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Home My WebLink About1999-09-15 Packet WHEREAS, the Russian River serves the needs of the people of Mendocino, Sonoma, and Marin Counties; and WHEREAS, the Russian River watershed is vital to the health and economic sustenance of our community as it provides the creeks that flow throughout our county suppling the river With a continuous source of water; and WHEREAS, the river offers spiritual and recreational experiences to those who live here and those who visit us from around the world; and WHEREAS, the river sustains the redwoods, vineyards, and a rich bounty of agricultural products, and has provided us with great fishing; and WHEREAS, business, residents, and visitors all enjoy the many benefits the river has provided; and WHEREAS, the stories of the river recall a rich history from the beginning of time and reflect many cultures and peoples; and WHEREAS, countless visitors have been influenced by their stay here and cherish their memories; and WHEREAS, we wish to preserve, protect, and enhance the River's significant contributions. NOW, THEREFORE, I, Jim Mastin, Mayor of the City of Ukiah, on behalf of my fellow City Councilmembers, Phillip Ashiku, Phil Baldwin, Kathy Libby, and Roy Smith do hereby declare the nine days from September 18th to September 26th to be designated as: THE CELEBRATION OF THE RUSSIAN RIVER AND ITS WATERSHED and encourage the citizens of Ukiah to take part in the many activities scheduled during this time to honor and laud the river which flows through our community. Date: September 15,1999 Mastin, Mayor 3a MEMO To: Ukiah City Council From: Marie Ulvila, City Clerk Subject: City Council Minutes of September 1, 1999 Date: September 7, 1999 Due to the short work week (September 6 and 9 - City holidays), the minutes of the September 1,1999 City Council meeting will not be included on the October 6, 1999 City Council agenda. If you should have any questions, please do not hesitate to contact me at 463-6217. memo\coun09079 ITEM NO. 6a DATE September 15 1999 AGENDA SUMMARY REPORT SUBJECT: REPORT OF DISBURSEMENTS FOR THE MONTH OF AUGUST 1999 Payments made during the month of August 1999, are summarized on the attached Report of Disbursements. Further detail is supplied on the attached Schedules of Bills, representing the four (4) individual payment cycles within the month. Accounts Payable check numbers: 17319-17480, 17636-17853, 17998-18087 Payroll check numbers: 17316-17317, 17482-17635, 17854-17997 Direct Deposit numbers: 5794-5971 Void check numbers' 17318-17481 This report is submitted in accordance with Ukiah City Code Division 1, Chapter 7, Article 1. RECOMMENDED ACTION: Approve the Report of Disbursements for the month of August 1999. ALTERNATIVE COUNCIL POLICY OPTIONS' N/A Appropriation Requested: N/A Citizen Advised: N/A Requested by: Candace Horsley, City Manager Prepared by: Gordon Elton, Director of Finance Coordinated with: Kim Sechrest, Accounts Payable Specialist Attachments: Report of Disbursements Cancl~'ce Horsley, City ~anager AGENDA. WPD/krs ' ~ liC;iV~ CiU~JILC:U LIII~ I,C:~I~LCI ClllU (:I~,I~I[U¥I~ IUr ~ccur~cy and available funds. City Manager Director of Finance -r'w 01,~ r'~ >- (J . i OLO 0 U z c~ z Ld Z ~ ,,~ Z Z O0 I"-- "~ <~ La 0 b-LO O~ (...) · ! 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O0 O0 O0 O0 O0 0 000 O0 0 0 000000 0 0 000000 0 0 0 0 ~ ~ 000000 ~ Z 0 ~~ ~ 0 0 000000 ~ 0 0 000000 0 0 q-.- L~_ 0 000000 000000 000000 000000 000000 ZZZZZZ 000 O0 O0 ~ ~ ~ o0o O0 O0 0 o00 0 000 O0 O0 0 000 0 666 66 66 6 ~ ~ ~ ~ ~ ~ ~ 000~0~ ~ ooo 66 ~ ~ ~ · . .o .o o ~ ~ oo ~ ~ ooo~o~ ~ ~ ~ oo ~ o ~0~o ~ · . . ..... 666 66 oo ~ o oooooo ~ ~ O0 oO ~ 0 o000oo ~ XX % % ZZ ~ ~ ~ z ~ oo O ~-~- O0 O ww z rr' ct' ~ 00 0 0 000000000000000000 0 0 000000000000000000 0 0 000000000000000000 0 0000 0 0000 0 ~~ 0000 0 0000 nnr'~ 0 ~,-U_ 0 (D o o (_) .0 *~ 0 · ~ 0 0000000~0000000000 0 0 000000000000000000 0 0 000000000000000000 ~ ~ 0~00~000~~00000 ~ 0 ~~~~000~~ 0 0 00~00000000000000 ~ o o~~~o~oooooo~o ~ 0 000000000~00000000 0 0 0~0000000~00000000 ~ Z ~ ~ ZZZ ~ z x~ x~zz~ ~ ~ ~ Z Z~~ ~ Z W~ ~ZZ~ ~ ~ ~ Z~ wzw~ ~ ~ 0 0000 O0 0 0000 O0 0 0000 O0 ~ oooo ~ ~~ oo oo~o ~ooo 6 66~ o ~ z z z ~ w x ~ z ~ ~ 0 z~ ~000000000000000000 wwww ~ w ZS ~ O~W ~ ~ O~F~FFF~FFFFFFFFFF ~ ~JJJJ ~ ~ ~ 0000 0000 000 ~ 0000 0000 000 Oq 04 O,J Od 0 000 0 000 Oq ('kl 04 6'404 0 0 0 O0 0 0 0 O0 0') 0') ¢)00 0 0 O0 0 000 0 0 0 O0 0000 ~~ 0000 ~00 0 000 0 ~ 0 O0 0000 ~00~ 0000 000 0 000 0 ~ 0 O0 0000 ~ 0000 0000 000 0 000 0 0 0 O0 0000 ~ oooo oooo ooo 6 ~6 6 6 o ¼¼ oooo 0000 000~ 0~ ~ 000 ~ 0 ~ ~ ~00 ~ 0~0 ~~ ~ ~ 000 ~ 0 ~ ~ ~00 ~ . . . ........ . ..... z oooo ~o~o ~ ~ ooo o o ~ ~ ~oo ~ 0000 ~0 00~ 0 000 0 0 ~ ~ LC. f,.O I---0 ~---~ C:) f,_) · ._1 Li_I Z LJ.J 0,.10404 000 000 Od(NJ O0 0 ~,.- LL 0 Z 0 000 · · . . ~ · , CD 0 ~- L~,_ 0 0 c:~ ~ co o o o z 0 ! 0O4 ,~0 ITEM NO. 612 DATE: September 15, 1999, AGENDA SUMMARY REPORT SUBJECT: AWARD BID FOR HIGH VOLTAGE LINE CLEARING AND TREE TRIMMING AT VARIOUS LOCATIONS WITHIN THE CITY OF UKIAH TO DAVEY TREE SURGERY COMPANY IN AN AMOUNT NOT TO EXCEED $30,000. Included in the 1999/00 Budget, Account No. 800.3728.250.000 is $30,000 for tree trimming. Bid packages were sent to eight tree trimming contractors. Three bids were received and opened bythe City Clerk on August 20, 1999 at 2:00 p.m. Davey Tree Surgery Company submitted a bid based on an hourly rate of $88.27 for a three person crew. Davey Tree has provided all requked documentation to verify high voltage line cleating experience as required in the bid package. The appropriate insurance has been provided. Therefore, staff recommends that the bid be awarded to Davey Tree Surgery Company in an amount not to exceed $30,000. RECOMMENDED ACTION: Award bid for high voltage line clearing and tree trimming at various locations within the City of Ukiah to Davey Tree Surgery Company in an amom~t not to exceed $30,000. ALTERNATIVE COUNCIL POLICY OPTIONS: Reject all bids. Citizen Advised: N/A Requested by: Stan Bartolomei, Electrical Supervisor Prepared by: Judy Jenney, Purchasing & Warehouse Assistant Coordinated with: Candace Horsley, City Manager Attachments: Bid results Candace Horsley, City IvlXgnager Davey Tree Surgery Company Family Tree Service Marvins Garden Tree Service Tree Trimming Bid Results $88.27 $100.00 $110.00 6c Item No. Date: September 15. 1999 AGENDA SUMMARY REPORT SUBJECT: Authorize the Mayor to Execute Amendment No. 3 to the Electric Service Contract 92-SAO-20058 between the City of Ukiah and the Western Area Power Administration. REPORT: The Primary Purchase Power Contract with the Western Area Power Administration will terminate on December 31, 2004. The 2004 Power Marketing Plan has been completed and published in the Federal Register on June 25, 1999, at 64 FR 34417. The final 2004 Power Marketing Plan provides that Western offer certain services to its existing customers after December 31, 2004. Western is offering Ukiah a right to purchase power after termination of the Primary Contract, pursuant to the Final 2004 Power Marketing Plan and Ukiah would like to secure its right to purchase power from Western after termination of the Primary Contract. This amendment will secure our right to receive an allocation of power based on the terms and conditions specified in the Final 2004 Marketing Power Plan, which will include Ukiah's right to purchase a percentage of the Base Resource and Custom Products, such as off peak energy. Since Western power is Iow cost and represents approximately 20% of our rate component, staff recommends continuation of the purchase contract with Western. RECOMMENDED ACTION. Authorize the Mayor to Execute Amendment No. 3 to the Electric Service Contract 92-SAO-20058 between the City of Ukiah and the Western Area Power Administration. ALTERNATIVE COUNCIL POLICY OPTIONS: Deny Authorization. Citizen Advised: N/A Requested by: Darryl L. Barnes, Director of Public Utilities Coordinated with: Candace Horsley, City Manager Attachment:l) Amendment No. 3 APPROVED.~. ~'~;~ "'~ Candace Horsley, i~it~"M'~nager Amendment 3 to Contract 92-SAO-20058 UNITED STATES DEPARTMENT OF ENERGY WESTERN AREA POWER ADMINISTRATION CENTRAL VALLEY PROJECT, CALIFORNIA CONTRACT AMENDMENT FOR A RIGHT TO PURCHASE ELECTRIC SERVICE UNDER THE 2004 POWER MARKETING PLAN WITH CITY OF UKIAH Amendment 3 to Contract 92-SAO-20058 UNITED STATES DEPARTMENT OF ENERGY WESTERN AREA POWER ADMINISTRATION CENTRAL VALLEY PROJECT, CALIFORNIA CONTRACT AMENDMENT FOR A RIGHT TO PURCHASE ELECTRIC SERVICE UNDER THE 2004 POWER MARKETING PLAN WITH CITY OF UKIAH Section 1. 2. 3. 4. 5. 6. 7. Table of Contents Pa_qe PREAMBLE .......................................................................................................... 1 EXPLANATORY RECITALS AGREEMENT EFFECTIVE DATE AND TERM OF CONTRACT AMENDMENT ......................... 2 DEFINITION OF TERMS ADDITION OF SECTION 17 TO THE PRIMARY CONTRACT ............................. 3 PRIMARY CONTRACT TO REMAIN IN FULL FORCE AND EFFECT ................. 4 SIGNATURE CLAUSE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 Amendment 3 to Contract 92-SAO-20058 UNITED STATES DEPARTMENT OF ENERGY WESTERN AREA POWER ADMINISTRATION CENTRAL VALLEY PROJECT, CALIFORNIA CONTRACT AMENDMENT FOR A RIGHT TO PURCHASE ELECTRIC SERVICE UNDER THE 2004 POWER MARKETING PLAN WITH CITY OF UKIAH 1. PREAMBLE: This Contract Amendment is made this day of ,19_ , between the UNITED STATES OF AMERICA (United States), Western Area Power Administration (Western), and CITY OF UKIAH (Ukiah), as part of Contact 92-SAO-20058 (Primary Contract), pursuant to the same authorities as the Primary Contract, and subject to all of the provisions of the Contract Primary, except as herein amended. . EXPLANATORY RECITALS' 2.1 The Parties entered into the Primary Contract dated October 28, 1992, providing, among other things, for the sale of firm power by Western to Ukiah. 2.2 The Primary Contract will terminate on December 31, 2004. Amendment 3 to Contract 92-SAO-20058 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 2.3 Western published its Final 2004 Power Marketing Plan, as defined in Section 5 herein. 2.4 The Final 2004 Pow. er Marketing Plan provides that Western offer certain services to its existing customers after December 31, 2004. 2.5 Western is offering Ukiah a right to purchase power from Western after termination of the Primary Contract, pursuant to the Final 2004 Power Marketing Plan. 2.6 Ukiah would like to secure its right to purchase power from Western after termination of the Primary Contract. 2.7 Terms and conditions for electric service after termination of the Primary Contract will be set forth in a separate electric service contract. 3. AGREEMENT: The Parties agree to the terms and conditions set forth herein. 4. EFFECTIVE DATE AND TERM OF CONTRACT AMENDMENT: This Contract Amendment shall become effective upon execution by Western. This Contract Amendment shall remain in effect concurrently with the Primary Contract, unless it is terminated earlier by mutual consent of the Parties, Provided; That, Western may terminate this Contract Amendment if Ukiah does not meet the commitment dates set forth in Section 6 herein. Amendment 3 to Contract 92-SAO-20058 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 5. DEFINITION OF TERMS: All defined terms are set forth in the Final 2004 Power Marketing Plan published in the Federal Register on June 25, 1999, at 64 FR 34417. The terms as used herein, are as defined in the Final 2004 Power Marketing Plan. 6. ADDITION OF SECTION 17 TO THE PRIMARY CONTRACT: The following provisions are hereby added to the Primary Contract as Section 17. "17. POST 2004 POWER SALES PROVISIONS: 17.1 Ukiah's Riqht to Purchase: Ukiah will receive an allocation of power based on the terms and conditions specified in the Final 2004 Power Marketing Plan. Western's offer and Ukiah's right to purchase a percentage of the Base Resource, and a Custom Product and Optional Purchase are subject to the terms and conditions set forth in the Final 2004 Power Marketing Plan. 17.2 Commitment Dates: 17.2.1 In order to secure a percentage of the Base Resource, Ukiah will be required to commit in writing to purchase that percentage of the Base Resource no later than December 31, 2000. 17.2.2 Commitments to purchase a Custom Product are contingent upon a commitment to purchase a percentage of the Base Resource, and must be made in writing by December 31, 2002, for a period of no less than five (5) years of service, beginning January 1,2005. 17.2.3 Commitments to the Optional Purchase are contingent upon a commitment to purchase a percentage of the Base Resource, and must be made in writing by December 31,2000. Amendment 3 to Contract 92-SAO-20058 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 17.2.4 Western may extend the commitment date to a later date if Western determines it is in the best interest of Western and the customers. The Parties may mutually agree to an earlier commitment date. 17.3 Contract Offer: Subsequent to December 31,2002, Western shall offer a new contract to Ukiah. This contract, the principles of which will be developed in collaboration with all of the customers, will set forth the terms and conditions of electric service for all products Ukiah has, elected to purchase under the Final 2004 Power Marketing Plan. Ukiah shall have six (6) months to execute the contract offered by Western. If the contract is not executed by the date agreed to by Western, Western shall withdraw its offer, and may allocate the power to another party, Provided; That, Western and Ukiah may mutually agree, in writing, to an extension of such six (6) month period. 7. PRIMARY CONTRACT TO REMAIN IN FULL FORCE AND EFFECT: Except as expressly modified by this Contract Amendment, said Primary Contract shall remain in full force and effect, and this Contract Amendment shall be subject to all provisions of the Primary Contract. Amendment 3 to Contract 92-SAO-20058 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 IN WITNESS WHEROF, the Parties have caused this Contract Amendment to be executed the day and year first above written. WESTERN AREA POWER ADMINISTRATION By: Title: Power Marketinq Manaqer Address: 114 Parkshore Drive Folsom, CA 95630-4416 CITY OF UKIAH By: Attest: Title: By: Address: Title: Amendment 3 to Contract 92-SAO-20058 AGENDA SUMMARY Sa ITEM NO. DATE: September 15,1999 REPORT SUBJECT: INTRODUCTION OF ORDINANCE AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT SUMMARY: Staff is initiating an amendment to the Airport Industrial Park (ALP) Planned Development Ordinance that would redesignate approximately 32 acres of pure industrial land to a "mixed-use" land use designation. The new Mixed-Use concept would allow or permit a mix of industrial, office, and commercial land uses. The 32 acres is situated along the west side of Airport Park Boulevard, south of Commerce Drive (see map on page 2). The Planning Commission is recommending that the 32 acres be reduced to approximately 15 acres, and that "use" percentages be established on individual parcels requiring a minimum of 40% of the square footage to be dedicated to industrial uses, and that a maximum of 30% be dedicated to retail commercial land uses. The remaining 30% could be professional office space or additional industrial square footage. Additional Planning Commission recommendations are listed on page 3. The proposed Mixed-Use land use designation has been created to reflect a more modern approach to planning for development in the Airport Industrial Park. It is intended to provide for industrial and manufacturing land uses that would be supported by compatible eateries, professional offices, retail shops, and commercial services, such as small banking facilities and child care operations. Additional amendments to the Ordinance include adding a "Purpose" section to the Professional Office land use designation, and permitting small retail commercial opportunities with the securing of a Use Permit. Other proposed amendments include adding language requiring all development to be in compliance with (Continued on page 3) RECOMMENDED ACTION: Introduce the Ordinance amending the Airport Industrial Park Planned Development Ordinance, incorporating the changes made by the Planning Commission except for the reduction in mixed-use acreage, and adding language allowing for a deviation in the "use" percentages. ALTERNATIVE COUNCIL POLICY OPTION: 1. Do not introduce the Ordinance and provide direction to staff. Citizen Advised: Publicly noticed according to the requirements of the Ukiah Municipal Code. Requested by: Planning Department Prepared by: Charley Stump, Senior Planner Coordinated with: Candace Horsley, City Manager, Bob Sawyer, Planning Director, and David Rapport, City Attorney Attachments: 1. Amended Airport Industrial Park Planned Development Ordinance 2. Planning Commission Staff Report, dated August 25, 1999 3. Planning Commission Minutes, dated August 25, 1999 4. Location Map, Site Plan/Elevation Drawings for the Mountanos SDP 99-15 project (informational) CandaCe Horsley, City Mal~ager 1 APPROVED: AlP PD ORDINANCE AMENDMENTS September, 1999 PROFESSIONAL OFFICE HIGHWAY COMMERCIAL RETAIL COMMERCIAL 15 ACRES RECOMMENDED BY THE PLANNING COMMISSION PROPOSED MIXED USE (currently designated "lndustrial")i RETAIL COMMERCIAL INDUSTRIAL AUTOMOTIVE COMMERCIAL INDUSTRIAL NORTH the provisions of the Ukiah Airport Master Plan; reducing the maximum lot coverage from 45 percent to a more realistic 40 percent; increasing the setback from Highway 101 from 40 feet to 60 feet; revising the landscaping requirements to be consistent with the newly adopted provisions of the Ukiah Municipal Code; and other minor language changes. BACKGROUND: During the spring of 1999, a property owner in the Airport Industrial Park (ALP) approached the City about constructing a mixed-use development on his property. The uses included a compatible mix of light industrial, professional office, and retail commercial. The current Planned Development Ordinance for the AlP is conventional in nature and it does not allow or permit such a mix of land uses. After discussing the matter internally, staff concluded that a broader application of a mixed-use designation would fulfill the General Plan's direction for a "Master Plan Area" for the AlP, and would provide the necessary tool for ensuring logical and orderly development. In addition, it would provide more flexibility to property owners to develop their parcels in response to market conditions and local needs. It would also provide opportunity for a certain eclecticism in uses, site planning and architecture that would preclude an uninteresting collection of monotonous and dull developments in the subject area. Finally, it would help fulfill the goal of creating a more sustainable community within the AlP by providing compatible commercial services in close proximity to places of employment. The additional proposed amendments are intended to "update" the Ordinance, clarify vagueness, provide increased flexibility in the Professional Office designation, and bring a number of standards into consistency with recently adopted standards for other Zoning Districts. PLANNING COMMISSION RECOMMENDATION: The Planning Commission conducted a public hearing and considered the proposed AlP Planned Development Ordinance amendments on August 25, 1999. After considerable discussion, they formulated a recommendation for adoption of the Ordinance with a number of significant changes. The most notable modifications recommended by the Planning Commission are to reduce the total amount of Mixed-Use land from 32 acres to 15 acres, and to establish allowed percentages for industrial (minimum 40%), and commercial (maximum 30%) land uses. Page 1 of Recommended Ordinance - First sentence of new lan.quagc Change the name of the new designation from "Mixed-Use" to "Industrial Mixed-Use." Carry this change throughout the Ordinance. Staff supports this recommendation. 2. Paqe 3 of Recommended Ordinance - No. 4 and E Do not apply the Mixed-Use designation to the entire 32 acres. Instead, apply it only to the six northern parcels, which comprises approximately 15 acres. Change the total acreage of the Industrial and Mixed-Use designations to reflect this modification. Staff respectfully disagrees with the Planning Commission and does not support thi~_ recommendation. It is staff's opinion that the notion that an ideal high-tech clean industrial use witl- high paying jobs for local citizens will establish itself in the AlP has proven to be unrealistic. The City does not have a full service airport, nor sufficient housing opportunities, talent pool, and other "reauirements" fl~r such industry. The types of industrial land uses that have expressed an interesl in the land are warehousing and distribution, and they cannot afford the asking price for the land. unless they are coupled with commercial and professional office land uses. Accordinalv. star~ believes that the Mixed-Use designation should be applied to the entire 32 acres. - - 1 1 1 Page $ of Recommended Ordinance - Section 8 Restore this section as section nine within the text. Staff supports this recommendation. Page 8 of Recommended Ordinance - No. 2 / General Requirement_-_- Change the 4/5 figure in the second paragraph to 80% (consistent with % in first paragraph). Staff supports this recommendation. Page 11 of Recommended Ordinance - Purpose Staff is supportive of this recommendation provided additional language is added that would allow for a deviation from the percentage standard if a finding is made that the site planning ant architecture are exemplary and exceed the minimum requirements. Staff's suggested lan.auaae is as follows: -- ~ 1 1 Page 14 of Recommended Ordinance - Permitted Use?- Expand Item "b" to read, "Child day-care facility fo~ se~ing e~playees Within the ALP." Staff supports this recommendation. Page 16 of Recommended Ordinance - Maximum Lot Coverage: 1 1 Staff supports this recommendation. Page 22 of Recommended Ordinance - Item h Revise this sentence to read, "...and mature appearance can be attained in ........ ,-,.. --~.-.., Staff supports this recommendation. Page 25 of Recommended Ordinance - No. 5 - Lightinc Revise Item "c" to read, "Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport, e¢ adjacent properties, ~r Upwards t~W~rd~ the skyi Staff supports this recommendation. 10. Page 25 - Circulation Plan Add a final sentence to the paragraph to read, "Property owners of parcels with frontage along the railroad right-of-way are encouraged to plan for possible future use of the railroad." Staff supports this recommendation. 11. Page 28 - Section Twelve / Item Revise the language in Item "c" to read, "That the use would be in harmony and consistent with the purpose and intent of the Airport Industrial Park Planned Development Ordinance and gkiah General Plan." Staff supports this recommendation. Mountanos Site Development Permit 99-15 Also at their August 25, 1999 meeting, the Planning Commission considered an actual mixed-use development project. The project consisted of approximately 48% retail commercial, 31% industrial, and 21% professional offices. While the Commission found that the site planning and architecture far exceeded the requirements of the Planned Development Ordinance, they were concerned with the amount of retail commercial square footage and the lack of industrial square footage. They conditionally approved the project imposing a condition that the plans submitted for a building permit be consistent with the requirements of the adopted AlP Planned Development Ordinance. If the City Council does not adopt the Ordinance establishing the Mixed-Use Designation, the conditionally approved project will be unable to satisfy the condition requiring consistency with the Ordinance. Additionally, if the Council establishes the "use" percentages recommended by the Planning Commission, some redesign of the project may be necessary. However, the applicants have indicated that without the proposed 48% retail commercial component, it is unlikely that they could proceed with the project, and would end up designing a new project proposing standard utilitarian industrial buildings likely dedicated to warehousing. The Site Development Permit was formally acted on by the Planning Commission, and is not subject to the review and approval by the City Council. If the City Council accepts staff's recommendation of adding language to allow deviation from the "use" percentages provided a finding can be made that the site planning and architecture are exemplary and exceed the minimum requirements, then the Mountanos project will have to go back to the Planning Commission for this determination. While this step may seem cumbersome, it is a one time scenario resulting from the project approval being contingent upon the Council's adoption of the amended Ordinance. In the future, if the "deviation" language is included in the Ordinance, it will provide the Planning Commission important flexibility in determining the appropriate percentage of mixed-use in relation to the site planning and architecture of a given project. Airport Industrial Park Capital Improvement Prograrr As indicated at the September 1, 1999 City Council meeting, adoption of the proposed amendments to the AlP Planned Development Ordinance would require further adjustments to the AlP Capital Improvement Program. It is anticipated that the fees for development in the new Mixed-Use area would be increased from the previous industrial standard, and that the fees on other parcels within the AlP would be reduced accordingly. Project Consistency with AlP Certified "Proaram" EIR Pursuant to CEQA Section 15168 (c)(4), it has been determined that the proposed Planned Development Ordinance Amendment project is consistent with the scope, findings and conclusions contained in the previously certified Program Environmental Impact Report (EIR) prepared for the buildout of the Airport Industrial Park, and therefore no additional environmental review is necessary or required. A written checklist/evaluation was prepared to document this determination, and is on file with the City Planning Department. CONCLUSIONS. Staff is initiating a number of amendments to the existing Airport Industrial Park Planned Development Ordinance. The amendments are intended to create opportunity for a compatible mix of industrial, office, and commercial land uses in a 32 acre portion of the AlP that is currently designated for industrial uses only. VVhile it may reduce the overall amount of future industrial development within the AlP, the mixed-use approach provides more opportunity for increased architectural and site planning excellence. Additionally, it is proposed that ancillary commercial opportunities be provided for in the "Professional Office" land use designation which theoretically promotes the concept of reducing the dependency of the automobile by providing opportunity for places of employment to be located adjacent to small eateries, child care facilities, banks, and small retail shops. Other amendments are proposed that would improve the aesthetics of development within the AlP, ensure compliance with the provisions of the Airport Master Plan, and "clean-up" antiquated or obsolete language. Staff is able to conclude that the proposed amendments create a more dynamic and realistic set of regulations for the growth and development of the AlP. The Planning Commission is recommending adoption of the Ordinance with two key changes that would reduce the amount of land redesignated to "Mixed-Use", and establish minimum and maximum percentages of development dedicated to industrial and commercial land uses. Staff is not supportive of reducing the amount of "Mixed-Use" acreage from 3:2 to 15 acres, because the types of industrial land uses that are interested in locating in the park cannot afford do so without the ability to "share" the property with commercial and professional office land uses. Staff is supportive of establishing use percentages within the designation, provided that language is added that would allow a deviation from the use percentages if it is concluded that the project represents a superior site planning and architectural effort, such as the Mountanos SDP 99-15 project. Staff is recommending that the City Council introduce with Ordinance amending the Airport Industrial Park Planned Development with the modifications listed above. ORDINANCE NO. ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMEN i The City Council of the City of Ukiah hereby ordains as follows: Section One The purpose of this amendment to the Airport Industrial Park (ALP) Planned Development Ordinance is to ..... ;-' ..... .~;....,A., ~ .... , ....., , ..... ,;~.,.. :...~.,..,.;.., ...;.... ~.,...,.,~ for ~, .. ,.,h~,, ,~,,,t~, ,...~ ~JXl~..~tl, ,~ ~.4~;V~.~l~..jlkil i i~;I ltl [;~1 I%a , ;,,al.l. JI e ~" ~'"'~ ..... ,-,~,,, ,~-.~ ,.~, ,- .o~ cc, tcgor~3 for "", ,- N,.~IIIV~ ~.-~-~IIIIII~,,,IVI~[i i~.~ [ I ~,.~l~,..q.~,,.~l~.~l 14[~1 VIIl~.~;q.~! ~--/ 111~-4~-d'-~l. l14~lllV,4~llllll~.~l%.~l~[i I.~.~ [X~;.~;;;~ll ~M'] I II~ll¥¥gJ VIIgl I[~,Ik4 VVIIIIIl~;l~,.d'l~;;lllU~.~ll~kd, l~;;;ll VVIIIIIIgl~.~lgl I,V I II~llYVg.~ VI I~;~111,~;~,I,~ VVIIIIII~.fI~,~,IC;;;EI. I~V M~I~I I~LI~I I L~I I I I~ II IMMg[I IQIIRM[~I I IMkI~ ~1 I II I I~1 ~lgl /-/ Section Two Section~:~hre~ This ordinance also formally amends the Land Use Map that illustrates which land use designations are assigned to the various properties throughout the Airport Industrial Park. The (Hastings) being redeSig~ated fro~ I:~da~tr~al to ':llndustnal/Mlxed~Use~ The land use designations apply to the 138::a~re Airport Industrial Park in the following manner: 1. Professional Office-: Applies to the northwest portion of the site, bounded by Talmage Road on the north, Airport Park Boulevard on the east, and Commerce Drive on the south (approximately acres). 2. Highway Commercial- Applies only to the northeastern portion of the site, bounded by Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 to the east, and the existing large commercial retail store property to the south (approximately 1.4 acres). 3. Retail Commercial. Applies to ~ l::3i:~:acres north of Commerce Drive, and approximately 2:2 23:41acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and Highway 101 on the east. (approximately ~ ~7.:acres). /--2_ = = Industria__l: Applies to · · · . ~. the ~ro~e~y ~it~at~ ~t the ~the~ end of the Ai~o~ I~dUSt~ial Pa~k: Industrial/Automotive Commercial: Applies to the spprcxim~,t~ ~. ~ ---,-~-- --~ the southern portion of the Redwood Business Park, south of Assessor's Parcel Nos. 180-080-44 and 45, east of Airport Park Boulevard, and fronting Highway 101 e~isti~g P~d (eppro~i~ate!y 32 a~re~)i Section-T4e. ee F~U~ The Airport Industrial Park Planned Development was originally approved by City Council Resolution No. 81-5g on March 3, lg81, embodied in Use Permit No. 81-3g. It was amended and further articulated in lggl when the City Council adopted Resolution No. gl-4. In lgg3, the City Council adopted a revised Ordinance (g2g) to allow "General Commercial" in addition to the approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on the north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard on the west. Section Four Fi~ Airport Industrial Park Planned Development, as amended herein, provides a mixture of industrial, commercial, and office land uses within a Planned Development (PD), consistent with the City of Ukiah General Plan" Master Plan land use designation. Section Five SiX The Development Map (Generalized Land Use Map) for this Planned Development, as Plan; as required by A~i~!e l~; Ghapte~ 2 (z~i~g)~f ~he UEiah Ma~i~ipal c~dei rcqulrcd by., ,e ' '":"" ~"' '""":""' '""'~" Development Map (Generalized Eand Use Map) attached as ,-~,,~,, ,,,-,, ,,,.,~,~, ,-,,,,,~, c~nd ~he The Traffic Circulation Plan for this Planned Development is discussed in Section "D" "1" on page -t-8 20, and the Circulation Map, attached as Exhibit "B", is approved. Section Six Se~e~ Development standards not addressed in the Planned Development regulations shall be those specified in the City of Ukiah Zoning Code. ..Section-Seve~ Eiaht Amendment to this ordinance requires City Council action. All Maj0~Va~ia~; Use and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Mi~ ~itS a~ 8abje~ ~ the review and action by the City Zoning Administrato~i Decisions on ~ariancei Site Development and Use Permits made by the City Planning Commission o~ ~O~i~g Ad~i~iStrat0~ are appealable to the City Council by-af~ /--¥ Section ~ Ni~ Some small commercial land uses may be permitted on the Industrial designated land if they are primarily intended to provide commercial type services to employees within the Airport Industrial Park. Section~ E The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), 0ftheU ~-~'?M~nicipal are as follows: A. INDUSTRIAL DESIGNATION 1. Allowed Uses The following industrial uses are allowed in the Industrial designation with the securing of a Site Development Permit. a. Manufacturing - activities or operations involving the processing, assembling, blending, packaging, compounding, or fabrication of previously prepared materials or substances into new products. b. Warehouse and Distribution Activities - includes warehousing, and storage not available to the general public; warehousing and distribution activities associated with manufacturing, wholesaling, or business uses; delivery and transfer services; freight forwarding; moving and storage; distribution terminals for the assembly and 1 breakdown of freight; or other similar use involving shipping, warehousing, and distribution activities. c. Wholesaling and Related Uses -includes establishments engaged in wholesale trade or warehousing activities including maintaining inventories of goods; assembling, sorting, and grading goods into large lots; breaking bulk and redistribution in smaller lots; selling merchandise to retailers, industrial, commercial, institutional, or business users, or other wholesalers. d. Contractor's Offices - includes business office for building, plumbing, electrical, roofing, heating, air conditioning, and painting contractors including storage of incidental equipment and supplies. e. Agricultural- allowed as a continuation of the existing land use, including all necessary structures and appurtenances. f. Research and Development Laboratories, and computer and data processing. g. Accessory Uses and Structures - activities such as administrative offices and warehouses which are related and ancillary to an allowed use. Ancillary structures containing ancillary uses shall be located on the same parcel as the primary use/structure, and shall not exceed 25% of the gross floor area of structure(s) containing the primary use. Permitted Uses The following small commercial, business support, and repair service land uses may be permitted in the Industrial land use designation with the securing of a Use a. Permit, provided they are situated on a parcel no larger than one-half acre in size: a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants shall be permitted). b. Small grocery or convenience store. c. Banking facility. d. eo Child day-care facility. Industrial and business support services - establishments primarily engaged in providing services to business and industry, such as blueprinting and photocopying, janitorial and building maintenance, equipment rental and leasing, medical labs, commercial testing laboratories, and answering services. Public Facilities - includes all public and quasi-public facilities such as utility substations, post offices, fire stations, and government offices. g. Repair Services -includes repair services such as radio and television, furniture, automotive repair, body and fender shops. h. Communication Installations - includes radio and television stations, telegraph and telephone offices, cable T.V., and micro- wave stations. I. Mini-storage facility. .PROFESSIONAL OFFICE DESIGNATIOP 2. Allowed Uses The following uses are allowed in the Professional Office designation with the securing of a Site Development Permit: . a. Professional and business offices such as accountants, engineers, architects, landscape architects, surveyors, attorneys, advertising, consultants, bookkeeping, medical and dental offices, and other similar activities. b. Business and office support services - includes services such as branch banks, savings and loan, credit unions, insurance brokers, real estate sales, blueprinting and photocopying and answering services. c. Child day-care facility. d. Retail commercial in the built-out northwest portion of this area outside the boundaries of the Redwood Business Park. Permitted Uses The following uses are permitted in the Professional Office Designation with the securing of a Use Permit: a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants). b. Small grocery or convenience store. C. HIGHWAY COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Highway Commercial designation with the securing of a Site Development Permit: D. E. a. Businesses such as motels, sit-down and drive-thru restaurants, service stations, and other similar uses that provide services and merchandise primarily to highway travelers· b. Retail commercial stores. RETAIL COMMERCIAL DESIGNATIOn' 1. Allowed Uses The following uses are allowed in the Retail Commercial designation with the securing of a Site Development Permit: a. Retail commercial stores· b. Child day-care facility. C ^' & ...L-.;I,-., r~,..I........,i..,;~..,.... ~..-,...d .-..I,.,,&~.,,~ , di 2. Permitted Uses The following uses are permitted in the Retail Commercial designation with the securing of a Use Permit: =' "'~""~"~'~"", °='"'-'"" °'"'~, "- Restaurants (no VI gl I loll q','~li,--qk,J~kllVVl I drive-thru restaurants)· b. Small grocery or convenience store· c. Banking facility· INDUSTRIAL/AUTOMOTIVE COMMERCIAL DESlGNATIO~I 1. Allowed Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Site Development Permit: a. All the allowed industrial uses listed in Item A (1) above· 10 1 b. Automobile dealerships, except for those that exclusively sell used vehicles. Permitted Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Use Permit: a. All the permitted industrial land uses listed in Item A (2) above. b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants). c. Automotive service (gas) station d. Small grocery store, mini-market, or convenience store e. Uses related to automobile dealerships such as tire stores, auto parts stores, car washing facilities, automobile repair business, etc. 2; 11 1-11 F. NUISANCES '1. No lot shall be used in such a manner as to create a nuisance to adjacent parcels. Proposed uses shall comply with the performance criteria outlined below. a. All activities involving the storage of inflammable and explosive materials shall be provided with adequate safety devices against 14 1 the hazard of fire and explosion by adequate fire-fighting and fire suppression equipment and devices standard in industry. All incineration is prohibited. b. Devices which radiate radio-frequency energy shall be so operated as not to cause interference with any activity carried on beyond the boundary line of the property upon which the device is located. c. The maximum sound level radiated by any use of facility, when measured at the boundary line of the property upon which the sound is generated, shall not be obnoxious by reason of its intensity or pitch, as determined by standards prescribed in the Ukiah Municipal Code and/or City General Plan. d. No vibration shall be permitted so as to cause a noticeable tremor beyond the property line. e. Any use producing emissions shall comply with all the requirements of the Mendocino County Air Quality Management District. f. Projects involving the use of toxic materials or hazardous substances shall comply with all Federal, State, a~d all lOCal Laws and regulations. Prohibited Uses or Operations Industrial uses such as petroleum bulk stations, cement batching plants, pulp and paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards, auto wrecking, and similar "heavy industrial" uses which typically create external and environmental effects are specifically prohibited due to the detrimental effect 15 G. the use may have upon the general appearance, function, and environmental quality of nearby uses. DEVELOPMENT STANDARDS . The following standards have been established to ensure compatibility among uses and consistency in the appearance and character of development. These standards are intended to guide the planning, design, and development of both individual lots and the entire Airport Industrial Park. Projects shall be reviewed on a case-by-case basis for high quality design, efficient function, and overall compatibility with surrounding land uses. 1. Minimum Lot Requirement The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum frontage of 100 feet on a public street. Except for lots fronting on Airport Park Boulevard, or other public streets shown on the Land Use Map, access easements to a public street may be authorized in lieu of public street frontage in the discretion of the appropriate decision-maker and with the approval of the City Engineer. Proposed access easements shall be consistent with the standards contained in Table 4-1. The Planning Commission may approve a public street frontage of less than 100 feet for lots located on cul-de-sacs, street curves, or having other extraordinary characteristics. Maximum Lot Coverape No more than 4~ 40'percent of the lot shall be covered by a building or structure. Above ground parking lots and landscaping areas shall not be included in the calculation of lot coverage. I~d~St~al !and ~ses may Cover a maximum of 50 percent 16 3. Minimum Building Setback,~ . All buildings and structures shall be setback from the property line a minimum of 25 feet along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a minimum setback ~f 60 feet-'" fcct -,--,~.----,. from the property line adjacent to the freeway. Side yard setbacks shall be determined in the Site Development or Use Permit review process. Maximum Building Height The maximum height of any building or structure shall be 50 feet. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum building height. Additionally, all development within the Airport Industrial Park shall comply with the Federal Aviation Administration side slope criteria, and ail the Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. All roof mounted electrical and mechanical equipment and/or ductwork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial uses to screen the outdoor storage of building materials, supplies, construction equipment, etc. The Planning Commission may consider fences exceeding six (6) on a case-by-case basis during the review of Site Development and Use Permit applications. 17 /-/7 6. Public Utility Easement All lots shall provide a 5-foot easement in the required front setback for the provision of utilities. 7. Sidewalk Requirements Lots with frontages along the primary street shall provide a 5-foot curvalinear sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 8. Bicycle Lanes Class III Bicycle lanes shall be provided on all streets according to CalTrans standards. 9. Development Integration Every effort shall be made to "master plan" development within the Airport Industrial Park. Applicants shall be encouraged to coordinate development proposals to ensure compatible architectural themes, high quality site planning, efficient and functional traffic circulation, coordinated pedestrian circulation, and compatible land uses. lO. Required Public Streets Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site Development and Use Permits shall not be approved, unless public streets identified on the Land Use Map serving the parcels covered by the lot line adjustment, map or permit have been or will be dedicated to the City of Ukiah upon approval of the lot line adjustment, map or permit. 18 11. Street Width Standards The following street standards have been established by the Ukiah Department of Public Works. All primary and secondary streets shall be designed and constructed in accordance with these standards: Table 4-I: Minimum Street Standards Airport Park Boulevard and Commerce Drive Primary Secondary Access Easement . 3. 4. 5. Right-of-way Pavement a. travel lanes (2) b. left turn lane Curbs (both sides) Cul-de-sac (turn-arounds) Curb Returns Radius 66 feet 44 feet 64 feet 40 feet 14 feet 20 feet 12 feet 12 feet 1 foot 1 foot 100 feet diameter 35 feet 35 feet 32 feet 30 feet 15 feet 12. Access Driveways and Deceleration Lane-~ a. Every effort shall be made to minimize access driveways along Airport Park Boulevard. All driveway and intersection radii shall be designed to accommodate heavy truck turning movements, consistent with the requirements of the City Engineer. b. Every effort shall be made to design common driveways for individual developments. No Talmage Road access shall be permitted for ~ the parcel Or C, 19 13. d. e. All major driveways, as determined by the City Engineer, shall have left turn pockets in the median area where feasible. Deceleration and acceleration lanes shall not be required unless the City Engineer determines they are necessary to ensure safety and efficient traffic flow. Minimum Parking and Loading Requirement~ a. No loading or unloading shall be permitted on the street in front of the building. A sufficient number of off-street loading spaces shall be provided to meet the needs of the approved use. Adequate apron and dock space also shall be provided for truck maneuvering on individual lots. b. The number of entrance/exit driveways shall be limited to one per every 100 feet of street frontage with a maximum curb cut of 40 feet. The Planning Commission may relax these standards when a comprehensive plan for an entire block has been prepared and presented to the City Planning Commission for review and approval. c. Adequate off-street parking shall be provided to accommodate the parking needs of employees, visitors, and company vehicles. The minimum number of off-street parking spaces shall generally be provided according to the requirements of the Ukiah Municipal Code. d. The Planning Commission may deviate from the parking requirements contained in the Ukiah Municipal Code on a case-by-case basis. Any deviation must be supported by findings related to a unique use, such as a mixed use development, or use not specifically described in the Ukiah 20 He 14. Municipal Code, and findings that otherwise demonstrate no on-street parking congestion will result. Siqnage Except as indicated below, building identification and other signs shall generally comply with the sign regulations for industrial, commercial and office land uses contained in the Ukiah Municipal Code. All proposed development projects shall include a detailed sign program. DESIGN GUIDELINES The following guidelines shall be used by the Planning Commission when approving a Site Development or Use Permit to ensure high quality design, and the coordination and consistency of development. 1. Landscaping and Open Space a. A comprehensive landscape plan shall be submitted for review and approval as a part of the Site Development or Use Permit process. b. Existing trees shall be retained whenever possible. c. A variety of tree species shall be used that provides diversity in form, texture, and color. d. e. g, Landscaping at corners should be arranged to maintain traffic visibility. Landscaping along an entire street frontage should be coordinated to achieve a uniform appearance. I ,'-. ,.-~ .-.i ,... -., --. ,,, ; ~ ,N ,...1~11 k,.~ , .~,..~,-,I .I..... ~,.~......~,.~,.., ~.-...-I.;,..,.... I...,.I...., I ,-, ,.~ .-J ; .... ,.., ,,I...~,.,I. I,--gl IMq.,~..~[~,~/ll I~ OI Igll A./~; It.4q,~,.~t,.A %q,.~ q,.~%.~l ~'q*~l I ~,/gl IN. II I~ IVI. q..~! I%./C;;[~.411 I~ ~4V~.~,[N~1 ,, ,,..,uu,~ a ,~,, ,,.,..,. ,..,, i, ,...,~ 3pCCiC_.3 ~'""'~' will ~.1 lC;il ~,.~,41 I II I It~.,~1 ~ 21 22 /-,7.2-- 1 . . .Orientation and Location of Buildin~l~ a. The location of buildings shall be coordinated with other buildings and open space on adjacent lots, and should include design elements, oriented to pedestrian usage, such as, linked walkways and sidewalks. b. Buildings should be sited to preserve solar access opportunities, and should include passive and active solar design elements. c. Buildings should be oriented to minimize heating and cooling costs. d. Buildings should be creatively sited to provide open views of the site and surrounding environment. e. Buildings shall not be sited in the middle of large parking lots. Architectural Design a. Individual projects shall exhibit a thoughtful and creative approach to site planning and architecture. b. Projects shall be designed to avoid the cumulative collection of large structures with similar building elevations and facades. c. Buildings shall be limited in height, bulk, and mass, and shall be designed to avoid a box-like appearance. Buildin[i Exterior~_ a. Colors and building materials shall be carefully selected, and must be compatible with surrounding developments, and shall be finalized during 24 the Site Development or Use Permit process. b. The Planning Commission may permit exterior walls of architectural metal where it is compatible with adjacent structures, and the overall appearance and character of the Airport Industrial Park. 5. Lighting a. A lighting plan shall be submitted for review and approval with all Site Development and Use Permit applications. b. Lighting for developments shall include shielded, non-glare types of lights. c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport, e~ adjacent properties, ~ ::': Sithe.SkY 6. Design Amenitie_~ a. Bicycle parking facilities shall be provided near the entrance to buildings. One (1) bicycle space shall be provided for every ten (10) employees, plus one (1) space for every fifty (50) automobile parking spaces. b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and other quality design amenities are encouraged. CIRCULATION PLAN The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B". As shown, the plan includes points of access at Talmage Road at the north, Hastings Avenue at the northwest, and Ai~p~ R~ad at the sOathwest~ in lieu of the an emergency access is provided through the airport to a fUtUre gated encroachment along the southern portion of Airport Road. Internal access includes an extension of Airport Road from the west into the southern portion of the site; Airport Park Boulevard from Talmage 25 /-2.5- Road on the north, extending south to intersect with the Airport Road extension; and Commerce Drive from west to east in the northern portion of the AlP. All streets within the AlP shall be public. Th ..... '~ ............ ~ ...... , ...... ;~;~_~.~ ~_ ,~.. ~...~..~, '-"~,~,, ~,, ,,-, , ,.,,.,,,, ,~ J3 ,,~,., ,~, ,,,,~,,~, ,,,~, o~,~,,,,.a,,~ ~,~~;. P~pe~ owners o~ parcels With frontage along Ji DISCRETIONARY REVIEW The discretionary permit review process for development projects within the Airport Industrial Park (ALP) is the same as for discretionary permits elsewhere in the City. As articulated in Section 9 of this ordinance, a Site Development Permit or Use Permit is required for development projects proposed in the AlP. 1. Site Development Permits and Use Permitff a. As articulated in Section 9 above, development projects within the Airport Industrial Park are subject to the Site Development or Use Permit process, depending upon the proposed use and its location. A Site Development Permit shall not be required for any development proposal requiring a Use Permit. Within the Use Permit review process, all site development issues and concerns shall be appropriately analyzed. b. All Majo~ Use Permits, Variances, and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. M~nor~ Use!~ermits~ ~ariances~ 26 . c. Decisions on Site Development and Use Permits made by the City Planning Commission a~d Z~i~g Administrator are appealable to the City Council pursuant to Section 9266 of the Ukiah Municipal Code. d. Major modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director, shall require the filing of a new application, payment of fees, and a duly noticed public hearing before the Planning Commission. Minor modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director, shall require the filing of a new application, payment of processing fees and a duly noticed public hearing before the City Zoning Administrator. e. The Planning Commission's decision on major modifications to an approved Site Development Permit, Variance or Use Permit is appealable to the City Council. The Zoning Administrator's decision on minor modifications to an approved Site Development Permit, Variance or Use Permit is appealable directly to the City Council. Building Modification_~ a. Exterior modifications to existing buildings shall be designed to complement and harmonize with the design of the existing structure and surrounding developments. b. A Site Development Permit shall be required for all SUb tial exterior modifications to existing structures, site design ~l~e'nts, and landscaping within the Airport Industrial Park. The application procedure shall be that prescribed in ~icle20 the Ukiah Municipal Code. 27 affir~i re~e~sei re~i~e ~ ~dify the appealed de~isi~n of the Planning Section :Fee Thi~een This Ordinance shall be published as required by law and shall become effective thirty (30) days after it is adopted. Introduced by title only on AYES: NOES: ABSENT: ABSTAIN: Passed and adopted on AYES: NOES: ABSENT: ABSTAIN: by the following roll call vote: by the following roll call vote: Jim Mastin, Mayor ATTEST: Marie Ulvila, City Clerk 29 CITY OF UKIAH PLANNING REPORT I1'£M: __ DATE: 9A ' ' - ' .... _ill August 25, 1999 i il DATE: TO: FROM: SUBJECT: August 25, 1999 City of Ukiah Planning Commission City of Ukiah Planning Department Airport Industrial Park Planned Development Ordinance Amendment PROJECT SUMMARY: Staff is initiating an amendment to the Airport Industrial Park (ALP) Planned Development Ordinance that would redesignate approximately 32 acres of pure industrial land to a "mixed-use" land use designation. The new Mixed-Use concept would allow or permit a mix of industrial, office, and commercial land uses. The provisions are structured such that a pure industrial land use would still be allowed, but any professional office or commercial land use proposals must contain viable industrial components. This preserves the opportunity for the industrial land uses that have always been contemplated for this acreage, but provides for a mix of supporting land uses. Staff believes that this particular mixed-use concept has merit within the AlP, because it would help fulfill the goal of creating a more sustainable community within the industrial park by providing opportunity for a wider variety of land uses that are supportive of industrial development. Additionally, while it may reduce the overall amount of future industrial development within the AlP, it provides more opportunity for increased architectural and site planning excellence. Additional amendments to the Ordinance are proposed, and are described in the Project Description section of this report. This project is quasi-legislative in nature and does not require City Planning Commissioners to visit the site prior to formulating a recommendation to the City Council. PROJECT LOCATION: The Airport Industrial Park is located in the southeastern portion of the City, south of Talmage Road, west of Highway 101, east of the NWP railroad tracks, and northeast of Norgard Lane. DEPARTMENT RECOMMENDATION: The Planning Department recommends that the Planning Commission recommend City Council ADOPTION of the proposed revisions to the Airport Industrial Park Planned Development Ordinance. ENVIRONMENTAL DOCUMENTATION: Pursuant to CEQA Section 15168 (c)(4), it has been determined that the proposed Planned Development Ordinance Amendment project is consistent with the scope, findings and conclusions contained in the previously certified Program Environmental Impact Report (EIR) prepared for the buildout of the Airport Industrial Park, and therefore no additional environmental review is necessary or required. GENERAL PLAN AND ZONING DESIGNATIONS: GP: Master Plan Area / Zoning: PD All · ~D ORDINANCE AMENDMEI%. S August, 1999 PROFESSIONAL OFFICE WALMART .~. HIGHWAYCOMMERCIAL RETAIL COMMERCIAL PROPOSED MIXED USE (currently designated "Industrial") FRIEDMAN BROTHERS RETAIL COMMERCIAL INDUSTRIAL AUTOMOTIVE COMMERCIAL INDUSTRIAL PROJECT DESCRIPTION. The proposed revisions to the Airport Industrial Park Planned Development Ordinance include creating a "Mixed-Use" land use designation and applying it to approximately 32 acres along the west side of Airport Park Boulevard, south of Commerce Drive. Also, staff is proposing to add a "Purpose" section to the Professional Office land use designation, and permitting small retail commercial opportunities with the securing of a Use Permit. Additionally, a number of minor amendments are proposed such as adding language requiring all development to be in compliance with the provisions of the Ukiah Airport Master Plan; reducing the maximum lot coverage from 45 percent to a more realistic 40 percent; increasing the setback from Highway 101 from 40 feet to 60 feet; revising the landscaping requirements to be consistent with the newly adopted provisions of the Ukiah Municipal Code; and other minor language changes. BACKGROUND: During the spring of 1999, a property owner in the Airport Industrial Park (ALP) approached the City about constructing a mixed-use development on his property. The uses included a compatible mix of light industrial, professional office, and retail commercial. The current Planned Development Ordinance for the AlP is conventional in nature and it does not allow or permit such a mix of land uses. Detailed internal discussions among various staff members resulted in the development of a number of options for the landowner. First, the land owner could file an application proposing to revise the AlP Planned Development Ordinance to create a mixed-use land use category, and to reclassify his parcel to the new mixed-use designation. This option, if approved, would result in a single parcel with a mixed-use designation surrounded by parcels designated "Industrial." This result could be construed as "spot" zoning, and would not achieve the City's goal of logical and orderly development within the AlP. Second, the property owner could propose to amend the allowed and permitted uses within the "Industrial" land use designation affecting the subject parcel. This would involve adding professional offices and retail commercial activities as permitted uses. The result of this approach would be a diluting of the "Industrial" designation, and an open door to potentially commercializing the entire remaining acreage solely devoted to industrial land uses. Third, the City could assume a lead role and create a mixed-use classification for a broader area that would provide for a compatible mix of land uses. If carefully designed, the mixed-use designation would provide opportunity for industrial, professional office, and retail commercial land uses if "master planned" for a particular property. Staff concluded that the broader application of a mixed-use designation would fulfill the General Plan's direction for a "Master Plan Area" for the AlP, and would provide the necessary tool for ensuring logical and orderly development. In addition, it would provide more flexibility to property owners to develop their parcels in response to market conditions and local needs. It would also provide opportunity for a certain eclecticism in uses, site planning and architecture that would preclude an uninteresting collection of monotonous and dull developments in the subject area. Finally, it would help fulfill the goal of creating a more sustainable community within the AlP by providing compatible commercial services in close proximity to places of employment. THE MIXED-USE CONCEPT: As noted above, the mixed-use designation would provide opportunity for industrial, professional office, and retail commercial land uses if "master planned" for a particular property. The recommended Ordinance revisions require that any proposal for development within the affected area must include an industrial component. Professional offices and/or commercial land uses could be included in the development proposal provided the site planning and design ensure compatibility between the uses. STAFF ANALYSIS: The following analysis is segregated into categories which capture the proposed amendments. Mixed-Use Designation: The proposed Mixed-Use land use designation has been created to reflect a more modern approach to planning for development in the Airport Industrial Park. It is intended to provide for industrial and manufacturing land uses that would be supported by compatible eateries, child care facilities, branch banking facilities, and retail shops. It is not intended to be a downtown type mixed-use strategy where residential opportunities are encouraged above office and commercial space below. Staff does not favor this approach for the AlP, because of the desired opportunities for industrial land uses, which have the potential to conflict with residential uses. Perhaps more important, is the need to preserve and enhance the downtown as the City's true downtown. The vision for the AlP has always included industrial land uses as the primary focus. Admittedly, the commercial component, while controversial, has been expanded in the recent past to allow or permit retail commercial activities, as well as opportunities for automotive commercial land uses. While the automotive commercial opportunities are situated within the Industrial/Automotive Commercial land use category, there has been a reduction of pure industrial I~nd use acreage over the past seven years. Market conditions have been steady for commercial land uses, while virtually non-existent for industrial land uses. In response to concerns about a lack of flexibility in the Industrial land use category for assembling a number of different but compatible land uses, staff is proposing the "mixed-Use" designation for approximately 32 acres. Similar to the Industrial/Automotive Commercial land use designation, the underlying allowed land use in the Mixed-Use designation is industrial. In fact, included in the text, is a requirement that each development proposal must contain a viable industrial component. All proposed mixed-use development projects within the 32 acres will be scrutinized in the discretionary review process for site planning and architectural excellence, as well as for the compatibility of land uses. Professional Office Designation: Staff is proposing two changes to the Professional Office land use designation. First, we are suggesting that "small retail commercial stores and shops" be added as a permitted land use requiring the securing of a Use Permit. This will provide the opportunity for uses ancillary to, and compatible with professional offices, and promote the concept of working, eating, and shopping in virtually the same location. Theoretically, this will reduce the use of the automobile during the noon peak hour, and provide an eclectic, yet compatible assemblage of uses. Second, staff is proposing to add a "Purpose" section to define the intent of the land use category, particularly in light of the proposed addition of small retail commercial opportunities as permitted land uses. The "Purpose" section clearly states that the non-professional office land uses are to be ancillary components to professional office development projects. General requirements include a size threshold for the commercial components of projects that ensure their ancillary relationship to the primary professional office uses. Specifically, the regulations do not allow child care facilities, delicatessens, and small commercial retail stores and shops to exceed 20 percent of the total developable square footage of any one parcel. Moreover, the regulations require that the resulting square footage that comprises the 20 percent can only be developed with individual store/shop spaces that do not exceed a maximum 2,000 square feet in size. 4 Airport Master Plan: The current Ordinance requires development proposals to comply with the FAA side slope criteria, but is silent regarding other requirements of the Ukiah Airport Master Plan. Accordingly, staff is recommending language that requires all development to comply with the provisions of the Ukiah Airport Master Plan. Lot Coverage: As development has occurred in the AlP, staff has tracked the resulting lot coverage of various projects. To date, none of the projects have come close to approaching the 45 percent maximum coverage standard. While this standard was originally designed for industrial projects and is therefore not theoretically germaine to the recent commercial development, it is staff's impression that the 45 percent standard is still too high and unrealistic, even for industrial developments. Accordingly, we are proposing that it be reduced to 40 percent, which matches the standard for the "Mixed-Use" classification, and seems more appropriate when balanced with the standards for parking and landscaping. Highway Setback: Staff is recommending that the 40 foot setback requirement from the property line along Highway 101 be increased to 60 feet. The existing Friedman Brothers home improvement building is setback 50 feet, and it is staff's opinion that even with the landscaping treatments, it is too close, and appears to loom over the highway. The proposed 60 foot setback seems not only reasonable, but certainly feasible. Landscaping: Staff is proposing to make the landscaping requirements for development projects within the AlP consistent with those for projects proposed in the conventional zoning districts elsewhere in the City. The Planning Commission and City Council have endorsed new landscaping requirements and included them in recently adopted Zoning Code text revisions, and staff believes that they should be applied equally to the AlP. These standards are not onerous to businesses, and in fact, it appears that the existing developments within the AlP generally comply. CONCLUSIONS: Staff is initiating a number of amendments to the existing Airport Industrial Park Planned Development Ordinance. The amendments are intended to create opportunity for a compatible mix of industrial, office, and commercial land uses in a 32 acre portion of the AlP that is currently designated for industrial uses only. While it may reduce the overall amount of future industrial development within the AlP, the mixed-use approach provides more opportunity for increased architectural and site planning excellence. Additionally, it is proposed that ancillary commercial opportunities be provided for in the "Professional Office" land use designation which theoretically promotes the concept of reducing the dependency of the automobile by providing opportunity for places of employment to be located adjacent to small eateries, child care facilities, banks, and small retail shops. Other amendments are proposed that would improve the aesthetics of development within the AlP, ensure compliance with the provisions of the Airport Master Plan, and "clean-up" antiquated or obsolete language. Staff is able to conclude that the proposed amendments create a more dynamic and realistic set of regulations for the growth and development of the AlP. ATTACHMENTS: 1. Draft revisions to the Airport Industrial Park Planned Development Ordinance respectively: ACKNOWLEDGMENTS' The following personnel prepared and reviewed this Planning Report, Bob Sawyer, Pl~flning Director MINUTES CITY OF UKIAH PLANNING COMMISSION August 25, 1999 MEMBERS PRESENT Judy Pruden, Chairman Eric Larson Mike Correll Joe Chiles Jennifer Puser ..OTHERS PRESENT Richard Ruff John McCowen Marge Giuntoli Dave Downey STAFF PRESENT Charlie Stump, Senior Planner Dave Lohse, Associate Planner Catherine L. Elawadly, Recording Secretary MEMBERS ABSENT None The regular meeting of the City of Ukiah Planning Commission was called to order by Chairman Pruden at 7:01 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. Roll was taken with the results listed above. 3. SITE VISIT VERIFICATION Chairman Pruden polled the Planning Commission and determined each had made the required site visits. 4. APPROVAL OF MINUTES - Regular Meeting of August 11, 1999 Commissioner Correll recommended the following addition to the minutes: Page 7, "Mr. Correll inquired regarding additional landscaping and whether certain mature "specimen" trees would be feasible to plant as opposed to planting a particular species of young trees," amended to read: "Mr. Correll inquired regarding additional landscaping and whether certain mature "Balled and Burlaped" trees would be feasible to plant as opposed to planting a particular species of young trees." Chairman Pruden recommended the following sentence be stricken from the minutes: Page 11, "Chairman Pruden stated as opposed to the smaller building plan, the larger plan more clearly presents and/or identifies certain pertinent aspects of the building design." Chairman Pruden recommended the following additions to the minutes: Page 11, "Ms. Pruden inquired whether the oriental shrubs entitled "Photinia" and/or "Red Robin" MINUTES OF THE PLANNING COMMISSION Page 1 August 25, 1999 located on the south side of the fence or the north side of the street belong to the City of Ukiah," amended to read: "Ms. Pruden inquired whether the ornamental shrubs entitled "Photinia" and/or "Red Robin" located on the south side of the fence or the north side of the street belong to the City of Ukiah." Page 13, "Ms. Pruden recommended from a historical note, the area was formerly a Red Prune Orchard and placement of a Red Prune tree may be appropriate, "amended to read: "Ms. Pruden recommended from a historical note, the area was formerly a Prune Orchard and placement of Red Plum trees may be appropriate." ON A MOTION by Commissioner Puser, seconded by Commissioner Larson, it was carried by an all AYE vote of the Commissioners present to approve the minutes of August 11,1999, as amended. $. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS No one from the audience came forward. 6. APPEAL PROCESS Chairman Pruden read the appeal process to the audience. For matters heard at this meeting, the final date for appeal is September 7, 1999. 7. ELECTION OF CHAIRMAN AND VICE CHAIRMAN It was the consensus of the Commissioners to elect the Chairman and Vice Chairman after the Project Review hearings. 8. VERIFICATION OF NOTICE Staff reported Major Site Development Permit No. 99-15 was legally noticed in accordance with the provisions as outlined in the City Municipal Code. 9. PROJECT REVIEW: 9A. Airport Industrial Park (ALP) Planned Development Ordinance Amendment, as filed by the City Planning Department to create a "Mixed-Use" land use designation in the AlP. The Mixed-Use designation would provide opportunity for industrial, professional office, and retail commercial land uses for the parcels affected by the designation. The proposed Mixed-Use designation would affect approximately 32 acres in the AlP, generally described as being the parcels of, land situated west of Airport Park Boulevard, south of Commerce Drive (Hastings_), and north of the existing brewery parcel (Assessor's Parcel Nos. 180-080-16, 19, 22, 25,26,27,28,29, and 30 and a portion of 180-110-06). It was noted the above-referenced project is quasi-legislative in nature and does not require City Planning Commissioners to visit the site prior to formulating a recommendation to the City Council. MINUTES OF THE PLANNING COMMISSION Page 2 August 25, 1999 It was noted the proposed Ordinance amendments are intended to create opportunity for a compatible mix of industrial, office, and commercial land uses in a 32 acre portion of the Airport Industrial Park (ALP), which is currently designated for industrial uses only. Senior Planner Stump reviewed the Staff report and reported the Planning Department supporting a Planning Commission recommendation to the City Council for adoption of the proposed revisions to the Airport Industrial Park Planned Development Ordinance to include creating a "Mixed-Use" land use designation and applying it to approximately 32 acres along the west side of Airport Park Boulevard, south of Commerce Drive. These proposed revisions are addressed in Staffs analysis with reference to such categories as Mixed-use designation, Professional Office Designation, compliance with the Airport Master Plan, Lot Coverage, Highway Setback, and Landscaping. Mr. Stump stated the new "Mixed-Use" concept would "allow or permit" a mix of industrial, office, and commercial land uses. The provisions are structured so that "pure" industrial land use would still be allowed, but any professional office or retail/commercial land use proposals must contain "viable" industrial components. He stated Staff added a "Purpose" section to the "Professional Office" land use designation, permitting small retail/commercial opportunities with the securement of a Use Permit. He noted the revised language is in compliance with the Ukiah Airport Master Plan and language consistent with the Ukiah General Plan regarding maximum lot coverage reduction from a forty-five percent (45%) to a forty percent (40%) lot coverage standard. The revised language also includes an increased Highway 101 setback from 40 feet to 60 feet. He further noted the proposed revisions to the AlP landscaping requirements are consistent with the newly adopted provisions of the Ukiah Municipal Code. He stated the AlP Ordinance has been in effect for some time and governs the growth and development of the Airport Industrial Park. This Ordinance has undergone many amendments over the years. The "Professional Office" designation category as provided for under the "Purpose" section, allows small retail/commercial shops and stores to be added as permitted land uses, which will create the opportunity for uses ancillary to, and compatible with professional offices. This "Purpose" section definition promotes the concept of working, eating, and shopping in the same location. Additionally, this section clearly states non-professional office land uses are to be ancillary components of professional office development projects. Specific regulations do no allow child care facilities, delicatessens, and small commercial retail stores and shops to exceed twenty percent (20 percent) of the total development square footage of any one parcel. The resulting square footage, comprising the 20 percent, can only be developed with individual store/shop spaces not to exceed a maximum 2,000 square feet in size. Mr. Stump reported the proposed revised AlP Ordinance would require all developmental projects to be consistent with the Airport Master Plan. He further reported the Ordinance revisions are intended to not only provide for industrial and manufacturing land uses, but support a "Mixed-Use" designation strategy wherein compatible eateries, child care facilities, branch banking facilities, and retail shops would be available. This"Mixed-Use" strategy does not include residential opportunities which have the potential to conflict with the opportunities for industrial land uses. He stated, in Staffs opinion, the proposed "Mixed-Use" designation would provide a better opportunity for improved architecture and site development as opposed to "straight" industrial projects. In the proposed "Mixed-Use" designation, industrial use can still be the dominate land use. The industrial uses are considered "allowed uses" as opposed to professional offices and retail/commercial land uses, which are considered "permitted uses" with the securement of a Use MINUTES OF THE PLANNING COMMISSION Page 3 August25,1999 Permit. It was noted the proposed amendments would be reviewed by the Commissioners on a page by page basis. Planning Commission Questions and/or Concerns with the Proposed AlP PD Ordinance Amendments: Chairman Pruden inquired regarding the lot coverage for the C-1 Zoning District. Mr. Stump replied the lot coverage for the C-1 Zoning District is forty percent (40%), which is the Ukiah General Plan's requirement for commercial designation. Commissioner Puser inquired with reference to the Staff report, "There is a requirement that each development proposal must contain a viable industrial component," and whether a percentage ratio was considered for each individual proposed land use designation. Mr. Stump replied there is no standard land use designation percentage included in the revised Ordinance language, but Staff considered a "three-way split" concept between the industrial, professional office, and retail/commercial land use designations. He further replied the revised language does include provisions allowing a particular project requiring vacant land, which does not have an industrial component, to proceed with the professional office and retail/commercial land uses, provided such a project reserve a third of the property for industrial land uses, per lot. Ms. Pruden drew attention to the 32 acres adjacent to the NWP Railroad tracks. She stated a discussion is necessary with reference to "a component" incorporating the Railroad after Railroad repairs are made and the freight operation is back online. She stated there exists the possibility of a future Railroad freight and passenger service. She further stated it is important for a discussion regarding the Railroad being a potential form of transportation and whether the Planning Department should require such consideration when a lot is developed. Mr. Stump replied affirmatively. He stated Planning staff originally envisioned the AlP as an industrial park due to its location in proximity to the existing Railroad, Airport, and U. S. Highway 101. He also stated it is the Planning Department's desire to encourage any project, encompassing an industrial component envisioning railroad service, to consider direct railroad access. He further stated a project requirement within the Ordinance to provide direct access to the Railroad or to develop a facility, which would accommodate railroad usage, may be difficult, and perhaps inappropriate. Commissioner Chiles inquired with reference to the "vague" rear setback language and whether incorporation of additional narrative language as a planning factor was necessary. Mr. Stump replied a statement addressing the above-referenced concerns can be incorporated in the Ordinance sections pertaining to "general requirements, intent, and/or purpose." Commissioner Puser proposed the Commission discuss allowance of more "professional offices" in the industrial zoned AlP area, as opposed to preservation of the "professional offices" to the downtown area. She stated she is not opposed to the "Mixed-Use" designation in the AlP, but she MINUTES OF THE PLANNING COMMISSION Page 4 August 25, 1999 is concerned with the "Professional Office" concept and proposes further discussion in this regard. Mr. Stump replied it is the Planning Department's intention not to encourage or create a "new downtown" theme, which is complex when applying the proposed concept of "Mixed-Use" in an industrially zoned area. He also replied Staff would not support "Mixed-Use" designation further up Commerce Drive, if the "Mixed-Use" project includes an industrial component. Commissioner Correll expressed his concern regarding ingress and egress and traffic issues within the AlP. He also proposed discussion regarding the possibility for development of a south bound freeway on-ramp, as well as the development of loading docks or the use of one AlP parcel as a "mini station or stop-off point" for the AlP as development progresses. Mr. Stump reported, as background information, there is an existing Environmental Impact Report (EIR) prepared for the Airport Industrial Park buildout and the Planning Department relies on this Report to ensure a proposed Planned Development Ordinance Amendment project is in compliance with all requirements outlined in this Report. It was noted there should be a southern access point to the AlP as referenced in the EIR findings and conclusions. It was also noted the City envisioned an Airport Road extension to Norgard Lane, but according to the EIR, a "major" sound wall development would be required. It was further noted the noise from traffic in this area would heavily impact the neighborhood. Mr. Stump stated the City Council, when certifying the EIR, did not feel the Norgard Lane access would be a good idea. He stated this southern or third access was not considered for traffic circulation, but for emergency vehicle access issues. Alternatively, a proposed third access would come from the Airport property onto Airport Road and this access would contain a locked gate. The proposed access, according to the City Fire and Police Department, would be required when the AlP reaches 50 percent buildout. It was noted a City supplemental traffic circulation study was completed in connection with the above-referenced third access matter and the "Mixed-Use" proposal. The study concluded the AlP could accommodate increased traffic in terms of traffic and circulation impacts with the current mitigation program. Commissioner Larson commented although the page by page review of the revised Ordinance is appropriate, other matters out of the context of the page by page review, referencing "Mixed-Use" percentage ratios, also require discussion. He stated he would like to "revisit" the ban on residential uses in the AlP. He also stated he would like to discuss the "industrial potential" for the AlP as well as discuss the architectural standards for highway visibility. PUBLIC HEARING OPENED: 7.14 p.m. It was noted the proposed revised amendment demonstrates language to be deleted and/or added wherein the Commissioners have the opportunity to critique the individual sections and make specific recommendations to Staff. It was also noted all Ordinance section numbering will be revised by Staff to reflect any deletions and/or additions. MINUTES OF THE PLANNING COMMISSION Page 5 August 25, 1999 Airport Industrial Park Planned Development Ordinance Amendment discussion and recommendations: Page 1, Sections 1 & 2: No change will be made to the face page referencing the "purpose" of Mixed-Use." A statement regarding railroad access would be added but not to the face page of the amendment. It was the consensus of the Commissioners to change the name of the new designation from "Mixed-Use to "Industrial Mixed-Use." It was noted "Industrial Mixed-Use" terminology would be consistently applied throughout the document. Pa(~e 2. Section 3: The AlP "Industrial use" shall remain as the allowed use. Staff stated should AlP properties buildout be "pure" industrial, this would be consistent with the AlP Ordinance and with the Ukiah General Plan. No changes and/or recommendations. Pa(~e 3: -- No changes and/or recommendations. Page 4: Mixed-Use. Item 6 It was noted during the Commission's discussion, Staff's original "Mixed-Use" proposal, currently designated industrial and proceeding southerly, included parcels, 16,25,26,19, 22,27,28,29, and 30, which encompasses 32 acres. It was the Planning Commission's recommendation to draw the "Mixed-Use" boundary line at the southern line parcel, 27 (Mountanos). The revised "Mixed-Use" with reference to the proposed amendment, would include parcels 25, 26,19, 22, 27, which encompasses approximately 15 acres. Parcels 28, 29, and 30 would remain industrial zoned. It was noted Planning Staff will incorporate the newly adjusted "Mixed-Use" boundary lines into the AlP PD Ordinance Amendments as an alternative for the City Council. Page 5: It was the consensus of the Commissioners to recommend Section eight not be deleted from the text. It was noted Lot Coverage with reference to Industrial and Commercial zoned districts would remain at 40 percent for the entire AlP. MINUTES OF THE PLANNING COMMISSION Page 6 August25,1999 Commissioner Larson stated with reference to the "pure" Industrial zoning section, a 45 percent lot coverage is also acceptable even though the 40 percent lot coverage ratio is the standard ratio with reference to the Ukiah General Plan. Staff noted the Ukiah General Plan incorporates a 40 percent lot coverage for commercial land uses and does not specify for industrial land uses. Staff supported the recommended lot coverage increase of 5 percent with reference to industrial land uses. Page 6: No changes and/or recommendations. Page 7, Professional Office Designation: Chairmnan Pruden commented there has been previous Planning Department discussion whether to allow living quarters as "Mixed-Use" in the AlP, which did not survive the City Council process. She purported "under new the design standards and the shift in how people make a living," it may be beneficial to incorporate an office/living quarter combination in the "Professional Office" designation. She stated the "Professional Office" designation is not the place for "Section Eight" housing or the place for the congregation of a lot of children. Mr. Stump stated Staff has no objection regarding the creation of residential land use opportunities within the AlP, but, at the same time, Staff does not want to encourage a "downtown" in this area. It was noted residential land use may be a possibility in the AlP provided there is strict criteria with regard to the residential land use objectives. Commissioner Puser stated her concern with reference to the concept of "Professional Office," allowed uses, acts as a potential deterrence from the downtown. She further stated, in her opinion, "Professional Office" uses are more appropriate in the downtown. She reiterated she is inclined to favor expansion of the Industrial Mixed Use. She stated the people utilizing the "Professional Office" use designation would be driving there and would not be the people working in the AlP. She further stated she does not support promoting "Professional Office" use designation in the AlP when there is plenty of vacant office space available in the downtown. Ms. Pruden stated she does not think the City can limit what professions can or cannot exist in the AlP. Ms. Puser stated, in her opinion, industrial and related retail uses are appropriate in the AlP, but "Professional Offices" uses are not. She recommended the AIP's west side be entirely "Industrial Mixed Use" and for the "Professional Office" designation to be changed to "Industrial Mixed Use," The aforementioned recommendation would result in the types of retail/commercial uses to meet the needs of the people working in this area without the "Professional Office" space, which is available downtown. She does not advocate limiting what businesses should or should not be allowed in the AlP. Mr. Larson commented it was eminent the proposed revised Ordinance would prompt controversial mixed land use discussion. He stated with regard to the "Mixed-Use" land designation, a key element is the traffic impact, which would be limited, since people would not have to leave the AlP MINUTES OF THE PLANNING COMMISSION Page 7 August25,1999 for lunch or for certain other services. He further stated with the lack of the housing element, the mixed land use does not affect the significant high volume traffic commute time. Although the mixed land use would promote reduced automobile use, there is still the one hour during the day when traffic is heavy. He further stated, here is a certain "life style" promotion of living, working, and socializing with regard to mixed-use development. He noted dictation of specific land uses as well as the barring of certain professions would not be appropriate. It was also noted such above- referenced action would not benefit the major proponents, which consist of the property owners, potential applicants and architects. Mr. Larson inquired whether it would be acceptable to add Iow impact industrial uses as a "permitted" activity in the "Professional Office" zoning. Mr. Stump replied with reference to major land use designation changes, there would be consistency issues associated with the EIR. He further replied it is questionable how traffic mitigation issues would be handled, should the "Professional Office" land use designation be eliminated and compensated by additional industrial and commercial opportunities. Staff cautioned against making major land use designation changes for this reason. Ms. Puser stated she does not have a problem regarding "Mixed-Use" with reference to the 32 acres. She also stated other portions in the ^IP warrant discussion. She further stated the argument supporting "Mixed-Use" is for the ^IP to be a "sustainable" place wherein "Professional Office" use opportunities should not be a part. No changes and/or recommendations. Page 8: Chairman Pruden inquired regarding Staffs language interpretation of, "All proposed development projects within the Professional Office designation must include a viable office development component," as referenced in the "Professional Office Designation, General Requirements. Mr. Stump replied "viable office development" means within the "Professional Office" land use designation, all projects must have must be some "Professional Office" square footage. He stated the "Professional Office" component must be viable or a "real" office component. It was noted with reference to the term "viable" all potential "Professional Office" projects must be legitimate professional offices. Commissioner Larson drew attention to the language, "a small commercial or retail commercial project, may proceed without a "Professional Office" component if a minimum of 415 or 80 percent of the acreage of the parcel is set aside for future "Professional Office" development." He stated, in other words, a small commercial or retail commercial project which represents 20 percent or less of the land use coverage can proceed with the remaining 80 percent to be set aside for "Professional Office" development. Mr. Stump cladfied the above-referenced language by stating hypothetically, if land is vacant and an applicant desires to establish a "Professional Office" development without a potential tenant, but an existing commercial/retail component as well as other "allowed" or "permitted" uses in connection with the project are present, Staff would support such a project provided applicant set aside a MINUTES OF THE PLANNING COMMISSION August 25, 1999 Page 8 certain portion of the acreage for future "Professional Office" land development. Mr. Stump continued to clarify the language, "Adequate on-site circulation and parking to serve the future "Professional Office" component must be provided, and the configuration of the land dedicated to a future "Professional Office" component must be logically and genuinely planned for such use." He stated this intent hypothetically includes, development of a commercial/retail project, wherein an applicant must prove to the Planning Department, as evidenced on the Site Plans, that he/she will set aside a certain amount of acreage as articulated above, for "Professional Office" development. The Site Plan must also address parking and traffic circulations issues and/or concerns which include the "Professional Office" component. He further continued to clarify the language, "a project with only a professional office component is consistent with, and allowed in the professional office designation." He stated, in other words, a "pure" professional office is acceptable. He noted Staff's intention with regard to the general requirements of the "Professional Office" land use designation is to allow for some land use diversity and flexibility within the "Professional Office" category. He further noted Staff does not favor a buildout of professional office buildings on the acreage north of Commerce Drive and west of Airport Park Boulevard. Staff supports professional office buildings in this area along with other accommodating small retail/commercial uses. It was noted the exiting roads in the Park are not City owned or maintained. A general discussion followed regarding sidewalks and crosswalks. It was noted if the purpose of the revised Ordinance is for people who work in the Park to utilize the services within, then stop signs and crosswalks are necessary. Generally, the Commissioners favored the purpose section of the "Professional Office" land use designation even though it is not likely an applicant would develop only 1/5 of a parcel and leave the remaining 4/5 temporarily vacant. Ms. Pruden drew attention to the "purpose" language contained in "Professional Office" land use designation pertaining to the 20 percent use coverage wherein she stated it is difficult for readers to concentrate on the implied 80 percent use coverage. She proposed a language be crafted to the Ordinance amendments to include an editorial change with reference to the 4/5 or 80 percent so the 80/20 land use concept is understood. It was later suggested by the Commissioners to continue the discussion of "Professional Office" to a later Planning Commission hearing. It was the consensus of the Commissioners to change the 415 figure in section 2, General Requirements, second paragraph to 80% to be consistent with percentage figure used in the preceding paragraph. Page 9: Professional Office Designation, Permitted Uses, Section 3c: MINUTES OF THE PLANNING COMMISSION Page 9 August25,1999 It was noted by Staff Gary Akerstrom, the appointed Redwood Business Park representative, was concerned that limiting the stores and shops to a 2,000 square feet maximum was considered "a little bit" small. It was also noted by Staff "relief language" can be articulated, at the Commission's discretion, with regard to the 2,000 square feet maximum standard without implementing a variance since a variance is associated with development standards such as setbacks and height. It was noted there are plenty of opportunities within the Park should a project need more than 2,000 square feet. No changes and/or recommendations. Page 10: No changes and/or recommendations. Pages 11 & 12: Industrial/Automotive Commercial Designation, Permitted Use, Section 2e: Commissioner Larson inquired why this section referencing automobile dealerships does not include automobile rental kiosk type operation as an ancillary use. Mr. Stump replied Staff's intent with regard to this section was to articulate "those" types of uses which would synergize with automobile dealerships, but not necessarily be a part of a dealership. He further replied a car rental kiosk type operation would be a part of the automobile dealership. The ancillary use would then be "allowed." Mr. Larson stated if an automobile dealership, as part of its business, allows car rentals, would this matter be "implied." Mr. Stump replied if an automobile dealership came forward with a rental component, this would be a "permitted" use and an applicant could pursue a "Use Permit" in this land designation. Mixed-use, Designation, Purpose & General Requirements Section 2: Commissioner Larson inquired if a professional office or retail commercial project, or a combination of the two, could proceed without an industrial component if a minimum of 1/3 of the rear acreage of the parcel is set aside for future industrial development, and whether this language reflects a potential non-industrial use project. He stated the aforementioned language is the only indication he had of any kind of percentage allotment of use in order to justify the entire notion of "Mixed-Use" designation. Mr. Stump replied affirmatively. Mr. Stump replied Staff is not opposed to placing a percentage into the Ordinance which would be consistent with the 1/3 standard for the vacant land or one that does not include an industrial component. He further replied Staff would not be opposed if the Planning Commission felt MINUTES OF THE PLANNING COMMISSION Page 10 August25,1999 compelled to recommend the City Council adopt a 331/3 percent industrial component standard. He stated he supported placement of a percentage pertaining to use allotment. Mr. Larson noted previously the industrial land across the street from the subject 32 acres of "pure" industrial land was converted to "automotive industrial" which would encompass automobile dealerships, and the likelihood of industrial activity in this area is minimal, at best. He also noted 300,000 feet of potential industrial space was lost with the above-referenced change. He further noted the subject 32 acres encompassing 464,000 square feet of industrial land job space would be changed. He calculated with reference to the 32 acres, a 40 percent buildout or coverage rate would total approximately 600,000 square feet. He also calculated 2/3 of this total is approximately 460,000 square feet. He reiterated with reference to the proposed Site Development Permit No. 99- 15, the industrial land use is 30 percent, the retail/commercial is 50 percent, with a remaining balance of 20 percent. The proposed Ordinance does not specify any use percentage ratio. He stated should the Commissioners recommend implementing a percentage regarding land use ratios, and depending what percentage the City Council feels is appropriate, the space set aside for industrial use will again diminish He further stated, depending on acceptable percentage ratios approved by City Council, future projects will probably follow "the pattern." He noted each time there are land use designation changes, whether it be subject to percentage ratios or an alternate form of splitting land uses, industrial land use designation will be lessened. He reported, according to studies and/or reports, this area's current revenue configurations support industrial and residential land uses, but rezoning does eliminate industrial land use, a little at a time. He noted residential land use is not allowed in the AlP. A short discussion followed regarding appropriate land use percentage ratios and what factors constitute a "Mixed-Use" balance. It was noted the variables affecting a "Mixed-Use" balance are not readily known. It was further noted changes in the economy and/or property taxes directly affect land uses. Mr. Larson stated he supports future industrial land use preservation. He stated "spot development" throughout the AlP incorporating various land uses, makes it difficult to retain "pure" land use or to anticipate future changes with reference to technology, economy, tax structure, and/or state government, which will allow the City to profitably pursue creating good job opportunities for people. The present emphasis on the retail industry does not particularly allow people, at this wage level, the opportunity to increase their standard of living. Economics greatly influence the activity in the AlP. He stated it may be necessary to apply a more complex land use formula for certain specific uses within categories, which mix very well. It was noted the Commissioners support the "Mixed-Use" proposal but are not sure how to allocate appropriately the percentage ratios for the different land uses. It was also noted the possibility of "staggering" the percentages as land development moves south to the "pure" industrial area. It was further noted allocating percentage ratios for land uses directly affects land values. Industrial development in the ^IP has not been successful because land is too expensive. One of the MINUTES OF THE PLANNING COMMISSION Page 11 August 25, 1999 motivations for the proposed consideration of mixed land use is the necessity of justifying raw land prices. Ms. Pruden reported it was the consensus of the Commissioners AlP "Mixed-Use" is an appropriate designation, and the Commissioners agree the stated "Purpose" is acceptable. She also reported with regard to the Ordinance discussion above, the General Requirements are "not fully settled in" with the Commissioners. John McCowen, Ukiah, CA, stated with reference to the Ordinance discussion above regarding change in land use designation, there exists the possibility of elimination for industrial development in the AlP. He stated, as a result, there exists the need to retrofit the appropriate infrastructure toward a commercial shopping center development. He noted there will be increased traffic in the Park as people circulate in the area to shop and to conduct other business. He further noted the original infrastructure was designed to support a business park wherein there would be limited numbers of people coming and going. He reiterated most of what is already allowed in the office designations would be included with the proposed Ordinance changes, and be acceptable and/or applicable in the "Mixed-Use" area. In other words, what uses are proposed in the "Mixed-Use" area would also be applicable to the office area. He drew attention to the 20 percent limitation within the office area, wherein no more than 20 percent can be utilized for office use. He further drew attention to "Mixed-Use" wherein 2/3 land use can be devoted to something other than industrial use. He stated Major Site Development No. 99-15, propose 28,000 square feet of warehouse and 51,500 square feet of commercial and professional office use, which further reduces industrial land development in this area. He further stated the existing infrastructure does not adequately provide for roads, sidewalks, and/or crosswalks. He noted the Park area as well as access from residential areas to the Park has been poorly planned. He stated he favored Commissioner Correll's recommendation to limit the acreage. This limitation would be drawn at the southern boundary of the proposed applicant's property for the purpose of some industrial development preservation. A general discussion followed with regard to the 20 percent "Professional Office" limitation, and should the Commission decide not to include any industrial development, then a 1/3 must be set aside toward a later determination. The discussion revealed there would be no guarantee the 1/3 would be developed as industrial. It was noted should the prerequisite be 80 percent for "Professional Office," then it follows 50 percent should be allotted for industrial use in the industrial area, which would preserve the chance for industrial development. Mr. Stump clarified the traffic study for the AlP area showed there would be an increase in traffic for this area, but the existing traffic mitigation program which currently collects the development impact fees would handle the additional traffic. He stated, in other words, the improvements required for buildout in the Park would accommodate the increased traffic, which would occur as a result of the aforementioned proposal. Mr. Larson inquired whether traffic impact fees would be accessed on the basis of proposed square footage of various uses. Mr. Stump replied the Public Works Department handles the formula and/or resolution which was adopted by City Council and is "broken down" according to the individual land uses. The commercial land uses pay considerably than industrial land uses. Mr. Larson stated on an individual project basis, should the uses be a three-way split (30/30/30 MINUTES OF THE PLANNING COMMISSION Page 12 August25,1999 percent), then the impact fees would be proportionately assessed in each category,. Mr. Stump reported the current Resolution, provided the Ordinance Amendment is approved by City Council, would require a Capital Improvement Program amendment to support a "Mixed-Use" scenario. a discussion continued with reference to appropriate "Mixed-Use" percentage ratios as to whether Industrial land use and "Professional Office" and/or Retail/Commercial Use be construed at 80/20 or 70/30 percent. It was noted a reciprocal, in terms of "Mixed-Use," incorporating a lower percentage for industrial use would make it necessary to adhere to a higher "Professional Office" percentage in order to offset the Retail/Commercial land use. It was further noted the intent is to comprise a percentage combination which would attract a true "Mixed-Use" project to come forward. It was also the Commissioners' intention to preserve industrial land use wherein it would be necessary to limit Retail/Commercial percentage land use. Commissioner Larson stated he views the Retail/Commercial use as the dominate impact on the "viability" of the industrial use as opposed to the "Professional Office" use. It was his suggestion to limit the larger, major retail impacts. He stated a large retail store impacted with an industrial use would not work. He further stated the "Professional Office" has less impact and fewer restrictions to the industrial use, and this component combination would impact a higher paying job use. He noted the reason for Industrial land use preservation is for "industrial paying jobs." He further noted "Professional Office" jobs pay higher as opposed to Retail/Commercial jobs. He stated it is his intent to limit the Retail/Commercial potential to under 50 percent, which does not compromise the potential for 50 percent of the land to be developed industrially. He proposed a maximum square footage allocation of 35 percent for Retail/Commercial use and 35 percent minimum square footage allocation for Industrial use leaving a remaining "open" balance of 30 percent for either Industrial, "Professional Office" or a mix. It is his intention to place limitations on the Retail/Commercial and minimum percentage use on the Industrial. He stated the land use percentages of 35/35/30 would discourage a person from purchasing a parcel mainly for a Retail/Commercial venture and it preserves a significant amount of Industrial land. He further stated the proposed percentage would influence the type of Retail/Commercial attracted to the area because the purchaser would have to consider a significant industrial component. He stated, the "Professional Office" use, would be a mix which would serve or relate to office, industrial or ancillary uses. Another example, would entail a 35 percent Retail/Commercial and 65 percent industrial or roughly 1/3,1/3,1/3 split. Mr. Stump drew attention with regard to the above-referenced proposed percentage ratios. The Commissioners should structure some "set relief" from those ratio standards for a future project, which is closely applicable, a project which purports a high standard of site planning/design excellence or a project that may be "a little short" in Industrial square footage, but meets, the otherwise required percentage standard criteria could be implemented. Ms. Pruden proposed 1/3 of a project can be Retail/Commercial, which leaves 2/3 "Professional Office" and Industrial. She inquired whether this proposal would "protect the industrial component enough." a general discussion followed regarding other Cities who provide areas for "Mixed-Use" designations. It was noted in consideration, referencing fair, realistic, and reasonable land use percentages, there MINUTES OF THE PLANNING COMMISSION Page 13 August25,1999 is no guarantee a project would formulate to meet such set standards as discussed above. Ms. Pruden suggested the percentage ratio figures include 40 percent industrial and the other two uses 30 percent each, which would make industrial land use look predominate. Ms. Puser stated it is not the intent to have all Retail/Commercial land use. It is also not the intent with regard to the newly proposed 6 "Mixed-Use" parcels, to be all Industrial use as people would have to leave the area. The AlP Planned Development Ordinance Amendment revisions are specifically incorporated by map reference, dated September, 1999, and the individually zoned parcels include: . 2. 3. 4. 5. 6. Highway Commercial; Retail Commercial; Industrial Automotive Commercial; Industrial; Proposed "Mixed-Use" Acreage, which has been reduced from 32 acres to 15 acres; The "Professional Office" land use parcel. It was noted with reference to the AlP PD Ordinance Amendment map, other parcels may later be redefined to "Mixed-Use" to include the designated "Professional Office" area. It was further noted the Commissioners made the following proposals: . Pruden - 40/30/30 or 40 percent Industrial, 30 percent Retail/Commercial, 30 percent Professional Office; Larson - 35/35/30, which includes Retail/Commercial and Industrial components but intentionally omitted "Professional Office." Mr. Larson proposed leaving out the "Professional Office" percentage allows for more flexibility and design. He stated he has no problem with 40 percent Industrial, 40 percent "Professional Office," and 20 percent Retail/Commercial. He further stated with minimums on the Industrial and maximums on the Retail/Commercial, the "Professional Office" becomes the "bargaining tool." He stated, for example, a good mix would incorporate up to 60 percent "Professional Office" provided there existed a 40 percent Industrial land use, but having no more than 35 percent Retail/Commercial. He noted "Professional Office" is not going to dominate a land use. Ms. Puser recommended 40 percent minimum on Industrial land use, which is the most important use out of the percentage ratios. Mr. Stump recommended 40 percent minimum on Industrial land use and a 30 percent maximum on Retail/Commercial with "Professional Office" considered an option. He stated if a future project desired to come in with "all Industrial", this would be acceptable. It was noted incorporating minimums and maximums as opposed to specific percentage allocations allows the opportunity for greater future project flexibility. It is the Commission's intent to recommend to City Council "Mixed-Use" be defined with minimums and maximums as opposed to specific percentage ratio allocation wherein they would have to MINUTES OF THE PLANNING COMMISSION Page 14 August25,1999 address the land use proportion issue. It was the consensus of the Commissioners to insert an additional sentence after the first sentence to read, "The square footage of "Mixed-Use" project shall contain a minimum of 40 percent Industrial, and a maximum of 30 percent Retail Commercial land uses. The remaining 30 percent of the square footage may be used for Professional Offices or additional industrial uses." Page 13 Permitted Uses, Section b Chairman Pruden inquired whether the Commissioners were in agreement with allowed and permitted uses. Commissioner Correll stated he was concerned with having child care facilities in close proximity to the airport and the legalities associated with the safety issues. Ms. Pruden replied she assumes a child care facility would be within the employer context of allowing a business to have such a facility on site. She inquired whether additional language should be incorporated stating any child care facility must be in relationship to employee issues as opposed to any commercial day-care facility going to the site and setting up a business. It was noted a child care facility can be opened on the site with a "Use Permit." It was further noted the Planning Commission would be compelled to approve such a permit provided the intent was clearly defined and there was no finding to prove the facility would be detrimental to the health, safety, and welfare. a brief discussion followed whether such child care facilities be linked to a primary use wherein an applicant's intent is to establish a Professional Office or Industrial use area and provide a day-care facility for its employees. The Commissioners proposed child day-care facilities language should include "child day-care facility within an existing and allowed or permitted land use, as an accessory and/or ancillary use." a brief discussion followed whether this additional language was necessary with reference to child day-care facilities. It was the consensus of the Commissioners to expand language to read, "Child day-care facility for serving employees within the ALP." Mr. Stump stated the above-referenced matter is the intent. He further stated this is the reason every proposal must be consistent with the City ^irport Industrial Park Master Plan. Page 14 Item b Commissioner Larson inquired whether this section relates to Airport interfering with Airport communication or other related matters and whether this section should make some reference to the Airport Master Plan. He further inquired whether the ^irport Master Plan covers electronic MINUTES OF THE PLANNING COMMISSION Page 15 August25,1999 nuisance impacts and/or safety issues. Mr. Stump replied the Airport Master Plan does cover all safety issues. No changes and/or recommendations. Page 15: Item 2, Prohibited Uses or Operations Commission Chiles inquired with regard to future secondary access would some of the restrictions outlined in this section be removed. Mr. Stump replied affirmatively. No changes and/or recommendations. Page 16: Item 2, Lot Coverage Commissioner Larson inquired why underground parking facilities are calculated into the lot coverage. Mr. Stump replied the lot coverage language, "Underground parking facilities shall be calculated in the overall coverage of a lot" was not the intended language. He further replied should the Commissioners desire to incorporate industrial lot coverage to be at 45 percent, then such language should be placed in the section which reads, "no more than 45 percent (proposed to be deleted) or 40 percent of the lot shall be covered by a building or structure." Chairman Pruden stated she supports the 40 percent concept as other commercial developments in town are conditioned with regard to landscaping and creative design work. Commission Larson stated most industrial projects require less parking. He further stated all project building footprints and parking lot areas are all part of the human imprint on the land as opposed to project landscaping, which creates its own imprint. It was noted with industrial developments large storage yards or chained linked fencing, which are not buildings or structures, are not considered part of the 40 percent lot coverage. a discussion followed whether to decrease the lot coverage not covered by a building or structure from 45 percent to 40 percent. Mr. Larson stated if there is an emphasis on Industrial use of property, then there must be some financial incentive since a 5 percent difference may make or break the "dollars figure" a land purchaser can pay to use the land for Industrial uses. The more opportunities are discouraged, the higher the price of land. Ms. Pruden inquired whether a 10 percent or up to 50 percent "bonus" would be feasible, depending upon certain factors. MINUTES OF THE PLANNING COMMISSION Page 16 August 25, 1999 Mr. Larson replied a beautifully landscaped Industrial project could come in with a 50 percent lot coverage, especially if the project does not require much parking space. It was noted by Staff an Industrial use will require fewer parking stalls so there is a "trade-off' lot coverage for less parking. It was noted parking lots are no less objectionable than buildings. Ms. Pruden proposed there be "flexible" language provisions whereupon a set lot coverage percentage may be subject to change. Mr. Larson recommended the standard lot coverage be set at 40 percent, but the Planning Commission may exercise discretion allowing up to 50 percent building coverage, based upon a comprehensive landscape plan. It was noted if project building lot coverage changes, then the landscaping coverage will also change proportionately. Mr. Stump stated there must be substantial criteria to support percentage changes for Industrial lot coverage. It was the consensus of the Commissioners to recommend with regard to item 2, Maximum Lot Coverage, the last sentence be deleted, and add a new sentence to read, "Industrial land uses may cover a maximum of 50 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AlP Planned Development Ordinance." Ms. Pruden stated, referencing item 3, Minimum Building Setbacks, she supports Staffs proposal for lots abutting U.S. Highway 101 shall maintain a minimum setback of 60 feet from the property line adjacent to the freeway. Pages 17 & 18 No changes and/or recommendations. Page 19 It was noted the change, referencing item c, Development Integration is a "housekeeping item." No changes and/or recommendations. Page 20 No changes and/or recommendations. Page 21 September 8, 1999, it was noted by Staff the new language on pages 21 and 22 reflects consistency MINUTES OF THE PLANNING COMMISSION Page 17 August25,1999 the language with the Planning Commission and the City Council have previously as approved regarding in other zoning districts. No changes and/or recommendations. Page 22 Commissioner Larson stated he does not favor the phrase, referenced in the first sentence, "reasonably short amount of time." He also stated he does favor the specific language, referencing item j, to include, "Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of 50 percent over all paved areas within ten years of planting." He commented this language is not consistent with language in the Amendments pertinent to this issue. Mr. Stump replied, at the direction of the Planning Commission, Staff would make the language consistent. Commissioner Puser stated the ten year reference is for tree canopy and the other general references are in connection to landscaping. Mr. Larson replied the above-referenced language is specifically "spelled out." Chairman suggested using the short standard time period, which in planning, is generally one to five years. a brief discussion followed regarding a reasonable or realistic number of years it would take for landscaping to become "viable and mature." It was consensus of the Commissioners to recommend item h, pages 21 & 22 be revised to read, "All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in three years." Ms. Pruden inquired referencing item I, first sentence, whether "12 parking stalls shall have a tree placed between every four parking stalls within a continuous linear planting strip" can be changed to 8 parking lots. Mr. Stump replied the standard has been 12 parking stalls for other zoning districts. He stated parking lot/landscape requirements should be consistent throughout the zoning districts. Commissioner Larson suggested with reference to item j, to change the language stating the AlP parking lot standards must conform to the City landscape and parking lot guidelines Page 23: No changes and/or recommendations. Page 24: Lighting MINUTES OF THE PLANNING COMMISSION Page 18 August 25, 1999 It was the consensus of the Commissioners to recommended Staff revise language referencing Lighting, item c. pertinent to "light pollution" concerns. The Planning Department revised the language for the aforementioned section to read, "Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport, adjacent properties, or upwards towards the sky." Page 25: Circulation Plan a general discussion followed regarding the revised language referencing AlP southern access. It was noted the original ^IP southern access road, Airport Park Boulevard to Norgard Lane is no longer envisioned. Chairman Pruden suggested language be included in the AlP is regarding projects adjacent to the Railroad with the potential for future access circulation for freight and passenger service. Mr. Stump stated it is important to note standard railroad requirements in the AlP are not currently necessary, but language noting there exists a potential for future railroad circulation is relevant to the Ordinance amendments. Mr. Larson commented with regard to the "right-of-way" in the AlP, the City should "either commit itself to a right-of-way or leave it alone," because it amounts to developing a spur siting. The City should acquire enough right-of-way to provide a spur siting to service industrial sites. It was noted the aforementioned issue should be included in future Commission discussions when reviewing a proposed project. Commissioner Correll noted railroad right-of-ways are becoming increasingly expensive because as far as the telecommunication industry is concerned, there are major corridors now for fiber optics and the railroads are looking at those right-of-ways as a good source of revenue. It was the consensus of the Commissioners to recommend Staff craft language to indicate there is awareness a railroad transportation corridor is contiguous to the AlP. The Planning Department added a final sentence to the circulation paragraph to read, "Property owners of parcels with frontage along the railroad right-of-way are encouraged to plan for possible future use of the railroad." Page 26: It was noted by Staff the revised language was added to be consistent with the City's Zoning Code Administration Chapter. No changes and/or recommendations. MINUTES OF THE PLANNING COMMISSION Page 19 August 25, 1999 Page 27: Section Eleven Staff stated this section is new and is word-for-word with the other language outlined for the other zoning districts in conjunction with the sections outlining a guideline for situations when there is not an "allowed or permitted land use designation" articulated, then the City Planning Director is given the authority to make a determination whether the use is appropriate in the land use designation. The Planner Director can make a decision as to whether or not it is an allowed or permitted land use and this section is designed to provide the criteria necessary for the Planning Director to make such a determination. It was further noted by Staff this language is identical to the other zoning districts which was recommended by the Planning Commission and adopted by the City Council. He stated it is not possible to list every conceivable allowed or permitted land use designation and this section provides the City Planning Director with some discretion to make the determination. It was noted this section allows for more administrative Planning Director determination as opposed to a discretionary determination. This matter is appealable to a party seeking such a determination, which does not include the necessity for public notification. Chairman Pruden commented the language articulated in the AlP PD Ordinance Amendments should also be consistent with the Ukiah General Plan standards. It was the consensus of the Commissioners to recommend revision of item c to read, "That the use would be in harmony and consistent with the purpose and intent of the Airport Industrial Park Planned Development Ordinance and Ukiah General Plan." There was a general discussion regarding appeal legalities for allowed or permitted land use designation determinations made in connection with the above-referenced language. It was noted Section Eleven was drafted by the City Attorney. Page 28: No changes and/or recommendations. Commissioner Larson recommended a notation be make for the City Council to consider directing Staff to reexamine the potential for residential housing opportunities in the AlP. It was noted by Staff with the above-referenced consideration the Commissioners make a recommendation, as part of the current recommendations, to the City Council that residential land uses either be allowed or permitted in whatever designation the Commissioners deem appropriate. This would eliminate the tedious process whereby recommendations be are made by the City Council and subject to review a second time for recommendation by the Planning Commission. It was not the consensus of the Planning Commission for the AlP to incorporate Residential land use, but the Commission was willing to discuss this matter at a later hearing. Chairman Pruden stated she recommends the Residential land use issue along with the MINUTES OF THE PLANNING COMMISSION Page 20 August 25, 1999 "Professional Office" land use issues be discussed by the Commissioners at a later Planning Commission hearing. PUBLIC HEARING CLOSED: 9:56 p.m. ON a MOTION by Commissioner Puser, seconded by Commissioner Larson, it was carried by an all AYE vote to recommend approval by the City Council the Airport Industrial Park Planned Development Amendment (Ordinance No. 991) be amended to include the changes and/or revisions as discussed above and as outlined in the Staff Report. 9B. Major Site Development Permit 99-15, as submitted by Mr. Richard Ruff for Mark Mountanos to allow a mixed-use development on a 4.49 acre parcel located at 1270 Airport Park Boulevard (180-080-27). The project involves the construction of a 28, 800 square foot warehouse building; a 19,800 square foot retail commercial building; and a two story building with 15,850 square feet of retail commercial space on the ground floor and 15, 850 square feet of professional office space on the second floor. It was noted the Planning Commission's approval of this Site Development Permit was contingent upon the City Council's eventual adoption of the AlP Planned Development Ordinance Amendment cited above. Associate Planner Lohse reviewed the Staff report and reported the Planning Department recommends approval of Major Site Development Permit No. 99-15 with Findings 1-9 and subject to Conditions of Approval 1-37 based on the grounds the proposed mixed-use development is consistent with the allowed uses, development standards, design requirements for the Airport Industrial Park Planned Development, as revised in AlP PD Ordinance Amendments recommended by the Planning Commission in agenda item 9A. Mr. Lohse stated approval of the Major Site Development Permit No. 99-15 would allow for construction of a "Mixed-Use", as recommended by the Commissioners in agenda item 9A, land development on a 4.49 acre site in the Airport Industrial Park (ALP) Planned Development area. The project includes the construction of a 22,800 square foot warehouse structure, a 19,600 square foot retail/commercial building, and a two-story building with a gross floor area of 18,000 square feet with the retail/commercial gross indoor floor area of 15,850 square feet. He noted the extra area is taken up by the decks, the outdoor paving located on the north side of the building, and by some of the architectural features as noted on the elevations. He stated with reference to the recommended land use percentage ratio proposals in connection with "Mixed-Use" include the following: . Industrial component - 30.6 percent; Retail/commercial - 48 percent; Professional Office - 21.4%. He noted although these percentage ratios fully complied with the amendments as proposed in the "original" Staff Report for the AlP PD Ordinance Amendments, they are no longer totally consistent with the recommendations as proposed by the Planning Commission in agenda item 9A. He stated he wanted to distinguish between the percentage of lot coverage, which totals 38 percent of the lot MINUTES OF THE PLANNING COMMISSION Page 21 August 25, 1999 MEMORANDUM Sa TO: FROM: DATE: SUBJECT: City Council Charley Stump, Senior Planner September 15, 1999 Attachment No. 4 - Introduction of Ordinance Amending the Airport Industrial Park Planned Development (Item 8a) Attachment No. 4 to the Agenda Summary Report for the above referenced item was inadvertently misplaced and was not included in the materials submitted to the Council. The attachment includes a Location Map, Site Plan, and Elevation Drawings for the Mountanos Site Development Permit that was conditionally approved by the Planning Commission on August 25, 1999. They are included with the Agenda Summary Report to illustrate an actual mixed-use project in the Airport Industrial Park. The Site Development Permit does not require City Council action, but the Planning Commission's conditional approval of the project is contingent upon the City Council's adoption of the proposed Ordinance amendments. MOUNTANOUS SITE DEVELOPMENT PERMIT 99-15 1250 Airport Park Boulevard {Assessor Parcel No. 180-080-27) t t I I ! ! ! t I I t OI I I · I ! I i ~ ! I : I 1 I I I I ., I I I',1 I I I I I 4 I I I I I I 0 500 1000 1500 2000 2500 3000 FT. SCALE: 1 inch = 500 feet ,, I ~0 I , _ i ~tlE ANAALYSI5 FOR MAI~K e. MOONTANO~ REI~YO(~) I~IIJSINE56 eAI~K 12~O AI[I~O~T I~AI~K F.A, IN E~/CONSTRUCTION Ill! MEMORANDUM 8a TO: City Council FROM: Charley Stump, Senior Planner DATE: September 15, 1999 SUBJECT: Attachment No. 4 - Introduction of Ordinance Amending the Airport Industrial Park Planned Development (Item 8a) Attachment No. 4 to the Agenda Summary Report for the above referenced item was inadvertently misplaced and was not included in the materials submitted to the Council. The attachment includes a Location Map, Site Plan, and Elevation Drawings for the Mountanos Site Development Permit that was conditionally approved by the Planning Commission on August 25, 1999. They are included with the Agenda Summary Report to illustrate an actual mixed-use project in the Airport Industrial Park. The Site Development Permit does not require City Council action, but the Planning Commission's conditional approval of the project is contingent upon the City Council's adoption of the proposed Ordinance amendments. MOUNTANOUS SITE DEVELOPMENT PERMIT 99-15 1250 Airport Park Boulevard {Assessor Parcel No. 180-080-27) t t t t I t t t I I t t I ! ! I J OI I I I · i I'%1 · · I I I I I I I I',1 I I ! I I I I I I I I I I ! I I 500 1000 1500 :2000 2500 3000 FT. SCALE: 1 inch = 500 feet ~O 7(3' MA~, F. AtJ 1~,O-O~O RAINI~3~ CON.~TKUCTION ITEM NO. 9a DATE: September 15, 1999 AGENDA SUMMARY REPORT SUBJECT: APPROVAL OF REVISED LEASE AGREEMENT WITH MARK ASHIKU FOR A PORTION OF THE UKIAH REGIONAL AIRPORT FOR THE CONSTRUCTION OF A SINGLE AIRCRAFT STORAGE HANGER At the July 7, 1999 meeting the City Council approved a lease agreement with Mr. Mark Ashiku for 2,500 square feet of the Ukiah Regional Airport for the construction of a single aircraft storage hanger. The proposed hanger location had been the currently undeveloped area between the two existing corporate hangers directly south of the Federal Express facility. Due to development encumbrances related to utility easements on the approved site, Mr. Ashiku has requested the lease property be relocated to the area directly north of the Flight Service Center. Both locations are identified on Attachment #1. Mr. Ashiku has also requested the lease area be increased from 2,500 square feet to 3,000 square feet. The lease value is proposed to remain at the initial rate of $.03 per square foot, which will increase the monthly rent from $75 per month to $90 per month due to the increased square footage. All other terms and conditions of the lease will remain the same. RECOMMENDED ACTION: Approve lease amendments with Mark Ashiku for a 3,000 square foot portion of Ukiah Regional Airport for the purpose of constructing a 60 x 50 foot aircraft hanger. ALTERNATIVE COUNCIL POLICY OPTIONS: 1. Determine lease requires further revision and approve as revised. 2. Determine lease is inappropriate and do not move to approve. Requested by: Prepared by: Coordinated with: Attachments: Mark Ashiku Larry W. DeKnoblough, Community Services Director and Michael Flad, Assistant City Manager. Candace Horsley, City Manager and Don Bua, Airport Manager 1. Site Map and Airport Master Plan narrative 2. Proposed Lease Candace Horsley, City~/lanager LD4 Ashiku2.ASR Title: Ashiku Lease Date: September Page 2 Although the City Council has requested a specific development study be completed for the Airport prior to reviewing any additional projects, the proposed site for this project is specifically identified in the Airport Master Plan for hanger development. In addition, staff believes the proposed amendments are minor revisions to a recently approved project which is consistent with the development recommendations of the Airport Master Plan. For these reasons, staff is recommending approval of the amended lease. Due to Commission scheduling staff will be presenting the amended project to the Airport Commission on Tuesday, September 14. Staff will provide a verbal presentation of the Commission's recommendation at the Council meeting LD4 ASHIKU2.ASR Building Area Development / Chapter 6 KEY ® ® FBO Hangar Aircraft Storage Hangar- 50' x 40' (Future) FAA Flight Service Station Security Gate (Future) G AUTO PARKING ~ ,...._.. ACCEss ROAD AUTO ~1'~0 AUTO PARKING '5 I1'"~' PARKING i FEET ~ ~ ~ ~ Source: Shutt Moen Assoc ~ G Figure 6B Future Hangar Development Uklah Municipal Airport 6-7 Building Area Development / Chapter 6 This area is depicted in Figure 6B - Future Hangar Development. Appendix E provides additional in- formation regarding the financing and development of aircraft stor- age hangars at publicly-owned air- ports. 6-6 storage hangars will increase in the years ahead. The continued availa- bility of reasonably priced storage hangars is one of the key factors encouraging growth of based aircraft at Ukiah Municipal Airport. It is suggested that future hangar development reflect: (1) user demand, (2) physical siting and locational considerations and, (3) funding resources. There is sufficient land available within the existing building area to accommodate development of the additional number of hangars re- quired to meet projected demand over the 20-year planning period. It would be most efficient to construct these new hangar units on the edge of the existing apron area to the northwest of the Flight Service Station. This area would readily lend itself to development of up to three con- ventional hangars, for either aircraft storage or small specialty fixed base operations facilities. The area is already paved, well-drained, offers utilities and ground access, and is committed to similar hangar use. The type and size of hangars can best be determined through a survey of potential hangar users. Aircraft type, airframe dimensions, the nature of hangar use (i.e., aircraft storage only versus workshop capability), facility siting considerations, availability of adequate utilities, (specifically water and electricity), and market price largely determine the range of hangar types and sizes required to satisfy demand. Experience at most general aviation airports suggests that mid- to large- sized individual conventional hangars are highly preferred by users. It is likely that the new hangars noted above will be of the conventional or box-type - approximately 50 feet by 40 feet in size. Based Tiedowns There are approximately 30 fixed aircraft tiedown positions currendy designated at the Airport. These positions are well located throughout the building area. At the time of the Master Plan inventory (August 1994), approximately half of these tiedowns were in use. Future demand for based aircraft tiedowns is expected to remain con- stant as new storage hangars are constructed. Accordingly, demand for based aircraft tiedowns at Ukiah Municipal Airport is projected to remain the same as at present - approximately 15 positions through the year 2015. Transient Airplane Parking Positions Fifteen transient aircraft parking positions are currendy located to the east and southeast of the FAA Flight Service Station. I LEASE AGREEMENT This Lease, made this day of , 1999, by and between the City of Ukiah, State of California, acting by and through its City Council, hereinafter referred to as "Lessor" and Mark Ashiku, a private aviation operator, hereinafter referred to as "Lessee." 1. Lessor has the authority contained in Government Code 373 80, 37389 and 37395 to lease municipal and airport property. 2. Under Government Code section 37389 the Lessor has the authority to lease airport property for a term not to exceed fifl~ (50) years for the construction and maintenance of hangars and related purposes. 3. Lessee intends to lease airport property from Lessor to construct and maintain an airplane storage hangar. LEASE AGREEMENT 1. LEASE. The parties hereto agree that on the terms and conditions hereinafter expressed, Lessor does hereby let to Lessee and Lessee does hereby hire from Lessor 3,000 square feet (50x60) located at the Ukiah Municipal Airport, more accurately identified in Exhibit "A" and known as "the leased premises." 1.1. The parties fitrther agree that should the site identified in Exhibit "A" be determined infeasible for development for any reason, lessee shall retain an option for the development, contingent upon Lessee obtaining the necessary approvals by the Airport Commission, Planning Commission, and city Council, of the property identified in Exhibit "A. 1" for period not to exceed three (3) months from the date of the initiation of this agreement. 2. TERM. The term ofthi~ lease shall commence on the date set forth above, and shall continue in effect for a period of forty (40) years, expiring at midnight on June 30, 2039. 3. RENT. 3.1 Amount. As rent for the term hereby demised, Lessee agrees to pay to Lessor the sum of $90 per month for the first three years of this agreement. At the commencement of each subsequent year the rent shall be increased at the rate equal to the Consumer's Price Index, however not to exceed 5%. 3.2 When due; late fees and interest. Rent shall be due on the fifth (5th) day of each month and shall be considered delinquent if not received by the Lessor's Finance Department located at 300 Seminary Avenue in Ukiah by 5:00 p.m_ on the tenth (10th) day of the month. Lessee shah pay a late fee of $10, if the payment is delinquent. In addition, Lessor may charge Lessee interest on the unpaid portion of the delinquent payment until paid in fifll as provided in Ukiah City Code section 2051. 3.3 Payment of taxes and assessments. Lessee shall also pay any real property, possessory interest or personal property taxes, and assessments imposed on the leased premises, property located on or affixed to the lease premises or as a result of the lease, use or ownership of the leased premises. 4. USE AND IMPROVEMENTS. 4.1 Condition of the leased premises. Except as provided in Paragraph 1.1 of this lease, Lessee hereby agrees to accept the use of the leased premises in "AS IS" condition, understanding that Lessor makes no representations as to the condition of the premises or its suitability for the uses contemplated by Lessee. Lessee assumes the obligation at its own expense to remove and properly dispose of any toxic or hazardous substances that may exist on the premises, if such substances are found to exist on the premises and must be removed in order for Lessee to make use of the leased premises. Lessee represents that it has made a thorough inspection of the premises and has undertaken to repair or adequately warn of any conditions on the premises that might constitute a hazard or danger to persons using or present on the leased premises. Lessee understands that the subject premises contains a storm water discharge line maintained by Lessor and should Lessee complete improvements or construct any portion of a building over the storm water discharge line, Lessee agrees to allow Lessor complete and uninhibited access to said line for the purpose of maintenance and/or repairs. 4.2 Use of Hangar. Lessee shall use the leased premises exclusively for the storage of aircrai~ and related purposes, ffLessee fails to use the Leased Premises for such purposes for a period of ninety (90) days, the lease shah terminate and Lessee shall restore possession to Lessor. Lessee shall keep the exterior area hangar neat and orderly, and clear of all cans, rags, boxes, excess aircraft pans, and other itemg. Lessee shall not interfere with the use of the airport by others and shall not maintain or allow a nuisance on the Premises. 4.3 Improvements and modifications. Within year one of this agreement Lessee agrees to complete the construction ora 3,000 (60 x 50) square foot aircrat~ storage hanger. Should lessee fail to construct the improvements within one year for the date of execution of this agreement, Lessor shall have the fight to terminate the agreement in accordance with the conditions set forth in Paragraph 7. Lessee shall not initiate any improvements or alterations to the leased premises without the prior written approval of Lessor through its City Manager or his or her designee. 4.4 Maintenance and repair. Lessee agrees to keep the premises and all improvements in good repair and order and to bear the full cost for all maintenance and repair of the leased premises and all Lessee installed improvements. 4.5 Storage or use of toxic or hazardous substances. Lessee shall not dispose or permit the disposal of hazardous or toxic substances on the leased premises. If any hazardous or toxic substances are disposed of or released on the leased premises by Lessee or as a result of Lessee's activities during the term of this lease, Lessee shall assume the entire obligation to clean up any such substances and shall fully indemnify, defend and hold harmless the Lessor and its officers, agents and employees from any claim~ damage, loss, liability, cost or expense of any nature whatsoever arising out ofthe release or disposition on the leased premises of any toxic or hazardous substance. 4.6 Permits. Lessee shall acquire any necessary or required permits from the appropriate regulating body for the use of the leased premises including but not limited to Planning Commission approval of a Site Development Permit. 4.7 Compliance with laws. Lessee shah insure that no alcoholic beverages are possessed or consumed on the leased premims at any time. Lessee shah not use or permit the leased premises to be used except in full compliance with all rules, regulations, laws or ordinances of the City ofUkiah and the State of California, and the Federal Government. 4.8 Utilities. Lessee shall furni~ at its sole expense aH utilities necessary for use of the leased premises, including, but not limited to, water, sewer service, electricity, natural gas, and garbage collection. 5. ASSIGNMENT. Lessee will not assign this Lease or any interest therein and will not let or sublet the said premises or any part thereof without the written consent of the Lessor. Lessor agrees to not unreasonably withold approval ofLessee's request to assign this Lease contingent upon Assignee meeting all criteria for leasing said property regarding airport related uses and consistency with Airport Master Plan. Lessor may terminate this lease and recover possession of the lease premises, including any improvements which become the property of the Lessor upon termination of the lease, if any assignment occurs in violation of the terms of this paragraph. "Assignment" includes both voluntary assignments and assignments that occur involuntarily or by operation of law. 6. INDEMNIFICATION AND INSURANCE. 6.1 Indemnification. Lessor shall not be liable for and is free from the cost of any damages for personal injury or property damage resulting from the use made by Lessee of the leased premises, any defective condition or faulty construction of the leased premises existing at the time of letting or arising thereafter and Lessee covenants and agrees to indemnify and save harmless said Lessor and its officers, agents and employees from and against any and all claim~q, liability, loss, cost, or other obligation, including reasonable attorneys' fees, on account of or arising out of Lessee's use of the leased premises. 6.2 Liability insurance. Lessee covenants and agrees during the life of this Lease at Lessee's sole expense to comply with the requirements of Exhibit B, Insurance Requirements for Lessees (No Auto Risks), attached hereto and incorporated herein by reference. 7. TERMINATION. Failure to pay rent, when due, or to comply with any other provision of this lease shall constitute a material breach of the lease and furnish grounds for termination of this lease. Any action taken or suffered by Lessee as a debtor under any insolvency or bankruptcy laws, including the filing of a voluntary or involuntary petition in the United States bankruptcy court, any assignment for the benefit of creditors or the appointment of a receiver shah constitute a breach of this lease. In such event, Lessor shall have the fight to terminate this lease and retake possession of the lease premises and any improvements which upon termination of the lease become of the property of Lessor. Lessor or Lessee shall have the fight to terminate this Lease on ninety (90) days' prior notice of termination. If Lessee has not breached the lease at the time the lease terminates and Lessor determines to relet the premiss to non-governmental persons or entities for hangar purposes, Lessee shall have a right offirst refusal to relet the Premiss on the same terms and conditions the Lessor offers to such other persons or entities, if Lessee notifies Lessor that it wishes to exercise such right within ten (10) days of the date it is notified by Lessor that Lessor intends to relet the Premises. 8. HOL1)ING OVER. Holding over by the Lessee after the termination of this lease shall not constitute a renewal or extension thereof or give the Lessee any rights hereunder or in or to the leased premises. 9. INSPECTION. The Lessor and its authorized representatives shall have the right, at any reasonable time during the term of this lease, to enter upon the leased premises, or any part thereof; to inspect the same and all buildings and other improvements erected and placed thereon. 10. ATTORNEY'S FEES. In any legal action to enforce any of the terms of this Lease the prevailing party shall pay the other party its reasonable costs and attorneys' fees. 11. TIME OF ESSENCE. Time is of the essence of this agreement. 12. WAIVER. City's waiver of any default in Lessee's performance of any condition of this Lease, including the obligation to pay rent, shah not constitute a waiver of remedies available for a subsequent breach of the same or a different condition of this Lease. Acceptance of subsequent rental payments from Lessee or its assignees shall not constitute a waiver ofthe failure of Lessee to pay rent or obtain prior approval to an assignment of this Lease. 13. NOTICES. Any written notice required hereby shall be deemed given and received when personally served or placed in the United States mail, with proper first class postage prepaid, and addressed as follows: TO LESSEE: Mark Ashiku TO CITY: City of Ukiah 300 Seminary Avenue Ukiah, CA 95482 14. PARAGRAPH HEADINGS. Paragraph headings are included for the convenience of the parties and are not intended to defme or limit the scope of this Lease. 15. PREVIOUS AGREEMENTS. Any and ah existing statements or agreements, whether oral or written, or renewals thereof; between the parties hereto, covering the same subject matter, are hereby canceled and superseded by the terms ofthi~ Lease, and such prior agreements, statements or understandings shah have no further force or effect. 16. DUPLICATE ORIGINALS. This Lease may be executed in one or more duplicate originals bearing the original signature of both parties and when so executed any such duplicate original shall be admissible as proof of the existence and terms of this Lease. Entered on the date first written above. CITY OF UKIAH ATTEST: By: City Clerk LESSEE By: Its~ LD/AG~S ASHIKIJ. AGR AGENDA SUMARY ITEM NO. 9~ DATE: September 15,1999 REPORT SUBJECT: REPORT TO CITY COUNCIL REGARDING STRUCTURAL ASSESSMENT OF THE PALACE HOTEL SUMMARY: On June 23 of this year, the City entered into a contract with the professional consulting firm of Tuan and Robinson, Structural Engineers, to prepare a structural assessment of the Palace Hotel. Ongoing concern expressed by the City Fire Department regarding interior safety in the event of a fire, and by the general public concerning safety along the exterior perimeter of the building prompted the City to have the assessment prepared. The owner of the building consented to the project, and accompanied staff and the consultants during the actual inspection of the building. In general, the consultants found the building to be in fair structural condition with no obvious damage to its structural elements. They found that the building does have the strength to withstand normal day-to-day forces, but does not have the strength to resist significant lateral forces such as those produced from large earthquakes. This is an inherent structural deficiency typical to similar types of buildings constructed during the same time period. Background: The Palace Hotel is a three-story unreinforced masonry brick structure built in 1881. It's design is primarily derived from Italianate influences, with a shallow projecting detailed cornice, arched double-hung windows, and decorative brackets penetrating the ornamental fascia centered in the cornice. In 1914, an annex was constructed on the western end of the building increasing its size, and providing direct rear frontage onto School Street. While the structure has been repaired and refurbished in times past, it has been seriously neglected over the past twenty or so years. It is unknown if any structural repairs have been made since it was originally constructed, and recent indifference by ownership interests have resulted in a more rapid deterioration. This has prompted concerns about the safety of the building. (continued on page 2) RECOMMENDED ACTION: Receive the report regarding the structural assessment of the Palace Hotel. ALTERNATIVE COUNCIL POLICY OPTION: Do not receive the report and provide direction to staff. Citizen Advised: Property Owner Requested by: Planning Department Prepared by: Charley Stump, Senior Planner Coordinated with' Candace Horsley, City Manager, and Bob Sawyer, Planning Director. Attachments: 1. Structural Assessment Report of the Palace Hotel andace Horsley, City~anager Safety Issues: Failing mortar and falling bricks have recently been reported and confirmed. The City Building Inspector has indicated that recent observations revealed soft mortar and loosening bricks along the north side of the building, due to age and lack of maintenance. The presence of vines/ivy growing along the north side of the building appears to be contributing to the weakening brick and mortar system. This prompted concern regarding public safety along the City's sidewalks and streets adjacent to the building. Observations of the interior of the building during a response to an engaged fire alarm by the City Fire Department resulted in extreme concerns regarding the safety of firefighters inside the building in the event of a fire. The Fire Department found deteriorated stairways due to water damage and lack of heat, no hand railings along the stairwell, an open elevator shaft, and other deficiencies that would jeopardize the safety of firefighters in a smoke filled firefighting environment. Additionally, because of the age of the building, the lack of general maintenance and protection from the elements, and the apparent rapid decline of the exterior of the building, the Fire Department was concerned that the walls and roof could fall into the building during a fire event. Report Findings: The report concludes that while the building is generally safe from a structural standpoint (except in the event of an earthquake), there are a number of safety issues that can be easily corrected. The consultants recommend that a temporary or permanent guardrail/handrail be installed on the staircase in the older portion of the building, and that all loose bricks and mortar be repaired on the Smith Street side of the structure. The report also concludes that further investigation and/or a more detailed analysis is required to verify the extent of the noted deficiencies, and to determine if additional deficiencies are present. Specifically, the building should be analyzed to determine the capacity of the shear walls (perimeter concrete and brick walls) and horizontal diaphragms (floors and roofs) to resist the lateral forces of an earthquake. Fire Department Response to the Report: The City Fire Chief has reviewed the structural assessment report and has determined that the information will be useful in the event of an emergency. While concern regarding possible structural deterioration was not confirmed, the Fire Chief remains concerned for firefighter safety as it relates to missing guardrails and handrails around staircases. The Fire Chief has indicated that decisions about tactical operations for any fire emergency involving the building will be based on conditions found at the time. CONCLUSIONS- It appears that the Palace Hotel is in better structural shape than earlier feared. While the report confirmed that the unreinforced masonry structure likely could not withstand the forces of a major earthquake, a more detailed structural analysis is required to verify to what extent the structure could handle such lateral forces. The report also makes a number of recommendations concerning the general day-to-day safety of the structure, and the Fire Department, while still concerned about missing handrails/guardrails, has found the report useful. FUTURE OF THE PALACE HOTEL: The Palace Hotel property is no longer owned by Eladia Laines. A group of investors now owns the property with the San Francisco contact being Mr. Drew Farrell. In speaking with the City Manager, Mr. Farrell, indicated that they now have the financing to do something with the structure, and are very interested in establishing a local partner. They are willing to completely own the building and contract for development, be equal owners, majority owners, or whatever combination works to initiate the Palace Hotel's rehabilitation, and are interested in moving forward this year. Mr. Farrell is expecting to attend the City Council meeting on September 15, 1999 to speak directly with the Council regarding the owners plans. STRUCTURAL AS SESSMENT OF THE PALACE HOTEL 272 N. STATE STREET UKIAH, CALIFORNIA JULY, 1999 TRSE REFERENCE NUMBER: 1999.039 PREPARED FOR: UKIAH PLANNING DEPARTMENT 300 SEMINARY AVENUE UKIAH, CALIFORNIA 95482 (707) 463-6200 PREPARED BY: TUAN AND ROBINSON, STRUCTURAL ENGINEERS, INC. 221 MAIN STREET, SUITE 1560 SAN FRANCISCO, CALIFORNIA 94105 (415) 957-2480 Palace Hotel ~c^ Structural Assessment STRUCTURAl, ASSESSMENT INTRODUCTION Tuan and Robinson, Structural Engineers, Inc. was engaged to provide a structural assessment of the subject building at 272 North State street in Ukiah, California. The building includes the original three-story reinforced unreinforced brick masonry bearing wall building (UMB) constructed in 1891, a three-story UMB addition constructed in 1914 and a one-story building addition building constructed in 1922 which later became the partial foundation for a three-story reinforced concrete building constructed in 1929. Our structural assessment was based on conditions observed during our site visit on June 10, 1999, a non-detailed review of available documents and engineering judgement. No analyses were performed, no finishes were removed and no materials testing was done. The following is a list of documents which were made available for our review: First Floor, Second Floor and Third Floor Sprinkler Plan Drawings by Pribuss Engineering, Inc. stamped, "Received April 25, 1975 by Ukiah Fire Department", sheets 1 through 3 (3 sheets total). Ground Floor Proposal, Renovation and Remodel, Palace Hotel by Kappeler & Axt Architects and Planners dated February 2, 1979, sheet II (1 sheet total). Second Floor Plan, Palace Hotel by Kappeler & Axt Architects and Planners dated July 18, 1979, sheet II (1 sheet total). Historical Document of Palace Hotel fi'om prepared by Judy Pruden for the Downtown Master Plan Group and City Staff. EXECUTIVE SUMMARY The three buildings which comprise the Palace Hotel (the original 1891 UMB, 1914 UMB addition and 1929 reinforced concrete building addition) are in fair condition although some water damage and other on-structural damage was present due to the lack of overall building maintenance the past 15 to 20 years was noted. The buildings all have inherent structural deficiencies which are typical to similar types of buildings constructed during the same time period. These structural deficiencies are typically related to the strength of the building to resist code level lateral forces (earthquake or wind) and not day-to-day static loads. It should be noted that the buildings should continue to be capable of supporting static gravity loading equal to past loading conditions, except in areas where obvious damage to structural elements may have occurred. Aside from the lack ofguardrails at the central staircase of the 1891 building (which is Tuan and Robinson, Structural Engineers Page 1 Palace Hotel Uldah, CA Structural Assessment a safety issue and not structural damage), there was no obvious damage to structural elements noted. A more detailed account is included in the Building Description, Structural Deficiencies and Conclusion sections of this assessment. BUILDING DESCRIPTION Original 1891 Unreinforced Brick Building (UMB) The original building, constructed in 1891, is a three-story unreinforced brick masonry beating wall building. The building is approximately 60 feet wide by 100 feet long and located in the southwest comer of Smith and State streets (see attached keyplan sketch at end of report). In addition to the 13 inch thick unreinforced brick beating walls at the perimeter, there are a series of interior unreinforced brick bearing walls (9 inch assumed thickness) at the first floor only which, for the most part, are oriented parallel with Smith street in the east-west direction. There is a single interior unreinforced brick wall which is oriented in the north-south direction located behind the central stairs. Where the perimeter and interior brick walls were visible, header courses were noted from between six to eight wythes apart. The foundation of the building was not observable, but in one location near an interior brick wall, it was bearing on a concrete foundation. The first floor framing at this location consists of wood sheathing over wood framing with plumbing pipes under the floor sheathing, however, the remaining first floor area appeared to consist of a concrete slab on grade. A series of interior wood posts in the east-west direction occur approximately between the northern perimeter brick wall and the interior unreinforced brick corridor wall. The foundation under the interior wood posts was not observable. There is some concern over a number of bricks which had come loose from the exterior brick wall on the Smith street side of the building. However, the mortar in this area of the wall appeared to be in good condition, so the exact cause for the bricks coming loose is unknown at this time. Approximate first floor story height is 14'-10". The second floor consists of straight sheathing over 2xl 0 joists at 16 inches on center that span to perimeter brick walls, interior brick walls and wood beams. The end supports of the joists are assumed to pocket into the perimeter and interior brick walls and bear on the wood beams. The wood beams are supported by interior wood posts. The framing over the one-story courtyard area on the southwest side of the building changes from a brick wall below the second floor framing to wood framed walls above the second floor framing. The north, east and west perimeter brick walls remain 13 inches thick. There was no guardrail or handrail around the staircase landing or at the stairs leading from the second floor to the third floor. Approximate second floor story height 11'-8". The third floor consists of straight sheathing over 2x 10 joists at 16 inches on center that span to perimeter brick walls, perimeter wood framed walls and interior corridor wood framed walls. Tuan and Robinson, Structural Engineers Page 2 Palace Hotel ~CA Structural Assessment The end supports of the joists are assumed to pocket into the perimeter brick walls and bear on the perimeter and interior corridor wood framed walls. The north, east and west brick walls narrow from 13 inches to 9 inches thick at and above the third floor framing. Approximate third floor story height is 9'-9" to the underside of the finished ceiling. The roof fi'aming consists of straight sheathing over wood tresses spaced approximately 30 inches on center that span to perimeter brick walls, perimeter wood framed walls and interior corridor wood framed walls. The end supports of the roof framing are assumed to pocket into the perimeter brick walls and bear on the perimeter and interior corridor wood framed walls. The lateral (seismic and wind) resisting system of the building consists of the straight sheathing at the roof and floors serving as horizontal diaphragms that transfer lateral forces to the brick and wood framed walls. The brick and wood framed walls serve as shear walls which transfer the lateral forces to the foundation of the building. 1914 UMB Addition The 1914 building addition is a three-story unreinforced brick masonry building and was constructed adjacent to the west wall of the 1891 building. The addition is approximately 35 feet wide and extends 100 feet west of the 1891 building taking up the entire block of Smith street between State and School streets (see attached keyplan sketch at end of report). The perimeter brick walls are approximately 13 inches thick, but unlike the original 1891 building, there are no brick header courses visible on the exterior walls facing Smith and School streets. The foundation of the building was not observable, but the perimeter brick walls are assumed to bear on a concrete foundation. The first floor appeared to consist of a concrete slab on grade. The foundation under the interior wood posts was not observable. Approximate first floor story height is 14'-0". The second floor consists of diagonal sheathing over 2xl 6 joists at 16 inches on center that span to perimeter brick walls and wood beams. The end supports of the joists are assumed to pocket into the perimeter and bear on the wood beams. The wood beams are supported by interior wood posts. Second floor story height is approximately 10'-8" which is 10 to 12 inches lower than the story height in the original 1891 building due a drOp in the third floor framing in this building. The third floor framing was not visible, but is assumed to consist of straight or diagonal sheathing over 2x joists at 16 inches on center that span to perimeter brick wails and interior corridor wood framed walls. The end supports of the joists are assumed to pocket into the perimeter and bear on the interior corridor wood framed walls. Approximate third floor story height is 9'-9" to the underside of the finished ceiling. Tuan and Robinson, Structural Engineers Page 3 Palace Hotel Ukiah_CA Structural Assessment The roof framing is assumed to consist of straight or diagonal sheathing over wood trusses that span to perimeter brick walls and interior corridor wood framed walls. The end supports of the roof framing is assumed to pocket into the perimeter brick walls and bear on the interior corridor wood framed walls. The lateral (seismic and wind) resisting system of the building consists of the straight or diagonal sheathing at the roof and floors serving as horizontal diaphragms that transfer lateral forces to the perimeter brick walls. The perimeter brick walls serve as shear walls which transfer the lateral forces to the foundation of the building. 1929 Concrete Building Addition The 1929 building addition is an L-shaped three-story reinforced concrete building constructed in 1929 and is adjacent to the south of the 1891 and 1914 buildings. According to the historical document prepared by Judy Pmden, this building was constructed on top of the foundation of a previous one-story building constructed in 1922. The building is approximately 36 feet wide by 200 feet long with the northeast end of the building cast against the south wall of the 1891 building and the short leg of the "L" wrapping around the open area above the first floor and placed against the south wall of the 1914 building (see attached keyplan sketch at end of report). It appears from the drawings and documents reviewed that a portion of the existing brick wall in the southwest comer of the 1891 building was removed to accommodate the rectangular open area above the first floor in the middle of the buildings. The foundation of the building is assumed to consist of a continuous concrete foundation below the 6 inch thick reinforced concrete perimeter walls. The first floor consists of a concrete slab on grade. The second floor framing over the eastern half of the building consists of wood sheathing over wood framing that span to perimeter concrete walls and interior wood framed posts and beams. The end supports of the joists are assumed to be connected to wood ledgers cast against the concrete walls and bear on the wood beams. The second floor framing over the western half of the building consists of a reinforced concrete slab supported by concrete joists and beams that span to the perimeter concrete walls. The concrete slab over this half of the building was used to provide a fire separation between the occupied space in the eastern half of the building and the original garage area in the western half of the building. The third floor framing was not observable, but is assumed to consist of wood sheathing over wood framing that span to perimeter concrete walls and interior corridor wood framed walls. The end supports of the joists are assumed to be connected to wood ledgers cast against the concrete walls and bear on the interior corridor wood framed walls. Tuan and Robinson, Structural Engineers Page 4 Palace Hotel .Ukiah~ CA Structural Assessment The roof framing consists of straight sheathing over wood trusses spaced approximately 30 inches on center that span to perimeter concrete walls and interior wood framed corridor walls. The end supports of the roof framing are assumed to be connected to wood ledgers cast against the concrete walls and bear on the interior corridor wood framed walls. The lateral (seismic and wind) resisting system of the building consists of the straight sheathing at the roof and the wood sheathing and concrete slab at the floors serving as horizontal diaphragms that transfer lateral loads to the perimeter concrete walls. The perimeter concrete walls serve as shear walls which transfer the lateral loads to the foundation of the building. In addition, a 15 foot wide by 24 foot long one-story unreinforced brick masonry wall addition occurs approximately halfway down the south wall of the 1929 concrete building addition (see attached keyplan sketch at end of report). The foundation below the brick walls was not observable. The roof framing consists of wood sheathing over wood framing that spans to the perimeter brick walls. The end supports of the roof framing is assumed to pocket into the perimeter brick walls. STRUCTURAL DEFICIENCIES The deficiencies noted below are derived from our assessment of the structural system based on conditions observed, a non-detailed review of available drawings and engineering judgement. These deficiencies are classified as either known or assumed deficiencies: Known deficiencies are deficiencies which were observed during the site visit and may present a life-safety hazard. Assumed deficiencies are conditions which could not be observed, but are assumed to exist given generally accepted details of construction during the period when the building was constructed. Further investigation is required to determine the degree to which the assumed deficiencies present a life-safety hazard. Original 1891 Unreinforced Brick Building Known Deficiencies Anchorage of horizontal diaphragms to the perimeter brick walls is not sufficient to transfer in-plane and out-of-plane code level lateral forces. Brick parapets taller than 14 inches above the roof sheathing are not sufficient to resist out-of-plane code level lateral forces and require bracing. Tuan and Robinson, Structural Engineers Page 5 Palace Hotel ~CA Structural Assessment Assumed Deficiencies The perimeter and interior brick walls may not be sufficient to resist in-plane code level lateral forces. Interior brick walls which extend to the underside of the second floor framing may not be sufficiently braced to resist out-of-plane code level lateral forces. The exterior wood framed walls on the south side of the building above the second floor framing may not be sufficient to resist in-plane code level lateral forces. The horizontal floor and roof diaphragms may not be sufficient to resist code level lateral forces. Positive post-to-beam and post-to-footing connections are lacking. Openings in diaphragms lack adequate ties to transfer code level lateral forces. 1914 Unreinforced Brick Building Addition Known Deficiencies Anchorage of horizontal diaphragms to the perimeter brick walls is not sufficient to transfer in-plane and out-of-plane code level lateral forces. Brick parapets taller than 14 inches above the roof sheathing are not sufficient to resist out-of-plane code level lateral forces and require bracing. There are no header courses in the perimeter brick walls and veneer ties are required to prevent the exterior wythes of the brick wall from peeling away from the inner wythes and becoming a falling hazard. Assumed Deficiencies The perimeter brick walls may not be sufficient to resist in-plane code level lateral forces. The horizontal floor and roof diaphragms may not be sufficient to resist code level lateral forces. Positive post-to-beam and post-to-footing connections are lacking. Tuan and Robinson, Structural Engineers Page 6 Palace Hotel Ukiah, CA Structural Assessment Openings in diaphragms lack adequate ties to transfer code level lateral forces. 1929 Concrete Building Addition and One-story UMB Addition Known Deficiencies Anchorage of horizontal diaphragms to the perimeter concrete walls is not sufficient to transfer in-plane and out-of-plane code level lateral forces. Anchorage of the roof diaphragm to the perimeter brick walls is not sufficient to transfer in-plane and out-of-plane code level lateral forces. Assumed Deficiencies The horizontal floor and roof diaphragms may not be sufficient to resist current code level lateral forces. Openings in diaphragms lack adequate ties to transfer code level lateral forces. CONCLUSION 1891 and 1914 Unreinforced Brick Buildings The 1891 and 1914 unreinforced brick masonry beating wall buildings are generally representative of buildings of this type of construction. The brick buildings were for the most part in fair structural condition although there were signs of apparent water damage where framing was visible due to the lack of building maintenance the past 15 to 20 years. Additionally, two items which do not adversely affect the structural integrity of the building, but are areas of concern are the lack of guardrails and handrails at the staircase of the 1891 building and the loose bricks on the Smith street side of the 1891 building. A temporary or permanent guardrail/handrail at the staircase of the 1891 building should be constructed to prevent building occupants from falling into the stairway opening and the loose bricks in the exterior brick wall on the Smith street side of the building should be replaced with bricks and mortar to match the existing conditions. The structural deficiencies noted for these buildings are fairly typical for unreinforced brick masonry buildings of their era. Typical structural strengthening measures to correct the deficiencies noted for these buildings include the following: Conceptual Structural Strengthening Recommendations Tuan and Robinson, Structural Engineers Page 7 Palace Hotel ~CA Structural Assessment Add positive connections between the floor and roof diaphragms to the brick walls to transfer in-plane and out-of-plane coed level lateral forces. Brace brick parapets taller than 14 inches above the roof sheathing, Add brick veneer ties at 24 inches on center for brick walls which do not have header courses. No header courses were noted for the exterior brick wails facing the Smith and School street sides of the 1914 addition. Brace interior brick walls which extend to the underside of the second floor fi.ming at the original 1891 building. Add positive post-to-beam and post-to-footing connections. Add ties around openings in the floor and roof diaphragm to transfer code level lateral forces. In addition to these structural strengthening recommendations, further investigation and/or a more detailed analysis is required to verify the extent of the deficiencies noted in this assessment and to determine if additional deficiencies are present. As a minimum, the mortar of the brick walls should have in-place mortar shear tests to determine the mortar shear strength in order to evaluate the capacity of the brick walls to resist in-plane and out-of-plane code level lateral forces. Additional analysis should also be performed to determine the capacity of floor and roof diaphragms to resist code level lateral forces. Aside fi.om the falling hazard noted for the brick walls of the 1914 building which do not have header courses, the structural integrity of the Palace Hotel signs on the roof of the 1891 building should be examined to determine if they also constitute a falling hazard to building occupants or passersby. 1929 Concrete Building Addition and One-story UMB Addition The 1929 Concrete building addition was also in fair condition and had similar types of non- structural damage associated with the lack of building maintenance the past 15 to 20 years. The structural deficiencies noted for this building and the one-story brick addition are typical for the lack of seismic details and connections which were associated with buildings constructed during this time period. The conceptual structural strengthening recommendations for this building include: Conceptual Structural Strengthening Recommendations Add positive connections between the floor and roof diaphragms to the concrete walls to transfer in-plane and out-of-plane code level lateral forces. Tuan and Robinson, Structural Engineers Page 8 Palace Hotel ~a~, CA Structural Assessment Add positive connections between the roof diaphragms to the brick walls to transfer in- plane and out-of-plane coed level lateral forces. Add ties around openings in the floor and roof diaphragm to transfer code level lateral forces. As with the 1891 and 1914 unreinforced buildings, further investigation and/or a more detailed analysis is required to verify the extent of the deficiencies noted in this assessment and to determine if additional deficiencies are present. Specifically, the building should be analyzed to determine the capacity of the shear walls (perimeter concrete and brick walls) and horizontal diaphragms (floors and roof) to resist code level lateral forces. Please note that other non-structural conditions may exist in the buildings that have not been noted in this assessment, however our assessment primarily focused on structural deficiencies. The mortar around the area of the loose bricks on the Smith street side of the 1891 building did not appear to be any softer than the mortar in other locations, but in-place mortar shear tests randomly taken throughout the unreinforced brick masonry buildings can determine an approximate average strength of the mortar. Also, the Fire Department's concern that the building has structurally deteriorated because of the lack of maintenance the past 15 to 20 years was not confirmed by our site visit. The buildings were in comparable structural condition to similar type buildings constructed during the same time period that we have assessed in the past. Although there were signs of water damage in the floor, stair and roof framing which were visible, the damage appeared to be repaired easily by pressure cleaning or replacing isolated elements. Areas around staircases which do not have guardrails and handrails are obvious hazards to building occupants and should be temporarily or permanently repaired. Other unsafe non-structural conditions may exist in the building which were not noted in our assessment and if these conditions are found, they should be corrected or brought to the attention of someone qualified to determine whether an unsafe condition exists. Tuan and Robinson, Structural Engineers Page 9 ITEM NO. lOa DATE: SEPTEMBER 15, 1999 AGENDA SUMMARY REPORT SUBJECT: DISCUSSION OF QUARTERLY CITY NEWSLETTER At the July 15, 1999 Small Cities City Manager's Conference, several cities discussed the value of producing a city newsletter. The primary benefits cited include increased public awareness, the promotion of city sponsored programs, acknowledgment of staff's efforts, a better understanding of how local government operates, and a calendar of community events. Several cities are also using newsletters as a vehicle for publishing state mandated information, such as water quality reports. The purpose of this report is to present staff's initial work towards producing a quarterly City of Ukiah newsletter, provide a starting point for City Council discussion and receive Council direction for future action. As proposed, staff is recommending a black and white, single sheet, two-sided 11" X 17" newsletter entitled 'q'he Ukiah City View". When folded, this will provide the reader with four 8.5" X 11" pages of information. Staff plans on direct mailing the first issue and inserting subsequent issues in the utility bills. With the exception of folding, the newsletter will be produced entirely with in-house resources. A draft of the first issue will be presented to the City Council at the meeting. RECOMMENDED ACTION: Discuss the proposed newsletter and recommend staff action. ALTERNATIVE COUNCIL POLICY OPTIONS: Remand to staff with direction. Citizen Advised: Requested by: Prepared by: Coordinated with: Attachments: N/A Candace Horsley, City Manager Michael Flad, Assistant City Manag~r/;~ Candace Horsley, City Manager None. Candace Horsley, City lanager