HomeMy WebLinkAbout1178 - Amending Airport Industrial Park Planned Development ORDINANCE NO. 1178
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE AIRPORT
INDUSTRIAL PARK PLANNED DEVELOPMENT
The City Council of the City of Ukiah hereby ordains as follows:
Section One
The purpose of this amendment to the Airport Industrial Park (AIP) Planned Development
Ordinance No, 1146, adopted on January 15, 2014, as revised by Ordinance No. 1173, adopted
as an urgency ordinance on November 16, 2016, is to change the land use designation for 4.1
acres in the AIP from the Industrial/Automotive Commercial land use designation and 11.2
acres from the light Manufacturing/Mixed Use land use designation, totaling approximately 15.3
acres, to the Retail Commercial land use designation.
Section Two
The overall purpose of the Airport Industrial Park Planned Development is to provide for a
coordinated development of compatible industrial, office, and commercial land uses, and to
protect and preserve the pond and wetland area within the AIP. It details both allowed and
permitted uses within each land use category, regulates nuisances, and provides development
standards and design guidelines. The AIP Planned Development is consistent with the "Master
Plan" land use designation for the property contained in the Ukiah General Plan.
Section Three
This ordinance also formally amends the Land Use Map (Exhibit "A") that illustrates which land
use designations are assigned to the various properties throughout the Airport Industrial Park.
The map shows 4.1 acres in the AIP formerly designated by Ordinance No. 1173 as an
Industrial/Automotive Commercial land use designation and 11.2 acres formerly designated as a
light Manufacturing/Mixed Use land use designation as a Retail Commercial land use
designation. The land use designations apply to the 138-acre Airport Industrial Park in the
following manner:
1. Professional Office: Applies to the northwest portion of the site, bounded by Talmage
Road on the north, Airport Park Boulevard on the east, and Commerce Drive on the south
(approximately 12.6 acres).
2. Highway Commercial: Applies only to the northeastern portion of the site, bounded by
Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 to the east,
and the existing large commercial retail store property to the south (approximately 1.4
acres).
3. Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and approximately
38.71 acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and
Highway 101 on the east (approximately 52.3 acres).
4. Industrial: Applies to the property situated at the southern end of the Airport Industrial Park
(approximately 18.3 acres).
5. Industrial/Automotive Commercial: Applies to approximately 3.9 acres east of Airport
Park Boulevard between Retail Commercial designated lands located on the north and
south ends of the Airport Industrial Park Planned Development. These approximately 3.9
acres include APNs 180-080-56, 180-080-60, 180-080-61.
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6. Light Manufacturing/Mixed-Use: Applies to the lands west of Airport Park Boulevard
south of Commerce Drive. Includes the (2) acres adjacent to and north of the existing
Mendocino Brewing Company parcel, and the approximate one (1) acre west of and
adjacent to the existing pond. It also includes the approximate 3.27 acres east of Airport
Park Boulevard south of the Retail Commercial designated lands and north of the existing
pond (approximately 32.8 acres).
7. Open Space: Applies to the +/- 2.47 acres of pond and wetlands east of Airport Park
Boulevard in the southern portion of the Park.
8. Roads and landscaping: Approximately 14.2 acres.
9. Total Acreage AIP: Approximately 138 acres.
Section Six
The Airport Industrial Park Planned Development was originally approved by City Council
Resolution No. 81-59 on March 4, 1981, embodied in Use Permit No. 81-39. It was amended
and further articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1992, the
City Council adopted a revised Ordinance (929) to allow"General Commercial" in addition to the
approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on
the north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard
on the west. This Ordinance also created the Planned Development Ordinance out of what was
previously a Use Permit. On June 19, 1996, the City Council adopted Ordinance 964, which
amended the AIP Planned Development to make it a more organized and useable set of
regulations. On October 30, 1996, the Planned Development was amended again by the
adoption of Ordinance 964, which created an Industrial/Automotive Commercial Land Use
Designation for the 16 acres directly south of the home improvement center/hardware store
facility east of Airport Park Boulevard. On April 2, 1997, the Planned Development was
amended by the adoption of Ordinance 991, which permitted drive-thru restaurants on the lands ,
designated as Highway Commercial. On November 3, 1999, the Ordinance was amended by
Ordinance 1024 to designate the 32 acres south of Hastings Avenue and west of Airport Park
Boulevard as Industrial/Mixed-Use. On September 6, 2000, the Ordinance was revised by
Ordinance 1030 to list hotels and sit-down restaurants as "allowed" uses in the Professional
Office Land Use Designation. On January 7, 2004, the Ordinance was amended by Ordinance
1051 to change the "Industrial Mixed Use" designation to "Light Manufacturing/Mixed Use," and
to establish new standards for commercial, professional office, light manufacturing, and low
density residential land uses in the Light Manufacturing/Mixed-Use area that are separate from
those contained in Section "G" of this Ordinance. On August 1, 2007, the Ordinance was
amended by Ordinance 1098 to change the land use designation on approximately 14.5 acres
of land in the southern portion of the Airport Industrial Park Planned Development east of Airport
Park Boulevard. Ordinance 1098 changed the land use designation of approximately 8 acres of
land designated Industrial/Automotive Commercial to Light Manufacturing/Mixed Use, and
changed the land use designation of approximately 6.5 acres designated Industrial to Light
Manufacturing/Mixed Use. Ordinance 1146 adopted on January 15, 2014 changed the land
use Designation on: 1) approximately 4.1 acres that was designated Industrial/Automotive
Commercial to Retail Commercial; and 2) on approximately 11.2 acres of Light
Manufacturing/Mixed Use to Retail Commercial in order to allow the development of the Costco
Warehouse and Fueling Station Project. The change in the land use designations increased
the amount of land designated Retail Commercial by +/- 15.3 acres and decreased the amount
of land designated Industrial/Auto Commercial by +/- 4.1 acre. It also decreased the amount of
land designated Light Manufacturing/Mixed Use +/- 11.2 by acres respectively. These latter
designations were rescinded on November 16, 2016, by Ordinance No. 1173 to comply with the
writ of mandate issued in Citizens for Safety First v. City of Ukiah. By the adoption of this
Ordinance those land use designations are restored to the Retail Commercial land use
designation.
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Section Seven
Airport Industrial Park Planned Development, as amended herein, provides a mixture of
industrial, commercial, low density residential, office, and open space land uses within a
Planned Development (PD), consistent with the City of Ukiah General Plan Master Plan land
use designation.
Section Eight
The Development Map (Generalized Land Use Map) for this Planned Development, as well as
the design guidelines and development standards constitute the Concept Development Plan, as
required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map
(Generalized Land Use Map) attached as Exhibit "A", is approved. The Traffic Circulation Plan
for this Planned Development is discussed in Section "I" on page 24, and the Circulation Map,
attached as Exhibit"B", is approved.
Section Nine
Development standards not addressed in the Planned Development regulations shall be those
specified in the City of Ukiah Zoning Code.
Section Ten
Amendment to this ordinance requires City Council action. All Major Variance, Use and Site
Development Permits for proposed developments within the Airport Industrial Park require City
Planning Commission review and action. Minor permits are subject to the review and action by
the City Zoning Administrator. Decisions on Major and Minor Variance, Site Development and
Use Permits made by the City Planning Commission or Zoning Administrator are appealable to
the City Council pursuant to section 9266 of the Ukiah Municipal Code.
Section Eleven
Some small commercial land uses may be permitted on the Industrial designated land if they
are primarily intended to provide commercial type services to employees within the Airport
Industrial Park.
Section Twelve
This version of the Airport Industrial Park (AIP) Planned Development supersedes all past
versions, and shall govern and regulate the growth and development within the AIP.
Section Thirteen
The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), of
the Ukiah Municipal Code are as follows:
A. INDUSTRIAL DESIGNATION
1. Allowed Uses
The following industrial uses are allowed in the Industrial designation with the securing
of a Site Development Permit.
a. Manufacturing - activities or operations involving the processing, assembling,
blending, packaging, compounding, or fabrication of previously prepared materials or
substances into new products.
b. Warehouse and Distribution Activities - includes warehousing, and storage not
available to the general public; warehousing and distribution activities associated
with manufacturing, wholesaling, or non-retail business uses; delivery and transfer
services; freight forwarding; moving and storage; distribution terminals for the
assembly and breakdown of freight; or other similar use involving shipping,
warehousing, and distribution activities.
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c. Wholesaling and Related Uses - includes establishments engaged in wholesale
trade or warehousing activities including maintaining inventories of goods;
assembling, sorting, and grading goods into large lots; breaking bulk and
redistribution in smaller lots; selling merchandise to retailers, industrial, commercial,
institutional, or business users, or other wholesalers.
d. Contractor's Offices - includes business office for building, plumbing, electrical,
roofing, heating, air conditioning, and painting contractors including storage of
incidental equipment and supplies.
e. Agricultural - allowed as a continuation of the existing land use, including all
necessary structures and appurtenances.
f. Research and Development Laboratories, and computer and data processing.
g. Accessory Uses and Structures - activities such as administrative offices and
warehouses which are related and ancillary to an allowed use. Ancillary structures
containing ancillary uses shall be located on the same parcel as the primary
use/structure, and shall not exceed 25% of the gross floor area of structure(s)
containing the primary use.
2. Permitted Uses
The following small commercial, business support, and repair service land uses may be
permitted in the Industrial land use designation with the securing of a Use Permit,
provided they are situated on a parcel no larger than one-half acre in size, and do not
exceed 20 percent of the total land dedicated to the Industrial Land Use Designation:
a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants
shall be permitted).
b. Small grocery or convenience store.
c. Banking facility.
d. Child day-care facility.
e. Industrial and business support services - establishments primarily engaged in
providing services to business and industry, such as blueprinting and photocopying,
janitorial and building maintenance, equipment rental and leasing, medical labs,
commercial testing laboratories and answering services.
f. Public Facilities - includes all public and quasi-public facilities such as utility
substations, post offices, fire stations, and government offices.
g. Repair Services - includes repair services such as radio and television, furniture,
automotive repair, body and fender shops.
h.: Communication Installations - includes radio and television stations, telegraph and
telephone offices, cable T.V., and microwave stations.
B. PROFESSIONAL OFFICE DESIGNATION
1. Purpose
The purpose of the Professional Office Land Use Designation is to provide opportunity
for a variety of business and professional offices, as well as a limited number of highway
commercial land uses. Land uses such as child care facilities, delicatessens, and small
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retail stores and shops are intended to be ancillary components to professional office
development projects, and the limited highway commercial land uses.
2. General Requirements
a. Child care facilities, delicatessens, and small commercial retail stores and shops
shall not exceed 20 percent of the total developable square footage of any one
parcel. The resulting square footage that comprises this 20 percent shall only be
developed with individual store/shop spaces that do not exceed 2,000 square feet in
size.
3. Allowed Uses
The following uses are allowed in the Professional Office designation with the securing
of a Site Development Permit:
a. Professional and business offices such as accountants, engineers, architects,
landscape architects, surveyors, attorneys, advertising, consultants, bookkeeping,
medical and dental offices, and other similar activities.
b. Business and office support services - includes services such as branch banks,
savings and loan, credit unions, insurance brokers, real estate sales, blueprinting
and photocopying and answering services.
c. Child day-care facility.
d. Retail commercial in the built-out northwest portion of this area outside the
boundaries of the Redwood Business Park.
e. Hotels and sit-down restaurants (no drive-thru restaurants).
4. Permitted Uses
The following uses are permitted in the Professional Office Designation with the securing
of a Use Permit:
a. Delicatessen and sandwich shop.
b. Small grocery or convenience store.
c. Small retail commercial stores and shops of 2,000 square feet or less, and in
combination not exceeding 20 percent of the total developable square footage on a
parcel.
C. HIGHWAY COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Highway Commercial designation with the
securing of a Site Development Permit:
a. Businesses such as motels, sit-down and drive-thru restaurants, service stations,
and other similar uses that provide services and merchandise primarily to highway
travelers.
b. Retail commercial stores.
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D. RETAIL COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Retail Commercial designation with the securing of
a Site Development Permit:
a. Retail commercial stores.
b. Child day-care facility.
c. Delicatessen, sandwich shop, and ice cream parlor.
2. Permitted Uses
The following uses are permitted in the Retail Commercial designation with the securing
of a Use Permit:
a. Restaurants (no drive-thru restaurants).
b. Small grocery or convenience store.
c. Banking facility.
E. INDUSTRIAUAUTOMOTIVE COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Site Development Permit:
a. All the allowed industrial uses listed in Item A (1) above.
b. Automobile dealerships, except for those that exclusively sell used vehicles.
2. Permitted Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Use Permit:
a. All the permitted industrial land uses listed in Item A (2) above.
b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru
restaurants).
c. Automotive service (gas) station.
d. Small grocery store, mini-market, or convenience store.
e. Uses related to automobile dealerships such as tire stores, autoparts stores, car-
washing facilities, automobile repair business, etc.
F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION
1. Purpose and Intent
The purpose of the Light Manufacturing / Mixed-Use land use designation is to provide
for a compatible mix of light manufacturing activities, commercial land uses, professional
offices, and limited low-density residential uses. The intent is to provide an opportunity
for a diversity of land uses to locate near each other that would typically be viewed as
incompatible, but because of creative site planning and design, they can function in
harmony without adversely impacting one another. For example, the Ordinance permits
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"live-work" land uses where small dwelling units can be incorporated into low intensity
light manufacturing or warehousing operations. There is also opportunity for low-density
apartments to be situated above commercial shops and professional offices.
The purpose of the Light Manufacturing / Mixed-Use designation is also to promote
Smart Growth and New Urbanism planning techniques. The Ordinance contains design
standards that will lead to the development of office, light manufacturing, commercial,
and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use
neighborhood.
The Ordinance requires light manufacturing land uses, if proposed, to be situated along
the railroad tracks on the rear of the parcels, and to develop other land uses along the
front of the parcels on Airport Park Boulevard, except for the parcels east of Airport Park
Boulevard where light manufacturing land uses can occur anywhere on the parcels with
the required yard setbacks. The majority of parking facilities are required to be situated
in-between the light manufacturing and commercial land uses in the middle of the
parcels, rather than along the Airport Park Boulevard frontage.
The land uses along Airport Park Boulevard are held to a higher design and site
planning standard than the light manufacturing land uses, because it is situated in the
more visible location, and because light manufacturing land uses are highly desired and
a lesser design standard provides an inherent incentive.
It is possible to develop full light manufacturing, office, or commercial land uses on a
parcel, provided they are laid out and designed to be compatible with surrounding land
uses. Professional office and commercial land uses, if proposed as stand along
developments must adhere to a high site planning and design standard.
The regulations are intended to create a compatible mix of land uses with ample
landscaping and strategic open areas, pedestrian walkways, and attractive architecture
in an inviting scale, with hidden parking and practical functionality.
2. General Requirements
a. Light manufacturing and warehousing land uses should be located along the railroad
tracks on the western portion of the current parcels or anywhere on the designated
parcels east of Airport Park Boulevard with the required yard setbacks. Light
manufacturing and warehousing can be situated along Airport Park Boulevard if it
conforms to the site planning and design standards for commercial development.
b. The majority of parking spaces for mixed-use development shall be located in-
between the light manufacturing/warehousing land uses and the land uses along
Airport Park Boulevard. Every attempt shall be made to create parking that cannot
be seen from public streets.
c. Shared access is strongly encouraged between land uses on the same and adjacent
parcels to reduce encroachments onto Airport Park Boulevard.
d. Street trees and a meandering sidewalk are required along Airport Park Boulevard.
e. The architectural facades for buildings situated along and facing Airport Park
Boulevard shall be consistent with Section 5(f) of this Subsection, and shall be
designed to soften height, bulk, and mass.
f. The orientation, height, and design of buildings, as well as the theme for property
development shall be based on creating compatibility between land uses.
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g, There is opportunity for low density residential land uses such as apartment units
above offices or commercial spaces, but densities are limited west of Airport Park
Boulevard because of airport constraints to a total of 60 people per acre on a given
parcel.
3. Permitted Land Uses
a. Notwithstanding Subsection "K", all light manufacturing, commercial, professional
office, low density residential, and mixed-use projects require the securing of a Use
Permit from the City Planning Commission. The Use Permit process shall include an
analysis of site planning and architecture, pursuant to Section 9262 of the Ukiah
Municipal Code.
4. Required Findings
a. Prior to approving a Use Permit for a project situated on land in the Mixed-Use
designation, the Planning Commission and/or the City Council shall make the
following findings:
1. The proposed land use is consistent with the goals and policies of the Ukiah
General Plan, the provisions of the Airport Industrial Park Planned Development
Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan.
2. The proposed land use is compatible with surrounding land uses and will not be
detrimental to the public's health, safety and general welfare.
3. There is sufficient variety, creativity, and articulation to the architecture and
design of the structure(s) to avoid monotony and/or a box-like uninteresting
external appearance.
4. For all land uses other than light manufacturing, there is uniqueness and an
exemplary approach to the site planning, design, and architecture, consistent
with the Site Planning and Design Standards contained herein, that results in a
quality and sophisticated development.
5. The Findings shall not be vague. The findings shall be sufficiently detailed to
apprise a reviewing court of the basis for the action by bridging the gap between
the evidence and the decision-maker's conclusions, and shall be based upon
evidence contained in the administrative record.
5. Site Planning and Design Standards -Commercial Development
The following site planning and design standards are specifically adopted for the Light
Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial,
professional office, low-density residential, and mixed-use development projects not
involving light manufacturing/ warehousing unless it is situated along the Airport Park
Boulevard street frontage. The Development Standards contained in Section "G" and
the Design Standards in Section "I" of this Ordinance shall apply to the Light
Manufacturing/Mixed Use designation unless superseded by the following specific
standards:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way.
Architectural features, such as bay windows, porches and landing spaces,
column treatments, and similar features may extend up to two-feet into the
required front yard setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
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discretionary review process. Factors that shall be considered include, but are
not limited to Building Code requirements, traffic circulation, landscaping
requirements, softening of the bulk and mass of structures, and compatibility with
adjacent structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through
the approval of a variance, pursuant to Chapter 2, Article 20 of the Ukiah
Municipal Code.
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 40 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond
the maximum height provided it is adequately screened from view.
3. Relief: Relief from the height standards may be granted through the
discretionary review process if a finding is made that the proposed height is
compatible with the scale and character of the development on adjacent and
nearby parcels and would not have an adverse impact on the health and safety
of the general public.
c. Minimum Lot Area:
1. The minimum lot area for parcels in the mixed-use area shall be determined
through the subdivision and/or discretionary review process. In no case shall lots
be created that are less than 20,000 square feet in size.
d. Maximum Lot Coverage:
1. Commercial and mixed land uses may cover up to 40 percent of a lot provided
that the site planning, architecture, parking, and landscaping are consistent with
the requirements of the AIP Planned Development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted through the
discretionary review process provided a finding is made that the proposed lot
coverage is compatible with the scale and character of the development on
adjacent and nearby parcels and would not have an adverse impact on the
health and safety of the general public.
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to control solar cooling loads in the
summer.
2. Buildings shall be shaped and oriented to be compatible with surrounding land
uses in terms of noise, visual privacy, and functionality.
f. Architectural Design:
1. Buildings shall incorporate projecting columns, exterior wainscoting, framed
panels, and/or other features to provide relief to large open blank walls.
2. Architectural features such as arches, raised and decorative parapets, decorated
and flared cornices, extended eaves and overhangs, balconies, entry insets, and
a variety of roof angles and pitches are required to make buildings unique and
interesting.
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3. Windows shall be used to break up the mass and volume of buildings into
smaller components. Buildings shall use different shaped and framed windows
in a coordinated theme. Awnings and other attractive window treatments are
strongly encouraged.
4. All four elevations of buildings shall incorporate the architectural design
requirements listed above in a reasonable and feasible manner,
5, The use of strong or loud colors as the dominant building color shall not be
permitted. The dominant colors used on buildings shall be subdued and earth
tone in nature. Colors of buildings shall be compatible with adjoining buildings.
6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse
collection areas, mechanical equipment, and other appurtenant items of poor
visual quality shall be screened by the use of masonry walls, landscaping
materials, or decorative fencing. All roof mounted electrical and mechanical
equipment and/or ductwork shall be screened from view by an enclosure which is
consistent with the building design. Fences exceeding six (6) feet in height may
be appropriate for some commercial and industrial uses to screen the outdoor
storage of building materials, supplies, construction equipment, etc. The
Planning Commission may consider fences exceeding six (6) on a case-by-case
basis during the review of Site Development and Use Permit applications.
g. Signs:
1. The colors, materials, and lighting of every sign on a site shall be restrained and
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and
shall not exceed twelve feet in height from finished grade. If a freestanding sign
is placed on a berm, the Planning Commission shall have the discretion to limit
its height to less than twelve feet from finished grade. No pole signs are
permitted. Freestanding signs shall have a decorative support base.
3. The size and amount of signs shall generally comply with the requirements of the
Ukiah Municipal Code (UMC). The Planning Commission shall have the
discretion to reduce the size and amount of signs to something less than
permitted by the U.M.C. if they make a finding that the proposed size and amount
of signage is out of scale with the building and too dominating on the site.
4. Signs are not permitted on the roof or projecting above the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible
with the scale and character of the development on adjacent and nearby parcels
and would not have an adverse impact on the health and safety of the general
public.
h. Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly and safely link all parking
areas with building entrances, off-site transportation facilities, established
sidewalks, and adjacent public rights-of-way.
2. Outdoor pedestrian spaces shall be landscaped and include such features as
planters along sidewalks, pedestrian oriented signs, attractive street furniture,
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low-level lighting, and outdoor seating areas.
3. Lots with frontages along the primary street shall provide a 5-foot wide
meandering sidewalk located within the required front setback. The sidewalk may
be located over the public utility easement. Every effort shall be made to link
developments with attractive and accessible pedestrian facilities.
4. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or alternative pedestrian facilities that link the development on the rear
portion of the parcels with Airport Park Boulevard.
i. Lighting:
1. Exterior lighting shall be subdued and of low wattage. It shall enhance building
design and landscaping, as well as provide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties, and
shall not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need of the particular
location and use. Tall lighting fixtures that illuminate large areas shall be
prohibited.
4. Lighting fixtures, standards, and all exposed accessories shall be harmonious
with building design, and innovative in style.
5. All pedestrian and building access areas shall be adequately lighted to provide
safety, security, and aesthetic quality, without violating number 2 above.
j. Energy Conservation:
1. Passive solar orientation is required. Active solar design is strongly encouraged.
2. Deciduous trees and/or other vegetation shall be planted on the south side of
buildings whenever feasible to increase energy efficiency.
3. Sunlight shall be used for direct heating and illumination whenever possible.
4. Solar heating equipment need not be screened, but shall be as unobtrusive as
possible and complement the building design. Every effort shall be made to
integrate solar panels into the roof design, flush with the roof slope.
k. Outdoor Storage and Service Areas:
1. Storage areas shall be limited to the rear of a site, and shall be screened from
public view with a solid fence or wall using concrete, wood, stone, brick, or other
similar material.
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
3. If trash and recycling areas are required in the discretionary review process, they
shall be designed to harmonize with the building and landscaping, and shall be
consistent with the size and design requirements of the Ukiah Municipal Code.
I. Landscaping:
1. Landscaping shall comply with Section "I" of this Ordinance.
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2, Landscaping Plans shall include outdoor shaded sitting/resting areas for
employees and the general public, unless infeasible.
m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Federal
Aviation Administration side slope criteria, density requirements (: 1B1"
Compatibility Zone = 60 persons per acre / 1-1C01 Compatibility Zone = 150
people per acre) and all other applicable provisions of the Ukiah Airport Master
Plan.
n. Public Utility Easements, Public Streets, and Access Driveways:
1. All Public Utility Easements, Public Streets, and Access Driveways shall comply
with Section "H" of this Ordinance.
6. Site Planning and Design Standards for Light Manufacturing and Industrial
Development
The Site Planning and Design Standards for Light Manufacturing and Industrial
development are less demanding than those for commercial, professional office and
mixed-use development. The lesser design standards are meant to encourage and
promote light manufacturing and industrial development, particularly along the western
portion of the parcels. The Following Site Planning and Design Standards shall apply to
all Light Manufacturing and Industrial Development:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the
frontage. If the development does not have frontage along Airport Park
Boulevard, and is served by a private access easement, the front yard setback
shall be determined in the discretionary review process. Architectural features,
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such as bay windows, porches and landing spaces, column treatments, and
similar features may extend up to two-feet into the required front yard setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are
not limited, to Building Code requirements, traffic circulation, landscaping
requirements, softening of the bulk and mass of structures, and compatibility with
adjacent structures and land uses.
3. Relief: Relief from the front yard setback requirements may be granted through
the approval of a variance.
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 50 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond
the maximum height provided it is adequately screened from view.
3. Relief: Relief from the height standards may be granted through the
discretionary review process if a finding is made that the proposed height is
compatible with the scale and character of the development on adjacent and
nearby parcels and would not have an adverse impact on the health and safety
of the general public.
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c. Minimum Lot Area:
1. The minimum lot area for light manufacturing and industrial development parcels
in the mixed-use area shall be determined through the subdivision and/or
discretionary review process. In no case shall lots be created that are less than
20,000 square feet in size.
d. Maximum Lot Coverage:
1. Light manufacturing and industrial land uses may cover up to 60 percent of a lot
provided that the site planning, architecture, parking, and landscaping are
consistent with the requirements of the AIP Planned Development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted through the
discretionary review process provided a finding is made that the proposed lot
coverage is compatible with the scale and character of the development on
adjacent and nearby parcels and would not have an adverse impact on the
health and safety of the general public.
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to control solar cooling loads in the
summer.
2. Buildings shall be shaped and oriented to be compatible with surrounding land
uses in terms of noise, visual privacy, and functionality.
f. Architectural Design:
1. Buildings shall incorporate projecting columns, exterior wainscoting, framed
panels, and/or other features to provide relief to large open blank walls.
2. The use of strong or loud colors as the dominant building color shall not be
permitted. The dominant colors used on buildings shall be subdued and earth
tone in nature. Colors of buildings shall be compatible with adjoining buildings.
g. Signs:
1. The colors, materials, and lighting of every sign on a site shall be restrained and
harmonious with the building and site.
2. Freestanding signs shall be tastefully designed with an interesting base, and
shall not exceed eight feet in height from finished grade. If a freestanding sign is
placed on a berm, the Planning Commission shall have the discretion to limit its
height to less than eight feet from finished grade. No pole signs are permitted.
3. The size and amount of signs shall comply with the requirements of the Ukiah
Municipal Code (UMC). The Planning Commission shall have the discretion to
reduce the size and amount of signs to something less than permitted by the
U.M.C. if they make a finding that the proposed size and amount of signage is
out of scale with the building and too dominating on the site.
4. Signs are not permitted on the roof of any building.
5. Relief: Relief from the sign standards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible
with the scale and character of the development on adjacent and nearby parcels
and would not have an adverse impact on the health and safety of the general
public.
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i. Lighting:
1. Exterior lighting shall be subdued. It shall enhance building design and
landscaping, as well as provide safety and security.
2. Exterior lighting shall not spill out and create glare on adjoining properties, and
shall not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need of the particular
location and use. Tall lighting fixtures that illuminate large areas shall be
prohibited.
k. Outdoor Storage and Service Areas:
1. Storage areas shall be limited to the rear of a site, and shall be screened from
public view with a solid fence or wall using concrete, wood, stone, brick, or other
similar material.
2. All outdoor storage areas and enclosures shall be screened, when possible, with
landscaping.
I. Landscaping:
1. Landscaping shall generally comply with Section "I" of this Ordinance, although a
lesser amount of landscaping may be approved depending upon the scale,
intensity, and visibility of the development.
m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Ukiah
Municipal Airport Master Plan.
n, Pedestrian Orientation:
1. Pedestrian walkways shall be included that directly link all parking areas with
building entrances, off-site transportation facilities, established sidewalks, and
adjacent public rights-of-way.
2. Lots with frontages along the primary streets shall provide a 5-foot wide
meandering sidewalk located within the required front setback. The sidewalk may
be located over the public utility easement. Every effort shall be made to link
developments with attractive and accessible pedestrian facilities.
3. Secondary streets accessing the rear portion of parcels shall include 5-foot wide
sidewalks or alternative pedestrian facilities that link the development on the rear
portion of the parcels with Airport Park Boulevard.
G. OPEN SPACE
1. Purpose
The purpose of the Open Space land use designation is to provide for the protection and
preservation of an existing pond and wetland area and its habitats, to provide contrast to
the built environment, to preserve the existing scenic qualities of the area, and to
preserve capacity and water quality of the storm water drainage system.
2. General Requirements
All areas designated "Open Space" shall be kept in their natural state except for areas
already disturbed with drainage or utility infrastructure, in which case maintenance and
repairs may occur. Otherwise, no development is allowed or permitted.
3. Allowed Uses
The following uses are allowed in the Open Space designation:
14
a. Open Space
b. Maintenance and repair of existing drainage and utility infrastructure.
c. Restoration of wetlands including, but not limited to removal of non-native vegetation
and the replanting with native wetland plant species.
d. Trash removal
4. Permitted Uses
The following uses are permitted in the Open Space designation with the securing of a
Minor Use Permit:
a. None
5. Minimum Lot Size Requirement
a. None
6. Prohibited Uses
a. Construction and development
b. Public Access
c. Off-Road vehicle activity, except for City vehicles
d. Application of pesticides and/or herbicides
H. NUISANCES
1. No lot shall be used in such a manner as to create a nuisance to adjacent parcels.
Proposed uses shall comply with the performance criteria outlined below:
a. All activities involving the storage of flammable and explosive materials shall be
provided with adequate safety devices against the hazard of fire and explosion by
adequate fire-fighting and fire suppression equipment and devices standard in
industry. All incineration is prohibited.
b. Devices which radiate radio-frequency energy shall be so operated as not to cause
interference with any activity carried on beyond the boundary line of the property
upon which the device is located.
c. The maximum sound level radiated by any use of facility, when measured at the
boundary line of the property upon which the sound is generated, shall not be
obnoxious by reason of its intensity or pitch, as determined by standards prescribed
in the Ukiah Municipal Code and/or City General Plan.
d. No vibration shall be permitted so as to cause a noticeable tremor beyond the
property line.
e. Any use producing emissions shall comply with all the requirements of the
Mendocino County Air Quality Management District.
f. Projects involving the use of toxic materials or hazardous substances shall comply
with all Federal, State, and all local Laws and regulations.
2. Prohibited Uses or Operations
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper
mills, lumber mills, refineries, smelting plants, rendering plants, junk yards, auto
15
wrecking, and similar "heavy industrial" uses which typically create external and
environmental effects are specifically prohibited due to the detrimental effect the use
may have upon the general appearance, function, and environmental quality of nearby
uses.
I. DEVELOPMENT STANDARDS
The following standards have been established to ensure compatibility among uses and
consistency in the appearance and character of development. These standards are
intended to guide the planning, design, and development of both individual lots and the
entire Airport Industrial Park. Projects shall be reviewed on a case-by-case basis for high
quality design, efficient function, and overall compatibility with surrounding land uses.
1. Minimum Lot Requirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum
frontage of 100 feet on a public street. Except for lots fronting on Airport Park
Boulevard, or other public streets shown on the Land Use Map, access easements to a
public street may be authorized in lieu of public street frontage in the discretion of the
appropriate decision-maker and with the approval of the City Engineer. Proposed
access easements shall be consistent with the standards contained in Table 4-1. The
Planning Commission may approve a public street frontage of less than 100 feet for lots
located on cul-de-sacs, street curves, or having other extraordinary characteristics.
2. Maximum Lot Coverage
No more than 40 percent of the lot shall be covered by buildings or structures. Above
ground parking lots and landscaping areas shall not be included in the calculation of lot
coverage. Industrial land uses may cover a maximum of 60 percent of a lot provided
that the site planning, architecture, parking, and landscaping are consistent with the
requirements of the AIP Planned Development Ordinance.
3. Minimum Building Setbacks
All buildings and structures shall be setback from the property line a minimum of 25 feet
along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a
minimum setback of 60 feet from the property line adjacent to the freeway. Side yard
setbacks shall be determined in the Site Development or Use Permit review process.
4. Maximum Building Height
The maximum height of any building or structure shall be 50 feet. Mechanical
penthouse and equipment may extend an additional 10 feet beyond the maximum
building height.
5. Ukiah Airport Master Plan
All development within the Airport Industrial Park shall comply with the Federal Aviation
Administration side slope criteria, density requirements (I: B1" Compatibility Zone = 60
persons per acre / `:ICH Compatibility Zone = 150 people per acre) and all other
applicable provisions of the Ukiah Airport Master Plan.
6. Screening
Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection
areas, mechanical equipment, and other appurtenant items of poor visual quality shall be
screened by the use of masonry walls, landscaping materials, or decorative fencing. All
roof mounted electrical and mechanical equipment and/or ductwork shall be screened
from view by an enclosure which is consistent with the building design. Fences
exceeding six (6) feet in height may be appropriate for some commercial and industrial
uses to screen the outdoor storage of building materials, supplies, construction
16
equipment, etc. The Planning Commission may consider fences exceeding six (6) on a
case-by-case basis during the review of Site Development and Use Permit applications.
7. Public Utility Easement
All lots shall provide a 5-foot easement in the required front setback for the provision of
utilities.
8. Sidewalk Requirements
Lots with frontages along the primary street shall provide a 5-foot curvilinear sidewalk
located within the required front setback. The sidewalk may be located over the public
utility easement. Every effort shall be made to link developments with attractive and
accessible pedestrian facilities.
9. Bicycle Lanes
Class Ill Bicycle lanes shall be provided on all primary streets according to CalTrans
standards.
10. Development Integration
Every effort shall be made to "master plan" development within the Airport Industrial
Park. Applicants shall be encouraged to coordinate development proposals to ensure
compatible architectural themes, high quality site planning, efficient and functional traffic
circulation, coordinated pedestrian circulation, and compatible land uses.
11. Required Public Streets
Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site
Development and Use Permits shall not be approved, unless public streets identified on
the Land Use Map serving the parcels covered by the lot line adjustment, map or permit
have been or will be dedicated to the City of Ukiah upon approval of the lot line
adjustment, map or permit.
12. Street Width Standards
The following street standards have been established by the Ukiah Department of Public
Works. All primary and secondary streets shall be designed and constructed in
accordance with these standards:
Table 4-1: Minimum Street Standards
Airport Park Boulevard and Commerce Drive
Primary Secondary Access
Easement
1. Right-of-way 66 feet 44 feet 32 feet
2. Pavement 64 feet 40 feet 30 feet
a. travel lanes (2) 14 feet 20 feet 15 feet
b. left turn lane 12 feet 12 feet
3. Curbs (both sides) 1 foot 1 foot
4. Cul-de-sac (turn-arounds) 100 feet diameter
5. Curb Returns Radius 35 feet 35 feet
13.Access Driveways and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport Park
Boulevard. All driveway and intersection radii shall be designed to accommodate
heavy truck turning movements, consistent with the requirements of the City
Engineer.
17
b. Every effort shall be made to design common driveways for individual developments.
c. No Talmage Road access shall be permitted for the parcel or parcels located at the
southeast corner of Talmage Road and Airport Park Boulevard.
d. All major driveways, as determined by the City Engineer, shall have left turn pockets
in the median area where feasible.
e. Deceleration and acceleration lanes shall not be required unless the City Engineer
determines they are necessary to ensure safety and efficient traffic flow.
14. Minimum Parking and Loading Requirements
a. No loading or unloading shall be permitted on the street in front of the building. A
sufficient number of off-street loading spaces shall be provided to meet the needs of
the approved use. Adequate apron and dock space also shall be provided for truck
maneuvering on individual lots.
b. The number of entrance/exit driveways shall be limited to one per every 100 feet of
street frontage with a maximum curb cut of 40 feet. The Planning Commission may
relax these standards when a comprehensive plan for an entire block has been
prepared and presented to the City Planning Commission for review and approval.
c. Adequate off-street parking shall be provided to accommodate the parking needs of
employees, visitors, and company vehicles. The minimum number of off-street
parking spaces shall generally be provided according to the requirements of the
Ukiah Municipal Code. f 4
d. The Planning Commission may deviate from the parking requirements contained in
the Ukiah Municipal Code on a case-by-case basis. Any deviation must be
supported by findings related to a unique use, such as a Mixed-use development, or
use not specifically described in the Ukiah Municipal Code, and findings that
otherwise demonstrate no on-street parking congestion will result.
15. Signage
Except as indicated elsewhere in this Ordinance, building identification and other signs
shall generally comply with the sign regulations for industrial, commercial and office land
uses contained in the Ukiah Municipal Code. All proposed development projects shall
include a detailed sign program.
J. DESIGN GUIDELINES
The following guidelines shall be used by the Planning Commission when approving a Site
Development or Use Permit to ensure high quality design, and the coordination and
consistency of development.
1. Landscaping and Open Space
a. A comprehensive landscape plan shall be submitted for review and approval as a
part of the Site Development or Use Permit process.
b. Existing trees shall be retained whenever possible.
c. A variety of tree species shall be used that provides diversity in form, texture, and
color,
d, Landscaping at corners should be arranged to maintain traffic visibility.
18
e. Landscaping along an entire street frontage should be coordinated to achieve a
uniform appearance.
f. Landscaping shall be proportional to the building elevations.
g. Landscape plantings shall be those which grow well in Ukiah's climate without
extensive irrigation. Native species are strongly encouraged.
h. All landscape plantings shall be of sufficient size, health and intensity so that a viable
and mature appearance can be attained in three years.
I. Deciduous trees shall constitute the majority of the trees proposed along the south
and west building exposures; non-deciduous street species shall be restricted to
areas that do not inhibit solar access.
j. Parking lots with twelve (12) or more parking stalls shall have a tree placed between
every four (4) parking stalls within a continuous linear planting strip, rather than
individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be
deciduous species, and shall be designed to provide a tree canopy coverage of 50
percent over all paved areas within ten years of planting. Based upon the design of
the parking lot, a reduced number of trees may be approved through the
discretionary review process.
k. Parking lots shall have a perimeter planting strip with both trees and shrubs.
I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
sidewalks or marked pedestrian facilities within landscaped areas and/or separated
from automobile travel lanes. Based upon the design of the parking lot, and the use
that it is serving, relief from this requirement may be approved through the
discretionary review process.
m. Street trees may be placed on the property proposed for development instead of
within the public right-of-way if the location is approved by the City Engineer, based
upon safety and maintenance factors.
n. All new developments shall include a landscaping coverage of 20 percent (20%) of
the gross area of the parcel, unless because of the small size of a parcel, such
coverage would be unreasonable. A minimum of 50 percent (50%) of the
landscaped area shall be dedicated to live plantings.
o. Landscaping Plans shall include an automatic irrigation system.
p. All required landscaping for commercial development projects shall be adequately
maintained in a viable condition.
q. The Planning Director, Zoning Administrator, Planning Commission, or City Council
shall have the authority to modify the required elements of a Landscaping Plan
depending upon the size, scale, intensity, and location of the development project.
2. Orientation and Location of Buildings
a. The location of buildings shall be coordinated with other buildings and open space
on adjacent lots, and should include design elements, oriented to pedestrian usage,
such as, linked walkways and sidewalks.
19
b. Buildings should be sited to preserve solar access opportunities, and should include
passive and active solar design elements.
c. Buildings should be oriented to minimize heating and cooling costs.
d. Buildings should be creatively sited to provide open views of the site and surrounding
environment.
e. Buildings shall not be sited in the middle of large parking lots.
3. Architectural Design
a. Individual projects shall exhibit a thoughtful and creative approach to site planning
and architecture.
b. Projects shall be designed to avoid the cumulative collection of large structures with
similar building elevations and facades.
c. Buildings shall be limited in height, bulk, and mass, and shall be designed to avoid a
box-like appearance.
4. Building Exteriors
a. Colors and building materials shall be carefully selected, and must be compatible
with surrounding developments, and shall be finalized during the Site Development
or Use Permit process.
b. The Planning Commission may permit exterior walls of architectural metal where it is
compatible with adjacent structures, and the overall appearance and character of the
f
Airport Industrial Park,
5. Lighting
a. A lighting plan shall be submitted for review and approval with all Site Development
and Use Permit applications. All lighting plans shall emphasize security and safety,
and shall minimize energy usage.
b. Lighting for developments shall include shielded, non-glare types of lights.
c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport,
adjacent properties, or upwards towards the sky.
6. Design Amenities
a. Bicycle parking facilities shall be provided near the entrance to buildings. One (1)
bicycle space shall be provided for every ten (10) employees, plus one (1) space for
every fifty (50) automobile parking spaces.
b.. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and other quality
design amenities are encouraged.
K. CIRCULATION PLAN
The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B".
As shown, the plan includes points of access at Talmage Road at the north, Hastings
Avenue at the northwest, and Airport Road at the southwest. In lieu of the originally
envisioned southern access road (Airport Park Boulevard to Norgard Lane) an emergency
access is provided through the airport to a future gated encroachment along the southern
portion of Airport Road. Internal access includes an extension of Airport Road from the west
into the southern portion of the site; Airport Park Boulevard from Talmage Road on the
20
north, extending south to intersect with the Airport Road extension; and Commerce Drive
from west to east in the northern portion of the AIP. All streets within the AIP shall be public.
Property owners of parcels with frontage along the railroad right-of-way are encouraged to
plan for possible future use of the railroad.
L. DISCRETIONARY REVIEW
The discretionary permit review process for development projects within the Airport
Industrial Park (AIP) is the same as for discretionary permits elsewhere in the City. As
articulated in Section 9 of this ordinance, a Site Development Permit or Use Permit is
required for development projects proposed in the AIP.
1. Site Development Permits and Use Permits
a. As articulated in Section 9 above, development projects within the Airport Industrial
Park are subject to the Site Development or Use Permit process, depending upon
the proposed use and its location. A Site Development Permit shall not be required
for any development proposal requiring a Use Permit. Within the Use Permit review
process, all site development issues and concerns shall be appropriately analyzed.
b. All Major Use Permits, Variances, and Site Development Permits for proposed
developments within the Airport Industrial Park require City Planning Commission
review and action. Minor Use Permits, Variances, and Site Development Permits
shall be subject to Zoning Administrator review and action.
c. Decisions on Site Development and Use Permits made by the City Planning
Commission and Zoning Administrator are appealable to the City Council pursuant to
Section 9266 of the Ukiah Municipal Code.
d. Major modifications to approved Site Development Permits and Use Permits, as
determined by the Planning Director, shall require the filing of a new application,
payment of fees, and a duly noticed public hearing before the Planning Commission.
Minor modifications to approved Site Development Permits and Use Permits, as
determined by the Planning Director shall require the filing of a new application,
payment of processing fees and a duly noticed public hearing before the City Zoning
Administrator.
e. The Planning Commission's decision on major modifications to an approved Site
Development Permit, Variance or Use Permit is appealable to the City Council. The
Zoning Administrator's decision on minor modifications to an approved Site
Development Permit, Variance or Use Permit is appealable directly to the City
Council.
2. Building Modifications
a. Exterior modifications to existing buildings shall be designed to complement and
harmonize with the design of the existing structure and surrounding developments.
b. A Site Development Permit shall be required for all substantial exterior modifications
to existing structures, site design elements, and landscaping within the Airport
Industrial Park. The application procedure shall be that prescribed in Article 20 the
Ukiah Municipal Code.
Section Fourteen
Whenever a use is not listed in this Planned Development Ordinance as a permitted or allowed
use in any of the land use designations, the Planning Director shall determine whether the use
is appropriate in the land use designation where the subject property is situated, and make a
21
decision as to whether or not it is an allowed or permitted land use. In making this
determination, the Planning Director shall find as follows:
1. That the use would not be incompatible with existing nearby land uses, or the allowed
and permitted land uses listed for the particular land use designation.
2. That the use would not be detrimental to the continuing development of the area in
which the use would be located.
3. That the use would be in harmony and consistent with the purpose and intent of the
Airport Industrial Park Planned Development Ordinance and Ukiah General Plan.
4. In the case of determining that a use not articulated as an allowed or permitted use
could be established with the securing of a Use Permit, the Planning Director shall find
that the proposed use is similar in nature and intensity to the uses listed as allowed
uses. All determinations of the Planning Director regarding whether a use can be
allowed or permitted in any land use designation within the Airport Industrial Park shall
be final unless a written appeal to the City Council, stating the reasons for the appeal,
and the appeal fee, if any, established from time to time by City Council Resolution, is
filed with the City Clerk within ten (10) days of the date the decision was made. Appeals
may be filed by an applicant or any interested party. The City Council shall conduct a
duly noticed public hearing on the appeal in accordance to the applicable procedures as
set forth in this chapter. At the close of the public hearing, the City Council may affirm,
reverse, revise or modify the appealed decision of the Planning Director. All City Council
decisions on appeals of the Planning Director's actions are final for the City of Ukiah.
Section Fifteen
This Ordinance shall be published as required by law and shall become effective thirty (30) days
after it is adopted.
Introduced by title only on June 7, 2017, by the following roll call vote:
AYES: Councilmembers Scalmanini, Crane, Mulheren, Doble, and Mayor Brown
NOES: None
ABSENT: None
ABSTAIN: None
Passed and adopted on June 21, 2017, by the following roll call vote:
AYES: Councilmembers Scalmanini, Crane, Mulheren, Doble, and Mayor Brown
NOES: None
ABSENT: None
ABSTAIN:None
IarIV
Ji7d Brown, Mayor
ATTEST:
lil
Kristine wler, City Clerk
22
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