HomeMy WebLinkAbout1030 ORDINANCE NO. 1030
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT
The City Council of the City of Ukiah hereby ordains as follows:
Section One
The purpose of this amendment to the Airport Industrial Park (ALP) Planned Development
Ordinance is to list hotels and sit-down restaurants as "allowed" land uses in the Professional Office
Land Use Designation.
Section Two
The overall purpose of the Airport Industrial Park Planned Development is to provide
for a coordinated development of compatible industrial, office, and commercial land uses. It details
both allowed and permitted uses within each land use category, regulates nuisances, and provides
development standards and design guidelines. The AlP Planned Development is consistent with
the "Master Plan" land use designation for the property contained in the Ukiah General Plan.
Section Three
This ordinance also formally amends the Land Use Map that illustrates which land use
designations are assigned to the various properties throughout the Airport Industrial Park. The
map shows the approximate 32 acres west of Airport Park Boulevard and south of Commerce Drive
(Hastings) being redesignated from "Industrial" to "Industrial/Mixed-Use." The land use
designations apply to the 138 acre Airport Industrial Park in the following manner:
1. Professional Office: Applies to the northwest portion of the site, bounded by
Talmage Road on the north, Airport Park Boulevard on the east, and Commerce
Drive on the south (approximately 12.6 acres).
2. Highway Commercial: Applies only to the northeastern portion of the site,
bounded by Talmage Road to the north, Airport Park Boulevard to the west,
Highway 101 to the east, and the existing large commercial retail store property
to the south (approximately 1.4 acres).
3. Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and
approximately 23.41 acres south of Commerce Drive, bounded by Airport Park
Boulevard on the west, and Highway 101 on the east. (approximately 37 acres).
4. Industrial: Applies to the property situated at the southern end of the Airport
Industrial Park (approximately 24.8 acres).
5. Industrial/Automotive Commercial: Applies to 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 (approximately 16 acres).
6. Industrial/Mixed- Use: Applies to the lands west of Airport Park Boulevard south
of Commerce Drive. Includes the (2) acres adjacent to and north of the existing
brewery parcel, and the approximate one (1) acre west of and adjacent to the
existing pond (approximately 32 acres).
7. Roads and landscaDin(~: Approximately 14.2 acres.
8. Total Acreage AlP: Approximately 138 acres.
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The Airport Industrial Park Planned Development was originally approved by City Council
Resolution No. 81-59 on March 3, 1981, embodied in Use Permit No. 81-39. It was amended and
further articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1993, the City
Council adopted a revised Ordinance (929) to allow "General Commercial" in addition to the
approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on the
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north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard on the
west. This Ordinance also "created" the Planned Development Ordinance out of what was
previously a Use Permit. On May 1, 1996, the City Council adopted Ordinance 963, which
amended the AlP Planned Development to make it a more organized and useable set of
regulations. On June 19, 1997, the Planned Development was amended again by the adoption of
Ordinance 964, which created an Industrial/Automotive Commercial Land Use Designation for the
16 acres directly south of the home improvement centedhardware store facility east of Airport Park
Boulevard. On April 2, 1997, the Planned Development Ordinance was amended by the adoption
of Ordinance 991, which permitted drive-thru restaurants on the lands designated as Highway
Commercial. On November 3, 1999, the Ordinance was amended to designate the 32 acres south
of Hastings Avenue and west of Airport Park Boulevard as "Industrial Mixed-Use."
Section Five
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 Six
The Development Map (Generalized Land Use Map) for this Planned Development, as well
as the design guidelines and development standards constitute the Concept Development Plan,
as required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map
(Generalized Land Use Map) attached as Exhibit "A", is approved. The Traffic Circulation Plan
for this Planned Development is discussed in Section "1" on page 24, and the Circulation Map,
attached as Exhibit "B", is approved.
Section Seven
Development standards not addressed in the Planned Development regulations shall be
those specified in the City of Ukiah Zoning Code.
Section Eight
Amendment to this ordinance requires City Council action. All Major Variance, Use and Site
Development Permits for proposed developments within the Airport Industrial Park require City
Planning Commission review and action. Minor permits are subject to the review and action by the
City Zoning Administrator. Decisions on Maior and Minor Variance, Site Development and Use
Permits made by the City Planning Commission or Zoning Administrator are appealable to the City
Council pursuant to section 9266 of the Ukiah Municipal Code.
Section Nine
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 Ten
This version of the Airport Industrial Park (ALP) Planned Development supersedes all past
versions, and shall govern and regulate the growth and development within the AlP.
Section Eleven
The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning),
of the Ukiah Municipal Code are as follows:
A. INDUSTRIAL DESIGNATION
1. .Allowed Uses
The following industrial uses are allowed in the Industrial designation with the
securing of a Site Development Permit.
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Manufacturing - activities or operations involving the processing,
assembling, blending, packaging, compounding, or 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 non-retail business uses; delivery and transfer services; freight
forwarding; moving and storage; distribution terminals for the
assembly and breakdown of freight; or other similar use involving
shipping, warehousing, and distribution activities.
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.
Contractor's Offices - includes 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.
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
Permit, provided they are situated on a parcel no larger than one-half acre in size,
and do not exceed 20 percent of the total land dedicated to the Industrial Land Use
Designation:
a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-
thru restaurants shall be permitted).
b. Small grocery or convenience store.
c. Banking facility.
d. Child day-care facility.
e. Industrial and business support services - establishments primarily
engaged in providing services to business and industry, such as
blueprinting and photocopying, janitorial and building maintenance,
equipment rental and leasing, medical labs, commercial testing
laboratories, and answering services.
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f. Public Facilities - includes all public and quasi-public facilities such
as utility substations, post offices, fire stations, and government
offices.
g. Repair Services - includes repair services such as radio and
television, furniture, automotive repair, body and fender shops.
h. Communication Installations - includes radio and television stations,
telegraph and telephone offices, cable T.¥., and micro-wave
stations.
PROFESSIONAL OFFICE DESIGNATION
1, Purpose
The purpose of the Professional Office Land Use Designation is to provide
opportunity for a variety of business and professional offices, as well as a limited
number of highway commercial land uses. Land uses such as child care facilities,
delicatessens, and small retail stores and shops are intended to be ancillary
components to professional office development projects, and the limited highway
commercial land uses.
2. General Reo_uirements
a. Child care facilities, delicatessens, and small commercial retail
stores and shops shall not exceed 20 percent of the total
developable square footage of any one parcel. The resulting square
footage that comprises this 20 percent shall only be developed with
individual store/shop spaces that do not exceed 2,000 square feet
in size.
Allowed Uses
The following uses are allowed in the Professional Office designation with the
securing of a Site Development Permit:
a. Professional and business offices such as accountants, engineers,
architects, landscape architects, surveyors, attorneys, advertising,
consultants, bookkeeping, medical and dental offices, and other
similar activities.
b. Business and office support services - includes services such as
branch banks, savings and loan, credit unions, insurance brokers,
real estate sales, blueprinting and photocopying and answering
services.
c. Child day-care facility.
d. Retail commercial in the built-out northwest portion of this area
outside the boundaries of the Redwood Business Park.
e. Hotels and sit-down restaurants (no drive-thru restaurants).
Permitted Uses
The following uses are permitted in the Professional Office Designation with the
securing of a Use Permit:
a. Delicatessen and sandwich shop.
b. Small grocery or convenience store.
c. Small retail commercial stores and shops of 2,000 square feet or
less, and in combination not exceeding 20 percent of the total
developable square footage on a parcel.
HIGHWAY COMMERCIAL DESIGNATION
1. Allowed Uses
The following uses are allowed in the Highway Commercial designation
with the securing of a Site Development Permit:
a. Businesses such as motels, sit-down and drive-thru restaurants,
service stations, and other similar uses that provide services and
merchandise primarily to highway travelers.
b. Retail commercial stores.
RETAIL COMMERCIAL DESIGNATION
'1. Allowed Uses
The following uses am allowed in the Retail Commercial designation with the
securing of a Site Development Permit:
a. Retail commercial stores.
b. Child day-cam facility.
c. Delicatessen, sandwich shop, and ice cream parlor.
2. Permitted Uses
The following uses am permitted in the Retail Commercial designation with the
securing of a Use Permit:
Restaurants (no drive-thru restaurants).
Small grocery or convenience store.
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
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.
INDUSTRIAL / MIXED-USE DESIGNATION
1. Purpose
The underlying allowed land use in the Industrial/Mixed-Use designation is industrial
and light manufacturing. The purpose of the Industrial/Mixed-Use designation is
to provide for a compatible mix of industrial, professional office, and commercial
land uses.
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General Requirements
a. All proposed development projects within the Industrial/Mixed-Use
designation must include a viable industrial component.
Allowed Uses
The following uses are allowed in the Industrial/Mixed-Use Designation with the
securing of a Site Development Permit.
a. Industrial:
1. Manufacturing - activities or operations involving the
processing, assembling, blending, packaging, compounding,
or fabrication of previously prepared materials or substances
into new products.
2. 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.
3. 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
b. Commercial:
1. Contractor's Offices and Yards - business office for building,
plumbing, electrical, roofing, heating, air conditioning, and
painting contractors including storage of incidental
equipment and supplies.
2. Computer assembly and data processing
3. Repair services, including automotive repair.
4. 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 the primary use.
c. Professional Offices Uses: Professional and business offices.
Permitted Uses
The following uses may be permitted in the Industrial/Mixed-Use Land Use
Designation with the securing of a Use Permit:
a. Industrial Uses:
1. Research and Development Laboratories.
2. Industrial uses not listed in Item 3 above (Allowed Uses),
and/or excluded in the prohibited uses listed in section F
(Nuisances) below.
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b. Commercial Uses:
1. Industrial and business support services - includes services
such as branch banks, savings and loan, credit unions,
insurance brokers, real estate sales, and blueprinting and
photocopying.
2. Delicatessen, sandwich shop, cafe, or sit-down restaurant
(no drive-thru restaurants shall be permitted).
3. Small grocery or convenience store.
4.Child day-care facility for serving employees within the AlP.
5. Retail commercial shops and stores.
6. Business and Office support services - establishments
primarily engaged in providing services to businesses and
offices - such as janitorial and building maintenance, and
equipment rental and leasing.
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
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
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boundary line of the property upon which the device is located.
c. The maximum sound level radiated by any use of facility, when
measured at the boundary line of the property upon which the sound
is generated, shall not be obnoxious by reason of its intensity or
pitch, as determined by standards prescribed in the Ukiah Municipal
Code and/or City General Plan.
d. No vibration shall be permitted so as to cause a noticeable tremor
beyond the property line.
e. Any use producing emissions shall comply with all the requirements
of the Mendocino County ,Air Quality Management District.
f. Projects involving the use of toxic materials or hazardous
substances shall comply with all Federal, State, and all local Laws
and regulations.
2. Prohibited Uses or Operations
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and
paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards,
auto 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
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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 Reo_uirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum
frontage of 100 feet on a public street. Except for lots fronting on Airport Park
Boulevard, or other public streets shown on the Land Use Map, access easements
to a public street may be authorized in lieu of public street frontage in the discretion
of the appropriate decision-maker and with the approval of the City Engineer.
Proposed access easements shall be consistent with the standards contained in
Table 4-1. The Planning Commission may approve a public street frontage of less
than 100 feet for lots located on cul-de-sacs, street curves, or having other
extraordinary characteristics.
2. Maximum Lot Coveraqe
No more than 40 percent of the lot shall be covered by buildings or structures.
Above ground parking lots and landscaping areas shall not be included in the
calculation of lot coverage. Industrial land uses may cover a maximum of 60
percent of a lot provided that the site planning, architecture, parking, and
landscaping are consistent with the requirements of the AlP Planned Development
Ordinance.
3. Minimum Buildinq Setbacks
Ail buildings and structures shall be setback from the property line a minimum of
25 feet along the entire street frontage. Lots abutting U.S. Highway 101 shall
maintain a minimum setback of 60 feet from the property line adjacent to the
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freeway. Side yard setbacks shall be determined in the Site Development or Use
Permit review process.
Maximum Buildinq Heiqht
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.
Ukiah Air_oort Master Plan
All development within the Airport Industrial Park shall comply with the Federal
Aviation Administration side slope criteria, density requirements ("BI" Compatibility
Zone = 60 persons per acre /"C" Compatibility Zone = 150 people per acre) and
all other applicable provisions of the Ukiah Airport Master Plan.
Screenino
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.
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10.
11.
Public Utility Easement
All lots shall provide a 5-foot easement in the required front setback for the
provision of utilities.
Sidewalk Reauirements
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 Ill Bicycle lanes shall be provided on all streets according to CalTrans
standards.
Develm3ment 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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12.
Street Width Standards
The following street standards have been established by the Ukiah Department
of Public Works. All primary and secondary streets shall be designed and
constructed in accordance with these standards:
Table 4-1: Minimum Street Standards
Airport Park Boulevard and Commerce Drive
Primary Secondary Access
Easement
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
I foot I foot
100 feet diameter
35 feet 35 feet
32 feet
30 feet
15 feet
13.
Access Driveways and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport Park
Boulevard. All driveway and intersection radii shall be designed to
accommodate heavy truck turning movements, consistent with the
requirements of the City Engineer.
b. Every effort shall be made to design common driveways for individual
developments.
c. No Talmage Road access shall be permitted for the parcel or parcels
located at the southeast corner of Talmage Road and Airport Park
Boulevard.
d. All major driveways, as determined by the City Engineer, shall have left turn
pockets in the median area where feasible.
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14.
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 Parkina and Loading Reo_uirements
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
Municipal Code, and findings that otherwise demonstrate no on-street
parking congestion will result.
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15. Signaqe
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. Landscar~ino 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 proportional to the building elevations.
g. Landscape plantings shall be those which grow well in Ukiah's climate
without extensive irrigation. Native species are strongly encouraged.
h. All landscape plantings shall be of sufficient size, health and intensity so that
a viable and mature appearance can be attained in three years.
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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.
Parking lots with twelve (12) or more parking stalls shall have a tree placed
between every four (4) parking stalls within a continuous linear planting strip,
rather than individual planting wells, unless clearly infeasible. Parking lot
trees shall primarily be deciduous species, and shall be designed to provide
a tree canopy coverage of 50 percent over all paved areas within ten years
of planting. Based upon the design of the parking lot, a reduced number of
trees may be approved through the discretionary review process.
Parking lots shall have a perimeter planting strip with both trees and
shrubs.
Parking lots with twelve (12) or more parking stalls shall have defined
pedestrian sidewalks or marked pedestrian facilities within landscaped
areas and/or separated from automobile travel lanes. Based upon the
design of the parking lot, and the use that it is serving, relief from this
requirement may be approved through the discretionary review process.
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.
All new developments shall include a landscaping coverage of 20 percent
(20%) of the gross area of the parcel, unless because of the small size of
a parcel, such coverage would be unreasonable. A minimum of 50 percent
(50%) of the landscaped area shall be dedicated to live plantings.
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o. Landscaping Plans shall include an automatic irrigation system.
p. All required landscaping for commercial development projects shall be
adequately maintained in a viable condition.
q. The Planning Director, Zoning Administrator, Planning Commission, or City
Council shall have the authority to modify the required elements of a
Landscaping Plan depending upon the size, scale, intensity, and location of
the development project.
Orientation and Location of Buildings
a. The location of buildings shall be coordinated with other buildings and open
space on adjacent lots, and should include design elements, oriented to
pedestrian usage, such as, linked walkways and sidewalks.
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 Desion
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.
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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. Lighting
a. A lighting plan shall be submitted for review and approval with all Site
Development and Use Permit applications. All lighting plans shall
emphasize security and safety, and shall minimize energy usage.
b. Lighting for developments shall include shielded, non-glare types of lights.
c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal
Airport, adjacent properties, or upwards towards the sky.
6. Design Amenities
a. Bicycle parking facilities shall be provided near the entrance to buildings.
One (1) bicycle space shall be provided for every ten (10) employees, plus
one (1) space for every fifty (50) automobile parking spaces.
b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and
other quality design amenities are encouraged.
CIRCULATION PLAN
The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B".
As shown, the plan includes points of access at Talmage Road at the north, Hastings
Avenue at the northwest, and Airport Road at the southwest. In lieu of the originally
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envisioned southern access road (Airport Park Boulevard to Norgard Lane) an emergency
access is provided through the airport to a future gated encroachment along the southern
portion of Airport Road. Internal access includes an extension of Airport Road from the
west into the southern portion of the site; Airport Park Boulevard from Talmage Road on
the 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. Property owners of parcels with frontage along the railroad right-of-way are
encouraged to plan for possible future use of the railroad.
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 9 above, development projects within the Airport
Industrial Park are subject to the Site Development or Use Permit process,
depending upon the proposed use and its location. A Site Development
Permit shall not be required for any development proposal requiring a Use
Permit. Within the Use Permit review process, all site development issues
and concerns shall be appropriately analyzed.
b. All Major Use Permits, Variances, and Site Development Permits for
proposed developments within the Airport Industrial Park require City
Planning Commission review and action. Minor Use Permits, Variances,
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and Site Development Permits shall be subject to Zoning Administrator
review and action.
c. Decisions on Site Development and Use Permits made by the City Planning
Commission and Zoning Administrator are appealable to the City Council
pursuant to Section 9266 of the Ukiah Municipal Code.
d. Major modifications to approved Site Development Permits and Use
Permits, as determined by the Planning Director, shall require the filing of
a new application, payment of fees, and a duly noticed public hearing before
the Planning Commission. Minor modifications to approved Site
Development Permits and Use Permits, as determined by the Planning
Director, shall require the filing of a new application, payment of processing
fees and a duly noticed public heating 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.
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 required for all substantial exterior
modifications to existing structures, site design elements, and landscaping
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within the Airport Industrial Park. The application procedure shall be that
prescribed in Article 20 the Ukiah Municipal Code.
Section Twelve
Whenever a use is not listed in this Planned Development Ordinance as a permitted or
allowed use in any of the land use designations, the Planning Director shall determine whether the
use is appropriate in the land use designation where the subject property is situated, and make a
decision as to whether or not it is an allowed or permitted land use. In making this determination,
the Planning Director shall find as follows:
1. That the use would not be incompatible with existing nearby land uses, or
the allowed and permitted land uses listed for the particular land use designation.
2. That the use would not be detrimental to the continuing development of the
area in which the use would be located.
3. That the use would be in harmony and consistent with the purpose and intent of the
Airport Industrial Park Planned Development Ordinance and Ukiah General Plan.
4. In the case of determining that a use not articulated as an allowed or permitted use
could be established with the securing of a Use Permit, the Planning Director shall
find that the proposed use is similar in nature and intensity to the uses listed as
allowed uses. All determinations of the Planning Director regarding whether a use
can be allowed or permitted in any land use designation within the Airport Industrial
Park shall be final unless a written appeal to the City Council, stating the reasons
for the appeal, and the appeal fee, if any, established from time to time by City
Council Resolution, is filed with the City Clerk within ten (10) days of the date the
decision was made. Appeals may be filed by an applicant or any interested party.
The City Council shall conduct a duly noticed public hearing on the appeal in
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accordance to the applicable procedures as set forth in this chapter. At the close
of the public hearing, the City Council may affirm, reverse, revise or modify the
appealed decision of the Planning Director. All City Council decisions on appeals
of the Planning Director's actions are final for the City of Ukiah.
Section Thirteen
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 August 18. 2000 by the following roll call vote:
AYES: Councilmembers Smith, Libby, Baldwin, Ashiku, and Mayor Mastin
NOES: None
ABSENT: None
ABSTAIN: None
Passed and adopted on September 6. 2000 by the following roll call vote:
AYES: Councilmembers Smith, Baldwin, Ashiku, and Mayor Mastin
NOES: None
ABSENT: Councilmember Libby
ABSTAIN: None
ATTEST:
Marie Ulvila, City Clerk
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