HomeMy WebLinkAbout979 ORDINANCE NO. 979
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT
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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 provide for a coordinated development of compatible industrial, office, and
commercial land uses. It details both allowed and permitted uses within each land use category,
regulates nuisances, and provides development standards and design guidelines. It changes
the land use designation terminology using clearer more concise terms to more accurately
characterize existing development, and provide well-defined land use categories for future
development in the Airport Industrial Park. The changes to land use designations are as follows:
1) Office Commercial to Professional Offices; 2) Industrial/Commercial to Retail
Commercial; 3) Highway Oriented Commercial/General Commercial to Highway Oriented
Commercial. No change to the Industrial designation term has been made. A new designation
termed Industrial/Automotive Commercial has been added.
Section Two
This ordinance also formally amends the Land Use Map that illustrates which
land uses designations are assigned to the various properties throughout the Airport Industrial
Park. The land use designations apply to the 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 8 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,
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Section Five
The Development Map (Generalized Land Use Map) for this Planned Development, as
required by the Ukiah Municipal Code, and attached as Exhibit "A", is approved. The Traffic
Circulation Plan for this Planned Development is discussed in Section "D" on page 15, and the
Circulation Map is attached as Exhibit "B".
Section Six
Development standards not addressed in the Planned Development regulations shall be
those specified in the City of Ukiah Zoning Code.
Section Seven
Amendment to this ordinance requires City Council action. All Use and Site Development
Permits for proposed developments within the Airport Industrial Park require City Planning
Commission review and action. Decisions on Site Development and Use Permits made by the
City Planning Commission are appealable to the City Council by any interested party.
Section Eight
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 Nine
The regulations for this Planned Development, as prescribed in Ukiah City Code Sections
9167(b) and 9166, and as amended, 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
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fabrication of previously prepared materials or substances into new
products.
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
breakdown of freight; or other similar use involving shipping,
warehousing, and distribution activities.
Wholesaling and Related Uses - 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;
Contractor's offices - business office for building,
plumbing, electrical, roofing, heating, air conditioning, and painting
contractors including storage of incidental equipment
and supplies.
Agricultural: Allowed as a continuation of the existing land use,
including all necessary structures and appurtenances.
Research and development laboratories, and computer and data
processing.
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
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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
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. Child day-care facility.
e. Industrial and business support services - establishments primarily
engaged in providing services to business and industry, such as
blueprinting and photocopying,janitorial and building maintenance,
equipment rental and leasing, medical labs, commercial testing
laboratories, and answering services.
f. Public Facilities - includes all public and quasi-public facilities such
as utility substations, post offices, fire station, 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.
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PROFESSIONAL OFFICE DESIGNATION
'1. 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).
2. 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.
HIGHWAY COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Highway Commercial designation
with the securing of a Site Development Permit:
a. Businesses such as motels, sit-down restaurants (no drive-thru
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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. Automobile Dealerships and related uses.
2. Permitted Uses
The following uses are permitted in the Retail Commercial 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. Banking facility.
INDUSTRIAL/AUTOMOTIVE COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
Designation with the securing of a Site Development Permit:
a. All the allowed industrial uses listed in Item A (1) above.
b. Automobile dealerships, except for those that exclusively sell used
vehicles.
2. Permitted Uses
The following uses are allowed in the Industrial/Automotive Commercial Land Use
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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.
NUISANCES
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
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 City Code and/or City General Plan.
d. No vibration shall be permitted so as to cause a noticeable tremor
beyond the property line.
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e. Any use producing emissions shall comply with all the requirement
of the Mendocino County Air Quality Management District.
f. Projects involving the use of toxic materials or hazardous
substances shall comply with all Federal, State, and Ukiah
Municipal Code regulations.
2, Prohibited Uses or Operations
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and
paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards,
auto wrecking, and similar "heavy industrial" uses which typically create external
and environmental effects are specifically prohibited due to the detrimental effect
the use may have upon the general appearance, function, and environmental
quality of nearby uses.
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
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public street frontage of less than 100 feet for lots located on cul-de-sacs, street
curves, or having other extraordinary characteristics.
Maximum Lot Coverage
No more than 45 percent of the lot shall be covered by a building or structure.
Parking lots and landscaping areas shall not be included in the calculation of lot
coverage.
Minimum Building Setbacks
All buildings and structures shall be setback from the property line a minimum of
25 feet along the entire street frontage. Lots abutting U.S. Highway 101 shall
maintain a 40 foot setback from the property line adjacent to the freeway. Side
yard setbacks shall be determined in the Site Development 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.
Screening
Storage areas, loading docks and ramps, transformers, storage tanks, refuse
collection areas, mechanical equipment, and other appurtenant items of poor
visual quality shall be screened by the use of masonry walls, landscaping
materials, or decorative fencing. All roof mounted electrical and mechanical
equipment and/or ductwork shall be screened from view by an enclosure which
is consistent with the building design. Fences exceeding six (6) feet in height
may be appropriate for some commercial and industrial uses to screen the
outdoor storage of building materials, supplies, construction equipment, etc. The
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10.
Planning Commission may consider fences exceeding six (6) on a case-by-case
basis during the review of Site Development and Use Permit applications.
Public Utility Easement
All lots shall provide a 5-foot easement in the required front setback for the
provision of utilities.
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.
Bicycle Lanes
Class III Bicycle lanes shall be provided on all streets according to CalTrans
standards.
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.
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.
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3.
4.
5.
Il.
Street Width Standards
The following street standards have been established by the Ukiah Department
of Public Works. All primary and secondary streets shall be designed and
constructed in accordance with these standards:
Table 4-1: Minimum Street Standards
Airport Park Boulevard and Commerce Drive
Primary Secondary Access
Easement
Right-of-way 66 feet 44 feet
Pavement 64 feet 40 feet
a. travel lanes (2) 14 feet 20 feet
b. left turn lane 12 feet 12 feet
Curbs (both sides) 1 foot 1 foot
Cul-de-sac (turn-arounds) 100 feet diameter
Curb Returns Radius 35 feet 35 feet
32 feet
30 feet
15 feet
12.
Access Driveways and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport
Park Boulevard. All driveway and intersection radii shall be designed to
accommodate heavy truck turning movements, consistent with the
requirements of the City Engineer.
b. Every effort shall be made to design common driveways for individual
developments.
c. No Talmage Road access shall be permitted for Parcel A1A.
d. All major driveways, as determined by the City Engineer, shall have left
turn pockets in the median area where feasible.
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13.
e. 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 Requirements
a. No loading or unloading shall be permitted on the street in front of the
building. A sufficient number of off-street loading spaces shall be provided
to meet the needs of the provided 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 3rovided according
to the requirements of the Ukiah Municipal Code.
The Planning Commission may deviate from the parking requirements
contained in the Ukiah Municipal Code on a case-by-case basis. Any
deviation must be supported by findings related to a unique use, such as
a mixed use development, or use not specifically described in the Ukiah
Municipal Code, and findings that otherwise demonstrate no on-street
parking congestion will result.
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14. Si~na~e
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.
a. 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. Landscapin.q and Open Space
a. A comprehensive landscape plan shall be submitted for review and
approval as a part of the Site Development or Use Permit process.
b. Existing trees shall be retained whenever possible.
c. A variety of tree species shall be used that provides diversity in form,
texture, and color.
d. Landscaping at corners should be arranged to maintain traffic visibility.
e. Landscaping along an entire street frontage should be coordinated to
achieve a uniform appearance.
f. Landscaping shall be used to screen parking lots, loading docks,
and storage areas.
g. Landscaping in parking lots shall include a variety of tree species that will
provide sufficient shading in the summer. The majority of parking lot trees
shall be deciduous and fast growing.
h. The exact number of parking lot trees shall depend upon the size of the
parking facility, the type of land use, and the species of tree used. The
Planning Director shall determine the appropriate number of trees for
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parking lots on a project-by-project basis.
i. At a minimum, fifteen percent (15%) of the entire parcel shall be
landscaped with planting materials. The Planning Commission may
reduce this requirement if special circumstances applicable to the size or
configuration of the property exists, or if unique circumstances associated
with the use would preclude a fifteen percent (15%) landscaping coverage.
j. Landscaping plans shall focus on drought tolerant plant species with
varied flowering patterns.
k. Large turf/lawn areas shall be discouraged in the overall landscaping plan.
I. All landscaping shall be properly maintained.
Orientation and Location of Buildin.qs
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 Desi.qn
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.
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c. Buildings shall be limited in height, bulk, and mass, and shall be designed
to avoid a box-like appearance.
4. Building Exteriors
a. Colors and building materials shall be carefully selected, and must be
compatible with surrounding developments, and shall be finalized during
the Site Development or Use Permit process.
b. The Planning Commission may permit exterior walls of architectural metal
where it is compatible with adjacent structures, and the overall appearance
and character of the Airport Industrial Park.
5. Li_~htin_~
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, or adjacent properties.
6. Design Amenities
a. Bicycle parking facilities shall be provided near the entrance to buildings.
One (1) bicycle space shall be provided for every ten (10) employees, plus
one (1) space for every fifty (50) automobile parking spaces.
b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and
other quality design amenities are encouraged.
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 an emergency access provided through the
airport to a gated encroachment along the southern portion of Airport Road. Internal
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access includes an extension of Airport Road from the west into the southern portion of
the site; Airport Park Boulevard from Talmage Road on the 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.
The southern access road concept, as envisioned in the original Specific Plan for the
Airport Industrial Park is retained, but exact design and routing is neither implied nor
specifically assumed.
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 Permits
a. As articulated in Section Nine 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 shale 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 Use and Site Development Permits for proposed developments within
the Airport Industrial Park require City Planning Commission review and
action.
c. Decisions on Site Development and Use Permits made by the City
Planning Commission are appealable to the City Council by any interested
party.
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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 Zoning Administrator's decision on minor modifications to an approved
Site Development Permit or Use Permit is appealable directly to the City
Council. The Planning Commission's decision on major modifications to
an approved Site Development Permit or Use Permit is appealable to the
City Council.
2, Buildinq Modifications
a. Exterior modifications to existing buildings shall be designed to
complement and harmonize with the design of the existing structure and
surrounding developments.
b. A Site Development Permit shall be approved by the Planning Commission
for all exterior modifications to existing structures, site design, and
landscaping within the Airport Industrial Park. The application procedure
shall be that prescribed in the Ukiah City Code.
Section Ten
This Ordinance shall be published as required by law and shall become effective thirty
(30) days after it is adopted.
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Introduced by title only on October 2, 1996, by the following roll call vote:
AYES: Councilmembers Malone, Wattenburger, and Mayor Schneiter
NOES: Councilmembers Mastin and Shoemaker
ABSENT: None
ABSTAIN: None
Introduced ordinance amended on October 16, 1996, by the following roll call vote:
AYES: Councilmembers Malone, Wattenburger, and Mayor Schneiter
NOES: Councilmember Shoemaker
ABSENT: Councilmember Mastin
ABSTAIN: None
Passed and adopted on October 30, 1996, by the following roll call vote:
AYES:
NOES: Councilmembers Mastinand Shoemaker
ABSENT: None
ABSTAIN:None
Councilmembers Malone, Wattenburger, and Mayor Schneiter
Fred Schn~iter, Mayor
ATTEST:
Ma~g/e Giu~li, Cit~'Clerk
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EXHIBIT "A"
REDWOOD BUSINESS PARK
provided across the airport to
a gated encroachment along
the southern portion of Airport
Road 3(-
BUSINESS PARK
EXHIBIT "B"
AIRPORT INDUSTRIAL PARK
i':.=i ' Circulation Plan