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ORDINANCE NO. 1005
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING ARTICLE 14, CHAPTER 2 (ZONING) OF DIVISION 9
OF THE UKIAH CITY CODE
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE
Pursuant to Section 9260 of the Ukiah City Code, Division 9, Chapter 2 (Zoning)
is amended by revising Article 14 (Regulations in Planned Development (PD) Combining
Zone/Districts); as indicated on Exhibit "A" attached to this Ordinance.
SECTION TWO
The amendments to Article 14 of Chapter 2 of the Ukiah City Code involve adding
a Purpose and Intent section; adding an Application of Combining Zone/District section;
adding a Procedures and Process section; and deleting existing antiquated and/or vague
language; and include reformatting the text to make it easier to read, understand, and
administer.
SECTION THREE
This amendment to Adicle 14 of Chapter 2 of the Ukiah City Code is necessary
to ensure that it is consistent with the Ukiah General Plan, and to create a more orderly
and readable set of Planned Development zoning regulations.
SECTION FOUR
This Ordinance shall be published as required by law in a newspaper of general
circulation published in the City of Ukiah.
SECTION FIVE
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on June 3, 1998, by the following roll call vote:
AYES: Councilmembers Chavez, Ashiku, Kelly, Mastin, and Mayor Malone
NOES: None
ABSENT: None
ABSTAIN: None
ORDINANCE NO. 1005
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Passed and adopted on June 17, 1998, by the following roll call vote:
AYES: Councilmembers Kelly, Mastin, and Mayor Malone
NOES: None
ABSENT: Councilmembers Chavez and Ashiku
ABSTAIN: None
SReddanVMalone, Mayor
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ATTEST:
City Clerk
ORDINANCE NO. 1005
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ARTICLE 14.
ZONING
CHAPTER 2
REGULATIONS IN PLANNED DEVELOPMENT (PD)
COMBINING ZONE/DISTRICTS
SECTION:
9165: Purpose and Intent
9166: Application of Combining Zone/District
9167: Procedures and Process
9168: Action on Planned Development Zoning Projects
9169: Expiration of PD Combining Zone/District
9165: PURPOSE AND INTENT: The purpose of the Planned Development Combining Zone
is to allow flexibility in design and development in order to promote economical and efficient use
of land; to increase the level of urban amenities; to preserve the natural environment; and to
provide for phased completion of development projects. It generally provides a method for
deviating from standardized zoning requirements to foster well-planned, creative, and quality
development.
9166: APPLICATION OF COMBINING ZONE/DISTRICT:
A. The Planned-Development Combining Zone may be combined with any Zoning District.
B. A Use Permit for permitted land uses within the underlying zone shall not be required
when a Planned Development Zoning District a Precise Planned Development project are
proposed.
9167: PROCEDURES AND PROCESS:
A. Preapplication Review: Prior to application, the prospective applicant should consult
with the Planning Department to obtain information and guidance before entering into bidding
commitments or incurring substantial expense in the preparation of plans, surveys, and other
data.
ORDINANCE NO. 1005
Exhibit "A"
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B. Minimum Area: A Planned Development Combining Zone shall include a minimum area
of one-half (1/2) acre, under single ownership or otherwise subject to unified planning,
construction, and management.
C. Application for Rezoning: Application for a Planned-Development Combining Zone
shall be made pursuant to Article 20 of this Chapter. The applicant shall include on the
application or the plot plan as applicable the following information:
1. Existing topography and the approximate location of buildings, improvements, and
natural or environmental features for the property and adjacent land within one hundred (100)
feet.
2. The current General Plan land use designation, the current zoning, and the
current land uses in the proposed district and adjacent land within one hundred (100) feet.
3. A general land use plan showing proposed uses to be developed on the site,
supported by projected acreage, population, housing units, building floor area, employment, or
related planning and development data, as determined by the Planning Director.
4. A general facility plan showing the approximate location of existing and proposed
streets, pedestrian ways, and circulation features; proposed public utility services and facilities;
and proposed public or community facilities and uses.
D. Concept Development Plan: If no specific development is proposed as part of the
Planned Development Combining Zone application, the applicant shall submit a Concept
Development Plan which shall contain a descriptive written statement indicating the following:
General Plan.
2.
The manner in which the proposed development will be in accord with the
The architectural and environmental design qualities to be attained.
ORDINANCE NO. 1005
Exhibit "A"
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3. A general description of proposed land use regulations, site development
regulations, and performance standards sufficient to govern subsequent development, including
but not limited to the following:
a. Allowable uses.
b. Maximum and/or minimum regulations governing density and intensity of
use, building floor area, height, coverage, lot size and dimensions, setbacks and open spaces,
landscaping, signs, architectural design, and other features of the development.
c. Conditions, covenants, and restrictions, and proposed means of
management and continued maintenance and operation of common facilities.
4. A general phasing plan and schedule, indicating the anticipated time for beginning
of construction and completion of each phase of development.
5. Evidence that the applicant has sufficient control over the land to effectuate the
proposed plan.
E. Precise Development Plan: Ifa specific development project is proposed as part of the
Planned Development Combining Zone application, a Precise Development Plan shall be
submitted. If a Concept Development Plan was approved as part of the Planned Development
Combining Zone project, a Precise Development Plan shall be required prior to the issuance of
Building Permits. The Precise Development Plan shall contain the following information:
2.
land uses.
3.
4.
5.
6.
All the information required for a Concept Development Plan.
A detailed Site Plan sufficient to fully illustrate the proposed project and adjoining
The Site Plan shall also indicate the existing topography and proposed grading.
Elevation drawings of all proposed structures.
Details of the location, dimensions, and design of all proposed signs.
Floor plans of all proposed structures.
An automobile and bicycle parking plan.
ORDINANCE NO. 1005
Exhibit "A"
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7. Residential and mixed-use developments shall contain on-site recreation facilities
commensurate with the size, scale, and scope of the project. Such facilities may include, but
not be limited to picnic areas, tot lots, open turf areas, and sport courts.
8. The location and design of all required trash and recycling facilities.
9. A clear depiction of all easements on the property.
10. A proposed Landscaping and Lighting Plan commensurate with the size and scale
of the proposed development project. Landscaping Plans shall be submitted as a required
component of all Precise Development Plans accompanying Planned Development Zoning
applications at the time of application filing. All proposed Landscaping Plans shall comply with
the following standards:
a. Landscaping shall be proportional to the building elevations.
b. Landscape plantings shall be those which grow well in Ukiah's climate
without extensive irrigation. Native species are strongly encouraged.
c. All landscape plantings shall be of sufficient size, health and intensity so
that a viable and mature appearance can be attained in a reasonably short amount of time.
d. Deciduous trees shall constitute the majority of the trees proposed along
the south and west building exposures; non-deciduous street species shall be restricted to areas
that do not inhibit solar access.
e. Parking lots with twelve (12) or more parking stalls shall have a tree
placed between every four (4) parking stalls within a continuous linear planting strip, rather than
individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous
species, and shall be designed to provide a tree canopy coverage of 50% after ten-years of
growth of all paved areas. Based upon the design of the parking lot, a reduced number of trees
may be approved through the discretionary review process.
f. Parking lots shall have a perimeter planting strip with both trees and
shrubs.
ORDINANCE NO, 1005
Exhibit "A"
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g. Parking lots shall have defined pedestrian sidewalks or marked pedestrian
facilities within landscaped areas and/or separated from automobile travel lanes. Based upon
the design of the parking lot, and the use that it is serving, relief from this requirement may be
approved through the discretionary review process.
h. Street trees may be placed on the property proposed for development
instead of within the public right-of-way if the location is approved by the City Engineer, based
upon safety and maintenance factors.
i. All new developments shall include a landscaping coverage of 20 percent
of the gross area of the parcel, unless based upon the small size of a parcel, it would be
unreasonable and illogical. A minimum of fifty percent (50%) of the landscaped area shall be
dedicated to live plantings.
j. Landscaping Plans shall include an automatic irrigation system, and
Lighting Plan for both the landscaping and exterior of buildings.
k. All required landscaping for Precise Development Plan projects shall be
adequately maintained.
I. The Planning Commission or City Council shall have the authority to
modify the required elements of a Landscaping and Lighting Plan depending upon the size,
scale, intensity, and location of the development project. If the City Council significantly modifies
the elements of Landscaping and Lighting Plan with major changes that were not contemplated
or discussed by the Planning Commission, the matter may be returned by the City Council to the
Planning Commission for its review.
m. The location, height, and design of all walls and fences shall be consistent
with the scale and style of the proposed development, and shall be compatible with the
surrounding built environment.
11. Any other project related information requested by the Planning Director.
ORDINANCE NO. 1005
Exhibit "A"
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F. Criteria For Precise Development Plan: The following criteria shall be used in
determining a Precise Development Plan's consistency with the purpose and intent of this Article:
1. User Impact and Needs: The design of the project shall consider the impact and
needs of the user in respect to circulation, parking, traffic, utilities, public services, noise and
odor, privacy, private and common open spaces, trash collection, security and crime deterrence,
energy consumption, and other design concerns.
2. Relationship to Physical Features: The location of the buildings and structures
shall respect the natural terrain of the site and shall be functionally integrated with any natural
features of the landscape to include the preservation of existing trees, where feasible.
3. Consistency of Architectural Style: All buildings or structures shall be
harmonious and consistent with the proposed architectural style regarding roofing, exterior
materials, windows, doors, textures, colors, and other exterior treatments.
4. Balance and Integration with the Neighborhood: The overall design shall be
integrated and compatible with the neighborhood and shall strive to be in harmony with the scale
and bulk of the surrounding built environment.
5. Building Design: The design of buildings and structures shall strive to provide
innovation, variety, and creativity in the proposed design solutions. All architectural elevations
shall be designed to eliminate the appearance of flat facades and boxlike construction.
6. Density: For residential projects, every effort shall be made to achieve the
maximum density possible pursuant to the underlying Zoning District.
9168: ACTION ON PLANNED DEVELOPMENT ZONING PROJECTS
A. Notice of Public Hearings: Notice of Planning Commission and City Council public
hearings shall be given pursuant to Section 9265 (B) of Article 20 (Administration & Procedures).
B. Action by the Planning Commission:
1. The Planning Commission shall review and formulate a recommendation on the
application to the City Council.
ORDINANCE NO. 1005
Exhibit "A"
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2. The Planning Commission may request additional information from the applicant
when, in its opinion, there are substantial issues or significant public concerns requiring such
information in order to act on the application. In such cases, the Planning Commission shall
continue the public hearing for such time as is reasonable for preparation of the requested
information.
3. The Planning Commission may recommend changes in the Concept Development
Plan or Precise Development Plan, and forward such recommended changes to the City Council
with its recommendation regarding establishment of the Planned Development Combining Zone.
4. In formulating their recommendation to the City Council, the Planning Commission
shall find that the proposed project is consistent with the Ukiah General Plan and the purposes
of this Article.
C. Action by the City Council:
1. The City Council may adopt an Ordinance establishing a Planned Development
Combining Zone if it finds that:
a. The proposed Planned Development Combining Zone District, Concept
Development Plan and/or Precise Development Plan as recommended by the Planning
Commission, or as modified by the City Council, is consistent with the General Plan and with the
purposes of this Article. Any substantial modification to the Concept Development Plan or
Precise Development Plan by the City Council which has not been reviewed by the Planning
Commission shall be returned by the City Council to the Planning Commission for its review.
b. The proposed Combining Zone District and all uses therein shall be
compatible and complementary to existing and potential development in the general vicinity of
the project site.
2. The City Council shall consider the Planned Development Combining Zone
application and Concept Development Plan or Precise Development Plan, together with the
recommendation of the Planning Commission.
ORDINANCE NO. 1005
Exhibit "A"
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3. An ordinance establishing a Planned Development Combining Zone, if enacted
by the City Council shall incorporate the Concept Development Plan or Precise Development
Plan for the district as approved by the City Council.
4. Each Planned Development Combining Zone shall be shown on the zoning map
by the letters "PD," and identified sequentially by order of enactment and reference to the
enacting ordinance.
5. A Precise Development Plan proposed subsequent to the adoption of a Planned
Development Combining Zone and Concept Development Plan shall be processed in the same
manner as a Site Development Permit, shall contain all the information required in Section
9167 (E) above, and may, in the event of approval, be conditioned by the City in the same
manner as a Site Development Permit.
In taking action on a Precise Development Plan that has been submitted
subsequent to the adoption of a Planned Development Combining Zone and Concept
Development Plan, the Planning Commission shall find that it is consistent with the Ukiah
General Plan, Concept Development Plan, and with the criteria in Section 9167 (F).
A Decision made by the Planning Commission on a Precise Development Plan
that has been submitted subsequent to the adoption of a Planned Development Combining Zone
and Concept Development Plan is final unless appealed to the City Council. All appeals shall
be made pursuant to Section 9266 of Article 20.
6. Changes to adopted Planned Development Combining Zones/Districts:
a. Concept Development Plans and Precise Development Plans may be
amended under the same procedures applicable to initial approval. An amendment may be
initiated by staff, the Planning Commission, the City Council, or by the original applicant or a
successor thereto having a continuing controlling interest in development or management of uses
within the Planned Development Combining Zone/District.
ORDINANCE NO. 1005
Exhibit "A"
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b. A Precise Development Plan may be amended by applying for rezoning
as provided in Ar[icle 20 of this Chapter.
c. Minor revisions or modifications not increasing the density or intensity of
the project and which would not adversely affect offsite proper[y, may be approved by the
Planning Director if it is determined that the circumstances or conditions applicable at the time
of original approval remain valid and that changes would not affect any required findings.
9159: EXPIRATION OF PLANNED DEVELOPMENT COMBINING ZONE/DISTRICT,
A. Any Planned Development Combining Zone/District created after the effective date of this
title shall expire after three (3) years from its approval date by the City Council if actual
construction has not occurred. A one (1) year extension of the three (3) year time period may
be granted by the Planning Director if substantial progress has been made towards securing a
building permit. All requests for an extension must be made in writing, and shall detail the
progress made towards implementing the project and securing a building permit. If any PD
Combining Zone District expires, the zoning (or its current equivalent) which existed prior to the
adoption of the PD District shall be in full force and effect.
ORDINANCE NO. 1005
Exhibit "A"
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