Seminack 190 Orr Church 43% C 3.254 14 Traffic Most Street 89 2014-2019 City of Ukiah Updated General Plan Housing Element Reverend C2 Richard 00125245 Nazarene 604 Jones Church 69% LDR .3788 1 Infill Church Dist. Street R1 Advisory 00124220 Hammond, 606 Mary Single 74% LDR .2432 1 Infill V. TTEE Lane Family R1 Residence APN Owner Location Existing Percent GP and Acres Potential Constraints Use (%) Zoning Units and (see note Dev Dev below) Reduction Factor 18007018 Action Rents 1400 Equip 37% C 2.493 35 Drainage JMP Enter Hastings Rental and Cl Road Retail 18004008 Franks,J. 640 Single 74% C 1.289 9 Drainage TTEE Talmage Family C2 Road Residence 00124217 Allen, M. 624 Mary Single 77% LDR .5018 1 Infill Lane Family R1 Residence 00121501 Cariveau,T. 915 W. Multi Family 89% LDR .88595 1 Infill Administrator Perkins residential R1 Street 00207231 Brody,T. 1000 N. Single 79% LDR .8704 1 Infill TTEE Oak Family R1 Street Residence 00347241 Gerhart, K. 1330 S. Commercial 66% C 1.0151 10 Drainage, State C2 Traffic Street 0113010 McKinney, N. 506 Park Single 50% LDR 1.1072 7 Odd narrow Blvd. Family R-1 configuration Residence 0114201 Delgrosso, B. 500 Park Single 47% LDR .2586 2 Narrow Blvd. Family R1 configuration Residence 00305087 Davis, M. 272 Single 49% MDR .2222 1 Traffic, TTEE Cherry Family R2 Airport B1 Street Residence Zone 00305088 Davis, M. 272 Vacant 0% MDR .3219 1 Traffic, TTEE Cherry R2 Airport B1 Street Zone Total 50.786 346 90 2014-2019 City of Ukiah Updated General Plan Housing Element 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 1. The probable number of units takes into consideration property ownership, known long range plans of the property owner, location,market forces,and other constraints to development. 2. The traffic and access constraints are subjective and based on empirical observations and knowledge of the area surrounding each parcel. The potential number of units takes these observations into account and reflects a best guess or estimate of total probable units. 3. The drainage, creek, and flood zone constraints are listed because the sites are either located adjacent to or in close proximity to a creek or they are located in a 100-500 year flood area as mapped by FEMA. The potential number of units takes these observations into account and reflects a best guess or estimate of total probable units. 4. The Infill constraint merely recognizes that the sites are identified infill parcels that typically experience infill "issues"when proposed for development or redevelopment. These issues include neighborhood compatibility, noise, congestion, etc. Each site was evaluated independently with these "issues" in mind and the probable number of units were estimated accordingly. 5. The Airport B1 Zone limits the number of people on a site at any given time, and precludes multi-family residential development if the density standard cannot be met and other alternatives sites exist. The B2 Airport Compatibility Zone (Infill) allows a higher density than the B1, so that typical multi-family residential development (28 units per acre) can be achieved. 6. The same percentage reduction factor(36%)used in 2004 to arrive at the"Probable"units was used in 2009. 7. The 2009 land survey utilized GIS technology and more detailed field work than the 2004 land survey. As a result,additional vacant and underutilized parcels were discovered, and exact acreages were determined. In most cases, the size of the 2004 parcels were reduced somewhat with the more exact GIS technology for determining their sizes. 8. In regard to the Underutilized Land, Staff made assumptions regarding potential additional units based on such factors as where existing buildings were located on the parcels, the presence of mature trees, creeks and other natural "constraints", etc. 9. As indicated 3 of the 4 Northwest Pacific Railroad parcels are vacant. They are included in the list of underutilized parcels because they represent a prime lot consolidation opportunity with the 1 partially developed parcel. 10. The Orchard Village/Manor parcels are listed as underutilized because the development on these parcels includes large expansive lawn/turf areas that could be utilized for additional affordable housing units. 11. The residential development potential in the C-1 and C-2 zones is high. The maximum density allowed is 28 units per acre. Recently constructed housing developments in commercial zoning districts (non-mixed use) include a 6 unit apartment complex on North Main Street and a 12 unit apartment complex on South Main Street. 12. The maximum density allowed in the high density and commercial zoning districts is 28 units per acre. 13. There is a need for 234 extremely low, very low, and low income units. There is opportunity for 280 units on residentially zoned land(vacant, underutilized and redevelopable parcels). 14. It should be noted that as of March, 2011, the railroad depot site owned by the North Coast Railroad Authority was being considered by the State of California for the new Courthouse location. 91 2014-2019 City of Ukiah Updated General Plan Housing Element CITY OF UKIAH VACANT& UNDERUTILIZED LAND 2014-2019 11 GENERAL PLAN HOUSING ELEMENT UPDATE N A4 7 a 'Z.., 1 1.... . ' i, 11 ... br 2, lit t.ii L,747q9 I '41S, 461 Istio.' 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Z --1 2: Z 2: , , o w ,,,• w < * w>. 0D ,0 '' 4 '' z -- CD "' CD CD 0 Z -11 4 13 C) F- ic; ID <IC C) c) C) < g < 0 1 - DO b b b In 0 --I 4: Z z > z or :c 4,‹ ZE .‹ -70 er 5 0 ri) 0 CD CD L., fr ‹c > j_ LU LIJ uJ .1. uJ ill uu 2 Li_ > LU i-- 0 Z. cr CD EC rr cr N. 0) o, 01 OD ,- clo n m co a) cD • .0 CP ry ..-- °1 CD 04 a) rq 0,4 r1 '2 1 ti 7i i $''N' '11 '4'c' 1 1 11 _ , _2 E) OD OD CD CD E) OD ICJ 00 0 ,-- ,- CD *- Q 0 ,,-- 0 .,- *- ,-- 95 2014-2019 City of Ukiah Updated General Plan Housing Element APPENDIX C Review of 2009-2014 Housing Element Implementation Accomplishments The City of Ukiah is committed to continually improving programs in the Housing Element to ensure that the housing needs of the community are met. Reviewing past accomplishments is an important step in developing housing strategies that are effective and address identified community needs. State law requires the City to report on progress made in meeting the goals, policies, and objectives set forth in the prior Housing Element. This includes reviewing progress made in implementing programs included in the adopted element, and evaluating their effectiveness and continued appropriateness for the City. The last Housing Element was adopted in 2011 and covered the RHNA period from 2009 to 2014. Even with the loss of the Redevelopment Agency and a lack of staff and financial resources, moderate to good progress was made implementing the 2009-2014 tasks. Program Objective Timeframe in Progress/Appropriateness Housing Element H-1.a: By the end of Rehabilitate residential 2010 Progress: CDBG funds 2010, develop and implement units secured for rehab projects. A residential rehabilitation Mendocino County Community Program with an emphasis on Development Commission Improving safety, comfort and managed program for the City. Energy Efficiency. Two rehab projects completed. Additional 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 requirements. H-1.b: Work with the City Energy Efficiency Ongoing 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 the City's Benefits Fund. Energy Efficiency Public Benefits Fund may become a program in CAP. Appropriateness: This 96 2014-2019 City of Ukiah Updated General Plan Housing Element program is still appropriate and may be fulfilled with the adoption of the City Climate Action Plan—slated for 2014. H-1.c: Provide informational Education Ongoing Progress: Completed. Green materials to the public Building Resource Center regarding sustainable and created in the Ukiah Civic green building materials. Center. Appropriateness: This program provides valuable information to residents, contractors, architects,etc. H-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 program, conversion to Appropriateness: While a ownership program, major part of this program was infrastructure improvement completed, it remains incentives, rent stabilization, appropriate and is included in etc. the updated element. H-1.e Develop an At-Risk Maintain stock of Ongoing Progress: Inventory completed Units Program: Maintain an affordable housing. in 2011. Inventory of at-risk affordable housing units and work with property owners and non Appropriateness: While a -profit affordable housing major part of this program was organizations to preserve completed, it remains these units by identifying and appropriate and is included in seeking funds from Federal, the updated element. State, and local agencies to preserve the units. H-2.a: Provide copies of the Education Ongoing Progress: Completed in 2011. inventory of vacant and underdeveloped land for Appropriateness: The public distribution. program is appropriate and on- going, and remains in the updated element. H-2.b: Work with public transit Education Ongoing Progress: Development providers and developers to project referral to the encourage housing Mendocino Transit Authority development located close to routine procedure. public transit facilities. Appropriateness: The program is appropriate and on- going, and remains in the updated element. 97 2014-2019 City of Ukiah Updated General Plan Housing Element H-2.c: Provide reduced Encourage and Ongoing Progress: Reduced fees planning permit application increase second adopted if units are affordable. fees for residential second dwelling units dwelling units. Appropriateness: Completed and no longer included in the updated element. H-2.d: Review the zoning Encourage condo and Ongoing Progress: Preliminary review code and determine if any cooperative living completed in 2011. constraints to condominium projects. developments and cooperative living projects Appropriateness: This exist, and if so,eliminate the program has not been constraints. completed and is still appropriate. It remains in the updated element. H-2.e: As Staff and resources Eliminate Ongoing Progress: No complaints allow, assist the Staff of the incompatibility 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 Increase 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 Permit in the M Manufacturing zoning district. The zoning Appropriateness: This code shall require a Site program is on-going and still Development Permit and appropriate. It remains in the facility management plan,and updated element. reasonable site development standards for homeless facilities, pursuant to California Government Code Section 65583. H-2.g: Do not permit the Retain rental housing Ongoing Progress: No conversions conversion of rental units to stock proposed in 2011-2013. condominium units unless the City's amount of rental units is sufficiently adequate. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-2.h: Do not permit the Retain housing stock Ongoing Progress: No conversions conversion of single family proposed in 2011-2013. residential homes to 98 2014-2019 City of Ukiah Updated General Plan Housing Element professional offices unless the Appropriateness: This City's amount of residential program is on-going and still units is sufficiently adequate. appropriate. It remains in the updated element. H-2.i: Adopt an Inclusionary Increase affordable Ongoing Progress: Preliminary work Housing Ordinance by 2013 housing completed. Minimal housing that requires below-market starts in the City. Inclusionary rate housing to be included as housing ordinance low priority. part of residential projects Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-2.j: Adopt the following Increase affordable Ongoing Progress: Preliminary work minimum standards for housing completed. Minimal housing inclusionary housing units: starts in the City. Inclusionary housing ordinance low priority. 3. The exterior appearance of inclusionary units Appropriateness: This shall not be different program 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 distributed throughout the development rather than being concentrated in one portion of the development. H-2.K: Prepare a Nexus Study Generate affordable Ongoing Progress: No work completed. by 2014 to determine if a housing funds Reduced staff and a lack of nexus can be established funds to prepare Study. requiring the developers of large residential and Loss of Ukiah RDA stalled commercial projects to effort. construct needed affordable housing units on site or in another appropriately zoned Appropriateness: This location near the place of program is on-going and still employment and/or pay a appropriate. It remains in the housing impact fee. If a nexus updated element. can be established, adopt the affordable housing requirement or housing impact fee. H-2.I: Identify and meet with Develop partnerships Ongoing Progress: Met and worked nonprofit builders who with affordable housing closely with an out-of-town specialize in building housing developers. affordable housing developer 99 2014-2019 City of Ukiah Updated General Plan Housing Element for 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 the gain access to specialized elimination of the Ukiah RDA. funding sources, identify the range of local resources and Appropriateness: This assistance needed to facilitate program is on-going and still the development of housing appropriate. It remains in the for extremely low-income updated element. 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 Create more affordable Ongoing Progress: Some progress with 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 stalled efforts. address the needs of the extremely low income households in the City. At Appropriateness: This least annually and on an on- program is on-going and still going basis contact agencies appropriate. It remains in the and developers to facilitate updated element. implementing the program. Actions to be considered for inclusion in the program include prioritizing City/RDA funding, supporting grant and other applications for funding, and exploring housing types and construction methods to promote housing for ELI citizens. H-2.n:Amend the zoning Streamline transitional Ongoing Progress: Preliminary work ordinance to be consistent housing projects. completed in 2011. with Senate Bill 2. All transitional and supportive housing shall be considered a Appropriateness: 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 the same updated element. type(single family residential, duplex, multi-family, etc.)shall be imposed. H-2.o: Post the sites Education Ongoing Progress: Completed in 2011 inventory map and housing development in commercial zones information on the Appropriateness: This City's website and prepare program is on-going and still hard copy informational appropriate. It remains in the handout material for property updated element. 100 2014-2019 City of Ukiah Updated General Plan Housing Element owners and developers. H-2.p: Within 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 roundtable have stalled efforts. meeting with non-profit housing sponsors and developers to educate and Appropriateness: This share information about program is on-going and still vacant and underutilized sites, appropriate. It remains in the the planned development tool, updated element. the lot consolidation process, and incentives offered by the City. H-2.q: To ensure adequate Education Ongoing Progress: Completed. sites are available throughout Inventory updated in 2014 the planning period to meet the City's RHNA, the City will continue to annually update Appropriateness: This an inventory that details the program is on-going and still amount, type, and size of appropriate. It remains in the vacant and underutilized updated element. parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low- , and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City's RHNA. The City has identified residential capacity within the mixed use zone to accommodate 284 units of the City's RHNA for lower-income households. To ensure sufficient residential capacity is maintained within this zone to accommodate the identified need of 284 units, the City will develop and implement a formal ongoing(project-by- project)evaluation procedure pursuant to Government Code Section 56863. Should an approval of commercial development result in a reduction of capacity within mixed use zones below the residential capacity needed to accommodate the remaining need for lower-income households, the City will identify and zone sufficient sites to accommodate the 101 2014-2019 City of Ukiah Updated General Plan Housing Element shortfall on land zones exclusively for residential multifamily use allowing at least 16 du/acre. H-2.r: Facilitate the Create more affordable Ongoing Progress: Initial steps consolidation of smaller, multi- housing completed in 2012. family parcels by 1)publicizing the underutilized sites inventory on the City's Ongoing efforts slowed by website, and 2)providing reduced staff and the technical assistance to elimination of the Ukiah RDA. property owners and developers in support of lot Appropriateness: This consolidation. To encourage program is on-going and still development of quality appropriate. It remains in the housing at prices lower updated element. income households can afford on smaller, multi-family parcels, the City will meet with non-profit sponsors and developers to promote strategies and the creation of lot consolidation incentives. H-2.s: Identify a prime Increase potential Ongoing Progress: Completed in 2011. affordable housing infill site affordable housing sites ("Garden Café"site—South currently burdened by flood State Street). zone issues and pursue an engineering study and possible FEMA map correction Appropriateness: Completed to eliminate this constraint. and therefore not included in updated element. H-3.a: Special Needs Increase very low and Ongoing Progress: Reduced staff and Rental Housing: Support special needs housing the elimination of the Ukiah applications to State and units RDA have stalled federal agencies such as implementation. HCD, State Treasurer's Office, HUD and USDA for affordable rental housing financing to Appropriateness: This provide shelter for very low- program is on-going and still income families and special appropriate. It remains in the needs households. updated element. H-3.b: Increase housing Increase housing Ongoing Progress: Routine procedure opportunities for persons with opportunities for with the review of development disabilities consistent with the persons with disabilities projects. fair housing and disability laws, and encourage physical access to and within Appropriateness: This residential 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 constraints Ongoing Progress: Preliminary work code and consider eliminating competed in 2011. regulatory constraints to special needs housing projects. Appropriateness: This program is on-going and still 102 2014-2019 City of Ukiah Updated General Plan Housing Element appropriate. It remains in the updated element. H-3.d: Continue to support Increase farmworker Ongoing Progress: Lower fees adopted. and assist farmworker housing housing advocates by providing technical assistance with Appropriateness: This development applications; program is on-going and still lower planning application appropriate. It remains in the fees for affordable housing updated element. projects, and identifying potential sites for farm worker housing. H-3.e: Amend the zoning Increase tools to Ongoing Progress: Downtown Zoning code to define and allow encourage 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 districts. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-4.a: Continue to refer Education Ongoing Progress: No complaints housing discrimination received. complaints to Legal Services of Northern California, State Fair Employment and 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: Distribute housing Education Ongoing Progress: Completed. discrimination public information and make it Appropriateness: This available at the Ukiah Civic program is on-going and still Center and on the City's appropriate. It remains in the website. updated element. H-5.a: Apply the CEQA Infill Education Ongoing Progress: Implemented with Exemption when possible and Planning Commission approval perform expedited review for in 2012 of the Richard Ruff well designed, compact project on North State Street. projects using green and sustainable design and building techniques. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-5.b: Prepare and present a Education Ongoing Progress: Completed with 103 2014-2019 City of Ukiah Updated General Plan Housing Element downtown core small lot adoption of the Downtown subdivision ordinance or Zoning Code in 2012. similar tool for consideration. Appropriateness: Completed and not included in updated element. H-5.c: Prepare and present a Education Ongoing Progress: Project programed green building/sustainable 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 element. H-5.d: Green Building Education Ongoing Progress: Project programed Codes: Consider Amending for 2013 the building and zoning codes to identify and remove constraints to green-building, Appropriateness: This resource conservation, and program is on-going and still alternative energy generation appropriate. It remains in the and establish green building updated element. and sustainable practice requirements for new developments, remodels and retrofits. Topics to be included are: Green building materials and practices, Passive solar design and siting, Energy efficient heating and cooling technology,Alternative water storage,wastewater treatment and reclamation, and storm-water management systems. H-5.e: Continue to administer Education Ongoing Progress: The program the solar and energy efficiency continues and is under rebate programs. evaluation for possible expansion. Appropriateness: This program is on-going and still appropriate. It remains in the updated element. H-5.f: Assist developers and Education Ongoing Progress: Green Building housing development Information Center completed in agencies in incorporating the Ukiah Civic Center. green building, energy conservation, and alternative energy generation into their Appropriateness: This 104 2014-2019 City of Ukiah Updated General Plan Housing Element projects by providing program is on-going and still information about resources appropriate. It remains in the and links to local updated element. organizations such as local renewable energy system designers and installers, rebates, energy-rating systems, and funding, on the Housing Resources website. H-5.g: Promote energy and Education Ongoing Progress: Green Building water conservation education Information Center completed in programs that address steps the Ukiah Civic center. to energy and water efficiency, benefits of weatherization and weatherization assistance Appropriateness: This programs, and information of program is on-going and still onsite renewable energy appropriate. It remains in the generation technologies and updated element. financing options. H-5.h: Promote stormwater Education Ongoing Progress: Routine practice of management systems for Public Works Staff. mutli-family housing developments that have multiple benefits such as New storm-water ordinance bio- swales to reduce downstream adopted in 2010. flooding, contamination of streams and rivers,fire Appropriateness: This hazard,and irrigation needs program is on-going and still and to distribute stormwater appropriate. It remains in the and recharge groundwater. updated element. H-5.i: Reduce electricity and Education Ongoing Progress: Routine practice natural gas demands by during project review. promoting the use of renewable energy technologies in residential and Appropriateness: This mixed-use projects. Strongly program is on-going and still promote solar energy appropriate. It remains in the generation, use of solar water updated element. heaters, and passive solar design in new housing and, especially, multi-family housing both prior to and during project review. H-5.j: Work with developers Education Ongoing Progress: No opportunities to create residential have surfaced. neighborhoods with mixed housing densities, types, and housing affordability levels Poised to implement. that promote human interaction, neighborhood- Appropriateness: This scale services and facilities, program is on-going and still safety, and connectivity to appropriate. It remains in the schools, neighborhoods, and updated element. commerce. H-5.k: Adopt a form based Education Ongoing Progress: Downtown form- zoning code for the downtown 105 2014-2019 City of Ukiah Updated General Plan Housing Element that would promote and based code adopted in 2012. provide opportunity for compact, pedestrian friendly, infill mixed use development Appropriateness: Completed including a variety of housing and not included in the updated types. element. H-6.a: Redesign and Increase affordable Ongoing Progress: RDA eliminated by reinvigorate the RDA low and housing the State of California. moderate income housing program. Appropriateness: RDA eliminated and this program is not included in the updated element. H-6.b: Develop a Housing Education Ongoing Progress: New City website Resources webpage that may under construction 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 meetings with developers and the elimination of the Ukiah non-profit housing RDA have stalled efforts. development agencies to identify constraints to development of affordable Appropriateness: This housing and use the program is on-going and still information gained to consider appropriate. It remains in the zoning code amendments. updated element. 106 2014-2019 City of Ukiah Updated General Plan Housing Element . APPENDIX D Zoning Matrix CITY nFwuma ^~ ^.,/� mw*�mwut vvu�"� &c ��m"pmvp"mo�3on�^�mwn'�� � 4 n",,n " cAp�w: 'o� pluoniux(W*xrwfumou.mm (707)463-6200 °°=aty"muwh.*°m BASE ZONING DISTRICTS — LAND USE MATRIX This matrix provides a generalized reference for identifyinguses by zoning district. The matrix is not adopted and does not amend or substitute for regulations adopted by the City* Consult the Ukiah Municipal Code (Division S' Chapter 2, Zoning)for definitions, regulations, standards and exceptions Other regulations may apply. Some base and combining zoning districts are not shown. The t.Jlciah Municipal Code is online at: httP:V66L113.195*234/C6JUkiat/ipdexthn BASE ZONING DISTRICTS—GENERALIZED LAND USE MATRIX 16=Allowed use by right, UP=Use ermit required' RESIDENTIAL Condominiums UP A A A Dwelling,groups UP UP ,., Mobile homiLparks UP UP UP UP Manufactured homes A A A Sinsle-family dwettlig-3,000 square foot lot UP ,Residont manager/security personnel housing I UP-- --iF ' Mixed jesidential with compatible commercial land uses H UP UP Mixed rental dwellin! units with allowed or permitted use(s) UP Bed and breakfast establishments UP UP UP UP A UP Hotels motels 1 UP A UP UP PumL Public us UP uildings,structures and UP107 2014-2019 ZOz*-2Oz9CnyofUkiah Updated General Plan Housing Element BASE ZONING DISTRICTS—GENERALIZED LAND USE MATRIX (A=Allowed use by right,UP= Use .erilt re.uulred) C USE R-7 R-2 R-3 C-N C-1 C-2 M PF I Public buildings and places of temporary public assemblymm� UP UP 1 Quasi-publl€c buildings,structures arid uses UP UP Public or.rivate schools UP UP UP A __A____1 Churches cha•els reli!lous assemblly,and instruction U_P UP UP UP A SmallmlTamil child da care home 6 maximum A c... A A Small family child daycare home 8 imaxlmum,including children under UP A1111 the alioki )of ten 0Years who reside et the home Largo family child daycare home 7-14 including children under the UP UP UP UP UP ata•e of the home Gommu©�itca care factlt .-.r,�_ y 6 maximum _ I A A A A Community care facility 7 12........,.- �— UP UP UP UP Small homeless facilities 7 12 see section 9171) UP UP UP A A UP UP I UP Large homelessthan (sti ,,, UP UP UP UP UP UP UP I UP Renalescent services,residential medical facilities UP . UP Hospitalsand pharmacies .... UP Conservation and natural resource conservation areas A In A Airports and aviation-related functions and uses Corporation ards; UP,.__ Public cemeteries and similar usesUP Public �.. __. UP c transportation facilities Public utilit facilities and uses _ A Rec cline fac€l€tyA Refuse disposal/recycling areas,refuse transfer stations I UP Minor food services unrelated to •rimary use A Historical sites and monuments IEEE A Parks,communit ;ardor's,playgrounds UP UP UP UP NM A ..- Fairgrounds A Community concerts,ffarmers markets,craft bazaar,flea markets UP COMMERCIAL dance hall live entertainment establishment nightclub UP Bar .... ........ Billiard_parlor,amusement arcade bowling alley_ mwmwmwmw UPP... U _.. Theater .�.. --- � Adult entertainment businesses(see section 9176) i UP UP Social halls and lade UP UP...... mmmmm, Circuses carnivals amusement parks,open air theaters similar UP" UP UP" UP" UP I UP UP" _UP__ 108 2014-2019 City of Ukiah Updated General Plan Housing Element BASE ZONING DISTRICTS-GENERALIZED LAND USE MATRIX (A^Allowed use b ri ht, UP=Use •ermlt re.uired -I USE'. . .. Y._� 1 C-N C-1 C-2 M Fri R-1 R-2 R 3 tem «sear establishments Involving large assemblages of_peg•le Home occpations _ I _A A A A Outdoor sales establishments(see section 9184) UP UP I UPUP UP UP Professionalofices generally I ®� .......A A A UP UP .y residence Professional office converted from a since UP l M tame�_ l -wmwmwmw wmw Medical offices Banks MI ---------_ Business services I A. Personal service establishments I UP A Barbersho s be,au,ty,shol3, I UP A...... Coin o.erated laundromat 1 P A Laundry service Drugstores_ Mil Florist M MEIN A UP Video rentals/sales I UP 1, Tailor shop UP Bookstore UP _ 'Mom and pop'convenience grocery stores,delicatessens I UP A Bakeries UP UP' ��1 f drive-through) I Restaurants,cafes no drive-through)� ) � � UP? Coffee shops UP UP Restaurants includes drive throw A UP __ ...... J Retail storesA UP UP____.......................... ..,.. Retail- except large commercial)retail stores(such as department UP stores,supermarkets,chain druystoresl diiscount clothins stores. Wholesale stores = A Kennel,pet shop,and pet services pmi A Veterinarian HEAVY COMMERCIAL OR INDUSTRIAL Auto sales-new or used Mill ' A =MN Auto- repair,body and painting,Carwash service gas)mmstation ___A__ A MI Equipment repair shop I I AA . A _ Auto wracking,junk yards A Public or private parting lots for automobiles to accommodate primary use,or when next to C-N,C-1 or C-2 see section 9176, UP UPA 109 2014-2019 City of Ukiah Updated General Plan Housing Element BASE ZONING DISTRICTS GENERALIZED LAND USE MATRIX. .._ .....,...._........................................jA=Allowed use by rlghtr,SUP....Us°permit re.uiredl�..ro:_�, USE R-1 R-2 R-3 C-N C-1 C-2 M PF Parkin, lots UP Trans p ortation services A Blacksmith shois .W.-... ._._._._._._._._._._._._._._._._._._......_ _�mwm-wmwmwm f .........................."�_.._..._.._ A Building mater'" lumber A oats yards, ares k' Construction sales and serviceA A Farm equipment sales and feed stores """"a"""""""""" " A Cabinet shop UP A A _ I Machine shop_.... .. UP A V A Plgnintmills. , A ' Sinsho A A Safety services .............-a A Mini/convenience storage UP A A Storage facilities and bulk fuel storage A UP 'dWarehouasiiny and distribution(limited) A A Warelhousuny and distribution(general) fUP Wholesale and storage establishments A Ll.ht manufacturrn and industrial uses �_ UP Awmwm.1 UP - Industrial,manufacturing,or storage uses objectionable due to smoke, Up I dust,noise,radioactivity,vibration,bright Igghtp etc Heavy Industrial and manufacturing uses without appreciable offensive { A or Removol of m dust or nuisance factors b e noose odor, minerals,earth,othernaturalmaterials(seo section 9176) UP UP UP UP UP UP UP UP Temporary uses meeting purpose and intentMof district,not to exceed 6 UP UP UP 1 UP UP UP UP UP mont Fences 6 `or less(see section 9176) A A A A A A A A. Fences-exceeding 6 feet(see section 9178) UP UP UP UP UP UP_ UP UP Accessor: uses and buildin+s AA A A A A A A Source: City of Ukiah-Planning and Community Development Department,612007 110 2014-2019 City of Ukiah Updated General Plan Housing Element ITEM NO.: 11b . , MEETING DATE: .May 4, 2016 City of Ukiah AGENDA SUMMARY REPORT SUBJECT: CONDUCT AND CONTINUE PUBLIC HEARING ON PROPOSED ADOPTION OF WATER RATES FOR THE PERIOD OF JUNE 2016 THROUGH JANUARY 2020 TO MAY 18, 2016 Summary: City Council will schedule a Public Hearing under the Ukiah City Code to consider the adoption of new water rates for a five-year period. Background: On February 17, 2016, City Council received an updated presentation on the Water Rate Study prepared by Bob Reed from the Reed Group, Inc. Staff has spent significant time working with Mr. Reed as well as the Rate Studies for Electric, Water, and Sewer Ad Hoc committee (Councilmembers Crane and Doble) to complete the Water Rate Study which includes a ten-year financial plan for the water utility. The purpose of the Water Rate Study is to ensure that water rates are sufficient to meet the Utility's financial obligations for ongoing operation and maintenance, debt service, and capital improvements while maintaining prudent reserves. The last adopted five-year rate plan was July of 2010. In addition, on February 17, 2016, Council authorized Staff to mail the required Proposition 218 Notices to all of the Water Utility customers. These notices were mailed on March 4, 2016, in order to meet the 45-day Public Notice Requirement. On April 20, 2016, Council conducted a Public Hearing to comply with the requirements of Proposition 218 of Article 13.D, §6 of the California Constitution and adopted Resolution No. 2016-19 adopting those rates, effective May 5, 2016, after further consideration of the rates at a hearing on May 4, 2016. Discussion: To complete the rate adjustment process we must also comply with the notice and hearing requirements in Ukiah City Code Sections 3950-3957, which predate the Proposition 218 process. The action at the April 20, 2016, meeting adopted the rates effective May 5, 2016, subject to further order of the City Council after conducting the hearing required by Ukiah City Code Section 3955 on May 4, 2016. The May 4th hearing had a ten-day Public Notice requirement which was misinterpreted by Staff. Accordingly, Staff recommends rescheduling the hearing under Ukiah City Code Section 3955 for May 18, 2016, to permit publication of the required ten-day notice and delaying the effective date of the new rates to May 19, 2016, subject to further order of the City Council, if any, at a hearing on May 18th under Ukiah City Code Section 3955. FISCAL IMPACT: Budgeted New Appropriation Budget Previous Amount in Source of Funds Account Number Amendment Contract or 15-16 FY (Title & No.) Required Purchase Order No. N/A N/A N/A Yes ❑ No ® N/A RECOMMENDED ACTION(S): Conduct and continue Public Hearing on proposed adoption of water rates for the period of June of 2016 through January of 2020 to May 18, 2016. ALTERNATIVES: Do not adopt rates. Citizens advised: City of Ukiah Water Rate Payers. Requested by: Sage Sangiacomo, City Manager. Prepared by: Jarod Thiele, Public Works Project Analyst. Coordinated with: David Rapport, City Attorney and Tim Eriksen, Director of Public Works/City Engineer. Presenters: Sean White, Director of Water and Sewer and Jarod Thiele, Public Works Project Analyst. Attachment: None, COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑Agreement: ❑ Resolution: ❑ Ordinance: Note.•Please write Agreement No.in upper right corner ojagreement when drafted Approved: . SageSangia 4mo, City Manager ITEM NO.: 12a MEETING DATE: May 4, 2016 cid z,/ of 'Ukiah AGENDA SUMMARY REPORT SUBJECT: RECEIVE REPORT ON THE STATUS OF THE LANDFILL CLOSURE PROJECT Summary: Staff will present a report to update the City Council on the status of the landfill closure project. Background: The Landfill Closure project which will involve construction of a full cap over the 40-acre waste footprint, the construction of a landfill gas extraction and collection system, and various other improvements is currently under review by various agencies. Staff has been working toward a schedule which will have construction taking place in the summer of 2017. Discussion: Staff has been working closely with CalRecycle, the North Coast Regional Water Quality Control Board, the Local Enforcement Agency (Mendocino County Division of Environmental Health), the Mendocino County Air Quality Management District, and EBA Engineering to submit the required information for approval of the City's landfill closure project. City staff has held bi-weekly conference calls with staff from each of the aforementioned agencies to continue an open discussion on the status of various aspects of the closure project. To date, some of the key components of the closure project have been the submittal of the revised Closure/Post-Closure Maintenance Plan for the Landfill, the submittal of the 401 permit application and the 404 permit application to the resource agencies, the circulation of the Initial Study/Proposed Mitigated Negative Declaration (MND) for the Proposed Final Closure/Post- Closure Maintenance Plan for public comment, and the submittal of financial assurance documents to CalRecycle. The MND review period ended on April 8, 2016, and Staff is now reviewing and developing a response to the comments provided by the attorney for Vichy Springs Resort. Regarding the financial assurances submittal, Staff is working with Umpqua Bank to obtain a required letter of credit for the closure project. Once the letter of credit along with the final Fiscal Year 2014-2015 audit have been submitted and approved, the City will have met its requirement for financial assurances. City Staff continues to work toward its goal of full closure of the landfill by October 31, 2017. Please see Attachment#1 for a detailed timeline on the various tasks that Staff is working on to insure a successful landfill closure project. FISCAL IMPACT: Budgeted New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title & No.) Required No. N/A N/A N/A Yes ❑ No ® N/A RECOMMENDED AcTioN(s): Receive report on the status of the landfill closure project. ALTERNATIVES: Provide Staff with further direction. Citizens advised: N/A Requested by: Tim Eriksen, Director of Public Works/City Engineer. Prepared by: Rick Seanor, Deputy Director of Public Works. Coordinated with: Sage Sangiacomo, City Manager. Presenter: Tim Eriksen, Director of Public Works/City Engineer. Attachment: 1. Landfill Closure Timeline COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Note:Please write Agreement Noin upper right corner of agreement when drafted. Approved: S;A,e Sa imp, City Manager 00„„„mlyww.,),.mmill„i ��°°U„g,„„ Attachment 1 7 1/4, . ie, 'Jiro City of Ukiah VIIIIIIIM IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Action Item Action Proposed New Number Milestones 1 Prepare and Circulate CEQA. Complete 2 Updated Demonstration of Operating Liability Coverage by providing a Certificate of Self-Insurance and Risk Complete Management:CIWMB Form 109 3 Funding for Financial Assurance:Corrective Action Plan Partially Complete:Test (CAP)to match greater of water or non-water estimate. Submitted; Supporting Need to obtain an approved Financial Assurance Documentation-March 15, demonstration 2016 4 Submit Updated Financial Assurance:Closure March 4,2016 for Closure Cost; March 15 for Letter of Credit to cover additional 20%contingency 5 Updated Financial Assurance:Post Closure by submitting a Complete Pledge of Revenue:CalRecycle Form 114 6 Submit and respond to comments in one complete Submitted March 8,2016 document to RWQCB,CalRecycle,&LEA the Final Closure and Post Closure Maintenance Plans(FCPCMPs) 7 City to submit 401 and 404 permit applications to Resource Submitted 404 permit applications(DFW Agencies(NCRWQCB,DF&W,COE) &COE)week of March 21,2016; submitted 401 permit application to NCRWQCB March 30,2016 8 LEA/CalRecycle/RWQCB Comments or Technical Adequacy notification of FCPCMPs April 29,2016 9 City will respond to comments on the Feb 24,2016 Mitigated April 11,2016—May 15,2016 Negative Declaration (April 11,2016—May 15,2016). 10 City will adopt the Mitigated Negative Declaration. June 1,2016 11 City to submit a revised FCPCMP which address all comments submitted by LEA/CalRecycle/RWQCB.The response to comments June 1,2016 will be incorporated into one complete/comprehensive FCPCMP document and submitted electronically to all three agencies. Schematics will be provided in hard copy upon request. 12 City Submits a complete application for WDRs to NCRWQCB; including JTD, FCPCMP,CEQA,401 and 404 permit applications June 8,2016 13 Agencies'approval of Resource Permits 401 and 404 permit Sept 1,2016 14 Closure Plan Technical Adequacy or statement that there are no other comments from LEA/CalRecycle and RWQCB. September 1,2016 15 City to update Financial Assurances based on Approved FCPCMP September 7,2016 16 Ukiah City Council Approval to go out for Bid September 7,2016 17 City Completes Contractor Bidding and Bid Award November 16,2016 18 NCRWQCB issues WDRs December 15,2016* (Done concurrently with approval of FCPMCPs, 401 and 404) 19 FCPCMP Final Approval CalRecycle(need RWQCB and LEA January 1,2017 approval, CEQA adoption, and updated Financial Assurances) 20 Commencement of Closure Activities May 15,2017 21 Closure Completed October 31,2017 *Contingent upon all ROWD components being accepted as complete and adequate, including a Certified CEQA document and subject to statutory timeframes and public noticing. If delayed,later Bd. Mtgs. may be necessary(ie Jan or Mar 2017) IUIUklNkk/X.,,,N((/./((/./((%%%%%%%%%%%%%%%%%%%/l/,,1IIIIIIIIIIII11IIIIII11IIIIII1IIIIII11IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII11111IIOI1/1111/1111/1111/1111/1111/1fIlAllllllllllllllllllllllllllllllllllllllll III II II II III //////// /////// .'1NNNhOPIIIII II II II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIl11111111111111111111111111111111f111111111111111111111111111111111111111111NNNhOP11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111011111111111111111111111111111111111111111111111111111111 I l l l l l l l l IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIllII1111111111111111111111111111N1111111111111111111111111111111111111UdNN✓M1OMIWIWIWIWIWI LL111111111111111111 300 Seminary Avenue • Ukiah• CA• 95482-5400 Phone: (707)463-6200 - Fax: (707)463-6204 -www.cityofukiah.com ITEM NO.: 12b MEETING DATE: May 4, 2016 Cir.i AGENDA SUMMARY REPORT SUBJECT: AWARD BID FOR THE SITE DEVELOPMENT FOR WELL 4 AND WELL 9, SPECIFICATION NO. 16-02 TO WESTERN WATER CONSTRUCTORS, INC. IN THE AMOUNT OF $1,885,000 Summary: City Council will consider awarding a bid for the site development for Well 4 and Well 9. Background: On March 2, 2016, Council approved the plans and specifications and directed Staff to advertise for bids for the site development for Well 4 and Well 9, Specification No. 16-02. This project consists of site improvements for the wells that are currently under construction. The engineer's estimate for this work was $2,311,000. The request for bid documents can be viewed at: https://cityofukiah.box.com/v/Spec16-02SiteDevWell4and9 (Attachment 1). Discussion: The Purchasing Department released bids on March 15, 2016. The Notice to Bidders was published in the Ukiah Daily Journal on March 17th 20th and 27th, 2016. A copy of the Notice to Bidders was sent to the Class A— General Engineering licensed contractors listed on the City's Qualified Bidder's list, as well as to the Builders Exchanges. Specifications were also posted on the City's website. A mandatory pre-bid meeting was held on March 30, 2016, with nine potential bidders in attendance. Bids were received until 2:00 p.m. on Tuesday, April 26, 2016, at which time six bids were received and opened by the Deputy City Clerk. The bid tabulation sheet is included as Attachment #2. The bids were reviewed, and the lowest responsible bidder is Western Water Constructors, Inc. submitting a bid in the amount of$1,885,000. A copy of their bid can also be found at the link provided above. It is Staff's recommendation to award the contract for Specification 16-02, Site Development for Well 4 and Well 9 to Western Water Constructors, Inc. in the amount of$1,885,000. FISCAL IMPACT: Budgeted New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title & No.) Required No. 2,900,000 N/A 82224413.80230 PC Yes ❑ No ® N/A RECOMMENDED ACTION(S): Award bid for the site development of Well 4 and Well 9, Specification No. 16-02, to Western Water Constructors, Inc. in the amount of$1,885,000. ALTERNATIVES: Do not award bid and provide alternate direction to Staff. Citizens advised: N/A Requested by: Tim Eriksen, Public Works Director/City Engineer. Prepared by: Mary Horger, Purchasing Supervisor. Coordinated with: Sean White, Water and Sewer Director and Jarod Thiele, Public Works Project Analyst. Presenter: Sean White, Water and Sewer Director and Jarod Thiele, Public Works Project Analyst. Attachments: 1. Request for Bid documents and bid received from Western Water Constructors, Inc. https://cityofukiah.box.com/v/Spec16-02SiteDevWell4and9 2. Bid Tabulation COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Note:Please write Agreement Noin upper right corner of agreement when drafted. Approved. S ,•e Sa gi •ma, City Manager Attachment 1 for Agenda Item 12b - the request for bid documents can be viewed at: https://cit ofukiah .box.comivil 2b-attachmentl Attachment 2 BID RESULTS-SPEC 16-02-SITE DEVELOPMENT FOR WELL 4&WELL 9 City of Ukiah Bid Opening:04/26/16 I Western Water Constructors,Inc. Pacific Infrastructure Corp. K.G.Walters Construction Ski Grading&Paving,Inc. Bartley Pump Mercer Fraser Company 707 Aviation Blvd 435 Boulder Court Suite 200 PO Box 4359 PO Box 3638 4000 S Moorland Ave 200 Dinsmore Dr Santa Rosa,CA 95446 Pleasanton,CA 94566 Santa Rasa,CA 95402 Santa Rasa,CA 95402 Santa Rosa,CA 95407 Fortuna,CA 95540 BASE BID Item#.Item Description em Quantity Unit ofM Measure Unit Price 1MOBILIZATION AND DEMOBILIZATION 1 LS $75,000.00 $75,000.00 $50 0. 000.00 $50m Total Unit Price ,000m Total 0$100,000.00 $100,000.00$150,000.0m Total 0 $150,000.00 $41,556.00 $41,556.00 $240,000.0Unit%ice Item Total Unit%ice Item Tato, Unit Price Item Total Unit%ice 0 , $240000.00 2 EROSION AND SEDIMENTATION CONTROL(WELL 4) 1 LS $10,000.00 $10,000.00 $10,000.00 $10,000.00 $4,000.00 $4,000.00 $14,000.00 $14,000.00 $11,400.00 $11,400.00 $20,000.00 $20,000.00 3 EROSION AND SEDIMENTATION CONTROL(WELL 9) 1 LS $5,000.00 $5,000.00 $6,000.00 $6,000.00 $4,000.00 $4,000.00 $8,500.00 $8,500.00 $10,248.00 $10,248.00 $20,000.00 $20,000.00 4 SITE DEMOLITION(WELL 4) 1 LS $15,000.00 $15,000.00 $30,000.00 $30,000.00 $4,000.00 $4,000.00 $19,500.00 $19,500.00 $33,246.00 $33,246.00 $110,000.00 $110,000.00 5 SITE DEMOLITION(WELL 9) 1 LS $5,000.00 $5,000.00 $3,000.00 $3,000.00 $2,000.00 $2,000.00 $12,000.00 $12,000.00 $12,654.00 $12,654.00 $125,000.00 $125,000.00 6 EXCAVATION AND SURFACE IMPROVEMENTS(WELL 4) 1 LS $50,000.00 $50,000.00 $72,000.00 $72,000.00 $40,000.00 $40,000.00 $34,000.00 $34,000.00 $120,906.00 $120,906.00 $135,000.00 $135,000.00 7 EXCAVATION AND SURFACE IMPROVEMENTS(WELL 9) 1 LS $50,000.00 $50,000.00 $60,000.00 $60,000.00 $46,000.00 $46,000.00 $77,000.00 $77,000.00 $54,576.00 $54,576.00 $158,000.00 $158,000.00 8 SITE UTILITY IMPROVEMENTS(WELL 4) 1 LS $80,000.00 $80,000.00 $306,000.00 $306,000.00 $120,000.00 $120,000.00 $120,000.00 $120,000.00 $230,280.00 $230,280.00 $225,000.00 $225,000.00 9 SITE UTILITY IMPROVEMENTS(WELL 9) 1 LS $43,000.00 $43,000.00 $295,000.00 $295,000.00 $90,000.00 $90,000.00 $95,000.00 $95,000.00 $174,288.00 $174,288.00 $235,000.00 $235,000.00 10 WELL HEAD AND PUMP IMPROVEMENTS(WELL 4) 1 LS $170,000.00 $170,000.00 $213,000.00 $213,000.00 $180,000.00 $180,000.00 $198,000.00 $198,000.00 $158,788.00 $158,788.00 $91,000.00 $91,000.00 11 'WELL HEAD AND PUMP IMPROVEMENTS(WELL 9) 1 LS $163,000.00 $163,000.00 $200,000.00 $200,000.00$140,000.00 $140,000.00 $198,000.00 $198 ,000.00 $158,788.00 $158,788.00 $72,500.00 $72,500.00 12 'CONTROL/CHLORINATION BUILDING(WELL 4) 1 LS $365,000.00 $365,000.00 $145,000.00 $145,000.00$493,000.00 $493,000.00 $365,000.00 $365, 000.00 $462,315.00 $462,315.00 $275,000.00 $275,000.00 13 CONTROL/CHLORINATION BUILDING(WELL 9) 1 LS $350,000.00 $350,000.00 $145,000.00 $145,000.00 $345,000.00 $345,000.00 $365,000.00 $365,000.00 $479,118.00 $479,118.00 $250,000.00 $250,000.00 14 ELECTRICAL AND INSTRUMENTATION(WELL 4) 1 LS $270,000.00 $270,000.00 $188,000.00 $188,000.00 $200,000.00 $200,000.00 $230,000.00 $230,000.00 $183,130.00 $183,130.00 $242,000.00 $242,000.00 15 ELECTRICAL AND INSTRUMENTATION(WELL 9) 1 LS $234,000.00 $234,000.00 $207,000.00 $207,000.00 $211,000.00 $211,000.00 $235,000.00 $235,000.00 $214,160.00 $214,160.00 $245,000.00 $245,000.00 Total Bid Amount $1,885,000.00 $1,930,000.00 $1,979,000.00 $2,121,000.00 $2,345,453.00 $2,443,500.00 Listed Subs All Steel Fence,Inc. All Steel Fence,Inc. All Steel Fence,Inc. All Steel Fence,Inc. Coggins Fence&Supply,Inc. Ahlborn Fence&Steel,Inc. Lathrop,CA Lathrop,CA Lathrop,CA Lathrop,CA Santa Rosa,CA Santa Rosa,CA Fencing Fence Fencing Fencing&Gates Portion 13 Fencing Camblin Steel Service Inc. Camblin Steel Service Inc. Camblin Steel Service Inc. Deci,t th Concrete Piazza Construction Mason Painting Rocklin,CA Rocklin,CA Rocklin,CA Santa Rosa,CA PO Box 573 Oangevale,CA Rebar Reber Rebar Concrete Penngrove,CA94951 Painting Items 2,3,4,5,6,7,8,9 Portion 14,15 lames Long Construction Services,Inc. Mason Painting lames Long Construction Fart Bragg Electric Inc Sonoma Reinforcing,Inc. Sacramento,CA Oangevale,CA Sacramento,CA 489 S Harrison St United Mechanical,Inc. Windsor,CA HVAC Painting HVAC Fort Bragg,CA 95437 Petaluma,CA Std Furnished&Installed Electrical,Plumbing&Mechanical Portion 12,13 Mason Painting Nor-Cal Pump and Well Drilling Mason Painting Orangevale,CA Yuba City,CA Orangevale,CA Madison Const Co. Painting Pump Installation Painting PO Box 11545 Santa Rosa,CA 95406 Nor-Cal Pump and Well Drilling TEPS Nor-Cal Pump and Well Drilling Install Buildings Yuba City,CA 2500 Bisso Lane Yuba City,CA Well Pumps Installation Concord,CA 94520 Pump Installation Nor-Cal Pump and Well Drilling Electrical Yuba City,CA TEPS Set Well Pump 2500 Bisso Lane Concord,CA 94520 Electrical&Instrumentation 12c ,; ITEM NO.: __._........... __...._. ...�w............... .w.v.... ..ri, ..w..,..,,,,.,. IMa 4 2016 MEETING DATE: ........�w.... ....... .............�,�,„�,__ ....a___._........... City of tlkiah AGENDA SUMMARY REPORT SUBJECT: APPROVAL OF AMENDMENT WITH SHN CONSULTING ENGINEERS AND GEOLOGISTS, INC. FOR CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES FOR THE NORTH STATE STREET SEWER MAIN IMPROVEMENT PROJECT IN THE AMOUNT OF $39,654 AND APPROVAL OF CORRESPONDING BUDGET AMENDMENT Summary: Council will consider the approval of an amendment for Construction Management and Inspection Services for the North State Sewer Main Improvement Project. Background: On December 2, 2015, Council awarded a contract to SHN Consulting Engineers and Geologists, Inc. for Construction Management and Inspection Services in the amount of$29,815. Discussion: The start of this project was delayed as authorized by the City due to the rainy season. The project officially started on April 11, 2016. The working days for this project have been extended from thirty days to sixty days. This has been granted by the City as a result of change orders by the contractor and the identification of an increase to the construction scope. These construction change orders will be brought to Council on May 18, 2016, Staff is recommending an amendment (Attachment 1) to SHN Consulting Engineers and Geologists, Inc. contract to reflect the actual number of contract days that are allowed to the contractor and the extended need for construction management. FISCAL IMPACT: Needed New Appropriation Budget Previous Contract Amount in Source of Funds Account Number Amendment or Purchase Order 15-16 FY (Title&No.) Required No. $39,654 City Sewer Capital Fund 84424422.52100 Yes ® No ❑ 1516-141 RECOMMENDED ACTION(S): Approval of amend wwwwww....w. . _w............._..,a�,NvvN,...r,m....�.� .� ment with SHN Consulting Engineers and Geologists, Inc. for Construction Management and Inspection Services for the North State Street Sewer Main Improvement Project in the amount of$39,654 and approve corresponding budget amendment. ALTERNATIVES: Do not approve amendment and provide direction to Staff. Citizens advised: N/A Requested by: Tim Eriksen, Director of Public Works/City Engineer. Prepared by: Jarod Thiele, Public Works Project Analyst. Coordinated with: Dan Hunt, Water/Sewer/Streets Maintenance Supervisor. Presenters: Tim Eriksen, Director of Public Works/City Engineer and Jarod Thiele, Public Works Project Analyst. Attachment: 1. Project Modification Agreement COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Note,Please write Agreement No.in upper right corner of agreement when drafted. Approved: .5' "C''''''' k Sageangi o •, City Manager Attachment 1 r11 � o1ffijP4Y ��, i,,W�, � I!IUY Ilq� num,rcrtw ..„o„r tw s rsmmr n.r,nn..wm,„ ���,,u„xw ,,..,.ntir ,e."w,,:m rea,mrrca.mm,,aa,um„muana ,.,m,.x mmr�r maa,v, ... mm.mAw,�,�,marm, .;n na+nn xdmu rt. Project Title: North State Street Sewer Main Improvement Project, Specification No. 14-04 1101110 111111111 . 1110011111111 Client: City of Ukiah C Client Contract/PO#: Asreement dated Janua 5, 2016 11110IIIIII Dill SHN Job Number: 415080 III 1 lo Project Mana.er: Tom Herman loyhol 1,000 i Change No.: °t III000011101111111 1 'HI 11 II 100 I 11 1 1,11 001 No' 110 II 0 I, I, 0, I iv ivolIvoill 10 II HI 1 II'', 1111 I io, I 1 11 III II 1101111 111 111111111111111 hill DProject requirements or conditions encountered indicate that the Scope of Services included in this Project must be revised. CLIENT and SHN hereby agree that the Project Scope of Services, Schedule, and/or Budget shall bIl be revised as described below. 01 111,11,11 lholl DIIIIII III 11 IIII1 100111 III IIIIII 11111 11 Scope of Services Change: 111111111 111 Client has requested an increase in the Construction Management and Inspection Services period for the hill Ipl11111 Project from 30 calendar days to 70 calendar days. The additional cost for these services is a proportional t increase based upon the requested time extension. The original cost not to exceed of$29,815 will be increased 1 by 233%to a cost not to exceed$69,469. I 11 �r GillImo Impact To: milill Initial Budget: $29,8151111 11 i11 Current Budget: $29,815; (Reflecting Prior Changes) III Imol 111 Budget Change: $39,654 (Addition or Reduction +/-) IIIII IIIIlimi II, Revised Budget: $69,469 0111 1111 1 Initial Schedule: 30 (days) ill III Current Schedule: 70 (Reflecting Prior Changes) Schedule Change: 40 (addional days) I' 11 11 Revised Schedule: 70 (days) 111111 II IIOther: Individuals Endorsing Change: I III / 111111, 111111 �,Thomas M Herman X e ffiffill SHN Project Manager (signature) 1�1111 1111 Thomas Hunt _' r ' , ,, r SHN Project QA/QC (signature) 11111111 1 1111111111 imill IIII Authorization to Proceed with Change: fI SHN Consulting Engineers&Geologists,Inc. Client 111111 111111111 111111111D Date: Date: r 1 1 f f II I f >) f f �111�1111���1111111111�J111�1����llllllllll �l/ 1 '� lIIIIIII ����1111���llIJJJJJJJJ(I1�1�11�11 IIIII0110111�1111111111111111111111111111111111111111 ITEM NO.: 13a MEETING DATE: May 4, 2016 Cir.i :,j AGENDA SUMMARY REPORT SUBJECT: ADOPTION OF RESOLUTION AUTHORIZING CALTRANS TO MAKE MODIFICATIONS TO FREEWAY SIGNAGE TO REPLACE "CENTRAL UKIAH" WITH "DOWNTOWN UKIAH" Summary: City Staff is working with CalTrans in an effort to improve directional signage along the Highway 101 corridor. The proposed resolution will provide the support that CalTrans needs to change "Central Ukiah" to "Downtown Ukiah." Background: In response to feedback from Ukiah-area visitors, Visit Ukiah Task Force conducted an inventory of the directional signage along the Ukiah corridor of Highway 101, many of which are outdated and/or misleading. The Task Force, representing various business organizations, industries, and attractions evaluated the signs and has made specific recommendations for changes to CalTrans. CalTrans has been very responsive and is in agreement over most of the suggestions. For example, on northbound Highway 101 at the Highway 253/South State Street exit, there is a sign that simply says "Ukiah" with an arrow pointing toward that off-ramp. Lodging partners and others have noted that many of their customers, not knowing how big Ukiah is or how many exits were ahead, exited there, only to find no services and the center of town still miles away. Therefore, this sign will be modified to read, "Route 253/Boonville/Anderson Valley." Another recommendation is to change the signs that say "Central Ukiah" to "Downtown Ukiah," which is consistent with the City's long-range planning documents, promotional efforts, and more. CalTrans is agreeable to this change and requires a resolution from the City Council to authorize it. Discussion: For decades, Ukiah's central business district or "historic downtown" has been referred to as the "downtown." This is how it's referenced in long-range planning documents, studies, Visit Ukiah's promotional materials, Ukiah Main Street Program's materials, and more. In spite of this, the directional signage on the freeway points to "Central Ukiah." In the tourism business, "downtown" tends to have more historic connotations than "central" does. Likewise, historic downtowns are typically associated with high-density development, independent and unique businesses (versus "big box" stores), walkability, and obviously, historic architecture. Continued on Page 2 RECOMMENDED ACTION(S): Adopt resolution allowing for the modification of Highway 101 signage from "Central Ukiah" to "Downtown Ukiah". ALTERNATIVES: Provide alternate direction to Staff. Citizens advised: Visit Ukiah Task Force. Requested by: Shannon Riley, Senior Management Analyst. Prepared by: Shannon Riley, Senior Management Analyst. Coordinated with: CalTrans Staff. Presenter: Shannon Riley, Senior Management Analyst. Attachment: 1. Resolution allowing for the modification of Highway 101 signage from "Central Ukiah"to "Downtown Ukiah". COUNCIL ACTION DATE: : ❑ Approved ❑ Continued to ❑ Other RECORDS APPROVED: ❑ Agreement: ❑ Resolution: ❑ Ordinance: Note:Please write Agreement Noin upper right corner of agreement when drafted.. Approved: S SSI gi • o, City Manager Page 2 of 2 The primary gateway to the downtown is Perkins Street, a corridor with additional improvements planned for the future. (Future work includes the completion of the Perkins Street Electrical Underground project, the construction of the new Ukiah Courthouse and development of the site, as well as the Perkins Street Gateway Improvement Project, which is currently conceptual only.) Therefore, the directional signage on the freeway should point toward Perkins Street as the primary exit for the downtown. Should Council authorize this action, CalTrans will develop and install these signs, to be reimbursed by the City. Adequate funds are available in the Community Outreach/Public Information Services budget for this project. Other sign revisions along the 101 corridor will be paid for by CalTrans. CalTrans requires a resolution demonstrating the Council's support for this modification (Attachment #1). Therefore, Staff is recommending that Council adopt the attached resolution allowing for the modification of Highway 101 signage from "Central Ukiah" to "Downtown Ukiah." FISCAL IMPACT: Budgeted Budget Previous Contract Source of Funds Amount in (Title) Account Number Amendment or Purchase Order 15-16 FY Required No. $11,500 N/A 10018000.52510 Yes ❑ No ® N/A Attachment 1 RESOLUTION NO. 2016- RESOLUTION OF THE CITY COUNCIL OF UKIAH AUTHORIZING CALTRANS TO CHANGE SIGNAGE ALONG HIGHWAY 101 FROM "CENTRAL UKIAH" TO "DOWNTOWN UKIAH" WHEREAS, the term "Downtown Ukiah" is consistent with terminology used in the City of Ukiah's long-range planning documents, studies and goals; and WHEREAS,the term "Downtown Ukiah" is consistent terminology used in Visit Ukiah's promotion of the downtown; and WHEREAS, Perkins Street is the primary corridor leading residents and visitors to the downtown area. NOW,THEREFORE, IT IS HEREBY RESOLVED that the Ukiah City Council authorizes CalTrans to modify the signage along Highway 101 near Perkins Street to read "Downtown Ukiah" instead of "Central Ukiah." PASSED AND ADOPTED this 4th day of May, 2016, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Stephen G. Scalmanini, Mayor ATTEST: Ashley Cocco, Deputy City Clerk ITEM NO.: 13b MEETING DATE: Ma 4, 2016 City of Ukiah AGENDA SUMMARY REPORT SUBJECT: DISCUSS AND FINALIZE FISCAL YEAR 2016-17 BUDGET CALENDAR Summary: Council is asked to discuss and finalize the FY 2016-17 Budget Calendar. Background: The preparation of the City's 2016-17 Proposed Budget was delayed by over one month due to a gap in staffing within the Finance Department. However, staff is back on track and continues to work toward the adoption of the budget by the beginning of the new fiscal year. Discussion: Staff is requesting the Council's consideration of the attached proposed 2016-17 Budget Calendar. The calendar proposes a two-hour afternoon Workshop on May 18, a Joint Meeting with the Sanitation District Board on June 7, up to three four-hour Budget Hearings on June 20, 21 and 22, another Joint Meeting with the Sanitation District Board on June 21, and a Special Meeting on June 29. The proposed Budget Schedule allows the Council two weeks to review the Proposed Budget before its adoption. If the Council needs more time to review and deliberate the Proposed Budget, then staff will ask Council on June 29 to approve a resolution to authorize continued operations until the budget is adopted. Attachment: Proposed FY 2016-17 Budget Calendar FISCAL IMPACT: Budgeted Budget Previous Amount in Source of Funds Account Number Amendment Contract or 15-16 FY (Title&No.) Purchase Order Required No. N/A N/A N/A Yes ❑ No ® N/A RECOMMENDED ACTION s Finalize FT-2016-17 Bud set Calendar ALTERNATIVES: N/A Citizens advised: Requested by: Prepared by/Contact: Jim McAdler, Interim Finance Director Coordinated with: Sage Sangiacomo, City Manager Presenters: Jim McAdler, Interim Finance Manager Attachments: 1) Calendar COUNCIL ACTION DATE: : ❑Approved U Continued to ❑ Other RECORDS APPROVED: ❑Agreement: ❑ Resolution: ❑ Ordinance: Note:Please write Agreement Noto upper right corner of agreement when drafted.. Approved: f.. S,9€4 S gi o, City Manager ATTACHMENT 1 PROPOSED FY 2016-17 BUDGET CALENDAR Date Time Action May 4, 2016 6:00 p.m. Council to discuss and finalize FY 2016-17 Budget (Regular Council Meeting) Calendar. May 18, 2016 3:30 —5:30 p.m. Workshop — Council and staff to discuss FY 2015-16 accomplishments and FY 2016-17 goals and objectives. June 15, 2016 6:00 p.m. Council to receive Proposed Budget and begin budget (Regular Council Meeting) deliberations. June 20-22, 2016 3:00 —7:00 p.m. Budget Hearings — Department presentations. Special Meeting — Council to complete budget June 29, 2016 3:00 —7:00 p.m. deliberations and adopt Proposed Budget, or approve resolution authorizing continued operations until a budget is adopted. NOTE: Joint meeting(s) with the Ukiah Valley Sanitation District (UVSD) will be added to this schedule pending date/time confirmation.