HomeMy WebLinkAbout03282018 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
March 28, 2018
6:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
a. The Minutes of March 14, 2018
5. APPEALPROCESS
All determinations of the Planning Commission regarding major discretionary planning
permits are final unless a written appeal, stating the reasons for the appeal, is filed with
the City Clerk within ten (10) days of the date the decision was made. An interested party
may appeal only if he or she appeared and stated his or her position during the hearing
on the decision from which the appeal is taken.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to be
heard, please limit your comments to three (3) minutes per person and not more than ten
(10) minutes per subject. The Brown Act regulations do not allow action to be taken on
audience comments.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS REPORT
10. DIRECTOR'S REPORT
11. CONSENT CALENDAR
12. NEW BUSINESS
a. Request for Review and Recommendation regarding a Use Permit and Parking
Variance to allow for the operation of the Center for Hope, a day program providing
services to the homeless, at 150 Luce Avenue. APN 003-072-05. File No: Munis 3072.
b. Discussion and Possible Recommendation to the City Council of a Draft Residential
Density Calculation Ordinance Amending Various Sections of Chapter 2, Division 9 of
the Ukiah City Code to set forth in greater detail the Procedure for Calculating
Residential Density.
13. UNFINISHED BUSINESS
14. ADJOURNMENT
Page 1 of 2
ADA ACCOMODATION: If you plan on attending the public hearing and need a special
accommodation because of a sensory or mobility impairment/disability, or have a need for an
interpreter, please call Cathy Elawadly at the City of Ukiah at (707) 463-6752 to arrange for those
accommodations to be made.
Page 2 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
March 14, 2018
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair
Christopher Watt
Linda Sanders
Laura Christensen
Mark Hilliker
STAFF PRESENT OTHERS PRESENT
Cathy Elawadly, Recording Secretary Listed below, Respectively
1. CALL TO ORDER
The regular meeting of the City of Ukiah Planning Commission was called to order by
Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300
Seminary Avenue, Ukiah, California.
CHAIR WHETZEL PRESIDING.
2. ROLL CALL
Roll call was taken with attendance as listed above.
3. PLEDGE OF ALLEGIANCE
Everyone recited.
4. APPROVAL OF MINUTES
Motion/Second Hilliker/Christensen to approve the Minutes of February 28, 2018,
as submitted. Motion carried by the following roll call vote: AYES: Sanders, Watt,
Christensen, Hilliker. NOES: None. ABSENT: None. ABSTAIN: Chair Whetzel.
5. APPEAL PROCESS
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS' REPORT
The Planning Commission directed the Recording Secretary to prepare a detailed
account of their comments at the March 14, 2018 meeting and that these comments
be included in the minutes. The "action minutes" format adopted for City of Ukiah
Page 1 of 2
Minutes of the Planning Commission, March 14, 2018, Continued:
boards and commissions by the Ukiah City Council does not normally include this
level of detail. However, because staff was not present to discuss the action minutes
format a summary of Commissioners' comments at the March 14th meeting has been
� included as Attachment 1.
10. PLANNING DIRECTOR'S REPORT
• Director Schlatter was not in attendance.
11. CONSENT CALENDAR
• No items on consent.
12. NEW BUSINESS
a. Review and Possible Direction to Staff Regarding Cancellation of Regular Meetings
of the Planning Commission.
M/S Watt/Sanders to leave the cancellation of future Planning Commission
meetings to the discretion of the Chair in his/her check-in with the Community
Development Director.
Chair Whetzel indicated the Planning Commission is typically informed by Planning
staff whether or not there is business to conduct at the next regular meeting such
that the Commission can cancel the meeting.
13. UNFINISHED BUSINESS
• No items on unfinished business.
14. ADJOURNMENT
There being no further business, the meeting adjourned at 6:25 p.m.
Cathy Elawadly, Recording Secretary
Page 2 of 2
ATTACHMENT 1
SUMMARY OF PLANNING COMMISSIONER COMMENTS
March 14, 2018
• Discussion about the possibility of a joint Planning Commission and City
Council workshop regarding introduction to the General Plan Update.
• Related to Planning Commission review and corresponding recommendations
to City Council concerning ordinances and other such policy documents talked
about measures that could be taken to effectively expedite the decision making
process with the following suggestions:
■ Utilize maps and/or visual information in staff reports and/or
Powerpoint presentations that are more dynamically
enhanced/of higher resolution for clarity purposes.
■ Consider conducting a workshop with City Council for
ordinances and/or other policy documents.
■ Emphasized the importance to have clear direction and
concise information available to the Commission for review
of ordinances or policy documents.
■ Helpful if Ad Hoc committees are involved in the process of
overseeing/reviewing projects/documents that written
minutes of any meetings be provided as well as for the Ad
Hoc committee to provide clear direction and all necessary
information so the Planning Commission can make an
informed decision/recommendation.
■ Determine whether or not City Council should be the sole
body to review ordinances and/or policy documents.
■ Determine if the Planning Commission is being asked to take
action on an ordinance or City policy document, there be a motion
from City Council for the Commission to proceed with such an
action and provide specific direction so the Commission can
review the land use policy component of the document with a
subsequent recommendation.
/,/f//�,,,,,���,,,,,,,
AGENDA ITEM NO. 12A
��� ; Department of Community Development
y � 300 Seminary Ave.
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_ � Ukiah, CA 95482
"°'� planning@cityofukiah.com
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DATE: March 28, 2018
TO: Planning Commission
FROM: Craig Schlatter, Community Development Director
SUBJECT: Request for Review and Recommendation regarding a Use Permit and Parking
Variance to allow for the operation of the Center for Hope, a day program
providing services to the homeless, at 150 Luce Avenue. APN 003-072-05. File
No: Munis 3072.
SUMMARY
OWNER: Thomas Parducci
200 Quail Drive
Ukiah, CA 95482
APPLICANT/AGENT: Nor-Cal Christian Ministries
REQUEST: Request for Review and Recommendation regarding a Use
Permit and Parking Variance to allow for the operation of the
Center for Hope, a day program providing services to the
homeless at 150 Luce Avenue.
APN 003-072-05
File No: Munis 3072
DATE DEEMED COMPLETE: January 22, 2018
LOCATION: On the north side of Luce Avenue, 275± feet west of its
intersection with South State Street.
APN 002-301-54
Address: 150 Luce Ave, Ukiah, CA 95482
TOTAL ACREAG E: 11,700 sf
GENERAL PLAN: Residential (R)
ZONING DISTRICT: Single-Family Residential (R1)
ENVIRONMENTAL Exempt, pursuant to CEQA Guidelines §15301, Class 1,
DETERMINATION: Existing Facilities.
RECOMMENDATION: Conditional Approval
STAFF PLANNER: Julie Price
PROJECT DESCRIPTION
Nor-Cal Christian Ministries (NCCM) proposes to operate a day program for the poor and
homeless in an existing building located at 150 Luce Avenue, Ukiah. NCCM describes the
program as a "uniquely Christian oriented recovery and transitional program for the poor and
homeless of Ukiah." The Center for Hope is currently operating out of First Presbyterian
Church.
The Project includes:
• Faith-based recovery education program, including morning and afternoon programs.
• Showers, laundry facilities and personal care center.
• Snacks served on-site.
• Rides to Plowshares for lunch.
• 25-35 guests per day.
• Minimum of two trained volunteer staff; staff to guest ratio of 1:10.
• Hours of operation from 7:OOam to 4:30pm; closed between noon-1:OOpm; Monday
through Friday. Closed weekends and holidays.
• A minimum of seven (7) off-street parking spaces.
• Outdoor smoking area in the back yard.
• Utilization of existing building; no new construction.
The site consists of one existing 3,286-sf building on an 11,700-sf parcel. The building has one
large meeting room, a small meeting room, an office, a kitchen, restrooms with showers, a
fenced and gated back yard area, and a parking area east of the building. There is a driveway
to the west of the building with room for parking. The Project application is included as
Attachment 5.
Setting. The subject property is about 750 feet, or approximately two blocks, from the
temporary homeless shelter on South State Street, and about 0.75 miles north of Plowshares.
The building originally housed the Church of Christ, followed by South Valley High School,
Plowshares Peace and Justice Center, and most recently Victory Outreach.
The Project site is located in a transitional zone between single-family residential and
commercial zoning districts. The parcel is zoned Single-Family Residential (R1). Single-family
residences adjoin the parcel to the west and a mobile home park adjoins the property to the
north. A single-family residence adjoins the parcel to the east and small commercial businesses
are located across Luce Avenue to the south. Land use and zoning exhibits are provided as
Attachment 7.
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
2
...............................................................................................................................................................................................................................................................................................................................................................................................................................................................................
ZONE: GENERAL PLAN: USE:
NORTH High Density Residential (R3) Residential (R) Mobile Home Park
:.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................:
EAST Neighborhood Commercial Commercial (C) Single-Family Residence
(CN)
:.............................................................. .. . . . .
SOUTH General Commercial (C2) Commercial (C) Commercial
:..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................:
WEST Single-Family Residential (R1) Residential (R) Single Family Residential
:..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................:
Background. The Project site was originally a church which was converted to a community
dining room and homeless service center through a series of land use actions as described
below.
Use Permit Application No. 84-68 was approved by the City Council on August 1, 1984 to allow
the Alcohol Rehabiliation Corp. to provide alcohol detoxification and temporary housing for up to
six people and temporary housing for families in transition for up to 13 persons. The site was
formerly occupied by the South Valley Church, followed by the Ukiah Valley Association for the
Handicapped. Variance Application No. 84-68a was submitted concurrently to allow a reduction
in parking from 9 off-street spaces to 6 spaces. The variance was approved by the Planning
Commission on July 11, 1984.
Use Permit Application No. 85-12 was requested by Plowshares Peace and Justice Center to
allow a community dining room serving free meals to people in need; kitchen and pantry
facilities to prepare and serve food for off-site programs; and office space for community
emergency relief programs and counseling/referral projects. The use permit was approved by
the Planning Commission on September 26, 1984, following a decision by the Planning
Commission that the building was considered to be a "Public Building," which would allow these
uses with a use permit in the R1 zoning district. Without this determination, the uses proposed
by Plowshares would not be allowed in the R1 zone. Public use of the facility was restricted to
11:30 am to 1:00 pm, Monday through Friday.
Variance Application No. 85-15 was submitted concurrently to allow for a reduction in off-street
parking from 22 spaces to 8 spaces and for signage. The variance for parking was approved by
the Planning Commission. The variance to allow a 4' x 8' sign was denied.
An amendment to Use Permit No. 85-12 was submitted by Plowshares to rent out the kitchen
facility for catering services and to rent out the building to community groups during evenings
and weekends. On August 14, 1985 the Planning Commission approved the kitchen rental
portion of the amendment to allow rental of kitchen facilities for a one year period with hours
limited to 6:OOam-10:OOpm. The action was appealed to the City Council, and a public hearing
for the appeal was held by City Council September 18, 1985. The City Council upheld the
Planning Commission's decision.
Use Permit Application No. 92-20 was submitted by Plowshares to expand the facility by
constructing a 680-sf building addition to provide showers, laundry facilities and an office area,
and to expand the hours of operation. Variance Application No. 92-24 was submitted
concurrently to reduce off-street parking from 27 spaces to 8 spaces. On May 27, 1992 the
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
3
Planning Commission approved the use permit and variance, allowing hours of operation
between 7:00 am to 7:00 pm, Monday through Friday, and 9:00 am to 7:00 pm on weekends.
Use Permit Application No. 95-48 was submitted by Plowshares to allow for a limited number of
weekend days, particularly for holiday meals, thereby amending the conditions of Use Permit
No. 92-20. The Planning Commission denied the use permit. On December 6, 1995 the City
Council approved the use permit to allow public use of the dining room on three weekend days
per year.
There have been no other entitlements requested at this location since Plowshares vacated the
site in 2008. Victory Outreach occupied the site prior to NCCM. NCCM is currently operating its
program at the First Presbyterian Church on the corner of Church and Perkins Streets.
Operational Standards: The proposed use has been determined by the Director to be a
homeless facility, and as such is subject to the Homeless Shelter Use and Development
Guidelines for Siting, Designing and Using Homeless Facilities (Resolution No. 2001-15 and
Resolution No. 2015-39, Attachment 8). The Guidelines are intended to provide guidance
for the establishment of temporary or long-term homeless shelters and to ensure that the
public's health, safety, and welfare are maintained. The Guidelines assume a homeless
shelter (used interchangeably with the term home/ess facility) includes overnight use. The
proposed Project does not include overnight use, and as such, some of the operational
standards provided in the Guidelines do not apply.
The following is an analysis of the proposed Project as it relates to the standards contained in
the Guidelines:
Shelter Management Plan:All homeless facilities are required to provide a Shelter Management
Plan as a component of their application for a Use Permit. The Management Plan must
address transportation needs, client supervision, food service (if proposed), c I i e n t services,
interior and exterior building improvements, pets, and any other measures that will be
implemented to ensure compatibility with surrounding land uses. The applicant, NCCM, has
submitted a document titled "NCCM — Policies" (Attachment 6) that provides a description of
the program's purpose and programs, and addresses the hours of operation; staffing; building
and guest health and safety; building maintenance; use of bath facilities; guest code of
conduct; and policies for non-discrimination, reasonable accommodation, disruptive
behavioral problems; dogs and weapons. Following review and comment by the Ukiah Police
Department, NCCM provided additional information dated January 24, 2018 to include a
description of NCCM's Good Neighbor Policy; designated point of contact for the facility; rules
about outdoor gathering; registration and tracking of guests; and a commitment to
participating in the Mendocino County Continuum of Care. The additional information has
been reviewed by the Ukiah Police Department and no further comments are provided. The
description of services and policies provided by NCCM are generally consistent with the
requirements of a Shelter Management Plan. Staff recommends that the applicant combine all
of the documents relating to the facility that were submitted to the City into a comprehensive
management plan in order to ensure all plans and policies are easily accessible for
implementation and compliance review (Condition of Approval # 23).
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
4
Minimum Distance from Residential Development: Per the guidelines, a homeless facility shall
be located a sufficient distance from residential developments so as not to create adverse
impacts. The proposed facility is located in a transitional zone between commercial and
residential uses. The Project site abuts single-family residential properties to the east and
west, and a mobile home park to the north. A commercial design studio and a single-family
residence are located across the street to the south. The rest of the block is predominantly
residential to the west and commercial to the east. The Ukiah Zoning Code permits homeless
facilities in the R1 (single-family residential) zoning district with approval of a use permit.
Minimum Distance from Schoo/s and Parks: Per the guidelines, a homeless facility shall be
located a sufficient distance from schools and public parks so as not to create adverse
impacts. The nearest school is St. Mary of the Angels Catholic School, located approximately
0.2 miles to the north. Observatory Park is located approximately 0.3 miles to the northwest.
Hours of Operation: Perthe guidelines, temporary homeless shelters are typically restricted
to the hours of 6:00 p.m. to 8:00 a.m. during winter months. Hours can vary depending on a
number of factors, which could warrant different hours of operation. Permanent homeless
shelters are allowed to have expanded hours of operation, depending upon the extent of in-
residence services provided. The applicant is requesting hours of operation from 7:00 a.m. to
4:30 p.m. Given the facility is proposed as a permanent location that includes only day use, staff
believes the applicant's requested hours are appropriate for the proposed use.
Minimum Distance from Other She/ters: The guidelines require a minimum distance from
other shelters depending on shelter size, which is determined by the number of beds. The
proposed Project does not include overnight use, so the number of guests will be used instead.
The maximum number of guests at the proposed facility is 35, requiring 0.5 miles of separation
from other shelters. The recently-approved Redwood Community Services (RCS) homeless
shelter and homeless services center at 1045 South State Street is located approximately 0.14
miles southeast of the proposed Project site. Because the shelter separation requirement
addresses only overnight facilities, it is unclear whether this standard is intended to apply to day
use facilities as well. The intent of this standard may be to avoid a duplication of services and
prevent concentrating homeless services in a small geographical location. The RCS shelter is
currently operating, but the homeless services center is not yet operational, so at this time there
is no duplication of services within 0.5 miles. When the RCS center is open, the two programs
will have some overlapping services, such as computer/internet access, snacks, bathing and
laundry facilities and counseling services. The Center for Hope's program will differ in that it will
provide a "faith-based approach to recovery, healing and integration into the community."
Location: Per the guidelines, homeless facilities should be located in accordance with the
following criteria:
• Within a reasonab/e distance or travel time from services and facilities used by the
home/ess (e.g., food service, bus stops, government offices, etc.).
The nearest Mendocino Transit Authority (MTA) bus stop is located at Gobbi Street and
Main Street, approximately 0.5 miles from the facility. Plowshares is located
approximately 0.75 miles, County Department of Social Services about 0.5 miles, and the
Mendocino Community Health Clinic and Airport Park shopping center are both about
one mile from the facility. Most services are available within a one-mile radius of the
facility.
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
5
• In areas that are safe and have low crime rates. According to the UPD, few calls related
to criminal activity are received from the 100 block of Luce Avenue. The crime rate may
be considered low compared to the 100 block of Observatory Avenue, located one block
to the south.
• Minimize travel routes through residential neighborhoods to access transit facilities or
other services.
Most guests will travel to and from the facility on foot or on bicycle by means of South
State Street, located approximately 325 feet to the east. This will require passing one
single-family residence. Some guests may access the facility from Dora Street to the
west, which would involve walking through a residential neighborhood block.
• Operations do not conflict with nearby businesses.
The nearest businesses include Dirty Dog Daycare and the Express Gas Station and Mini
Mart, located approximately 325 feet east at the intersection of Luce Avenue and South
State Street. A commercial design studio is located across the street from the Project site
to the south. Between the gas station and the design studio is a vacant commercial lot for
sale.
Shelter Site and Facility Size/Capacity: The size of the shelter site should be commensurate
with the size of the proposed shelter structure and the activities attendant to its operation. The
application proposes that 25-35 guests will participate in the day program and 2-3 staff. The
current program operating out of First Presbyterian Church has attendance of 10-20 guests.
According to a staff report prepared for Use Permit No. UP 92-20, Plowshares served a
lunchtime meal to an average of 84 persons per day in 1991 when they were utilizing the
building for a community dining room. In order to achieve consistency with airport land use
density requirements, the maximum allowable occupancy at this location is 24 people. The
applicant has agreed to limit occupancy to 24 people. The existing 3286-sf building contains
sufficient community/meeting room space, shower/bath facilities, toilets, and offices to
accommodate the proposed number of persons.
Enclosed and Screened Facilities: Shelter activities should be enclosed within buildings,
except for outdoor waiting areas and play areas for shelters which accommodate families
with children. Outdoor areas associated with the shelter should be enclosed and appropriately
screened to ensure privacy and to provide comfortable waiting areas. Center for Hope
activities are proposed to be conducted inside the building. A smoking area would be provided
outside on the north side (back) of the building under a porch roof. A 6-ft high solid wood fence
provides screening between adjoining properties on the west, north and east. The proposed
facility is adequately enclosed and screened.
Lighting: The guidelines call for adequate on- and off-site lighting. The operating hours for the
facility are during daylight hours between 7:00 am and 4:30 pm. However, in the case of early
arrivals or late departures, appropriate lighting should be provided. According to the applicant,
exterior lighting consists of:
• One (1) dusk-to-dawn, motion-activated dual floodlight and two (2) manually-operated
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
6
dual floodlights on the south side (front) of the building
• Three (3) manually-operated lights along the north side (rear) of the building
• One (1) dusk-to-dawn, motion-activated light on the west side
Security lighting in the form of dusk-to-dawn illumination is provided at the front of the building
and at each of the front entrances and is considered to be adequate.
Access: Adequate pedestrian access should be provided between a homeless shelter,
transit facilities, and other services needed by the homeless. MTA operates a covered bus
shelter/stop approximately 0.5 miles from the facility, at Gobbi Street and Main Street. Many
daily needs are located within a short walking distance of the site. Bicycle parking will be
provided on the east side of the building.
Agency Comments. Project referrals were sent to the following responsible or trustee agencies
with jurisdiction over the Project. Comments received from agencies have been incorporated
into the site design and the conditions of approval as appropriate. The recommended conditions
of approval are contained in Attachment 2. The Crime Prevention Through Environmental
Design (CPTED) Plan Survey prepared for the Project by the UPD and other UPD comments
are provided as Attachments 3 and 4. Fire Marshal recommendations are provided as
Attachment 5.
AGENCY RESPONSE RESPONSE DATE
Ukiah Valley Fire District Comments Undated;
February 14, 2018
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................
City of Ukiah Public Works Conditions of Approval October 16, 2017
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................
City of Ukiah Police Department Comments January 9, 2018
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................
City of Ukiah Electrical Utility No Response
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................
County Airport Land Use Commission Comments February 14, 2018
STAFF ANALYSIS
General Plan. The subject property has a Low Density Residential (LDR) General Plan land
use designation. The vast majority of General Plan goals and policies that address homeless
facilities are related to housing, not to day use programs. The following language from the
Housing Element reflects on the needs of the homeless population in relation to day shelter
programs.
"The City should support the /oca/ Home/ess Services Planning Group and its members,
and other active groups and organizations when practical to assist in their effo►ts to
provide shelter, clothing, food, counseling, and life's essentia/s to the home/ess
population."
"There are two primary ways the City can assist the home/ess over the next five years.
First, it can continue to provide suppo►t and possible funding to home/ess 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
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
7
City shall examine its zoning districts and consider making home/ess facilities an allowed
use rather than requiring discretionary review."
NCCM describes their program as "focused specifically at addressing the spiritual maladies as
well as relational isolation that prevents many of the home/ess from being able to re-enter
society. The individual services are designed to engage people in programs that move them
towards spiritual healing and integration into the community. The services that are used include
a morning program with nutritional snack, teaching, prayer, relational skill building and a ride to
Plowshares for lunch. There is an afternoon program with Christian oriented recovery programs,
showers, laundry facilities, and connection building with community members."
As described, the proposed Project would be generally consistent with the objectives outlined in
the Housing Element.
Zoning Consistency: The Project site is zoned Single-Family Residential (R1). Homeless
facilities or shelters are allowed with a Use Permit in the R1 zoning district. A Variance is
required to allow for reduced off-street parking. The Use Permit and Variance are being
considered concurrently.
Permitted Uses: A homeless facility is not specifically identified in UCC §9017, Permitted Uses
in a R1 zoning district. Pursuant to §9022, the Director made a Determination of Appropriate
Use finding that a homeless facility is similar in nature and intensity to the uses listed as
permitted uses in the R1 zoning district, and is therefore determined to be a permitted use
subject to the securing of a use permit (Attachment 9).
Use Permit for Homeless Facilities: Pursuant to UCC §9171, a use permit for a homeless facility
may be approved in the R1 zoning district subject to the utilization of Use and Development
Guidelines for Homeless Facilities adopted by resolution by the City Council (Resolution No.
2001-15 and Resolution No. 2015-39, Attachment 8). The proposed facility has been
reviewed for consistency with these guidelines, and Conditions of Approval have been
developed to ensure compliance with the guidelines.
The Project has been evaluated for consistency with the requirements of the Zoning Ordinance
and has been found in general compliance with the standards as set forth in Article 3, Single-
Family Residential (R1) and Article 15.5 Homeless Facilities.
Airport Land Use Compatibility: The Project is located in Zone B2 of the Mendocino County
Airport Comprehensive Land Use Plan (ACLUP). The Project application was referred to the
Airport Land Use Commission (ALUP) for comment. County Planner Sam Vandewater
commented that no review of the project is required by ALUP pursuant to Sections 1.3.3 and
1.3.4 of the ACLUP, which list the types of projects requiring ALUP review. The B2 infill zone
has a maximum non-residential density of 90 persons per acre.
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
8
Summary of B2 Compatibility Criteria
Com atibilit Criteria StaffAnal sis
Maximum Density (B2 Zone): 90 people Based on a 0.2686-acre (11,700-sf) parcel, the
per acre. allowed density is 24 people. The occupancy
originally proposed for the day program was 38
people (35 guests and 3 staff), which exceeds
the maximum density allowed by 14 people. The
applicant has agreed to a maximum occupancy
of 24 people. Condition 31 limits occupancy to
no more than 24 persons.
Open Land (B2 Zone): 30% The 3,286-sf building is approximately 28% of
Recommended the lot coverage, leaving 72% of the parcel as
"open land" which exceeds the minimum 30%
recommended for the B2 zone.
Normally Acceptable Uses (B2 Zone): The Project is located within a single story
Single-story offices, single-family homes building. The Project's use type is not listed as a
on existing lots, low-intensity retail, office, Normally Acceptable Use; however, due to the
and low intensity manufacturing. low occupancy rate (less than 50 persons in this
building) the facility is categorized as a
"Business" type according to the Building Code,
which would be similar in density to an office
building, which is a Normally Acceptable Use.
Because the Normally Acceptable Uses in the B2
zone tend to be single-story, low-density uses,
the proposed Project may be considered
consistent.
Prohibited Uses (B2 Zone): Schools, day The Project is not entirely consistent with the
care centers, libraries, hospitals, nursing uses listed as Prohibited or Normally Acceptable
homes, highly noise-sensitive uses (e.g., in the B2 zone. The Project is not a highly noise-
amphitheaters), storage of highly sensitive use, will not store highly flammable
flammable materials, hazards to flight. material or be a hazard to flight. The proposed
Project does not involve new construction or
expansion of an existing use. For these reasons
as well as the low-intensity use, single-story
structure, and a maximum density that is
consistent with the ACLUP, staff does not
consider the Project to be a Prohibited Use.
Other Development Conditions (B2 Section 6.3 of the ACLUP allows recording of a
Zone): Dedication of avigation easement. Deed Notice as an acceptable alternative to
dedication of an avigation easement in the B2
zone. A Condition of Approval is recommended
to require either an avigation easement or a
Deed Notice.
Based on the above ACLUP compatibility analysis, the proposed Project would be acceptable in
the B2 zone if the maximum occupancy were limited to 24 people. The pertinent sections of the
ACLUP are included as Attachment 10.
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
9
Parking Variance: The applicant is seeking a variance from the number of vehicle parking
spaces required per UCC §9198. Using UCC §9198(B)(1), Retail, Commercial and Service
Uses, which includes offices, one (1) parking space is required for each 250 sf of gross leasable
space. With a building area of 3,286 sf, the required number of parking spaces is 14. The
applicant is requesting a reduction in the number of off-street parking spaces from 14 spaces to
7 spaces, which includes one (1) ADA accessible space.
The proposed Project is eligible for reduction in required vehicle parking subject to UCC §9264.
The Planning Commission may grant a variance based on evidence that the following
statements are true. The applicant has provided reasoning in support of these findings, shown
in italic font below each statement, followed by staff analysis.
a. Because of special circumstances applicable to the property, including size, shape,
topography, location, or surroundings, the strict application of this Article deprives such
property of privileges enjoyed by other property in the vicinity and subject to identical
zoning regulations.
Applicant Statement: The building for this parcel was originally a church. The building is
/ocated in the center of the lot with parking on both sides which does not make for the
best use of parking area. In the past this parcel has been used as a church, a schoo/,
plowshares and most recently, Victory Outreach. The uses needed more parking than
what is needed for our use. Our program that is currently housed at the First
Presbyterian Church averages 4 staff vehicles, 4 guest vehicles and 2-5 bicycles. The
off-street parking at the Luce /ocation is adequate for that many vehicles. The guest
vehicles will be on the east side where there are 5 full access spaces. The 4 staff
vehicles as well as the church van will be on the west side where there is adequate room
but will require "stack parking." There is three additional street parking spaces in front of
the prope►ty. There will be a fenced and covered bike parking area, 10'x 20'along the
east side of the building. (If any additional bike parking is needed, there is a/so plenty of
room for bikes on the north side of the prope►ty).
The current parking configuration can support 5 guest vehicles on the east side of the
building and two staff parking spaces on the west side of the building, for a total of 7 on-
site spaces. There is enough space for stacked, or tandem, parking on the west side,
which would increase this number to 9, however this type of parking arrangement does
not comply with UCC requirements for parking stall dimensions and configuration. The
small size of the parcel limits the ability to provide for any more on-site parking. Based
on the way the building is situated on the property, the current parking configuration
maximizes on-site parking. The finding can be made.
b. The issuance of the variance would not constitute a grant of special privilege
inconsistent with the limitations upon other properties in the vicinity and subject to
identical zoning regulations.
Applicant Statement: The proposal is not a grant of special privilege due to the previous
uses of the building as a church, a schoo/, and for plowshare who had higher traffic uses
then our program due to most of our clients walking, using bicycles, and/or public
transpo►tation.
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
10
The minimum parking area required in R1 zoning districts is two (2) on-site spaces for
each dwelling unit. Because the subject parcel contains a commercial building in lieu of
a dwelling unit, §9198 is used to determine parking requirements. Per §9198(B)(1), the
use requires 14 parking spaces, which is significantly more than neighboring R1-zoned
parcels. Most of the guests will arrive on foot or on bicycle. A sufficient amount of
secured bicycle parking will be provided on-site to accommodate all bicycles. Parking
variances were provided at this location in the past for uses that served a larger number
of people than the proposed project. The finding can be made.
c. The grant of the variance would not be detrimental to surrounding property owners.
Applicant Statement: The granting of the variance would not be detrimental to
surrounding prope►ty owners due to vehicle parking being on the prope►ty or
occasionally directly in front of the prope►ty.
Based on information provided by the applicant regarding the existing program at a
different location, most of the guests arrive to the program by foot or bicycle, and not by
vehicle. The parking requirement of 14 spaces assumes visitors to the establishment will
arrive by vehicle. A condition of approval limiting occupancy to 24 persons will further
reduce the amount of parking required. For these reasons it is unlikely that significant
on-street parking would result from the requested reduction in on-site parking. The
finding can be made.
Based on the above analysis, the findings for a variance can be made. The variance findings
are included in Attachment 1 as Findings 4-6.
California Environmental Quality Act: The proposed Project is exempt from the provisions of
the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines §15301, Class
1, Existing Structures, which allows for in-fill projects that are consistent with the General Plan
and zoning regulations; occur within city limits on a project site of no more than 5 acres
substantially surrounded by urban uses; has no value as habitat for endangered, rare or
threatened species; would not significantly impact traffic, noise, air quality or water quality; and
can be adequately served by the necessary utilities and public services.
NOTICE
Notice of the Public Hearing was provided in the following manner:
• Published in the Ukiah Daily Journal March 18, 2018
• Posted on the Project site March 15, 2018
• Posted at the Civic Center (glass case) 72 hours prior to hearing
• Mailed to property owners within 300 feet of the parcels included in the Project on March
15, 2018
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; 2) adopt the findings; and
3) conditionally approve a Major Use Permit and Variance for the Project.
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
11
ATTACHMENTS
1. Draft Findings
2. Draft Conditions of Approval
3. Crime Prevention Through Environmental Design (CPTED) Plan Survey dated February
12, 2018
4. Comments from Ukiah Police Department dated January 9, 2018
5. Ukiah Valley Fire Authority Comments
6. NCCM Project Application, Program Policies and Supplemental Submittals
7. Site Exhibits
8. Resolution 2015-39, "Homeless Shelter Facility Use and Development Guidelines"
9. Director's Determination of Appropriate Use
10. ACLUP Compatibility Criteria and Ukiah Municipal Airport Policies
Staff Report
Center for Hope
150 Luce Avenue
Major Use Permit and Parking Variance
File No. Munis 3072
12
ATTACHMENT 1
DRAFT FINDINGS TO ADOPT A MAJOR USE PERMIT AND PARKING VARIANCE FOR
NOR-CAL CHRISTIAN MINISTRIES CENTER FOR HOPE
DAY PROGRAM FOR THE HOMELESS
150 LUCE AVENUE, UKIAH
FILE NO.: MUNIS 3072
Recommendation for the Approval of the Major Use Permit and Parking Variance: The
Planning Department's recommendation for approval of Major Use Permit and Parking Variance
No. Munis 3072 to allow for the operation of the Center for Hope, a day program providing services
to the homeless. Project, including support services, and associated improvements, is based, in
part, on the following findings:
1. The proposed Center for Hope day program for the homeless ("Project") is consistent with
the goals and policies of the Ukiah General Plan Housing Element, in that it provides
homeless support services, including counseling to the homeless population.
2. The Project is consistent with the provisions of Article 15.5 of the Ukiah Municipal Code
because it provides all required submittal materials, including a Management Plan that is
consistent with the Operational Standards articulated in Resolution 2015-39. Additionally,
it is a permitted use in the Single-Family Residential (R-1) Zoning District.
3. As conditioned, the Project is compatible with surrounding land uses and will not be
detrimental to the public's health, safety, or general welfare. The Project was reviewed by
the Police Department, Fire Marshal, Public Works and Community Development
Department, and conditioned to ensure compliance with the Ukiah Municipal Code.
4. Due to the small size of the property and the way the building is situated on the parcel,
the strict application of this Article deprives such property of privileges enjoyed by other
property in the vicinity and subject to identical zoning regulations.
5. The issuance of the variance would not constitute a grant of special privilege inconsistent
with the limitations upon other properties in the vicinity and subject to identical zoning
regulations. The Project has less need for on-site vehicle parking than previous users with
higher occupancy rates that were granted parking variances. The majority of guests arrive
on foot, bicycle or public transit, reducing the need for vehicle parking.
6. The grant of the variance would not be detrimental to surrounding property owners, as the
parking needs of the Project are expected to be sufficiently contained on-site and in front
of the property due to the low number of vehicles used by guests and a limit placed on
occupancy.
7. The Project includes a detailed Program Plan that contains screening and management
approaches designed to limit impacts to surrounding residential and commercial land
uses.
Draft Findings
Major Use Permit and Parking Variance
Nor-Cal Christian Ministries Center for Hope
150 Luce Avenue
File No.3072
1
8. The Project utilizes an existing building and grounds, includes no new construction, and
involves negligible expansion of use, having a significantly lower occupancy than previous
uses on the property.
Draft Findings
Major Use Permit and Parking Variance
Nor-Cal Christian Ministries Center for Hope
150 Luce Avenue
File No.3072
2
1 ATTACHMENT 2
2
3
4 DRAFT CONDITIONS OF APPROVAL FOR A MAJOR USE PERMIT AND PARKING
5 VARIANCE FOR NOR-CAL CHRISTIAN MINISTRIES CENTER FOR HOPE
6 150 LUCE AVENUE, UKIAH
7 FILE NO.: MUNIS 3072
8
9 Standard Conditions:
10
11 1. Approval is granted to allow operation of a day program for the homeless as described in
12 the project application and subsequent documents submitted to the Community
13 Development Department.
14
15 2. This approval is not effective until the 10-day appeal period applicable to this Use Permit
16 and Variance has expired without the filing of a timely appeal. If a timely appeal is filed, the
17 project is subject to the outcome of the appeal and shall be revised as necessary to comply
18 with any modifications, conditions, or requirements that were imposed as part of the
19 appeal.
20
21 3. All use, construction and the location thereof, or occupancy, shall conform to the
22 application and to any supporting documents submitted therewith, including any maps,
23 sketches, or plot plans accompanying the application or submitted by applicant in support
24 thereof.
25
26 4. If any use permitted shall cease for six (6) consecutive months, then the right to any Use
27 Permit permitting such use shall terminate and such Use Permit shall be revocable by the
28 granting body.
29
30 5. If any condition is violated or if any required approval is not obtained, then the Use Permit
31 granted shall be null and void; otherwise to continue in full force and effect indefinitely until
32 otherwise terminated and shall run with the land.
33
34 6. The approved Use Permit may be revoked through the City's revocation process if the
35 approved project related to the permit is not being conducted in compliance with the
36 stipulations and conditions of approval; or, if the project is not established within two (2)
37 years of the effective date of approval; or, if the established use for which the permit was
38 granted has ceased or has been suspended for twenty-four (24) consecutive months.
39
40 7. Except as otherwise specifically noted, any Use Permit shall be granted only for the specific
41 purposes stated in the action approving such Use Permit and shall not be construed as
42 eliminating or modifying any building, use, or zone requirements except as to such specific
43 purposes.
44
45 8. This approval is contingent upon agreement of the applicant and property owner and their
46 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
Draft Conditions of Approval
Major Use Permit and Parking Variance
Nor-Cal Christian Ministries Center for Hope
150 Luce Avenue
File No. 3072
1
1 agents, officers, attorneys, employees, boards and commissions from any claim, action or
2 proceeding brought against any of the foregoing individuals or entities, the purpose of
3 which is to attack, set aside, void or annul the approval of this application. This
4 indemnification shall include, but not be limited to, damages, costs, expenses, attorney fees
5 or expert witness fees that may be asserted by any person or entity, including the applicant,
6 arising out of or in connection with the City's action on this application, whether or not there
7 is concurrent passive or active negligence on the part of the City. If, for any reason any
8 portion of this indemnification agreement is held to be void or unenforceable by a court of
9 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
10
11 9. No permit or entitlement shall be deemed effective unless and until all fees and charges
12 applicable to this application and these conditions of approval have been paid in full.
13
14 10. The property owner shall obtain and maintain any permit or approval required by law,
15 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
16 agencies as applicable. All construction shall comply with all fire, building, electric,
17 plumbing, occupancy, and structural laws, regulations, and ordinances in effect at the time
18 the Building Permit is approved and issued.
19
20 11. A copy of all conditions applicable to the Use Permit shall be provided to and be binding
21 upon any future purchaser, tenant, or other party of interest.
22
23 Police Department Conditions:
24
25 12. Prior to operation of the site as a day program for the homeless, the applicant shall take
26 into consideration the recommendations provided by the Ukiah Police Department in the
27 Crime Prevention Through Environmental Design (CPTED) Plan Survey dated February
28 12, 2018 and comments received from Captain Justin Wyatt on January 19, 2018.
29
30 Fire Department Conditions:
31
32 13. Prior to operation of the site as a day program for the homeless, the applicant shall take
33 into consideration the recommendations provided by the Fire Marshall in his comment letter
34 (undated).
35
36 Public Works Conditions:
37
38 14. If the building permit value is equal to or greater than one-third of the value of the existing
39 structure, the construction, repair or upgrade of curb, gutter, and sidewalk to meet current
40 ADA standards, and addition of street trees, along the subject property street frontage, may
41 be required, pursuant to Section 9181 of the Ukiah City Code.
42 15. If the building permit value of work exceeds $123,680 (amount adjusted annually), or the
43 proposed improvements create the net addition of two or more plumbing fixture units to a
44 building, the existing sanitary sewer lateral shall be tested in accordance with City of Ukiah
45 Ordinance No. 1105, and repaired or replaced if required.
Draft Conditions of Approval
Major Use Permit and Parking Variance
Nor-Cal Christian Ministries Center for Hope
150 Luce Avenue
File No. 3072
2
1 16. If applicable, City of Ukiah sewer connection fees shall be paid at the time of building permit
2 issuance.
3
4 Planning Department Conditions:
5
6 17. The facility and program policies ("NCCM Policies"), project description and all subsequent
7 submittals related to the facility, program and its operation shall be packaged together into
8 a comprehensive Management Plan. The Management Plan shall be reviewed and
9 approved by the Community Development Department prior to occupancy.
10
11 18. The facility's Management Plan shall be strictly followed and enforced by the applicant.
12 Failure to do so may result in revocation of the Use Permit.
13
14 19. Prior to opening the facility, City staff shall inspect the interior and exterior portions of the
15 facility to ensure that all pertinent components of the approved Management Plan are in
16 effect.
17
18 20. Facility staff shall be diligent in dispersing guests from the site, and away from adjoining
19 residences and businesses, a minimum of 1 hour before opening and 1 hour after closing.
20 Loitering is prohibited.
21
22 21. Any future lighting for the project is subject to Community Development Department review
23 and approval. Any lighting shall comply with the following requirements:
24
25 • Dusk-to-dawn illumination
26 • International Dark Sky Association approved fixture or equivalent
27 • Design compatible with the structures on the site
28 • Downcast, full cutoff fixture(s)
29 • Pole height similar to any existing poles
30 • No light impacts or spill-over to adjacent properties
31
32 22. A covered outdoor break area in the rear yard shall be provided for guests of the facility.
33 Facility staff shall monitor the use of this area to ensure that guests do not cause excessive
34 noise, littering, or other nuisance impacts.
35
36 23. The grounds shall be cleared of litter and debris daily, and the site shall be kept in a neat
37 and clean condition.
38
39 24. Facility staff shall respond to complaints from neighbors within 48 hours. Staff contact
40 information shall be posted at the front entrance. Any complaints and corresponding action
41 taken to resolve the complaints shall be tracked and maintained in the facility's office for
42 review by City staff if needed.
43
44 25. The facility shall be limited to a maximum occupancy rate of 24 people at any one time. The
45 hours of operation shall be limited to 7:00 a.m. to 4:30 p.m., Monday through Friday.
Draft Conditions of Approval
Major Use Permit and Parking Variance
Nor-Cal Christian Ministries Center for Hope
150 Luce Avenue
File No. 3072
3
1
2 26. A dedication of avigation easement or a Deed Notice shall be recorded and a copy of the
3 recorded document shall be provided to the Community Development Department prior to
4 operation of the facility.
5
6
7
8
Draft Conditions of Approval
Major Use Permit and Parking Variance
Nor-Cal Christian Ministries Center for Hope
150 Luce Avenue
File No. 3072
4
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Chief of Police
Project Review Address: 150 Luce Avenue (Based on plan provided& Site visit) #Munis 3072
Project Name: Center for Hope
Crime Prevention through Environmental Design(CPTED�plan Surve� February 12, 2018
Disclaimer
The recommendations�rovided are strictly sug�estions to hel� reduce the chances of a crime being
committed a�ainst the�ro�erty. This survey is intended to assist you in improving the overall level of security
and includes opportunities to reduce potential crime, improve safety and security measures. The information
contained herein is based on guidelines set by the California Crime Prevention Training Institute and the
observations of the individual officer(s) conducting the survey. It is not intended to imply the existing security
measures, or proposed security measures are absolute or perfect.
All new construction or retrofits should comply with existing building codes, zoning laws and fire codes. Prior
to installation or modifications, the proper licenses and variances should be obtained and inspections should be
conducted by the appropriate agency. It is the responsibility of the owner/operator to ensure compliance with
all Federal, State, and Local laws.
Introduction
150 Luce Avenue-Site has one existing 3,286 sq. ft. building on a parcel size of 11,700 sq. ft. The building has
one large meeting room, a small meeting room, a kitchen, restrooms with showers, fenced and gated back yard
area and parking area east of the building. There is a driveway to the west of the building with room for short
term parking. (Delivery services)
Luce Ave. runs east and west connecting to State St. on the east and Dora St. on the west. State St. is a main
artery through Ukiah. Dora St. is an artery connecting many of Ukiah's residential areas and small offices. The
northerly border of the property backs to the Shady Grove mobile home park. Residential areas border the east
and west sides of the property. To the south of the property on Luce St. is a cabinet shop and residential area.
CPTED Principles/Ke_y Concepts
Crime Prevention through Environmental Design(CPTED) is a proactive crime-fighting technique in which the
proper design and effective use of parks, open spaces, building(s) and their surroundings lead to a reduction in
crime as well as an improvement in the quality of life for citizens of the community.
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
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Chris Dewey
Chief of Police
Access ControL•
Properly located entrances, exits, fencing, landscaping and lighting to direct foot and motor traffic in ways that
discourage crime.
Surveillance:
Generally, criminals do not want to be seen. Placing physical features, activities and people in ways that
minimize the ability to see what is going on discourages crime. Landscaping and lighting are two methods used
to provide natural surveillance. The three main types of surveillance are natural, organized(security), and
mechanical(alarms, video surveillance).
Territorial Reinforcement:
Define the boundary between private and public areas to send a message to illegitimate users that they are not to
be there and provide a sense of ownership to legitimate users.
Lighting_
Minimum maintained lighting standards providing nighttime illumination of parking lots, walkways, entrances,
exits and related areas to promote a safe environment.
Landscaping:
Landscaping to follow two-foot six-foot rule. Trim all ground cover to two feet and tree canopies should be
trimmed to six feet or higher if tree will allow unwanted climbing onto building or fences. This will allow
visuaUnatural surveillance through fencing.
Maintenance:
Well maintained landscaping, lighting and property cleanliness shows a property is well-cared for and someone
is responsible for the upkeep. A property that is not maintained may indicate the management is not concerned
about the property and be willing to overlook criminal activity. See the"broken window theory".
CPTED-Based suggestions for 150 Luce Avenue
Access ControL•
-Place address numbers displayed in accordance with building and zoning codes to facilitate/expedite public
safety responses. (Noted small address numbers on post at south east corner of building.)
Surveillance:
-Install interior video camera surveillance in day use area facing entrance and offices, also exterior surveillance
facing parking lots.
-Post signage stating location is under active video surveillance and alarm monitoring.
(are there plans for alarm monitoring and video surveillance?)
-Staff trained in Security and Safety policies and procedures for interior and exterior of site.
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
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Chris Dewey
Chief of Police
Territorial Reinforcement:
-Install signage designating the front entryway into building.
-Keep gates locked to back yard area.
Lighting:
-Existing lighting on building should be dusk to dawn illumination.
(Consult with Planning Department to meet Illumination Engineering Society(IES) minimum standard
for open parking and building lighting.)
Maintenance-
-Report any graffiti to UPD @ 463-6262. After reporting, clean-up/paint over as soon as possible. Spray on
graffiti remover can be purchased at hardware supply stores.
-Dumpster location should have locking device to keep unauthorized dumping or scavenging.
-Keep property free of debris/garbage.
-Parking lot stalls recommended to be repainted as of the above date.
-Weekly inspection of exterior building and property to limit unauthorized usage of property.
-If any rooftop entrances to building,place locking mechanism to limit illegal entrance from rooftop.
-Any exterior electrical outlets can have locking plates or decommission for non-use to limit illegal usage.
-Any exterior water faucets should have a locking box cover or decommission for non-use to limit illegal usage.
(Noted one exterior water faucet located at the south east corner of building.)
Landsca�ing:
-Landscaping to follow two-foot six-foot rule. Keep all ground cover to two feet and tree canopies should be
trimmed to six feet or higher if tree will allow unwanted climbing onto building or fences. This will allow
visuaUnatural surveillance through fencing. Tree canopies should not interfere with or block lighting along
sidewalks or in the parking lot. This creates shadows and areas of concealment.
Respectfully submitted,
Nancy Sawyer, ICPS, CPD
Community Service Officer
Ukiah Police Department
Phone: 707-467-5708
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2/14/18: njs
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
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Chris Dewey
Chief of Police
To: Craig Schlatter—Planning and Community Development
CC: Chief Dewey, Lt Kaeser, Lt McQueary, CSO Sawyer
From: Captain Justin Wyatt
Subject: Nor Cal Christian Ministries/The Hope Center— 150 Luce St
Date: 1/9/18
The Police Department has reviewed the Policies submitted by Nor Cal Christian Ministries pertaining
to the project at 150 Luce St. and has the following comments;
- During operational hours we request there be single designated point of contact for law enforcement
responsible for communicating with first responders anything pertaining to the safety and security of
the facility and individuals within.
- Request the Good Neighbor Policy include active and on-going engagement with residents in the
vicinity and provide them useable contact information for the center, such as a phone number, that
residents can use to report concerns pertaining to the facility and its users directly to staff.
- The Good Neighbor Policy should provide for a grievance resolution process for the handling of
neighbor complaints.
- Provisions for the storage of guests' property while using the facility that is secure and that limits
public view to prevent eyesore and to discourage the congregation of non-guests in the area.
- A facility that may contain families and children should be prohibited to known sex-offenders.
Those actively wanted by law enforcement should also be prohibited.
- Guests should be specifically and strictly prohibited from gathering outside and in the area around
the facility or from storing belongings in the neighborhood to minimize impact to residents in the
vicinity.
- Staff should be expected to cooperate fully with law enforcement including allowing entry and to
provide identifying information for guests and staff when requested.
- The dog policy should require all dogs within the facility be licensed which should ensure they have
a current rabies vaccination and will comply with the City Code.
The policies submitted by MCCM indicate a commitment to participating in the Mendocino County
Continuum of Care, utilization of the Homeless Management Information System (HMIS), and remaining
informed of homeless expert Dr Marbut's findings pertaining to homelessness in the County. As more is
continually being learned by City and County representatives about best practices pertaining to homeless
services, such commitments are important to facilities like The Hope Center to help avoid duplication of
services, to better understand the demographics of those receiving services, and to better provide transformative
rather than enabling services. These factors are particularly relevant to this project given its proximity to an
existing homeless service center and its location within a residential neighborhood.
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.ukiahpolice.com
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ee ' at e ore eo le you ut ' to ese s aces e ore Fire Life ety
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E ess. 1 e��ess oors s �1 s ` e irection of e ess avel. CFC 1010.1.2.1
• Means ofegress shall be illuminated when the building space is accupied. CFC 1008.2
e event of power sup ly f '1 e, e er ency elec 'c syste sh 1 auto atic ly
ill ' ate e e s of e ess. CFC 100 .3
Exit si s s 1 be ' te ly or e e ly ill ' ate at 1 t` es; si s s 1 be co ecte to
e er ency power syste at rovi es ill 'nation for not less ' utes ' c e of
ower loss. CFC 1013.3 1013.6.3
ee, Cl s 2-A rate e ext' 's ers s 1 be req ' ed ' e eet' roo /b '1 ' ,
ne s 1 be req ' e ' e Activities roo . e Fire sh sh 1 be av 'la le for location
selections of �re ext' ishers. T ic ly 'll be o te by exit oors.
ew exist' b '1 ' s sh 1 have a roved a ess n ers laced ' a osition to be
1 ` y le 'ble fo e s eet or roa on ' e pro e . CFC 505.1
ere ay e ore Fire Life e re ` e ents lace on `s project once a rove , sc e 1 s
have been rovi e . S ' 1 s ay be neede for e 'tt' oses ten t ' rove ents.
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�f�a r�, ��asa��o6 s�a�ca��a��o �ov��l�y���, �a��r��, �ra��s�a������s�aar��e��r�sr��r�y�faccr�,�cst�a�c��pc ��di�g���ccg�°r�
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d�ra��g��, e°���, ��p��� a ��car�s�y f����a���p�rk�itsa� �����h�t��y b��v��rd��t��h� �r��r�'rles�g p�r������g
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°�h� �lor Cal Chr7sti�n inistri�s (�CC ) is a n�n-prafi� 501�cD�3) Publi� Char��yo 9� w�s
in��rp�r�t�d in ��nuary 20�6m O�'S fu��ti�n is tw� f�lda �) I� was �r �n�z�d f�r
ch�ritab�� �r�d �du��ti�nal p�rpos�s t� pr�v�d� � n���d���min�ti���l �a�ility to
tr��sf�rm th� l�v�s �f th� h�r��l�ss, po�r, ��d ���dy thr�ugh �adys lov�. 2) �
s�riv� fio b� � t���s�� b�tw��t� �9�� �Fa�th ��rr�rnu��ty and o�her �rga�iza��ons ��mrn����d
t� bri�ging h�lp ��d h�p� to th�s� wh� �re h�rn�l�ss a�d in n��d �fi �his ��r��o Ther�
is �ft�c� � �a�k �f ���rdin�tion betvv��� th�s� gr��ps, � b�l���� �h� f�ith ��r�cr��r�ity
has ���y r�saea���s �nd p�apl� ��� �re ��t�vat�d ��d �q�oapp�d to p�rt���p�t� b�t,
�t t� �s, rr�iss �he bigg�r p��t�r� �f `dh�tpi�g t�� h�rn�l�ss" in t��s p�r���ul�r
�o�r�u��ty �� �s aur es��� t� 9���p br�d�� that �apm
�C� �s �r���iz�d �E�� �9��r�t�bl� �nd �du����a��t p�rp�s�� to pr���d� � n���
d�no i��ti��al fi���l�ty for �h� h�m�l�ss, pa�r� a�d ���d�o �JC� w�lt addr�ss fih�
n��ds �f th�se �r�d�v�d�a�s thr�ug� � ��sd���fac���d �ppr�acho NCC is � h��dmupq �c�t
a h��d-out rn���str� T�� ffi�p� C�c�t�¢� ��50 L���, �Jk�ah, CA) �r�ll p��v�d� ��r th� wh�l�
p�rs�c� by �ddr�ss�� �h� sp�rit��l, r�l�t�on�l ao�d physa�al ���ds o� p�opleo �
b�lieve th�s� m�l�di�s to b� pri��a�ily � bre�k in our r�lat�onship vv7th Gad� �his
br��k vvith G�d �h�� b�c�m�s ma�if�st �n o�r r�lat��nsh�p ��th o���rs �a�sir�g p���le
' �� b� �li�nat�d ��t� fr�m God, �thers� and th�mselves� �ur i�t�r��nti�n is t� h��p
r��s�abl�sh r�l��ic�nships �� vvhi�h ��d's lov� is �����t�d �!lowi�� f�r p�rs���� p�a��
��d th�n tiv�d �ut �r� ���n���i�n �i�h �th��sm N�C �s ��s� d�di�at�d t� �duc�t� �nd
�o�rdinat� s�rr�� se���rs �f th� fa�th �ornm�n��y s� �h�� �ur p�r���ip�tio� �� t�� l��g�r
p�ctue�� is � ���rdi��k�d eff�rt wath o�h�� s� i�es b�ing pr�vid�d by othe�
or �n���t�o�s� � will s�tr7ve fia be ����r�°��d by �n� a part �f the e�d�ci�a C�u�ty
H� �l�ss S�r�ices Co�t�n��am �f ��r� ( CFISCaC� t��t ���rdinat�s ��cat �r�� 6�om�l�ss
s� i�eso � vvi�� �tsa h�v� a �ard rr���ab�r r�pr�s��t hlCC i� th� �F9SCoC ���
ke�p us inf�rr�ed as t� th� i�p�� th�fi is b�i� ��v�n ��e C�u��y �y �h� c��suttant, ��
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Vv� h�ve � pr�gr�rns t� fulf�l� th� abov� p�rp�s�s.
����� 6d �r��ng Pr�grarn�� has b��n lo��t�d a� th� F�rst Pr�sbyt�ria� �hur�h s�n��
���e b�r 15, 2016 wh�r� we ���tin�� t� rn�e�m It is r�� m�r� lik� � �hu�ch s�rvi��
tha� a h�rn�l�ss dr�p �� ��nt�r � me�t, h�v� c�ff�� �nd talk �ith a�r gc��stsm �his
tirr�� �s s�ent d�v�l�p�ng fih� rel�ti�n�l pie�e �hat vv� b��i��� �s �r�ti��� f�r �rovvt� �n
our gu�st�m D�r�r�g t�is tim� vve als� rn�k� ava�tabl� t� th�s� �h�t �r� �nter�st�d
ib��s ��d �th�r Chris��an l���ratur�e hen this progr�m is m�ved to �h� F��p�
C�nt�r, th� ��sts �vitl s7�n ir� �ft�r 7m 0 ar�a �Jp�n �rr�v�� ther� is an �v��u�t�oo�
��d� �f �h�i� ��rr�a�t ���ds �or th� d�y, f�r �xar�p��� br��kfast�, b�thr��m, �t�t�i�g,
�tcm Th�y c�aay ��dic�te t�e need f�r �ne� r��n� �r �ll �h�t vv� pr��ide� Th� Ex��ut�v�
�ir����r �vil� op�n th� rr�or�an� progr�¢� �r��nd �e00 �sath anc�aunc�rn�►�ts �nd pr�y�r
Pastor ��r�y urc���, d�h� Chaplain fr�rr� ��r C���try Jail� bri��s Th� En�c�ura ing
�r� �f t�� �ay fr�rr� th� �i��� �nd �he� ���s�s �� pr�y�rm T�� �a�x�o�u �u�b�r �f
gues�s i� t9�� b���di�g wiC� b�° in ���arda�c� t� th� fir� d�partm�r��'s r�c�rnr��nd�tion,
�h� lir�it vvil� b� ����rl� p�s��dm �p�ratir� �acaurs will be 7800 �� �1 m30 for �h�
r��r�in pro�r�m, ���s�d f��r� �2e00 �r�tal �:00 P �
2� Th� G�at�f�al R�c�very �ragram ���P� �s t�e ���ern�on pro�rar� �hich b�gins wh��
th� �ent�r ���p��s a� 1.00 P a Th�r� �r� ��p��tat��ras r�q�ir�d for p��pl� to
p�rtic�p��� �� �h� �RP Th� g��sts �f Th� Gr�t�ful Re��v�ry Pr� r�rn rr�ust b�@ ��
ct��n �nd s�b�r to fih� degr�� th�y ��� t�s��� �r�d p�rti�ip��t� �nd ��t b� disrupt�v�,
2� T@�ey r��st �t��nd �r�� h��a� g��up ��° r���v�ry gr��p s�ssi�n ���h vve�k; 3� Th�y
�il� �� �nv��v�d ir� c�ne a�tiv�ty �n �rh��h th�y �r� " iv��g back'g t� t�� progra�o �r
�thers� 4) l"h� ��es�t rnust b� ��rn��tt�d t� a r���very pr��rar�ae Th� �al �or this
pro�r�r� �s t� h�tp t�� p�rt�c�p�n�s d�v�top sk��is ��d �t�itudes that �r� n��ded ��
��ter a �ar��� and pradu�t�v� lif�styt�o T�� �tt�r�at� p�rpos� �f Grat�ful R��ov�ry is
th�t r��� �r�d w�m�n �il� ravv in t9��9r r��a�7�r�ship w�th ��d, �thers, �nd th�r�s�lv�sa
This vvill b� �v�d��t in th��r ��in �bl� t� a�c�pt G�dys lo�� ��d a�cept�n�� �nd th�n
d�rr��ns�rat� �h�� ��v� by b�i�g i� r�l�����sh�p �v�th ath�rs ��d �t p��c� w��h
th��s��v�s. Th�y vvitl b� �b�e to l���� ��d �xp�ri�nc� gr���h �� �h�ir re�ati�ns9��ps
by bo�h th� rn�t�r��l that is b�i�g pr�sent�d but �lso by �he �ppor�u�it��s th�y w�ll
hav� with vol�nt��rs th�t �ilQ �� e �ror� th� �oc�t chur�heso �fh�se volua�t��rs w�l� b�
th� �r��s ����h�n� �he d�ffer��t ctass�s ��d being �n a��h�nti� r�l�t���ship w�th th�
G P gu�stse �s th� �RP g�es�,s g��w they vv�ll b� giv�n d7�f�r��t respo�s7b�l����s
v�ithi� th� GRP Th�s� resp�nsibiliti�s �v�ll �l�ow th�rn �� gr�� ��as�r to b�i�g able to
se�k �utside �rr�p�oyrr��nta n� v�l��t��r vv�tl be r�sp�nsibl� t� tr��k th� �r�vvth �f
CRP gu�sts �nd d�sign j�bs (�nsid� �nd �uts�d�) �f �RP �� h��p �a��t�tat� thear row�h.
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� W� will stri�� �� �chi��� th� p�int �� wh��h �a�h g��st who �as b��� ir� th� progr��
� for rnore �h�� 3 m�n�hs, with ��nsist��t ��rt7c�p�tio�, �i�[ b� �ss7gn�d � p�rs�n�l
m�ntor vvh� �idl h�lp th�r� ta �ch��v� tE�e �o�l �f b���� in r���ti�r�ship �rith G�d,
�t��rs and s��fa
3� Ot�r �b�t� 7nistry i���l��s pr�vid��� �r��sp�rtat��r� �a� p�opl� i� �rd�r fi� c�ak�
app�intrn�n�s �nd c�rnrnitrn�nts which w�ll ���d to tMeie �nd�p�nd���� and s�lf
suf�i��e��y� I� is �ur g��l th�t a�t s�m� p��nt w� �r�ll b� � le t� res �n� to "pr�bt�r�"
h�m�tess ���ple �ho rn�y be causing disr�pta�ns �n town �nd �r� wit�i� t� be
trar�spc�rt�c� ��s�wh�r�o
4� �ur ���1 �f b�ing a liais�r� b�tw�en parts �f �9�� fa�th �ammuni�y �nd other
�rganiz�tic��s prav�di�� homel�ss s�r���es is b��n� ���omplish�d by �u�- �oard
rt��rr�b�rs c�cn�ng �rorn s���r�l diff�r��� c��ar�heso Th�y �r� r�sp��s7bl� t� k��p �6���r
chu�ch m�r�b�cs �duc�t�d as t� ��r���t ���ds ��d d�re�ti�ns within �h� c� r��o��ty
bu� �lso re�rui� rn�cnb�rs t� be ��vo�v�c9 i� �h� �r�grar� and �✓�th �he g��sts4
V�tunt��rs wi�� b� a�t�v� i� th� rr�orn�ng ��d �ft�r�oo� pr��ra s. (S�� � � 2 ab�v�)
C�nt��t �r�d ���rdi��t��� vv�th �th�r �rga��zati�ns �ill b� ��c�rnpl7shed by �he
Execut�v� D���c��� b�ang �n the C�nt�n�ity �f ���e b�ard. H� w�ll �hen k��p the
��rd �br�ast �f �h� �urr�nt dir���i��s �f t�� G��rn�less intec�ent��r� s�rv�c�s� Furth�r
c�ordin�ti�� ��ll b� �ch��ved b� g�tt��g 6�1 S and �os��� at �o ��ll��t �r� us� this
��forrt��ti�� t� �� h��pf�t fi�� th� g��stso � wi�� a�s� h�v� � ��rd r��r�b�r t� �tt��d
a�d k��p us ir�f�rm�d as �� th� �npufi that 1s b��c�� giv�n by th� c�nsul�ar��, Dr. ��ber�.
�rb�t, t� tE�� C��r�ty.
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�9�r Cal Christi��a ��r�astr��s (�ICC � 61�pe C��t�r vv�ll b� ope�a f�or� 7:0� �rr� t� 4�m3� pr�
��d�y throug� Frid�y� Th� ��n��r �v�dt �dase fr�m noon to �m00 prr�. �"h� �e�t�r wi��
�ts� b� �l�sed �n w�����ds ar�d h�t7d�ysm
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N�� ��ll ��s�r� that � rnini��� �f tw� s��ff/v�t��t�ers wil! b� �n d�ty �t �li tir��s
to s�p��as� the �uest� and ��r�t�i� s�f�ty, ��s�d� �nd �utsidem F��� �ut of s�v��
a�t��� boa�d m�rnb�rs hav� ��t�nd�d a�d ���� c�rt�fa�d �t �he o�t�nt�� h���th �nd
f�rst ��d tra��ti� . Eaur �ut af five �� o�r prirra�ry volu����rs �av� ��so �tt���ed t6��
m�r�t�i h��l�h �irst aid tr�i��n�. r
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N�r �al Chr�st��� M�nistr�es �N�C��) Flap� C��t�r wilt f�ll�vv �ll f�d�r�ly St�t�9 ar��
c�unty re �lat���s r���rding h�alth a�d s���ty f�r o�ar gu�sts as ���1 as for th�
Center Th� C��t�r vvill n�t �xce�d ��e rn�xir�u a���a����y �ut��r���d by th� C�ty of
Ukia� Fir� D�p�rtr���ta Th� m�xim�m �c�up���y �ritl b� cl��rly p�st�d i� th� C��t�r
D��rs wil� n�� be bl�c�ed �nd itaors widl be fr�e af trippir�� haz�rdso alkva�ys to ���ts
vvill b� fr�� �f �bj��tsm Ex�ts will b� �l�arty m�rked a�� Ex�� Plans w�ll be p�st�d ��
appr�pr�at� �r��sa A �raap d�si��at�ng th� lo�a�i�� of the g�s m��n vv�ll b�
c�nsp��uo�sty p�st�d �nd k�awn t� �h� ���fi�rys staffa A as shut��ff ��ot w�tl b�
���t��h�d n��r t�� g�s m��no E�s�ru�ti�ns for us��� th� g�s sh�tW�ff to�� �itl b� post�d
n�x� t� th� t�ole �daily ro�rn ��specti�� by staff �ilt sp��ifi���l�� ch��k that �t�
outt�ts r�rn�in s�f�m
�he Fi�p� C�nt�r witl h�v� � �hor� L�st �o ��sur� a s�fe, sanit�ry, �l�an a�d
c�rnf�rtabl� ��viron er�to Staff/Va���t��rs/G��sts w�ll b� tra��ed �nd r�sp��s�bl� ���
tasks �nd���ted �n the Ch�re L�sta C���ni�� s�ppli�s w�ll be property l�b�l�d a�d k�pt
�� � s�p�r�t� st�r��� area �u� of th� r�ach af �h�ldr�r�m A �ter��l Saf��ty ��a Sh��t
( S�S� far S�ar�g� �f �h�rni��ls witl b� �b��i��d fr�rn the C��ty �f 4�ki�h Fire
Dep�r°t���t and �i�t����c9 ���r� ���m��als are stor�d an sit�� �� additic���d ��p� ��
th� sh��t vvi�t b� maint�i��� �� � ���ati�� e�s�dy ���essibl� by st�ff, vot�r�te�rs �s�d
���sts in �h� ev��t �f �� � e�����y �nd �ilt b� �v�ilabt� up�n r�q��stm A F�rst Aid �Cit
�rvil� b� k�pfi �� s�t� at all ��rn�s �nd alt s�a�f, votun���rs vvill b� tr���ed in f�rst a�d and
CP m F�r �rg��t e�ed���� issues, st�ffi �nd v����t��rs �vitl c�ll 9���1 m
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NCC H�pe ���t�r s��t� mai�t�a� � s�f� �����a�m��t ��r g�a�s�s ��d h��� � c���r�y
id�n�.ifi� p�rso� fic� whar� gu�s�.s c�n r�p�rt cr��int��an�� prabl�rnsm Th�se pr�bter�s
will b� rna�n�a���d wit6��� � r��s�nabl� tirne p�r��dv 7�h� C����r w�tl h�ve � ch��k�ist
�f r�utin� �a�n��n���� a�fi�v��i�s ��d th�ir f��guen�y �n � ��ntena��� a�d R�pair
L�gm A�t �f th� �q�iprn�n� us�d ��tl b� �lea�, saf� a�d �ppr�pr�at� for �h� i�t��d�d
fu�cti��m
Th� hl�p� C�nt�� will h�v� � buitdin� r�a��te����� ��a� w�t� p����dur�s tM�t �r�s�r�
r�gularly s���d�k�d vis��l �nsp��t��r�s ��r h��t�h ar�d saf�ty �ss���. Staff ��Ll ���form
facility c���ks for n��t��ss, c����li��ss a�d sa��t�m T�� r�s��ts �f t�� �l���k vv�lt b�
l� �d ��to � �i�d�r �nd k�pt �n si��m ���t������ r����s�s wil� b� �iv�� t� th�
Cer�t�r's dir��ta�: S�fi�t� issues vvill �� b�°�u�ht fi� �he �ttent��� �f the �e�teres
dir�ct�r a�d �o�y c�rr��ti��s th�t meast b� rn�d� wi�E be �l��rly n�t�dm �ti �l�n� f�r
th� ��rrection w�lt b� �st�blish�d, ��d th� �ssu� ��lt b� c�rre�t�d 7� � tim�ly �ar�n�r
�nd logg�d in th� �i�t�n��c� ��d R�p�ir Lagm
P�g� 4 �f 7
,
If
� . e
;r P��Cil� - P�li�le�
�3��t�i Ht�p� �����r w�ll work ��tiv�ty t� pr�v�nt p�st �nf�stati�n ��t�a� th� sh�l�er
a�d �� c�ntr�l �r �r�di�at� pests as p�ss�bl�o ��� C�nt�r w�ll ��ke pr�c�u���ns su�h �s
f wipir�g u spills a�d �r� �bs fr�que�tly �nd insp�c�i�� �r�� ���or�in� b����m Th� ��r�t�r
��ll e����t� g�rba�� ��r�tain�rs off th� fl��r �nd �vil� h��� p�st c�ntr�l 7r�sp�ct�ans �s
n��d�dm
Ther� will be a �andline teteph�n� �v�ilabl� d�ri�g c�p�ra�i�g h�ur� t� ��ntact
er�ergency s� �c�s; this list of �r�erg���y r��rr�b�rs witt b� p�st�do
,
- I 1 I TI
NCC� H�p� C�nt��- gu�sts vva�t b� pr�t��t�d ��ains� all forms �f discrirr�i�ationm
PJo� Ca( Chris��an inistries H�p� C"�nt�r° wftt ���p�ct ��d ����or��bly���om od�t�
p���ona( �nd ccr(tc�ra( dfff�r°�t�c�s as��cfat�d wi�h r���, �eliqious cr��d, ��l�r-,
r�a�ior�at oragir�, a¢�ce�t , l�r��u��e, d�s�bi(itY (Phy�i�al o� �nta(), m�di��t
cor�diti�r�, rr��r���( �t�ters, far�al�a� ���tu�, ���, g�r►��r, s�xu�t oa�i�r�tati�r�, sour�� of
in��m�, �r poditi��t �ffili��i�r�m
NCC vvill t�k� �rnrn�d��t� a�ti�� ta cor���� a st��f�volu�t��r vvh� v�ot�t�s this �oli�y.
� I
�lCC s�aff/v�l��t��rs w�lt r��� ask que�t�ons abo�t � ���t's dis�bility, �nl�ss at is
dir��tly r�t�t�d �� th� pr�v�sio� of s�rv��e t� the ��stm If a g�a�st r�quests � �h�n �
�rt p�l��y �r pr��eduo-� as �n ����mrn�dat�on �f hislh�r dis�bil�ty, �lCC ��Rl gran� th�
�cc�mrno ati�n �r��� th� ��c�mm�d����r� �s b�th r��s�nabt� and sa���ss�rya
� L
�ol��t��rs �r� tr�i��d ta b� pr��c�ivem 9� ! � gu�s� st��ts �a �s��t�t� �nd be�orr��s
disr�pti��, our ��1�����rs vvill ��y t� talk �vith �h�m ar sit ��x� t� th� or �ak� �h�m
�s� � ��d try t� ��lr� th�rn da�n by r�d���r�� �h� st�mut�t��� �round th�rnm Th� ��xt
step is �� �ive t9��rn � vvarnqc�gp 9f ���y ��n�io�ue t� be disrupt�v�, vv� ask th�� t�
l��vem If � f�ght d��s �c�ur, �ur ���u�����s �r� �r��n�d n�t �� ����g� b�t �� ��1� ���
p�lic�o
�� � 5 �f7
f�C� e �c�fi�o��
i � �
N�CM Fi�p� C�r���r w�ll h�ve a s�f���i�r�t s�pply �f fu�ct��r��i, �l��n a�d r�as�n�bl�
�rivat� toil�t�m �'h� C�nt�r's show�cs vvi�� b� �ssi ned ta g��sts, o�� d�y f�r w�r��n
�nd th� ne�fi day for rn�n, Th�re witl b� st�ff/volu�t��rs �tte�din� �o th� sh���rs ta
�sstar� rivacym Th� ta�let and sh���rs f���liti�s �vild b� o�aintai�ed �r� ��rki�g ardec°
vvith h�t �nd c�ld r��r�i�� en��t�r Sh�w�rs vvi�l hav� ��n-�k�d stripsm �i�t w�t�r ���d f�r
� wash�ng a�d ���hing w7ll n�t ex�e�d 104 d��re�s F�hrenh�ita
E F �T
NCC H�p� ��nt�r Co � of C��d��t Agr��rr��nt wilt be si ��d by ea�h ues� �p�n
�nt�k� t� �J�C o
es �tfut - ��a�sts w�lt ma�nt�7n r�sp��tful b�havior t��ards atl staff, v�lunt��rs,
g�c�sts �nd �h� ��ighbarha�d. ��i�� r�sp��tf�t rra��ns n�t sw��rin � st�a�i� �r
pr�ss�rin� ����n�.
e�� ful - Gu�sts wall n�t p�rti�ipat� i� any vi�l�c�t �r abusi�� b�h�o���r, ph�sic�t or
verb�l ���l�d�ng the tas� ofi �busiv� t��gu��� a�d/�� thr��ts tovvard� athersm
S� �t��� ree - Th�r� �s a 669J� use �f al��holldrugs/rn�rij�ana" poli�y �t 6J�C
�iop� C��t�r A�y p�rs�n th�t �s �bvi�usd� �s�t�x�cated �r drug �d �s no��d by sp�cif��
b�h��i�rs �✓��� n�t �e p�rm�tted int� th� C�nt�r �r �ll��r�d �r� �h� h�CC pr�p�rtym N�
p�ss�ss��n �f a���h�l/dr�a s/�l[� �l s�bs�a��e/rrr��r�3��na �� p�rson �s �l��wed �a6��t� �t
�VCC e Srr��ki�g �ig�r�tt�s vdi�l b� �lda�✓�d �t d�sagn�t� ��tsid� ar��sa
Safe �� riv��e � N� 5exual �o�t�ct �f �ny ki�d.
ei h �Ly - G��sts �ill o�espe�t �h� �e� hb�rh��d by not t7tt�r��g or l��t�r�n o
Goo rat�v � G��s�s will participa�� �� d��ly �hor�s a�d requ�sts �f st�ff/v�l��t��rsm
�
C��st �itl r�ad �r�d ir��tia� �r�m�diat� T�rrn����io� �oli�ye
No v�al�r�t� th���ten�n �r abus��e� beha���r (i4em �v��-t vial�nc�, �bus� �f �h�ldr�n�,
a �u�s� r��y �r r�ay n�t r��e�v� a �erb�l w�r�ir�gm
o ��c�h�t or r�a �
� ��po�� �r n�thi� � t ��ul � 9nt n � t� � u�e �� a � �n
� orcowin ����s�ions r oney f� othe� � s�s or ����f✓v l��t��rs
� s xu�l a������y o� p�rn� ra hy
Pa e 6 of 7
,
% _ _ ���� � ��IICI��
N� l�itecir�gltitt�rir� �� th� ��nt�r or r�eighb�rhood �t �nytirn�
I
�
Cu�sts wiit b� �lt��ed to brin� their dogs �� ��� F1op� Cent�r Cr�t�� vvill b�
pra�id�d �r the g�est �itl hav� �� ke�p th�m �n � l�ashe
T F LL 1 E� S 1 �E 5 F T ALL T
, P E �C 1 Y CC � 'Y C� C ST°/� � S�
E I� N IT 6�L T IE
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��C� r�q��r�s �l� gu�sts t� ��cur� ��y �n�v�s or cn�a�s of pro��cti�n to b� s�cur�d in
their b�ckpac�so �uns vuitt nc��. b� �ll�vved �� �h� CC pr�p�rt�m
Pag� 7 of 7
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Nor Cal Christian inistries
The ��ope Center IV
150 Luce JAN 2 6 �018
To: Craig Schlatter- Community Development and Planning D°vrector Bur�,DINGi PL�Nc b PARTMENr
Subject: Additional Information for Use Permit Application
Date: Jan 24, 2018
The following is additional information ta clarify comrnents from Captain Justin Wyatt in his
review of Use Permit application by NCCM sent to Craig Schlatter dated 1/9/18.
1. The single designated point of contact for law enforcement responsible for
communicating with�i�st responders is: Steve Lands - 707-234-3286 or
707-4$5-2203. Back-up would be Tony Huerta 707-481-$398 or
707-485-7711.
2. NCC 's ood Neighbor Policy will include:
A. Ir�itially, information will be handed out daor-ta-daor which will include
phone number for Tony�iuerta,Executive Director (707-481-8398)that
neighbors can use to report concerns about faciliiy and staff. This
i��ormation will also include an additional phone number for our Board
President, Terry Moir(707-510-1809) if they feel that their contact
with the Executive D�rector did not resolve the issue reparted. This
information will also be pasted on the front doar for people to use if
needed in the �'�ture.
B. Following irutial contact with neighbors there will be an invitation by
maii every six months giving them the opportunity to attend the Board
meeting giving any suggestions or complaints that they might have
reference The ��ope Center.
C. There will be provision for the storage of guests' property while
attending the facility at a covered area behind the fence on the east side
of the praperty. This area will be covered from public view by fences.
3. It will be clearly indicated for guests that there will be go gathering around
the btulding or in the neighborhood before sessions begin. This will also
be reinforced by staff.
4. All laws will be applied to both staff and guests.
5. Garry Colson,the a ° °strator for the��omeiess Management Information
System(I-�1ViIS),has been contacted and is set to help us install and
utilize a system to register and track usage by guests. NCCM is
committed to transformat�on rather than providing services that enable.
Nor Cal Christian Ministries
The ��ope Center
150 Luce
6. Tony��uerta, Executive Director, has attended and is in the process of joining
the Mendocino County Continuum of Care. We have met with Dr. Marbut and
attended the last information meeting by Dr. Marbut and are looking forward to
hearing and participating in the recommendations that he will be making and
that are accepted by Mendocino County Continuum af Care.
If ere e y er questions on e above ` o ation,ple e feel free to contact e.
. ���.�.mm,..
Smcerely, � � �,.w4u ...
�� �"� ������'�
�il ��' �.. � ',�
Tony ue�t�, Executive irector,NCC
Ph. # 707-481-8398
The Genter for Hope
To: City of Ukiah
Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Project: The Center for Hope
Location: 150 Luce St., Ukiah CA
Subject: Brief Project Description
The Center for Hope is a day program operated by Nor-Cal Christian Ministries that has been
providing a uniquely Christian oriented recovery and transitional program for the poor and
homeless of Ukiah since June 2016. The program has most recently been operating out of
First Presbyterian Church. The program is focused specifically at addressing the spiritual
maladies as well as relational isolation that prevents many of the homeless from being able to
re-enter society. The individual services are designed to engage people in programs that move
them towards spiritual healing and integration into the community. The services that are used
include a morning program with nutritional srrack, teaching, prayer, relational skill building and
a ride to Plowshares for lunch. There is an afternoon program with Christian oriented recovery
programs, showers, laundry facilities, and connection building with community members.
The program will serve approximately 25 persons per day Monday through Friday with a
maximum of 35 at any one time. The Center will operate from 7:00 AM - 11:30 AM and 1:00
PM to 4:30 PM. All activities will be conducted indoors with a smoking area in the back that is
not visible from the street or neighbors. The Center for Hope is staffed by trained volunteers
under the direction of our Executive Director, Tony Huerta. The ratio of staff to guests will be
1:10 with a minimum of two staff at all times in which there are guests present. The project will
use the existing building that is 328� square feet at 150 Luce St. In the past 40 years the
building has been used consecutively by Church of Christ, South Valley High School,
Plowshares Peace and Freedom, and most recently Victory Outreach. There will not need to
be any structural additions. There are eight off-street parking places. The majority of guests
do not own vehicles and will arrive on foot or by public transportation.
I �����'�'�f�,� �'�.� .�. �i �Q��
150 Luce
Requested Information
To: Julie Price, QISP
Subject: Additional information for Use Permit Application and Variance for
Parking.
Location: 150 Luce Ave.
Ukiah CA 95482
Response to Questions reference Use Permit:
Q1. The fence around the proper�y consists of a solid wood fence on the
west, north and east sides. On the west side it is 3 ft high for the first 40 ft
starting from Luce Ave and then becomes 6 ft for 80 ft where it meets the north
fence. The north fence is all 6 ft until it meets the east fence. The east fence is
3 ft the fiirst 25 ft starting from Luce Ave and then becomes 6 ft for 100 ft. until it
meets #he north fence.
Q2. The smoking area is on the north side of the building. The area is 35
ft by 5 ft. and is covered by the porch roof. It is 30 ft from the east fence, 25 ft
from the west fience and 18 ft from the north fence. There is a creek behind the
north fence.
Q3. Exterior lighting consists of: One Dusk to dawn motion-activated,
dual floodlight and two manual dual fioodlights on the front (south side) of the
building. The east side has 1 dusk to dawn motion-activated floodlight and
three manual lights. There are 3 manual lights across the back (north side). One
dusk to Dawn motion detector on the west side totaling three dusk-to-dawn
floodlights. (See Plot plan for specific locations of listed lights.)
Infiormation for Variance for parking requirements:
1. The building on this parcel was originally a church. The building is iocated
in the center of the lot with parking on both sides which does not make for
the best use of parking area. In the past this parcel has been used as a
church, a school, plowshares and most recently, Victory Outreach. These
uses needed more parking than whafi is needed for our use. Our program
that is currently housed at the First Presbyterian Church averages 4 staff
vehicles, 4 guest vehicles and 2-5 bicycles. The off-street parking at the
Luce location is adequate for that many vehicles. The guest vehicles will be
� on the east side where there are 5 full access spaces. The 4 staff vehicles as
a
�A��������� ��� � � ����
- �P
150 Luce
Requested lnformation
wefl as the church van will be on the west side where there is adequate room
but will require "stack parking". There is three additional street parking
spaces in front ofi the properly. There wili be a fenced and covered bike
parking area, 10' by 20', along the east side of the building. (Ifi any additional
bike parking is needed, there is also plenty of room for bikes on the north
side of the property)
2. The proposal is not a grant of special privilege due to the previous uses of
the building as a church, a school, and for plowshare who had higher traffic
uses then our program due to most of our clients walking, using bicycles,
and/or public transportation.
3. The granting of the variance would not be detrimental to surrounding
properfiy owners due to vehicle parking being on the property or
occasionally directly in front of the property.
Contact Person: Martin Wattenburger
Ph #: 707-354-Q023
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Applicant: Nor-Cal Christian Ministries
Project: Center for Hope
Address: 150 Luce Avenue, Ukiah
APN: 003-072-05
RES4LUTION NO. 2015-39
RESOLUTION 4F THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE HC>MELESS
SHELTER USE AND DEVELOPMENT GUIDELINES FCJft SITII�G, DESIGNING AND USING
HOMELESS FACILITIES
WHEREAS, on August 1, 2001, the City of Ukiah adopted Resalution 2001-15 (Hameless
Facilities) establishing Hameless Shelter Use and Development Guidelines far Siting, Designing
and Using Harneless Facilities; and
WHEREAS, the 2001 Homeless Shelter Use and Development Guidelines for Siting, Designing
and Using Homeless Facilities required that a Use Permit be obtained prior to the establishment of
a Hameless Facility; and
WHEREAS, effective Januar 1, 2008, Senate Bill No. 2 SB2 was ada ted re uirin cities and
Y ( ) p
q 9
counties to amend zanin to ermit ear-raur�d emer enc shelter s without discretionar action
� K� Y 9 Y O Y
pursuant to Government Cade sectian 65583 (a)(4)(A).; and
WHEREAS, the City af Ukiah's General Plan Nausing Element H2-f requires a Zaning Ordinance
amendment allawing the establishment of a homeless facility withaut discretionary actian; and
WHEREAS, after the conduct of the public hear�ng, the Planning Commission voted (4/1, with
Commissioner Sanders dissenting) to recommer�d City Cauncil adaptian of the Ordinance revising
the Municipal Cade, and approval of a Resalution amending the Homeless Shelter Use and
Develapment Guidelines; and
WHEREAS, tl�e required text amendment to Resalution 2001-15 includes additional langua�e that
eliminates the need for a Use Permit within the Nameless Shelter Overlay area; and
WHEREAS, On September 2, 2015, the City Cauncil, after conducting af a public hearing,
approved a Negative declaration and adopted an Ordinance revising Article 15.5 (Homeless
Facilities) of Chapter 2, Division 9 of the Ukiah Municipal Code; and RESOLUTION XX
WHEREAS, the City Council has reviewed the amended Hameless Shelter Use and Develapment
Guidelines, included as Exhibit "A" herein; and
NOW, THEREFORE BE IT RESOLVED that the City Cauncil af�he City af Ukiah hereby approves
the amended Homeless Shelter Use and Develapment Guidelines to be used ta guide the use,
siting, and design af hameless shelter facilities in the City of Ukiah.
PASSECI AND ADOPTED this the 2na day af September, 2015 by the following rall call vate i�
AYES Cauncilmembers Mulheren, �oble, Brown, Scalmanini, and Mayar Crane. I�!,
NOES Nane �
ABST�AIN fJane �
A ��`EI�T None
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Douglas F. C ane, ayor
ATT�-ST: �� �"��.� �,
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Jar Thiele, Deputy City erk
Exhibit A
HOME�ESS SHELTER FACILITY
USEAND DEVELOPMENT GUIDELINES '
I. Pur�ar7d Iritent
In recognition af the growing n�umbers of homeless persons in the l�kiah area, these guidelines
are intended ta provide a guide by which a temparary or long-term homeless shelter could be
established within the City af Ukiah. They are also intended to ensure that the public's health,
safety, and welfare are maintair�ed. The term "homeless shelter'" means the same as "homeless
facility."
I I. F"�rrri#ar�c�Plaru��r�Requir��t�r-t�-�ts
Use Permit: All homeless shelters require Planning Commission approval of a Use Permit,
cansisten� with the pravisions contained in Ukiah Municipal Code §9262 except those
located within the Hameless Shelter Overlav Zone. Use Permit applications are on file in the
affice af the Planning Department. Conditians af appraval shall be imposed by the Planning
Commission in accordance with Article 15.5, Chapter 2 of the Ukiah Municipal Code.
Decisians of the Planning Commission may be appealed to the City Council.
Shelter Management Plan: Shelter peoviders shall establish a Shelter Management Plan in
canjunctian with the required Use Permit. Shelter Management Plans shall address issues such
as transpc,rtation needs, client supervision, food service (if any or if allawed), client services,
interiar and exterior building improverr�ents for client and ne�ghborhood welfare, pets, ar�d any
ather companent which might bear on ensuring that the shelter is operated in a safe, efficient,
and sanitary manner. The Shelter Management Plan shall also include measures to be
implemented that will ensure compatibility with surrour�ding land uses.
III. Operatianal Standards:
A. Minimum Distance ta Nearest Residential Development: Hameless facilities shall be
lacated a sufficient distance from residential developments so that they will not create
adversely impacts. Factors such as topagraphy, landscaping, structures and other
natural ar man-made features shall help ta determine whether ar not a prapased facility
cauld have an adverse irnpact on residential areas.
B. Minimum Distance to Nearest Schoal or Public Park: Homeless facilities shall be
located a sufficient distance from schools and parks so that they will not create
adversely impacts. F�ctors such as topography, landscaping, structures and other
natural or man-made features shall help to determine uvhether or not a proposed facility
cauld haue an adverse impact on schools and parks. Schaol and public park hours of
use shall alsa be considered when determining the appropriate distance from schoals
and parks.
C. Haurs of �Operation: Temporary hameless shelters typically are restricted to the hours
af 6:00 p.m. to 8:00 a.m., during winter months (November ta March). Hours can vary
depending an the severi�ty and/or duration of the winter, or any other unfaceseen factor
(e.g., natural disaster, etc.) which, individually or collectively, warrant different haurs of
operation. Permanent hameless shelters are allowed to have expanded haurs of
aperatian, depending upan the extent of in-residence services provided.
i __.. _
D. Shelter Separation fram Other Shelters:
Shelter Size (Number of Beds) Min. 5eparation from Other Shelters
25 or less 0.25 miles
26—?5 0,50 miles
76— 100 1.00 m iles
101 — 125 1.50 miles
126 o�r more 2.00 miles
E, Lacatian: Shelters shauld be located within a reasanable distance or travel time from
services and facilities used by the hameless (e.g., food service, bus stops, gavernment
affices, etc.). They should be in areas that are safe and have low crime rates. Shelters
should be lacated sa as ta minimize travel routes thraugh residential neighbarhoods ta
get ta transit facilities ar ather services needed by the hameless. Finally, they should be
lac�ted sa tf�eir aper�tians da not conflict with nearby businesses.
F. Shelter Site and Facility Size/Capacity: The size af the shelter site should be
carr�mensurate with the size af the praposed shelter structure and the activities attendant
ta its c�peratian. Ta insure that the shelter aperation is fully cantained on site, the
building shauld be of suffiicient dimensian and capacity to house the prapased number of
residents and provide space for a variety of suppart activities, as well as ather activities
and facilities essential far its aperation. This wauid inciude, but not be limited to,
adequate shower/bath facilities, tailets, aff-street parking, staff facilities, foad preparation
facilities, counseling center, health screening facilities, day care center, and the like.
G. Enclosed and Screened Facilities: Shelter activiities shauld be enclosed within
buildings, except for outdaor waiting areas and play areas for shelters which
accammadate families with children. Outdoor areas assaciated with the shelter should
be enclosed and apprapriately screened to ensure privacy and to provide camfartable
waiting areas.
H. Lighting: Adequate on- and off-site lighting should be pravided.
I. Access: ,qdequate pedestrian access should be pravided between a homeless shelter
and transit facilities and other services needed by the homeless.
„�'' � Department of Community Development
' 300 Seminary Ave.
� Ukiah, CA 95482
� I Il�r�r�lir� . c��li�� ����,�Il�li�l�.��ir�
l°�°��°��� - - (707) 463-6203
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Date: Prepared August 25, 2017; reformatted March 13, 2018
To: 150 Luce Ave. Ukiah - Planning Director Determinations File
From: Craig Schlatter, Director
Subject: Determination of Appropriate Use for operation of a facility providing services to
the homeless in an existing building located at 150 Luce Ave
Tony Huerta of Nor-Cal Christian Ministries has inquired about operating a facility providing
services to the homeless in an existing building located at 150 Luce Avenue. The subject property
is zoned Single-Family Residential (R1). The services and use to be conducted in the proposed
facility are not clearly articulated in the zoning ordinance.
Determination of Appropriate Use. Zoning ordinance section §9022, Determination of
Appropriate Use, states the Planning Director shall determine whether the use is appropriate for
the Zoning District, either as a right or subject to a use permit. In making the determination, the
Planning Director shall find as follows:
1. The use would not be incompatible with other existing or allowed uses in the R-1
zoning district;
2. The use would not be detrimental to the continuing residential development of the
area in which the use would be located; and
3. The use would be in harmony and consistent with the purpose of the R-1 zoning
district.
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 permitted
uses. (Ord. 1001, §1, adopted 1998)
Findings for Determination of Appropriate Use. Operating a facility providing services to the
homeless in an existing building located at 150 Luce Ave has been determined to be appropriate
as a permitted use in the Single-Family Residential (R1)zoning district-specifically as a Homeless
Facility, defined in Chapter 2, Article 15.5 of Ukiah City Code. Per Article 15.5 Section §9171 C
homeless facilities (or shelters- the two terms are used synonymously) may be proposed and
approved in the R-1 Single-Family Residential zoning district subject to Planning Commission
review and approval of a use permit. The following findings support this determination.
Finding 1. A description of the uses by Mr. Huerta at the facility are most similar to those of
the definition of"homeless facilities,” under Article 21 of the zoning code. Program services
and estimated number of individuals utilizing the facility are as follows:
• On-site bathroom and shower facilities, pre-packaged meals, clothing donation
• Morning religious service, followed by prayer (attendance in religious programs is
not mandatory for receiving other services or temporary/daily shelter)
• Estimated that facility will serve approximately 40 individuals
In comparing uses described by Mr. Huerta to a recently approved use/site development
permit for a homeless facility at 1045 S State St, the Redwood Community Services (RCS)
Community Center and Winter Homeless Shelter, the two facilities appear similar. Below is
an excerpt from RCS's Shelter Management Plan:
"Services include, but are not limited to: bathrooms, showers, laundry, counseling,
education, internet access, and a clothing donation area. Minimal food service will a/so be
offered in the form of snacks and microwavable foods."
Finding 2. The proposed use is similar in nature and intensity to the uses listed as permitted
uses. Uses proposed at the facility on 150 Luce Ave are similar to private schools or public
buildings and places of temporary public facility in terms of overall impact to the neighborhood.
Private schools and public buildings are permitted in the R-1 zoning district with the securing
of a use permit.
Finding 3. This site is the former location of Plowshares, which operated services for
homeless and low-income individuals for several years. Use permits were approved by the
Planning Commission for the Plowshares facility. As with the Plowshares application, any
impacts related to the use can be controlled through the use permit and the use should not
be detrimental to the continuing development of the area.
Conclusion. Based on this analysis, the use proposed by Mr. Tony Huerta for the facility to
be operated by Nor-Cal Christian Ministries is in harmony and consistent with the purposes
of this Code and the district in which the use would be located. Therefore, the proposed
homeless facility can be allowed with Planning Commission approval of a Major Use Permit.
S:Planning/Determinations- Planning Director/150 Luce Ave- R1
Planning Director Determination
150 Luce Ave Homeless Facility-R1
2
Po/icies/Chapter 2
Table 2A
Compatibility Criteria
Mendocino County Airpart Land Use Commission
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:.::::::.::::::..::::.;:.;:«<.>;>:,:.;:;;.::,:.:;;;>;:::::::::::::::::::.:;:.;:.;::::;:.;:,:::-::::::::::. #�nna.;>::;:::::::::::::::;:;.;:.;;:::;:;.:•.;:.;:.;1�.##�`.:::::.::::::::..:.::..:::::::.:::k��lrPt.......... ....
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:::::•::.•:,::•..::..::::•::•............ ........ • ..... .:.:.
i;;:::>,�i;;;;; • All sEructures except • Dedication of avigation • Alrcraft tiedown • Heavy poles,signs,
ones with location set by easement apron large 4rees,etc.
aeronau4ical function • Pastures,field crops,
• Assemblages of people vineyards
• Objects exceeding FAR � � Automobile parking
Part 77 height Iimits �
'.z�?�?.« • Hazards to flighte
::;;;;�l;;;:;! • Schools,day care • Locate st►uctures • Uses 9n Zone A • Residential
;;:;:�It1i�??i centers,libraries maximum distance from o Single-story offices subdivisions
;;:?;;;H�:::; • Hospitals,nursing homes extended runway • Single-family homea • Intensive retail
• Highly noise-sensitive centerline on an existing lot uses
uses(e.g.amphitheaters) • Dedication of avigation . • Low-in4ensity retail, • Intenslve
• Storage of highly easement oHice,etc. manufacturing or
flammable materials' • Low-intensi4yr food processing
o Hazards to flfght° manufac4uring uses
• Food processing • Multiple story
offiees
- • Hotels and reeotels �
� • Multi-6amily �
reside�tial
:;;�;;�fM:;::;; • Schools • Ded3cation of overflight • Uses in Zone B • Large shopping k
�:� • Hospitals,nursing easement for restdential • Parks,playgrounds malla i
homes° uses • Two-story motels • Theaters, j
• Hazards to fligh4e • Residentfal audite�iums I (
subdlvisiona � Larc�e sports � I
• Intenslve re4ail uses s4adiums �
� Intensive • Hi-rise office
manufacturing or buildings
food processing uaes
• Multi-family
»»:��: residential
.;>;,'q.:.:;;; • Hazards to flight6 • Deed notice requircd for • All exceq4 anes �
residen t ia l deve lo men t hazar dous to f l i h t i
2-6
_ Pollcies /Chapter 2
Table 2A Contin�ed
Compatibility Criterta
Mendocino Coun#y Airport Land Use Commissio��
NOTES
1 Residential parcels should not be smaller than the indicated size nor have �nore than the indicated
number of units {aer acre. Maximum densities expressed in acres are gross acres; those expressed
in units per acre are net acres.
2 The land use should not attract more than the indicated number of people per acre at any time.
This figure should include all individuals who may be on the property (e,g., employees, cus-
tomers/visitors, etc.). These densities are intended as general planning guidelines to aid in
determining the acceptabiliiy of proposed land uses. Special short-term events related to aviation
(e.g., air shows), as well as non-aviation special events, are exempt from the maximum density
criteria.
3 Open land requirements are intended to be applied with respect to the entire zone. This is typically
accomplish�d as part of the community's master plan or a specific plan.
4 These uses typically can be designed to meet the density requirements and other development
conditions listed.
5 Th�se uses typically do not meet the densiry and other development conditions listed. They should
be allowed only if a major communiiy objective is sene�d by their location en this zone and no feas-
ible alternative location exists,
6 See Policy Section 3,3.
7 May be modifed by airport-specific policies.
8 In those portions of the 8 Zones located lateral to ttti� ru�way, no restriction� nn the storage of
flammables apply. Within the balance of the B1 and B2 Zones, up to 2,000 g�llons of fuel or
flammables is allowed per parcel. More than 2,000 gallons of fuel or flammab��s per parcel within
the balance of the Bi and 62 Zones requires the review and appraval by tf�s� R�Ll1C. See Appendix
G for a diagram of typical area iateral to the runway.
9 Refer to Policy 3.2.3. for definitions which distinguish between hospitals anc� ��a��ical clinics.
2 - 7
/ndividua/Airport Po/icies and Campa.�ibi�ity Maps/Chapter 3
�
6. Ukiah Municipal Airport �
6.1. Lands within the A* and 61*zones are currently not under airport ownership. However, it is
the intention of the City of Ukiah to provide long-term control o#the land uses within these
areas by either acquiring the property in fee or obtaining approach protection easements
restricting the type and density o�land uses permitted.
6.2. The B2 zone north nf the Airport largely encompasses existing development. Some vacant
land remains, however, and redevelopment of other parcels is anticipated. The Infill policy
(Policy 2.1.6}of the County-wide Compatibility Plan is appticable to the entirety of this 62
zone. This policy allows new development of a similar intensity to that of surrounding, already
existing, uses,
A survey of�the area has been conducted to determine the current types and intensity of uses.
The following limits on future development of this zone are set accordingly:
(1) New residential development is discouraged in this zone. However, where such
development is considered the best land use for a particular parcel with regard to general
city planning factors, high-density, multifamily residential development shall—because of
its lower sensitivity to noise compared to single-family residential uses—be deemed ,
normally acceptable. Any new multifamily residentia! development shall not exceed 28
dwelling units per acre. Any proposed multifamily residential development greater than
four acres shall maintain a minimum of 30 p�rcent open lands including non enclosed
automobile parking lots, major landscaping areas and a share of adjacent roads. New
single-family residential uses shall continue to be regarded as normally unacceptable.
(2) Non-residential uses shall not�exceed 90 people per acre.
(3) Routinely occupied portions of buildings shall not exceed two stories in height(equipment
rooms, etc., are exempt).
(4) Restaurants and motels are acceptable uses in the B2 infill zone provided that they do not
exceed the above two criteria.
(5) An existing school or hospital located virithin the B2 infill zone may be expanded provided
that the buildings are single story and the use does not exceed an intensity of 60 people
per acre.
6.3. Recording of a Deed Notice is considered an acceptable alternative to dedicatio� of an
avigation or overflight easement in the B2 and C zones.
6.4. Establishment of a Real Estate Noise Disclosure requirement shall be considered an
acceptable alternative to a Deed Notice requirem�nt in the D zone.
3 - 14
athy la a ly
ro : Craig Schlatter
Sent: Wednesday, March 21, 2018 7:35 AM
To: Cathy Elawadly
u ject: FW: Homeless Shelter- 150 Luce Avenue
From: Don Crawford [mailto:donjcrawford@sbcglobal.net]
Sent:Tuesday, March 20, 2018 7:12 AM
To: Craig Sehlatter<esehlatter@cityofukiah.com>
Cc: Diane Crawford <dianemcrawford@sbcglobal.net>
Subject: Homeless 5helter- 150 Luce Avenue
Mr. Schlatter- My wife and I have owned property on South Ave since 1972. Although we don°t live
there anymore, we feel obligated to speak up for the folks who rent from us. I remember very clearly
the collateral impact in that neighborhood of the Plowshares facility first located in the same area.
Both of us are advocates for humanitarian efforts in support of the less fortunate in our
community. We are also very mindful of the unavoidable neighborhood impacts those efforts may
have on innocent residents. We believe that, with careful, responsible monitoring of the streets and
sidewalks, this facility should be operated in a manner sensitive to its neighbors.
Remember, Observatory near State St has had more than its share of police calls over the
years. If you approve this project, please take your own responsibility and that of city management in
general that it will not increase problems in the neighborhood. That should include micro-
management of the area by the facility officials and city law enforcement, preventing loitering, littering
and the other collateral impact of drawing extra non-resident people to our neighborhood.
It's with fingers crossed and reliance on your taking full responsibility that we think this good deed
is appropriate.
F�egards,
Don and Diane Crawford
Ukiah
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Sirs/Madams:
We are in total support of NorCal Christian Ministries' use of this building
as a safe place to go in the daytime for warmth, friendship, and a cup of coffee.
The Ministry has two target populations: The morning program targets
those who have not accessed mainstream services, aiming to engage them and
help them move to take the next step. The second target population is those
making an integration into mainstream society who would benefit from supportive
relationships.
What's different about this ministry is the focus on relationships, drawing
volunteers from faith-based communities who want to give their time and
resources toward building relationships with the poor and hurting.
These relationships vary, ranging from an encouraging word, to connection
with local businesses and community members for membership and employment
opportunities, helping connect people to other available resources in the
community.
This building has LONG been used to meet the needs of the
disenfranchised, poor and homeless. We are not aware of any neighbor against
this operation.
Thank you for considering endorsing and licensing this ministry.
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We, the undersigned, are in total support af NorCal Christian Ministries' be gi�en a use e t�open
The Hope Center at �50 Luce Ave. in Ukiah. This is no new program; for thE past two ����$���m�x�'
Ministries has been serving the ttomeless, most recer�tiy at Ukiah Presbyterian Chur�c�.
The Ministry has two target populations: The morning program targets those who have not accessed
mainstream services, aiming to engage them and help them mo�e to take the next step. The s�cond target
population is #hose making an integration into mainstream society who would benefit from supportive
relationships. For many years this building has been used to meet the needs of the disenfranchised, poor and
hameless. We are not awa�e o#any neighbor against this operation. This building as a safe place to ga in the
daytime for warmth, friendship, and a cup of coffee.
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AGENDA SUMMARY REPORT
Subject: Discussion and Possible Recommendation to the City Council of a Draft Residential
Density Calculation Ordinance Amending Various Sections of Chapter 2, Division 9
of the Ukiah City Code to Set Forth in Greater Detail the Procedure for Calculating
Residential Density.
Background: In August 2017, the City Council directed Staff to pursue a housing strategy for Ukiah. The
housing strategy (Attachment 1) deploys a two-pronged approach - one part focused on affordable
housing and one part focused on middle-income housing -to facilitate new housing opportunities for Ukiah
residents. A key component of the affordable housing strategy was development of a locally-based
housing trust fund - the Ukiah Housing Trust Fund (UHTF). Three housing project applications were
received in response to the UHTF's first Notice of Funding Availability, released January 2, 2018. If all
three projects are successful, the total amount of new affordable housing units created will be 151.
Traditional funding sources available for affordable housing are not generally available for market-rate
housing. Therefore, to facilitate the development of additional middle-income housing units, particularly
on remaining infill sites, the strategy involves removing impediments to housing development through
regulatory relief and innovative zoning practices.
Planning Division Staff has been researching the practices of other jurisdictions and analyzing existing
zoning policy for possible regulatory relief. In a recent review of the residential density definition, Staff
discovered no specific calculation method described in the ordinance. Traditionally, if no specific definition
is prescribed Staff would evaluate the project based on a conservative interpretation of the ordinance. In
this case, taking a conservative approach to the calculation of residential density could result in as much
as a 10% reduction, per project, of middle-income housing units.
Staff prepared the attached draft ordinance (Attachment 2), which sets forth the procedure for calculating
residential density, and presented the ordinance to the City Council on January 17, 2018. The amended
ordinance language may allow for additional density of development in appropriate areas, providing all
Recommended Action(s): Review and discuss the Draft Residential Density Calculation Ordinance;
make a recommendation to the City Council to approve the CEQA Negative Declaration and introduce
and adopt the draft Ordinance.
Alternative Commission Option(s): Review and discuss the Draft Residential Density Calculation
Ordinance; recommend the Negative Declaration; make alternate recommendations to the City Council.
Citizens advised: N/A
Requested by: Ukiah City Council
Prepared by: Craig Schlatter, Community Development Director
Coordinated with: Julie Price, Project Planner
Attachments: 1- City of Ukiah Housing Strategy Overview
2- Residential Density Calculation Draft Ordinance
3- CEQA Initial Study and Negative Declaration for Draft Ordinance
4- Residential Density Calculations Table
other building and development criteria are met for the project. The Council directed Staff to refer the draft
ordinance to the Planning Commission and to bring the ordinance back to the Council for consideration at
a future date.
Staff subsequently prepared a CEQA Initial Study for the draft ordinance (Attachment 3). The initial study
found that the proposed ordinance would not have a significant effect on the environment, and a Negative
Declaration was prepared.
Discussion: The current City Code does not describe with sufficient specificity whether the calculation
of residential density on a given parcel should include, as part of the area of the parcel, adjacent public
rights of way such as bounding streets. The proposed ordinance specifies that the area of a given parcel
shall be measured to the centerline of streets or other public rights of way that are contiguous to the
property lines of the parcel for the purpose of calculating residential density. The amended ordinance
language is consistent with the applicable provisions of the General Plan for the City of Ukiah and is an
acceptable methodology used by other jurisdictions.
The General Plan Housing Element's Vacant and Underutilized Land Map includes a number of infill
parcels that are close to existing infrastructure, situated along transportation corridors, and are close to
the downtown, retail opportunities, medical services, and professional offices. The primary objective of the
proposed ordinance is to allow for greater utilization of these infill locations for housing. Staff reviewed 8
underutilized and underdeveloped infill parcels (ranging in size from 0.2 to 0.93 acres) that are zoned to
allow multi-family residential development and found that implementing the proposed ordinance would
increase residential density by 1 to 3 units per property (Attachment 4).
The Initial Study found the proposed ordinance would not have a significant effect on the environment
because future discretionary proposals that utilize the Residential Density Calculation Ordinance will be
subject to the entitlement process, additional analytical review, ensuring conformance to the goals and
policies of the General Plan and consistency with the zoning code. Multi-family projects require a Site
Development Permit, and depending on the zoning, a Conditional Use Permit, and are reviewed by the
Design Review Board to ensure consistency with Design Review Guidelines. Certain projects will be
subject to CEQA analysis and the implementation of mitigation measures to address environmental
impacts.
Upon the Commission's recommendation to the City Council, this draft ordinance will be referred to the
Council at their next meeting for a public hearing, adoption of the CEQA Negative Declaration, and
introduction of the ordinance.
Attachment 1
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CITY OF UKIAH HOUSING STRATEGY
OVERVIEW
The City of Ukiah will develop programs and tools designed to stimulate the Ukiah housing
market. Through a two-part strategy, the City will deploy new funding, analyze zoning policy for
regulatory relief, and continue the utilization of successful incentives to encourage additional
housing production for affordable ("low- and moderate-income") and middle-income households.
Key components of this strategy are presented below.
1. Affordable Housing Strategy
Ukiah's affordable housing strategy is targeted at households with incomes of no more than
80% of Area Median Income. Central to this strategy is the creation of a housing trust and
revolving loan fund- the Ukiah Housing Trust Fund.
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Picture of Sun House Senior Apartments—PEP Housing,October 2017
A. Ukiah Housing Trust Fund (UHTF)
The UHTF will serve as the umbrella for all affordable housing activities, including new
and existing housing grants and programs. This provides a centralized and recognizable
resource for participating households and affordable housing developers.
Principal funding for the UHTF and its corresponding revolving loan fund is derived from
former Redevelopment Agency housing bond proceeds. A majority of this funding is
expected to be awarded to affordable housing developers in the form of below market
interest rate loans and grants towards the production of housing units. Federal and state
programs operated through the UHTF will largely focus on individual households.
B. Activities Funded by the UHTF
Activities funded are expected to include, but may not be limited to, the following:
1. Creation of new affordable units;
2. Purchase of vacant and underutilized land (land assembly) for the purpose of
facilitating future affordable housing production
Page 1 of 2
3. Assistance with multi-family housing rehabilitation projects;
4. Conversion of market rate units to affordable housing units;
5. Preservation of existing affordable housing;
6. Construction of accessory dwelling units;
7. First time homebuyer loans;
8. Single-family housing rehabilitation loans; and
9. Predevelopment assistance to non-profit and for-profit developers with project
feasibility and preliminary design studies for potential affordable housing projects.
C. UHTF Guidelines and Deployment Allocations
Prior to the launching of the new Housing Trust Fund, Staff will develop UHTF guidelines
for City Council review and approval. Included will be recommended deployment
allocations for each of the major activities of the UHTF.
D. Marketing and Engagement
Housing Division Staff will design a marketing and engagement approach aligned with
existing Visit Ukiah and other City of Ukiah marketing strategies. The approach is
expected to include the development of marketing materials like informational flyers and
handouts and the creation of a new Housing Division webpage. It is anticipated that
existing Community Development and Planning Department webpages will be updated
during the drafting of the new Housing Division webpage so that Department programs
and resources are more synergized.
Included in the marketing and engagement strategy will be a highlight of existing
incentives and tools such as the Fee Deferral Program, Title 24 Rebate Program and
other energy rebates available to developers.
2. Middle-Income Housing Strategy
Ukiah's Middle-Income Strategy seeks to remove impediments to housing development
through regulatory relief and innovative zoning practices.
A. Regulatory Relief Analysis
Staff will investigate zoning ordinances and Ukiah City Code for possible relief and
present a report with recommendations to Council. Specific areas of analysis will include
the following:
• By-right residential uses in other zoning districts
• Reduction of parking and setback requirements
• Development of an offsite mitigation bank for Low Impact Development (LID)
B. Community Benefit Zoning
This is perhaps the most experimental approach in the City's Housing Strategy. Staff will
research possible regulations and policies to establish incentive-based zoning towards
encouraging additional housing opportunities affordable to middle income households. A
report of findings, with recommendations, will be presented to the Planning Commission
for input prior to being presented to City Council. Included will be a short feasibility
analysis into utilization of a Neighborhood Pilot Program and Middle Income Citizen
Advisory Board.
Attachment 2
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING VARIOUS SECTIONS OF CHAPTER 2, DIVISION 9 OF
THE UKIAH CITY CODE TO SET FORTH IN GREATER DETAIL THE
PROCEDURE FOR CALCULATING RESIDENTIAL DENSITY.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION 1 — FINDINGS
The City Council finds:
1. The current City Code does not describe with sufficient specificity whether the
calculation of residential density on a given parcel should include, as part of the area of
the parcel, adjacent public rights of way sueh as bounding streets.
2. Measuring the area of a given parcel to the eenterline of streets or other public rights
of way which are contiguous to the property lines of the parcel for the purpose of
calculating residential density is eonsistent with the applieable provisions of the General
Plan for the City of Ukiah.
SECTION TWO.
1. Section 9030 in Article 4 of Chapter 2 in Division 9 of the Ukiah City Code, is
hereby amended to read as follows:
§9030 PURPOSE AND tNTENT
The medium density residential zoning district is intended to provide land area and
opportunities for a range of densities and a variety of housing types, including townhomes,
multiple-family residential development, and duplexes. The maximum density is one to
fourteen (14) dwelling units per acre of land. The R-2 district is also intended to provide
for a compatible mix of inedium density residential, educational, religious, quasi-medical,
and small professional office land uses. The R-2 zoning district is consistent with the MDR
(medium density residential)general plan land use designation.
2. Section 9224.12 in Article 18 of Chapter 2 in Division 9 of the Ukiah City Code, is
hereby amended to read as follows (unchanged text is omitted and is shown by "*
� ��,�:
§9224.12 MIXED-USE PROJECTS
***
D. Maximum Density: When residential units are combined with office or retail
commercial uses in a single building or on the same site, the maximum density allowed
by the applicable General Plan land use designation and zoning district shall be calculated
1
Attachment 1
on the basis of the total area of the parcel. When calculating density for a particular parcel,
City staff shall use the parcel area measured to the center line of streets or other public
rights of way such as easements or other dedications for public purposes which are
contiguous to the property lines of the parcel.
3. Section 9225.2, Table 4 is amended to read as follows (unchanged text is omitted
and is shown by "* **"):
§9225.2 APPLICABILITY
***
Table 4: Site Development Standards
GENERAL DOWNTOWN MODIFICATION
STANDARDS URBAN URBAN CENTER CORE TO STANDARD
(1) GU UC DC (2)
RESIDENTIAL DENSITY
(Also Subject to Airport Zone Restrictions) (3)
Minimum 10 units/acre 15 units/acre 15 units/acre Major Exception
Maximum (4) 28 units/acre 28 units/acre 28 units/acre Major Exception
4. Section 9278 in Article 21 of Chapter 2 in Division 9, Chapter 2 of the Ukiah City Code,
is hereby amended to read as follows (unchanged text is omitted and is shown by "* * *"):
§ 9278 DEFINITtONS
* * *
DENSITY: The number of dwelling units per acre. When calculating density for a particular
parcel, City staff shall use the parcel area measured to the center line of streets or other
public rights of way such as easements or other dedications for public purposes which are
contiguous to the property lines of the parcel.
* * *
2
Attachment 1
SECTION THREE.
1. Severability: If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held by a court of competent jurisdiction to be invalid or
unconstitutional, such decision shall not affect the validity of the remaining portions of the
Ordinance. The City Council of the City of Ukiah hereby declares that it would have
passed this Ordinance and each section, subsection, sentence, clause and phrase thereof
irrespective of the fact that one or more sections, subsections, sentences, clauses or
phrases may be held invalid or unconstitutional.
2. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be
published once in a newspaper of general circulation in the City of Ukiah. In lieu of
publishing the full text of the Ordinance, the City may publish a summary of the Ordinance
once 5 days prior to its adoption and again within fifteen (15) days after its adoption.
3. Effective Date: The ordinance shall become effective thirty (30) days after its
adoption.
Introduced by title only on February_, 2018, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAI N:
Adopted on , 2Q18 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Kevin Doble, Mayor
ATTEST:
Kristine Lawler, City Clerk
3
Attachment 3
California Environmental Quality Act
I ITI L VI T L T Y
TIV L TI
FO
I TI L ITY
L UL TI I
. .
Prepared by:
City of Ukiah
Community Development Department
300 Seminary Avenue, Ukiah, CA 95482
Table of Contents
I. PROJECT INFORMATION 1
II. PROJECT DESCRIPTION 3
Project Locafion 3
Environmental Setting 3
Background 3
Project Description 3
Existing Conditions 3
Project Objectives 4
Project Timing 4
III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED 4
IV. DETERMINATION 4
V. EVALUATION OF ENVIRONMENTAL IMPACTS 5
1. Aesthetics 5
2. Agriculture and Forestry Resources 6
3. Air Quality 7
4. Bio/ogical Resources 8
5. Cultural Resources 10
6. Geo/ogy and Soils 11
7. Greenhouse Gas Emissions 12
S. Hazards and Hazardous Materials 14
9. Hydro/ogy and Water Quality 16
10. Land Use and Planning 18
11. Minera/Resources 19
12. Noise 19
13. Popu/ation and Housing 21
14. Public Services 22
15. Recreation 23
16. Transportation/Traffic 24
17. Triba/Culfura/Resources 25
18. Utilities and Service Systems 26
VI. MANDATORY FINDINGS OF SIGNIFICANCE 27
VII. REFERENCES 28
APPENDICES
A. Draft Ordinance
B. City of Ukiah Zoning Map
City of Ukiah
Initial'Study and Negative Declaration
Residential Density Calculation Ordinance
I. J I TI
Project Title:
Residential Density Calculation Ordinance
Lead Agency Address and Phone Number:
City of Ukiah Community Development Department
300 Seminary Avenue
Ukiah, California 95482
(707) 463-6200
Contact Person and Phone Number:
Craig Schlatter, Director
City of Ukiah Community Development Department
(707) 463-6219
Project Location:
Citywide
Project Sponsor's Name and Address:
City of Ukiah Community Development Department
300 Seminary Avenue
Ukiah, California 95482
(707) 463-6200
Project Description:
Amendment to the Ukiah Municipal Code to clarify how residential density is calculated.
General Plan Designation:
Various
Zoning District:
Various
Other Public Agencies Requiring Approval:
1
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
None.
2
City of Ukiah
Initial'Study and Negative Declaration
Residential Density Calculation Ordinance
II. PROJECT DESCRIPTION
Project Location
The proposed Residential Density Calculation Ordinance would apply citywide to all zoning
districts where multi-family residential development is an allowed or permitted use, including:
Single-Family Residential (R1), Medium Density Residential (R2), High Density Residential (R3),
Neighborhood Commercial (CN), (Community Commercial (C1), Heavy Commercial (C2) and
overlay zoning district, Planned Development (PD). The City is approximately 4.84 square miles
and is comprised of 4,997 parcels.
Environmental Setting
The City of Ukiah is the county seat for Mendocino County and serves as the employment,
shopping and medical hub for the region. The population is approximately 16,000 and swells to
approximately 25,000-30,000 during a typical weekday due to the in-migration of workers,
shoppers, visitors and those in need of inedical and other services. The City is densely urban
with three major creeks flowing west to east towards the Russian River. The City is well forested
for an urban environment and has an ample number of parks and open spaces.
Background
On January 1, 2018, several new affordable housing laws became effective, facilitating
development of housing for qualifying projects. The Ukiah area is experiencing a critical shortage
of all types of housing, including market rate. In an effort to help address this critical community
need, Staff has explored ways to encourage and facilitate development, particularly on the
remaining infill parcels in the City. The current City Code does not describe with sufficient
specificity whether the calculation of residential density on a given parcel should include, as part
of the area of the parcel, adjacent public rights of way such as bounding streets.
Project Description
The proposed Residential Density Calculation Ordinance (Project) sets forth a procedure for
calculating residential density. This may allow for additional density of development in appropriate
areas, providing all other building and development criteria are met forthe project.The Residential
Density Calculation Ordinance specifies that the area of a given parcel shall be measured to the
centerline of streets or other public rights of way that are contiguous to the property lines of the
parcel for the purpose of calculating residential density. The draft Ordinance is provided in
Appendix A.
Existing Conditions
The current method used to calculate residential density is based on gross acreage, which
includes only the area within a parcel's boundaries. Public rights of way are not included unless
they are within parcel boundaries. According to the General Plan Housing Element, in 2014 there
were 105 acres of vacant and underutilized land with a potential for 222 residential units.
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City of Ukiah
Initial Study and Negative declaration
Residential Density Calculation Ordinance
Project Objectives
The Vacant and Underutilized Land Map shows a number of infill opportunity sites within the City
Limits. These parcels are close to ex�sting �nfrastructure and situated along transportation
corridors, and are close to the downtown, retain opportunities, medica�services, and professional
offices. Development of these parcels would promote increase pedestrian activities and lower the
City's overall carbon footprint. The primary object%ve of the Project is to allow for greater utilization
of these infill locations for multi-family housing.
Project Timing
The proposed Resi'dential Density Calculation Ordinance would go into full force and effect 30-
days after adoption by the City Council.
III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Section V (Evaluation of Env%ronmental Impacts) analyzes the potential environmenta� impacts
associated with the proposed Residential Density Calculation Ordinance. The issue areas
evaNluated in this In��tial' Study include:
.Aesthetics_____�_ ... . A ricult. . �� ��
g ure and ForestrY Air Quality
_ ._ ... . _ �_._____.___ _ _____�__.
Biological Resources Cultural Resources Geology/Soils
_. _.._ ...._._ ._. ���.� _.. .
Greenhouse Gas Emissions Hazards and Hazardous HydrologyNVater Quality
M�terials
__.... �_. _ .. . ..__ ... ...___ .. .. �mm_ _______mmm_m .
Land Use/Plannin Mineral Resources Noise
.__. .. _ ._ �.....w�.�ww.....w�...........................w..........................................�..��..�
Population/Housing Public_Services Recreation
m y m_ mm__ y_ r _ rces Utilities/Service Systems
Tra�ns�ortation/Traffic „ Tribal Cultural Resou„wm_ _ .._
IV. DETERMINATION
On the basis of the initial evaluation that follows:
X I find that the proposed project WOULD NOT have a significant effect on the
environment, and 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 that will avoid or reduce any potential significant effects to a less than
significant level. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment. An
ENVIRONMENTAL IMPACT REPORT will be prepared.
4
City of Ukiah
Initial Study and Negative Declaration
Residential Densiry Calculation Ordinance
�
� � � /
`��„ �' �' t
Signature Date
Craig Schlatter, Director
Community Development Department
City of Ukiah
���hl�tt�r �cit ���kiah,��rr�
V. EVALUATION OF ENVIRONMENTAL IMPACTS
The purpose of this Initial Study/Negative Declaration is to provide an analysis of the potential
environmental consequences as a result of implementation of the Residential Density Calculation
Ordinance. The environmental evaluation relied on the following categories of impacts, noted as
column headings in the IS checklist.
"Potentially Significant Impact" is appropriate if there is substantial evidence that the project's
effect may be significant. If there are one or more "Potentially Significant Impacts" for which
effective mitigation may not be possible, an EIR will be prepared.
"Less Than Significant With Mitigation" applies where the incorporation of project-specific
mitigation would reduce an effect from "Potentially Significant Impact"to a "Less Than Significant
Impact."
"Less Than Significant Impact" applies where the project would not result in a significant effect
(i.e., the project impact would be less than significant without the need to incorporate mitigation).
"No Impact" applies where the project would not result in any impact in the category or the
category does not apply. This may be because the impact category does not apply to the
proposed project (for instance, the project site is not within a surface fault rupture hazard zone),
or because of other project-specific factors.
1. Aesthetics
AESTHETICS: Would the project: P�t�ntlally L�s� Than L�ss Th�n No Impact
Signifcar�t Sign'oficank �igni� nt
Irrtp�ct with lrnp��t
fVliEfgatics�
ap Fiav�a substanti�l�dverse�ffe�t�rr a sc��ic vast��
b� Subst�nti�VBy darr�age sceni�r�scsurce�, incYudirag, but r�ot
lurn�ted tc�, tre�s, rcack �ut�roppangs, �r�d histor�c buiBdir�gs
°thira a state s�enic highw�y?
_...........�...............................................................................................................�.�,..................................................................................... .....�...�....................................... ..
......._....... ....................................................................._ ..�.............__..............................
��Subst�ntially degrade the�xisting visusl ch�ra�cter a�r q�taslty � � �
of th�site�nd its surroundir�gs?
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City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
d} Create a new source of substantial light or giare which ❑ ❑ �
would adversely affect day or nighttime views in the area?
Analysis:
A-D: The City is situated within the Ukiah Valley and includes background views to wooded or
chaparral covered mountains. There are no Scenic Rivers or Highways in the city limits.
Future development would not interfere with a des�gnated public scenic vista or view by
diminishing the extent to which it is visible from the public right-of-way or by interfering with
public access to a vantage point currently available to the public from which it may be
appreciated.This conclusion is based on the fact that the architectural standards and design
guidelines contained in the UMC would not permit large unattractive structures that would
block views of the western hills or other prominent view sheds. Therefore, the project would
not adversely impact designated scenic vistas.
Future discretionary proposals that utilize the Residential Density Calculation Ordinance will
be subject to the entitlement process, additional analytical review, ensuring conformance to
the goals and policies of the General Plan and consistency with the zoning code. Multi-
family projects require a Site Development Permit, and depending on the zoning, a
Conditional Use Permit, and are reviewed by the Design Review Board to ensure
consistency with Design Review Guidelines, which include visual and lighting issues.
Certain projects will be subject to CEQA analysis.
Future projects, which scope and probability are not known at this time will be required to
implement, on a project-by-project basis, specific actions and requirements to reduce,
m�nimize and eliminate any potential impact, if applicable. A standard condition for
development projects require lighting to comply with International Dark Sky Association, to
be downcast and have no light impacts or spill-over to adjacent properties. The Project is
therefore not anticipated to create new sources of light or glare that would adversely affect
views in the area.
Mitigation Measure(s): None required.
2. Agriculture and Forestry Resources
AGRICULTURE AND FORESTRY RESOURCES.Would the Potentially Less Than Less Than No lmpact
project: Signifcant Significant Significant
Impact with Impact
Mitigation
a}Convert Prime Farrnland,llnique Farmland,or Farmland of � � �
Statewide Importance (Farrtaland}, as shown on the maps
prepared pursuant to the FarmWand Mapp�ng and IVlonitoring
Progr�rn of the Ca9ifornia Resources Agency, t� non•
agricultural use7
,....,. _ .... .... .... ......_.., ,_________ _____.,.__„ ....,._,._,__ .. ...... . ......., ._�� .... .... .... .
........
b} Conflict with existing zoning for agricultural use, or a � � � �
Williamson Act contract?
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City of Ukiah
I'nitial Study and Negative Declaration
Residential Density Calculation Ordinance
c}Conflict with existing zoning for,or cause rezoning of,farest
land(as defined in Pubiic Resources Code section 12220(g)},
timberland (as defined by Public Resources Code section
4526),or timberland zoned Timberland Production(as defined
by Government Code sectian 51104(g))?
d} Result in the loss of forest land or conversEon of forest land
to non-forest use?
e} Involve other changes in the existing environment ich,
due to their lo tion or nature, could resuft in canversion of
Farrnland,to non-agricultural use or conversion of forest land
to non-forest use?
I 1 :
: T'he roj ct r i� ch r ct riz y ns ur n v lo nt. hil orch r s n
vin y r s r loc t to the no h st n sout st cross i h y 1 1, non xist ithin
t city li its. Th liforni a �nt af ons tion, ivision of L n sourc
r�t ction r I � in n onitorin ra r 's n th n oci�o ounty
I o nt r I n of 1 i ntify th ity of ki h s " r �n n uilt-u L n ."
Th r r no ri ricultur I I n s or for st I n s ithin th ity li its; th r fore non
oul i ct y th i I nt tion of th ro os roj ct.
i i i r ): on r uir .
. i
A!R QUALITY: Where available, the significance criteria Potentially LesS Than Less Than o Impact
estabfished by the appli b!e air quality management or air Significant Significant Significant
pollution control district may be relied upon to make the I pact with Impact
follo�ng determinations.Would the project: itig8tion
a}Conflict with or obstruct implementation of the appPi ble air
quality pian?
b)Violate any air quality standard ar contribute substantially to
an existing or proJected air quality violation?
c) Result in a cumulativefy considerable net increase of any �
criteria pollutant for ich the proJect region is non-attainment
under an applicable federal or state ambient air quality
standard (including releasing emisslons which exceed
quantitative thresholds for ozone precursors}?
d} Expose sensit�ve receptors to substantiaf palEutant
concentrations?
e}Greate objectionable odars affecting a substantial number
of people?
I 1 :
7
Ci of Ukiah
Initial Study and Negative Declaration
Residential ensi Calculation rdinance
A-D: The Residential Density Calculation Ordinance is designed to facilitate better use of existing
parcels within the City of Ukiah, resulting in a density calculation that amounts to additional
units on existing parcels. As such, future residential development projects would be
constructed predominantly on infill parcels that are close to existing infrastructure and
situated along transportation corridors, and are close to the downtown, retain opportunities,
medical services, and professional offices. Development of these parcels would promote
increased pedestrian activities and lower the City's overall carbon footprint.
The area of future project construction will not increase as a result of the Project: an
increased number of units would continue to be constructed within the boundaries of the
sub�ect parce�(s). Therefore, the Project would not result in additional fugitive dust, the use
of construction equipment, or other emissions that would impact air quality or expose
sens�tive receptors to substantial pollutant concentrations.
Future discretionary projects t�rat utilize the Residential Density Calculation Ordinance will
be subject to the entitlement process and additional analytical review, ensuring
conformance to the goals and potiicies of the General Plan and consistency with the zoning
code. Multi-family projects require a Site Development Permit,and depending on the zoning,
a Conditional Use Permit, and will be required to implement, on a project-by-project basis,
spec�fic actions and requ�rements to reduce, minimize and eliminate any potential impacts
to air quality, if applicabf'�e,
All discretionary permits that involve construction are required to comply with certain
standard conditions of approval, which include air quality conditions developed by the
Mendocino County Air Quality Management District (MCAQMD) to control dust and other
emissions.The MCAQMD also oversees and issues permits related to construction actGvities
and is responsible for ensuring that state and federal emission standards are not violated.
The MCAQMD develops and enforces air quality regulations for non-vehicular sources,
issues permits, participates in air quality planning, and operates a regional air-quality
monitoring network. In this case, there are no activities associated with the Project that
would result in the need to obtain permits from MCAQMD.
E: Implementation of the Residential Density Calculation Ordinance would not create
objectionable odors.
Mitigation Measure(s): None required.
4. Biological Resources
BIOLOGICAL RESOURCES: WouBd the projecte Potentially Less Than Less Than No Impact
Sign�ficant S�gnificant S�gnificant
Irnpact vvith Orrip�ct
fv�itigation
$
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
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,
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
pians,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,vemal pool,coastal,etc.}
through direct removal, filling, hydrological interruption, or
other means?
d} fnterfere substantially with the movement of any native
resident or migratory fish or wildlife species or with established
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 s tree preservation policy or
ordinance?
� Conflict with the provisions of an adopted Habitat
Conservation Plan,Natural Communiry Conservation Plan,or
other epproved local, regional, or state habitat conservation
plan?
Il I i :
: The City of Ukiah Is a dense urban enviranment where the ground has been significantly
drsturbed to allow urban development for over 100 years. Future development, regardless
of density, will contrnue to be constructed within parcel boundaries, and development would
be required to co ply with minimum setback requirements. For this reason no new impacts
to biological resources are anticipated as a result of the roject.
Future discretionary proposals that utilize the esidential ensity Calculation rdinance will
be subject to the entitlement process and additional analytical review, ensuring
conformance to the goals and policies of the eneral Plan and consistency with the zoning
code. ulti-family projects require a ite evelapment ermit, and, depending on the
zanin , a Conditional Use Permit, and will be requ�red to implement, on a project-by-project
basis, specific actions and requirements ta reduce, minimize and eli inate any potential
impacts to biological resources, if applicable. Certain projects will be subject to C A
analysis and the implementation of mitigation measures if the potential for impacting
biala ical resources exists.
. The City does not have any ordinances protecting biological resources, but does have tree
protection policies. if a new buildin were proposed in the future, it would be subject to
discretiona review and consistency with the C�ty's tree protection policies would be
required.
City of Ukiah
Initial Study and Negative Declaration
Residential Densiry Calculation Ordinance
F: There is no adopted habitat conservation plan applicable to the City of Ukiah, and therefore
there would be no conflicts between future residential development and a habitat
conservation plan.
Mitigation Measure(s): None required.
5. Cultural Resources
CULTURAL RESOURCES: Would the project: Potentially Less Than Less Than No Impact
Signifcant Significant Significant
Impact with Impact
Mitigation
a)Cause a substantial adverse change in the significance of a ❑ � � �
historical resource as de�ned in§15064.5?
b}Cause a substant�al adverse change in the sig�ificance of � ❑ ❑
an archaeological resourc�pursuant to§15064.5?
c) Dorectly or iradirectly destroy a unique p�&eontological �
resource or sate or unique geologac feature?
d)Disturb any human remains,�nciuding those interred outs�de '� � ❑
of dedicated cemeteries?
Analysis:
A-D: The City of Ukiah is a dense urban environment where the ground has been significantly
disturbed to allow urban development for over 100 years. The majority of the land located
within the city I��mits are not in an area known for high archaeological sensitivity as
designated by the Ukiah General Plan (Figure V.3-DD).
Within the City of Ukiah there are no officially adopted historical districts established by the
Ukiah Municipal Code (UMC); however, Section VI.2, Community Design Element, of the
City of Ukiah Gen�era6' Pfan identifies three designated Historic Neighborhoods within the city
boundaries: the Downtown, Residential West, and Wagonseller neighborhoods.The Project
does not modify the boundaries of these neighborhoods and does not result in the
destruction, modification or removal of a historical resource.
Future discretionary proposals that utilize the Residential Density Calculation Ordinance will
be subject to the entitlement process, additional analyttcal review, ensuring conformance to
the goals and policies of the Genera� Plan and consistency with the zoning code. Multi-
family projects require a Site Development Permit, and, depending on the zoning, a
Conditional Use Permit, and will be required to implement, on a project-by-project basis,
specific actions and requirements to avoid any potential impacts to cultural resources, if
applicable. The Project is not anticipated to have any impact to cultural resources.
Mitigation Measure(s): None required.
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City of Ukiah
!'nitial Study and Negative Declaration
Residential Density Calculation Ordinance
L Y S ILS: Would the praJect: Potentially Less Than Less "fhan No lmpact
5ignifi nt Signifi nt 5ignificant
Impact with Empact
Mitigation
a}Expose people or structures to potential substantial adverse
effects,inc(uding 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 kno fault? Refer to Division of
Mines and Geofogy Special Publi tion 42?
ii}Strong seismic ground shaking? � � � �
iii}Seismic-related ground failure,including liquefaction?
iv}Landslides?
b)Resu[t in substantial soil erosion or the loss of topsoil?
c} e lo ted on a geologic unit or soil that is unstable,or that
would become unstable as a result of the project, and
potentially result in on-or off-site landslide,lateral spreading,
subsidence,IiquefacGon or coflapse?
d}Be Cocated on expansive soil,as defined in Table 18-1-B of � � � �
the Unifo Building Code(1994},creating substantial risks to
life or property?
e} Have soils incapable of adequately supporting the use af
septic tanks or alternative ste ter disposal systems
ere sewers are not aveilable for the disposaf of waste
water?
I i :
i-i . s u on th I uist- riolo a n ult ctivity of liforni velo y th
nt of ons tion liforni ola ic I u �y, th city is not loc t ithin
cial tu i s an n ther r r no ctiv f ult za�es ithin th city li its. Th
c f ult zane is loc t to th st of th ity. I I nt�tion of th si nti I
nsity Icul tion r in nc ill not result in r�j ct that aul lac t in f ult
ru tur zon .
ccor in to th oil u y af n o�ino ounty, st rn , n Trinity ounty
outh st rn u lish y th tur I soure s ons tion ic , t
soil unit ithin th� roj ct r is " r n L n ," n s such, only li it soil
infor tion is ravi . � v r, r n L n is consi r t� rc nt cov r ith
11
City of Ukiah
Initial Study and Negative Declaration
esidentiai ensity Calculation Ordinance
urban development and 10 percent with various soils. Future development projects will
require soils/geotechnical reports that will include recommendations based on the individual
proposed projects and the soils and geologic conditions on each site.
B: Future projects, both discretionary and ministerial, are required to comply with Division 9,
Chapter 7, Sediment and Erosion Control of the Ukiah Municipal Code, which includes
requirements intended to reduce erosion and sedimentation. The City requires construction
projects to provide a sedimentation and erosion control plan, which must be prepared by a
regi'aatered civil engineer and is subject to review and approval by the Public Works
Department.
C-D: Future development projects will require soils/geotechnical reports that will include
recommendations based on the individual proposed projects and the soils and geologic
conditions on each s��te. These recommendations will be imposed on future development
projects during standard discretionary review procedures and through the building permit
review process.
E: All parce9's within the City limits are served with public water and sewer. There would be no
impacts to on-site wastewater disposal systems, as there are no such systems located
within the
city.
Future discretionary proposals that utilize the Residential Density Calculation Ordinance will
be subject to the entitlement process and additional analytical review, ensuring
conformance to the goals and policies of the General Plan and consistency with the zoning
code. Multi-family projects require a Site Development Permit, and, depending on the
zoning, a Conditional Use Permit, and will be required to implement, on a project-by-project
basis, specific actions and requirements to avoid exposure of people and structures to
geologic hazards, if applicable.
Mitigation Measure(s): None required.
7. Greenhouse Gas Emissions
GREENHOUSE GAS EMISSIONS: Would the proJect: Potentiafiy Less Thara Less Than No Impact
S�gnificant Significant Significant
Impact with Irnpact
Mitigatio�
a) Generate gre�nhouse gas emissions, either directly or � � � �
indirectBy, th�t may hav� a signif nt irnpact �n th�
environment?
b)Conflict with an applicable plan,policy or regulation adopted � � �
for the purpose of reducing the emissions of greenhouse
gases?
��������_.��.m__________..n�,�.� 12
City of Ukiah
I'nitial Study ar�d Negative Declaration
Residential Densi'ty Calculation Ordinance
Analysis:
A-B: The primary source of greenhouse gas (GHG) emissions associated with the Project would
be fossil fuels related emissions from mobile sources (e.g., vehicle trips attributed to the
increased density of future multi-family residential development projects).
The Housing Element's Vacant and Underutilized Land Map updated in 2014 identifies a
number of 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,
retain opportunities, medical services, and professional offices. Development of these
parcels is expected to create multi-modal housing opportunities, promote increased
pedestrian activities, lower the City's overall carbon footprint, and provide workforce housing
for residents currently living in outlying areas, resulting in reduced vehicle miles traveled.
The City's, zoning code and General Plan provide goals, objectives, strategies and
requirements that encourage the development of a healthy, safe, compact, forested and
walkable urban community that supports bicycling, walking, and the use of other alternative
transportation sources. Tree planting is required for new development projects to create
shaded parking lots, buildings and public spaces. The intended result is to reduce the
amount of GHG emissions attributable to vehicle use and reduce energy consumption. The
Project is consistent with the goals and policies of the Ukiah General Plan, including the
Housing Element.
Future discretionary proposals that utilize the Residential Density Calculation Ordinance will
be subject to the entitlement process and additional analytical review, ensuring
conformance to the City's General Plan and consistency with the zoning code. Multi-family
projects require a Site Development Permit, and, depending on the zoning, a Conditional
Use Permit, and will be required to implement, on a project-by-project basis, specific actions
and requirements to minimize GHG impacts, if applicable.
Mitigation Measure(s): None required.
13
Ciry of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
8. Hazards and Hazardous Materials
HAZARDS AND HAZARDOUS MATERIALS: Would the Potentfally Less Than ' Less Than No Impact
project: S�gnificant Sign6ficant SBgnificant
Impact with Impact
Mmtigation
a}Create a sigraificant hazard to the publ�c or th��nvironment � �
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 a�cident conditions
involving the release of hazardous materials into the '
environment?
c}Emit hazardous emissions or handle hazardous or acutely � �
hazardous materials,substances,or waste withon one-quarter
mile of an existing or proposed schoo9?
d)Be located on a site which is included on a list of hazardous � � �
materials sites comp�led pursuant to Gover�ment Code
Section 65962.5 and, as a result,would it create a sign�ficant
hazard to the public or the environment?
e} For a proJect located within an airport land use plan or, I � �
wh�re such a plan has not beera adopted,within two miles of
a public a6rport or public use airport,would the project result in i
a safety hazard for peop�e residing or work�ng in the project
area?
f}For a project withira the vicinity e�f a private airstrip,weruld the � � � �
project result in a safety hazard for people residing or working
in the project area?
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 wold6and fres, including where
wildlands are adJacer�t to urbanized ar�as or where residences
are intermixed with v�ildlands?
Analysis:
A-D: Multi-family residential developments are not typically associated with storage of
hazardous materials or waste,other than small volumes of household hazardous materials
such as cleaning products common9''y used in the home. The types of projects that would
be associated with the Residentia� Density Calculation Ordinance would not involve the
transport of hazardous materials or waste, emit hazardous emissions, or be located on a
listed hazardous materials site.
E-F: Future projects located in the Airport Comprehensive Land Use Plan (ACLUP) must be
found consistent with the ACLUP with regard to density. The Residential Density
14
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
Calculation Ordinance specifically states that residential density is also subject to airport
zone restrictions. There are no private airstrips within the city limits.
G: Future discretionary proposals that utilize the Residential Density Calculation Ordinance
will be subject to the entitlement process and additional analytical review, ensuring
conformance to the goals and policies of the General Plan and consistency with the zoning
code. Multi-family projects require a Site Development Permit, and, depending on the
zoning, a Conditional Use Permit. These projects are referred to the Fire Marshal and
Building Official for review and comment, and will be required to implement, on a project-
by-project basis, specific actions and requirements to ensure the project is compliant with
fire and safety codes, including emergency evacuation requirements. The Project will not
physically interfere with an adopted emergency response plan or emergency evacuation
plan.
H: The only Wildland Fire Hazard designated area in the city limits is located in the western
hills area. The vast majority, if not all, parcels available for multi-family residential
development are infill parcels located on the valley floor. The City is located within a Local
Responsibility Area (LRA); the Ukiah Valley Fire Authority reviews discretionary projects
for compliance with the fire code and provides conditions of approval to ensure fire safety
measures are incorporated into the project.
Mitigation Measure(s): None required.
15
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculatian Ordinance
9. Hydrology and Water Quality
HYDROLOGY AND WATER QUALITY: Wouid the project: Potentially Less Than Less Than No Impact
Significant Significant Signifiear�t
Impact with Impact
M�tigation
a) Violate any water qualiry standards or waste discharge �
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 exisUng drainage pattern of the site ❑ ❑ � �
or area, including through the alteration of the course of a
stream or river,in a manner which would result in substantial
erosion or siltatoon on-or off-site?
d)Substantially alter the existirag drainag�pattern of the site � � �
or area, including through the alteration of the course of a
str�am or river,or substantially increase the rate or amount of '
surface runoff in a maraner which would result in floodirag on-
or off-site?
e)Create or contribute runoff water wh�ch would �xceed the ❑
capacity of existing or planned storrr�water drainag�systerras
or provide substantial additional saurces of polluted r�nc�ff7
f}Othenrvase substantlally degrade water quaHty? ❑ �
g) Place housing within a 100�year flood hazard area �s ❑ �
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate IVlap or other flood hazard delineation map?
' h)PBa�ce within a 100-year flood hazard area structures which � �
would impede or redirect flood flows?
i)�xpose people or structures to a s�gnificant risk of loss,injury �
or death involving flooding,including flooding as a result of the
fa6lure of a levee or dam?
j}Inundation by seiche,tsunarni,or raaudflow
Analysis:
A-J: Three major creeks flow through the City of Ukiah on their way to the Russian River, which
is impaired for sediment and temperature.The Ukiah Valley is subject to potential inundation
if the Coyote Dam, located at the base of Lake Mendocino,were to fail. 100-year flood zones
and flood-ways exist in the City, but most of the identified vacant, underutilized and
redevelopable parcels are not situated in a 100-year flood zone.
16
City of Ukiah
Initial Study and Negative Declaration
Residential'Density Calculation Ordinance
Future discretionary projects that utilize the Residential Density Calculation Ordinance will
be subject to the entitlement process and additional analytical review, ensuring
conformance to the goals and policies of the General Plan and consistency with the zoning
code. Multi-family projects require a Site Development Permit and possibly a Conditional
Use Permit, and will be required to implement, on a project-by-project basis, specific actions
and requirements to eliminate or minimize impacts to hydrology and water quality, including
floodplains, if applicable.
Division 9, Chapter 6, Floodplain Management, and Chapter 7, Erosion and Sediment
Control, of the Ukiah Municipal Code provide regulations pertaining to proposed
development and the potential for effects on existing hydrology or water quality within the
City and/or region. As flood hazards may result in the loss of life and property, health and
safety hazards, disruption of land uses, and increased public expenditure for flood protection
and relief, the Ukiah Municipal Code is aimed at reducing the potential for flooding to occur
and increasing protection from flood damage. Section 9602 of the Ukiah Municipal Code
requires methods for reducing flood losses, and associated erosion, within the City.
Division 9, Chapter 7, Erosion and Sediment Control, Sections 9700 to 9706, of the Ukiah
Municipal Code provides requirements for reducing the potential for development to result
in an increase in erosion or contribution of sediment to onsite or offsite water bodies.
Measures are identified to address the requirement to prepare an erosion and sediment
control plan and to address such issues as grading and storage methods, clearing and
grading activities, and waterway crossings.
Low Impact Development standards are required by the City for projects that demonstrate
the potential to impact site hydrology. The requirements include measures to capture, treat
and infiltrate storm water runoff such that post-project hydrology mimics pre-project
hydrology for a net zero hydrologic impact.
The State Water Resources Control Board (SWRCB) requires construction projects that will
disturb one or more acres of land to comply with their General (Stormwater) Permit for
Construction Activities, which requires preparation and implementation of a Storm Water
Pollution Prevention Plan.
These standards are mandatory, and as a result, all future development projects will be
required to provide the necessary measures to address flooding,water quality, and drainage
impacts.
In addition, future development, regardless of density, will continue to be constructed within
parcel boundaries, and development would be required to comply with minimum setback
requirements. For this reason impacts to hydrology or water quality are not anticipated as a
result of the Project.
Mitigation Measure(s): None required.
17
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
10. Land Use and Planning
LAND USE AND PLANNING: Would the project: Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Mitigation
a}Physically divide an establashed community? � � ❑ �
b} Conflict with any applicable land use plan, policy, or � � � �
regulatmon of an agency with jurisdictaon over the proJect
(including, but not limited to the general plan, specifc plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigat�ng an environmental effect?
� c) Conflict with any applicable habitat conservation plan or � ❑
natural community conservation plan?
Analysis:
A-C: The City of Ukiah is a compact urban environment, and functions as the County seat for
Mendocino County. Commercial, residential and industrial land uses are planned for
specific areas of the City as set forth in the 1995 Ukiah General Plan (Housing Element
updated in 2016). Allowed and permitted land uses are defined via zoning districts as
stipul'ated in the UMC. The proposed Project involves providing a new method for
ca�culating residentiaAl density that will have the potential to increase density in new
residential development projects. The Project would allow future infill development
proposals to utilize a revised definition of density, thereby potentially resulting in a better
ut��'ization of infill residential tands.
Implementation of the Residential Density Calculation Ordinance does not have the ability
to physi�cally div�de an established community.
Review of the General Plan, zoning code and other applicable planning documents reveals
no conflict or inconsistency with adopted goals and polices, or with other land use
regulations. The Housing Element strongly encourages medium and high density residential
infill development because of the close proximity to existing infrastructure, transportation
corridors, social services, commercial uses, and medical facilities, and to prohibit impacts
on surrounding agricuP�tural lands that result from urban sprawl.
The City of Ukiah does not have a habitat conservation plan or natural communities
conservation p�an.
Mitigation Measure(s): None required.
18
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
I AL E� � S: c��sld th�pr����t: �ot�ntially L�ss Than L�ss Th�n IVa Imp�ct
�igralf nt S�gn�f nt �ignifi��r�t
Irnpac8 °th lr�p�ct
itag�tian
�)F�esult in th�I�ss o�ava�labwlity of a kn� rr`in�r�l r��ourc�
that w��ld b�of v�li�e to th�r�gio��nd the re�idents�ff the
s8at�?
b}R��ult in the I�ss��availability�f a I��ally���rapar�ant min�ral
r�s�ur�� r�c�v��y sit� d�lir��ated ar� a I��al g�n�r�l pl�n,
sp��6fic plan�r oth�r lar�d us�pl�n?
!�s
, r� �r� �� ir��r�l r ���r�� �xtr��ti�� f cil�ti�s � d �a � r� i��r�l r���urc��
it ir� t � ci�y Ie it�n t �r�f�r� r�ar�� �uld � a �t� y t � res a��d r����ta
° i i � )o a � r�quir�da
15�, ��ld Yh�pr���ct result in: Po4�ratially L�ss Th�n L��s Thar� tV�ImpacB
Signi� nt iignif nt �wgnifi�ant
I�ap�c8 °th ImpacB
itigat�on
�) Exp��ur� caf p�r�ons to or gen�rati�n �f r�ais� I�v�ls in
�xc�ss o�st�ndards e�tablwshed in th� I�a��l g�n�ral plan or
nai��ord�nanc�,�r�ppli bl�sta�dards�f oth�r age��i�s?
b� Expo�ur� o� p�r�cans to ar g�n�ration af ex�e��iv�
gr�undbr�rn�v�bration ar graundb�rra�nc�is�I�v�ls?
�}d�sub�tan2i�l pe a��nt�r�creas�in ambi�nt n�ise I�v�ls in
th�proj�ct vicin�ty ab�v�I�v�l��x�sting 'th�ut th�pr�j�ct?
d} A siabs@anti�l t�rnp�rary or p�ri�dic an�r�a�� �n ambi�r�t
r�oise lev�ls�n th�pr�j�ct vic�rafty ab�v�lev�ls existing °thaut
the praj�ct?
�) For a pr�j��t I�cat�d °4hin �n a�rp�r� Wand u�� pl�n car,
�re su�h�pl�n ha�n�t b��n adapt�da 'th°sn tvvo rr�fl���f
�public airpor8�r publi�u�e airpcart.w��ld th�proj�ct�xp���
p��pl� residing or working fn th� pr�Je�t area do �xcess�v�
n�ise lev�l�7
f}F�r a proje�t °thin th�vicir�ity�f a pr�vate airstrip,vv�uld the
pr�j�c8 exp�s�p��pl�res�ding�ar warking ir�th�praje�t are�
t��xc�ssiv�n�is�leveis?
SI o
1
�ity of 4Jkiah
Initial�t�dy ar�d N�g�tiv��e�l�rati��
Ft�s�d�ntiai ���sity�alcul�tiar�(7rd�r��n��
A-F: During construction, projects developed in association with the Residential Density
Calculation Ordinance would be required to comply with the existing City of Ukiah noise
ordinance in the same manner as other construct��on projects, as included below. There
are no noise impacts anticipated as a result of the Project.
UMC Section 6048, Ambient Noise Level, Where the ambient noise level is /ess than
designated in this Section the respective noise level in this Section shall govern.
��Sou������������ ��� ��� ������������������������ •���-��-�� � . .....................................................
nd Level A, decibels
. .........._...�....._._._e��.m.......�...�...�...�.........,,....�. _�_ ___� .......
Zone ' Timemmmmmmm�m Ambient Noise
Level
�.R�..�...............___.........................._____._ _...................................................______....._....___........................................................................ ....�.........m_..._......................................._�_.
1 and R2 10 .m. fo 7 a.m. 40 decibels
.R1 and R2... ......�. ....7�.m......to 10 p m. ...... ...._........�. 45 decibels ........�..�_.�.m _ ........_
R1 and R2 7 a m to�.m. 50 decibe/s
R3 .m._. __..,. _... �� ._. ._.. .�..�
_ ......
�.m. to 7 a.m. 45 decibels
_ � _____.�._._m. . ._.�
R3� to 10 p mm 50 decibels
...... 7 a.m.,. .. .. .... ... _._.....�____....._...
Commercial ................................ �0...�.m. to 7 a.m. .............................................._._ 60 decibels
...._..._ ______�_�. .______ ...... .......... ._._._. ...�....m_
_m_ p 5 decibels
Commercial 7 a.m. fo 10 m. 6 __mwm .__
Industrial An ime 70 decibels
m...._.�� ..._�_ ....�,,.......,�.......... ...�..�.��....�...................,.,,....�� . �....�.��, _mm�.�,....,,.�_.. .�.. ..
UMC Secfion 6053: Machinerv, Epuipment, Fans and Air Condifioninq: It shall be unlawful
for any person to operate any machinery, equipment,pump, fan, air conditioning apparatus,
or similar mechanica/ device in any manner so as fo create any noise which wou/d cause
the noise level at the property line of any property to exceed the ambient base noise /evel
by more than five (5) decibels between seven o'c/ock (7:00) P.M. and seven o'c/ock (7:00)
A.M.
UMC Section 6054: Construction of Buildinqs and Proiects: It shall be un/awful for any
person within a residential zone, or within a radius of five hundred feet (500') therefrom, to
operate equipmenf or perform any outside construction or repair work on buildings,
structures or projects or to operate any pile driver, power shovel, pneumatic hammer,
derrick, power hoist or any other construction type device (between the hours of 7:00 P.M.
of one day and 7:00 A.M. of fhe next day) in such a manner that a reasonable person of
normal sensitiveness residing in the area is caused discomfort or annoyance unless
beforehand a permit therefore has been duly obtained from the Director of Public works. No
permit shall be required to perform emergency work as defined in §6046 of this Article.
20
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
13. Population and Housing
_._. _.............._......................._...........w.__._............._.................._...................................................._..._.............................................................................................................................................................................................................
. _..........................................................................................................................................
POPULATION AND HOUSING: Would the project: PotenYially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Mitigation
.. _ ....._ ._. ............ _..._....__......................................_..............................................................................................................................................................................................................................................._..............................................._.........._..................................................
a) Induce substantial population growth in an area, either � � � �
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
_....rc.._........................................................................................................................................................................................................................................................................................................................................................................
b) Displace substantial numbers of existing housing, � � � �
necessitating the construction of replacement housing
elsewhere?
. . _ .._ .._. __.........................................................................................................................................................................................................................................................................................................._.._..... _............................................................_.._..._...........................................................
¢�) Displace substantial numbers of people, necessitating the � � � �
�uonstruction of replacement housing elsewhere?
Analysis:
A: The City of Ukiah is experiencing a significant shortFall of housing units of all types, having
a reported vacancy rate of one percent. The Project has the intended consequence of
augmenting housing stock by increasing residential density. Any increase in the number of
housing units that results from the Project would not induce population growth, as there is
currently insufficient housing stock to shelter the existing population in Ukiah and
surrounding areas in Mendocino County.
The Project is consistent with goals of the General Plan that promote the balancing of
housing needs (Goal LU-4) and providing an adequate inventory of land available for
housing development (LU-4.1 and Goal LU-5, LU-5.1). The Project will also assist in the
implementation of the General Plan's Housing Element, which calls for the promotion of
well-balanced housing (Goal H-3), and the utilization of land to meet housing needs while
balancing growth, sustainable development and infill development (Goal H-4).
The Housing Element strongly encourages medium and high density residential infill
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 result from urban sprawl.
B-C: The Project will not displace people or existing housing. As stated in A above, the Project
creates an opportunity to develop additional housing units.
Mitigation Measure(s): None required.
21
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
14. Public Services
PUBLIC SERVICES: Potentially Less Than Less Than No Impact
Significant Signifcant Significant
Impact with Irnpact
Aqitigation
a} Would the proJect result in substantial adverse physical
impacts associated with the provision of new or physically '
altered govemmental facilities, need for new or physically
altered govemmental facilities,the construction of which could
cause significant environmental impacts,in order to maintain
acceptable service ratios. response Gmes or other '
performance objectives for any of the public services:
Fire protection? � � �
Police protection? ❑ ❑ ❑ �
School'�s? � � � �
. ... . ......... mm_,,,,,,, ...._�_�______. .......
Parks? � � � �
Other pub�ic faci'lities?
Analysis:
A: Any future housing development that occurs as a resui't of the Project will be subject to the
entitlement process and additional analytical review, including referral to the City Building
Official, the Fire Marshal and the Ukiah Police Department for review and comment. No
construction would be permitted that did not comply with the State Building and Fire Codes.
Implementation of the Residential Density Cal�culation Ordinance is not expected to impact
public services, including governmentafi�facilities,fire and police protection, schools or parks.
The Ukiah Police Department (UPD) 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. Proposed multi-family residential projects
are reviewed by the UPD and a Crime Prevention Through Environmental Design (CPTED)
Plan Survey is prepared for each proposed project. The CPTED provides a list of
recommendations to help reduce the chances of a crime being committed against the
property, and ideally reducing the need for police services at these properties.
There are no impacts to public services anticipated as a result of the Project.
Mitigation Measure(s): None required.
22
City of Ukiah
1'nitial Study and Negative Declaration
Residential Density Calculation Ordinance
1 . cr ti
RECREATION: Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Mitigation
a}Would the project increase the use of existing neighborhood ❑ ❑ ❑
and regional parks or other recreational facilities such that
substantial physical de4erioration of the facility would occur or
be accelera4ed?
b)Does the projeck include recreational facilities or require the ❑ � ❑
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
1'lalySlS:
: The Ukiah area supports a range of public parks and recreational facilities.The City of Ukiah
Community Services (Parks and Recreation) Department maintains a variety af
neighborhood and community parks, the Grace Hudson Museum, the Civic Center, and
various athletic fields. Additionally, the City maintains a system of trails and bikeways along
City streets and within same recreational areas, as intended by the City of Ukiah Bicycfe
and Pedestrian Master Plan.
Based on the list of identified vacant, underutilized and redevelopable parcels in the Housing
Element of the General Plan, the Project is intended to result in a minor increase in
residential density on infill parcels within the City, and as such, the use of neighborhood
parks and recreational facilities would also be expected ta increase negligibly.
To ensure that adequate parks and recreational facilities are provided for its residents over
the long-term, the City requires the dedication of park land or payment of fees in lieu of
dedication for new subdivisian developments. Such fees may vary and are determined at
the time when develapment is proposed.
iti ation: None Required.
23
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
16. Transportation/Traffic
TRANSPORTATIONITRAFFIC: Would the project: Potentially Less Than Less Than No Impact
Signlficant Sagnificant Smgnificant
Irrapact with Impact
Mitigation
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 tr�nsit and non�rnotorized travel
and relevant components of the circulation systern, 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
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 Ieveis or a change in location that results in
substantial safety risks?
d)Substantialiy increase hazards due to a desogn feature(e.g.,
sharp curves or dangerous intersections}or ira�ompat�bl�uses
(e.g.,farm equipment)?
e)Result in inadequate emergency access? ❑ ❑
f}Conflict with ad�pted policies,plans or prograrrr�rega�ding
publ�c transit, bicycle. or pedestrian fac�lities, or othe `se
decrease the performance or safety of such facilities°?
Analysis:
A-F: The Project is designed to encourage infill development within the urban core of the City of
Ukiah. Future discretionary projects that utilize the Residential Density Calculation
Ordinance will be subject to the entitlement process and additional analytical review,
ensuring conformance to the goals and policies of the General Plan and consistency with
the zoning code. Multi-family projects require a Site Development Permit and possibly a
Conditional Use Permit, and will be required to implement, on a project-by-project basis,
specific actions and requirements to eliminate or minimize impacts to transportation and
circulation, if applicable. Depending on the number of units and location of a proposed
project, a traffic study may be required. There are no impacts to transportation and traffic
anticipated as a result of the Project.
Mitigation Measure(s): None required.
24
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
. ri I I r I r
TRI CULTU AL RESOURCE5: Would the project cause a Potentially Less Than Less Than No Impact
substantial adverse change in the significance of a triba!culturai Significant Significant Significant
resource, defined in Public Resources Code section 21074 as Impact with Impact
either a site, feature, place, cultural landscape that is Mitigation
geographicafly defined in terms of the size and scope of the
landscape, sacred place, or object with cultural value to a
California Native American tribe,and that is:
a) Listed or eligible for listing in the Cafifornia Register of
Historical Resources,or in a local register of historical resources
as defined in Public Resources Code section 5020.1(k),or
b}A resource determined by the lead agency.in its discretion and
supported by substantial evidence, to be significant pursuant to
criteria set forth in subdivision (c) of Public Resources Code
Section 5024.1.In applying the criteria set forth in subdivision(c}
of Public Resource Code Section 5024.1, the lead agency shaEl
consider the significance of the resource to a California Native
American tribe.
Il I Si :
: The City of kiah is a dense urban environment where the round has been significantly
disturbed to allow urban development far over 100 years. The major�ty of the land located
within the limits of the city are not in an area known for high archaeological sensitivity as
designated by the Ukiah eneral Plan (Figure V.3- ).
Future discretiona proposals that utilize the esidential ensity Calculation rdinance wrll
be subject to the entitlement process, additional analytical review, ensuring conformance to
the goals and policies of the eneral lan and consistency with the zoning code. ulti-
family projects require a ite evelopment ermit, and in certain zoning districts a
Conditional Use ermit, and may be subject to CE A analysis. Prajects will be required ta
implement specific actions and requirements to avoid any potential i pacts to tribal cultural
resources, if applicable. I pacts ta tribal resources are not anticipated as a result of the
Project.
iti ti n sur ( ): one required.
25
City of Ukiah
Initial Study and Negative Declaration
Residential Densiry Calculation Ordinance
18. Utilities and Service Systems
XVIII. UTILITIES AND SERVICE SYSTEMS: Would the Potentially � Less Than Less Than No Mmpact
project: Significant Significant Signifcant
Impact �nrith Impact
Mitagation
a)Exceed wastewater treatment r�quirements of the applicable � ❑
Regional Water Qualiry Control Board?
b} Require or result in the construction of new water or � � �
wastewater treatment fac�lities or expansion of ex�st�ng
facilities. the construction of which could cause signifacant
environmental effects?
c) Require or result in the construction of new storm water ❑ �
drainage facilities or exp�nsion of existing faciloties, the
construction of wh�ch could cause significant environmental
effects?
d} Have suffic�ent water supplies av�ilable to serve the project �
from existing entitlements and resources, or are new ar
expanded entitlements needed?
e} Result �n a determination by th� wastewater treatmerat �
provider whach serves or rnay serv� the project that it has
�dequate capaclry to serve the projecYs pr�j�cted dernand in
additoon to the provider's ex�sting cammitrrsents?
f) �� s�rved by a landfill w6th sufficfent permitted capaciry to ❑ �
a��r�rnm�date the pro�ecYs sol�d waste dispasaA ne�ds?
g�Comply with federal,state,and local statutes ar�d regulations � ❑
iI r�l�ted to solid waste?
Analysis:
A-G: The wastewater treatment plant upgrade and expansion project is completed and sufficient
capacity is available to serve new residential development on the infill parcels identified in
the Housing Element that would potentially result from this Project. A water storage project
has also 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 future development. All multi-family residential projects are reviewed
by the Public Works Department and are required to comp�y with all applicable stormwater,
wastewater and building code requirements.
The Ukiah Transfer Station is receiving well below the allowable 1'imits of solid waste. There
is sufficient capacity to serve future multi-family residential projects.
The Project is not anticipated to have any impact to utilities and service systems.
26
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
The analysis containe in this Initial nvironmental tudy reveals that the proposed esidential
ensity Calculation rdinance would not result in potentially significant adverse impacts on the
physical environment.
DQTORY FINDINGS OF 91GNIFIC CE Potentially Less 7han Less Than No Impact
Significant Significant Significant
Impact wtth Impact
Mitigation
a)Does the project have the potential to degrade the qualiry 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, substantially 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 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 v�ll cause
substantiaf adverse effects on human beings, either directly or
indirectly?
I Ct Il I Sf :
. i ct. ased on the findings and conclusians contained in the Initial nvironmental
tudy, the Project does not have the potential to significantly degrade the quality of the
environment, substantially reduce the habEtat of a fish ar wildfrfe species, cause a fish or
wildlife population to drop below self-sustaining levels,threaten to eliminate a plant or animal
cammunity, reduce the nu ber or restrict the range of a rare or endangered plant or animal
or eliminate important examples of the ajor per�ods of alifornia histo or prehistary.
. i ct. ased on the findin s and conclusions contained in the Initial nvironmental
tudy, the roject would not have impacts that are individually limited, but cumulatively
considerabfe? (6iCumulatively considerable" means that the incremental e ects of a pro�ect
are cansiderable when viewed in cannection with the effects of past projects, the e ects of
other current prajects, and the effects of probable future projects).
. i ct. ased on the findings and conclusians contained in the Initial nvironmental
tudy, the proposed roject would not have environmental e ects, which will cause
substantial adverse effects on human beings, either directly or indirectly.
27
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
VII. REFERENCES
Californ�a Department of Conservation, Division of Land Resource Protection Farmland
Mapping and Monitoring Program—Mendocino County—Important Farm/and 2012, Sheet 2
of 2.
�����;�/¢����o�ssc���;�v��dc�u�,��e�cr�ldlr�/�u�
California Department of Conservation, Division of Mines and Geology— Special Studies Zone,
Ukiah Quadrangle. January 1, 1982.
��„t�.//rr���� ��r���rv�ticsr�,��m �v/��,�,/ir�f�rrry�ti�r�w�r�h����/dr�d�x.htrr��?rr���,,�r� �I�t�. rr���
California Department of Conservation California Geological Survey. March 2018.
htt��//rri���m�c�r���rv�tir�r�.��.�c��l�q�l���/
California Department of Forestry and Fire Protection — Fire Hazard Severity Zones, Mendocino
County. November 2007.
�t��.//frir��p.fiu��.��.g��/��k�����/u����/o����'c��'u u��/�I�d���......c�°���.2�.�d�
Cal EPA, Department of Toxic Substance Control. February 2018.
h����:�� ���V���.��.c���/�u���e�;��au��a/���hh���n...u�fi�d����n�.�a��
California Department of Transportation. California Scenic Highway Mapping System.
I�t��o// o�s��.��.���/�a�/V..��u����l�/����u�; I�u a������u�o��xol��ro�o
City of Ukiah. Standard Conditions of Approval. February 2018.
V��� ;// .��t c�fu.o9c��l�.�a��/ ��/ C���a�o� /����tl������tY��ll�������'¢�P��aw. d�
Federal Emergency Management Agency(FEMA). Flood Insurance Rate Map No.
06045C15114F.
Mendocino County Airport Comprehensive Land Use Plan. Revised 1996.
Mendocino County Air Quality Management District(MCAQMD). Air Quality Rules and
Regulations
ht��:l/ .��.rn�r�d�s�er��.��.u�/�q�d/di��ri�t-r�l��-��d-r���E�tic�r��.h�rr�l
Mendocino County Important Farmland Map. 2010.
Mendocino Transit Authority. February 2018.
htt�a:i/rr��r�d��a r��tr�r��et.�rc�
State Water Resources Control Board. February 2018.
htt�:/�c����r��k�r.��r�b,.��.q�a�r
Ukiah City Code Zoning Regulations, Division 9, Chapter 2.
28
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
Ukiah General Plan and Growth Management Pfan. 1995 (2014/2019— Housing Element)
http;// ,�it��f€�ki�h,�or�/d���rrj�nt���r�d-rr����/
Ukiah Urban Water Management Plan. Draft 2015.
htt�;// ,�rtv�f�ki�h.c�rn/ �w �b/wp��a�t�nt/u�Ic��d��2012/04/�r�ft-2015�1Jki�h�
lJ P,�df
USDA Natural Resources Conservation Service Mendocino County Soil Survey, Eastern Part
and Southwestern Part of Trinity County, California. March 2018.
h�t��.��uv�b�ail�urv� a��.��c��.��d�.�ov/��� �b�c�il�ur��Y,����
U.S. Fish and Wildlife Service. National Wild and Scenic Rivers System. February 2018.
htt�s:// .riv�r�, s��/rr�ap�/�c�rr��-200.�df
29
City of Ukiah
Initial Study and Negative Declaration
Residential Density Calculation Ordinance
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