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HomeMy WebLinkAboutMin 03-01-01MINUTES OF THE UKIAH CITY COUNCIL AND PLANNING COMMISSION Special Meeting Thursday, March 1, 2001 The Ukiah City Council and Planning Commission met at a Special Meeting on March 1, 2001, the notice for which had been legally noticed and posted, at 4:05 p.m. at the Ukiah Valley Conference Center, 200 South School Street, Ukiah, California. Roll was taken and the following Councilmembers were present: Larson, Smith, Libby, Baldwin, and Mayor Ashiku. Planning Commissioners present: Puser, Mulheren, Pruden, Chiles, and Chairman Correll. Staff present: City Manager Horsley, Associate Planner Lohse, City Attorney Rapport, Planning Director Stump, and City Clerk Ulvila. 2. AUDIENCE COMMENTS ON NON-AGENDA ITEMS No one came forward to address the City Council or the Planning Commission. 3. NEW BUSINESS 3a. Review of General Plan Vision Statement Planning Director Stump explained some of the projects that the City's Planning Staff is working on to implement the General Plan and to fulfill the Vision Statement. The projects identified in the Staff Report are not listed in order of priority and staff is soliciting input from the Council and Commission with regard to prioritizing this list, and to identify other projects they prefer staff to work on. A review of current General Plan Implementation projects followed. 1. Doolin Creek Habitat Enhancement and Public Access Study Mr. Stump advised that this is the third in a series of three creek studies. When combined, the Study will become the Ukiah Creeks Master Plan. A Request for Proposal (RFP) is being completed to solicit professional expertise for this Study. The consultant selection process will follow with an expected starting date in March or April. Funds for the Study were approved in this Fiscal Year Budget by the City Council. Councilmember Baldwin expressed concern that the words "shall" or "will" are almost nonexistent in the documents. He was of the opinion that a plan should have more mandates. City Attorney Rapport explained that the General Plan is law, and that zoning decisions must be consistent with the General Plan or they are invalid under the Government Code. The main purpose of the General Plan is to establish the land use policies for the City. He explained that the use of the words such as "shall" depends on the goal of the City Council. it was his opinion that there is a tendency to build flexibility in the General Plan in order to allow the decision makers some flexibility in making specific decision. Otherwise, they would be held to complete the projects, as stipulated, and there would be no allowance for adjustments, such as budget restraints. Discussion continued with regard to wording of the General Plan and implementing Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 1 of 9 projects. The General Plan currently is being used as a guideline to enhance development permits. 2. Commercial Development Design Guidelines Mr. Stump explained that the Planning Commission has conducted a workshop and an Administrative Draft of the document has been completed. The Draft Guidelines will be scheduled for public review and Planning Commission considered in March or April, then forwarded to the City Council for adoption. He advised that the Guidelines would assist staff in working with developers. He explained that existing Guidelines for the downtown area have been incorporated into the Design Guidelines. There was discussion regarding site development permits and how the guidelines are helpful to developers and staff. It was noted that flexibility is important to allow creativity to a project. Establishing aesthetic standards were also discussed. There was also discussion of the establishment of the downtown area guidelines and the need to work cooperatively with the property owners. It was noted that some communities have an architectural review board that addresses these types of issues. Once the Guidelines are approved, it will be the responsibility of the Planning Commission to ensure that they are enforced. There was discussion of the City having leverage with regard to maintenance issues related to the deterioration of structures and public safety issues. The City's Design Review Board that previously reviewed applications for fa(;ade improvements in the downtown area was discussed. Planning Commissioner Pruden discussed her work with the County Planning Commission and recent discussions of the community design element for the Ukiah Valley Area Plan. The County's Planning Department staff will be reviewing the City's model. She discussed the County addressing a consistent approach to State Street and contiguous areas to City boundaries. 3. Hillside Zoning Regulation Revisions Mr. Stump explained that staff has determined the need for assistance in developing build- out projections for the Hillside District. A Planning Commission Workshop will be conducted once staff has this information. Staff is in the process of determining the cost of this project and considers this a high priority project. It was noted that Council also has expressed an interest in moving forward with this project, and a budget amendment may be necessary. He continued to discuss the work that needs to be completed by a consultant, including projections as to the build-out capability of that area. Councilmember Baldwin questioned if the City should place a moratorium on land divisions and grading on the hillside until a new Hillside Zoning Ordinance is approved. Discussion followed and it was advised by the City Attorney that the matter would need to be agendized for consideration. Mr. Stump discussed the Nix project currently under construction on the hillside. There is also an application on file from another property owner to subdivide a 40-acre parcel into Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 2 of 9 five lots for five building sites. He further discussed details of that project and noted that staff is currently conducting an environmental review. Councilmember Baldwin noted that if it is going to take the City over a year to adopt the Hillside Zoning Regulations, perhaps the City should consider agendizing the subject of a potential moratorium on land divisions and development permits. Discussion followed with regard to whether it would be prudent to place a moratorium on development on the western hills. It was noted by staff that at the present time, there has not been an abundance of interest by contractors for development of this area. However, if the current subdivision project moves forward, it was staff's concern that it may open the door for future interest due to infrastructure improvements and the extension of the roadway. Further discussion followed with regard to zoning and subdividing property in the hillside area. Planning Commissioner Chairman Correll stated the study of the hillside area is very important because it will provide the Planning Commission and City Council with the tools to make recommendations and determine what type of control mechanisms need to be placed on development of the hillsides. City Attorney explained the Government Code section concerning moratoriums in which an emergency moratorium could be initiated. Mayor Ashiku noted the potential build-out of the hillsides, and with the types of guidelines established, existing zoning, and road development would not allow for a significant housing development on the hillside. He felt this matter should be agendized for a City Council meeting. Mr. Stump explained that the General Plan Implementation projects listed in the Staff Report are not in a prioritized order and that staff is also working on other projects. He noted that staff might be impacted by additional projects, depending on the extent of the project. Councilmember Baldwin expressed a concern for the California Department of Forestry's (CDF) plan to bulldoze roads to develop a shade break and to re-grade existing fire break roads. He also inquired if the City has any control with regard to lighting fixtures on the hillsides. Mr. Stump explained that he would research the City Code on this matter. Planning Commissioner Pruden inquired if staff could also look into dirt bikes and guns being used on Sunday mornings in the same area. Discussion followed with regard to placing the matter of a moratorium on an agenda and of environmental constraints with development on the hillside. Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 3 of P 4. Riverside Park Planning and Development Planning Director Stump advised that the City has submitted the Phase 1 Work Program to the Coastal Conservancy. The City's new Associate Planner developed a color rendering of the fencing, landscaping, and bank stabilization work for the Coastal Conservancy's review. Once the Conservancy approves the Work Program, the bid packages will go out and the work would be performed this spring/summer. He noted that although staff's time towards this project will be substantial, they would be able to receive assistance from the Community Services Department. City Manager Horsley discuss the City's use of consultants to a greater extent especially on project work and that they can provide a high level of expertise. Mr. Stump explained that in his discussions with the Coastal Conservancy, they have urged him to develop a Phase 2 Work Program, and he will bring this before Council for discussion. Once that is in place, the City will be in a good position to obtain additional funding from the Conservancy. Councilmember Baldwin expressed concern with policing Riverside Park when it opens to the public. In consideration of potential vandalism, he recommended the Park remain closed until it can be properly policed. Mr. Stump explained that the plan stipulates a caretaker for the Park. He speculated that if Phase 2 were developed with additional funding, discussion would need to take place with regard to a caretaker. Planning Commissioner Pruden discussed the states camp/Recreational Vehicle (RV) host system that allows people to live in RVs while taking care of a campground. She recommended the City look at a plan that would not cost any money, other than utilities. Planning Commission Chairman Correll expressed concern with the public's perception of the financial outlay to develop Riverside Park. He recommended that this project should have a lower priority on the Fist of projects. Councilmember Baldwin inquired if there is a plan for taking over the complete maintenance for the BMX facility and the baseball fields. He felt Riverside Park should look like the City's other parks. Steve Turner advised that he is the parent of a child who used to attend the BMX Bowl and noted that there has been a very dedicated group of Ukiah residents that have maintained the facility for over a decade. He has seen much improvement to the facility over the years and noted its popularity among young people. They would welcome help to their facility. City Manager Horsley explained if there is a concern about appearance, staff could form Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 4 of 9 guidelines for what would be acceptable to maintain the aesthetics of the park. The City would also need to identify funding for maintenance. 5. Sphere of Influence Reduction Planning Director Stump advised that the General Plan directs the City to reduce its current Sphere of Influence. Staff is in the process of preparing a Master Services Element and California Environmental Quality Act (CEQA) document required by the Local Agency Formation Commission (LAFCO) for submittal with the Sphere of Influence reduction application. A Master Services Element has never been completed for the City. This project is scheduled for this year and is a high priority among staff. He recommended the topic be agendized for discussion with the City Council once the Master Services Element is prepared. He briefly discussed issues related to annexation. There was a brief discussion of this matter and there was a consensus that the project needs to be pursued as a high priority. It was noted that the Master Services Element will include an inventory of public services and utilities available, as well as current and projected capabilities over five year intervals. There was discussion regarding property located within the Sphere of Influence being eligible for annexation into the City. City Manager Horsley referred to the Hurshberg Bill with regard to LAFCO and that the Master Services Element is required by that bill. Mr. Stump explained that he has reviewed some recently approved Master Services Elements that LAFCO has acted upon, and he made the determination that the City could complete it in-house. 6. Historic Preservation Program/Ordinance Planning Director Stump explained that the Draft Historical and Architectural Survey Update has been completed. Staff is working on alternative approaches to a Historic Preservation Ordinance to share in a workshop with the Planning Commission during this fiscal year. It is anticipated that the project would be agendized for the City Council's consideration later this year. 7. Bicycle/Pedestrian Plan Implementation: Mendocino County Air Quality Management District (MCAQMD) Grant Planning Director Stump advised that this week staff submitted a Work Program for the Air Quality Management District to obtain $40,000 in funding that was granted to the City. Staff is focusing on pedestrian improvements to the downtown and on the western link of State to Dora Streets along Gobbi Street, with bike lanes on both sides of the street. He plans to discuss pedestrian treatments in the downtown with the Planning Commission and will also provide additional information that the Commission requested concerning Gobbi Street. He discussed Gobbi Street and noted that with striping for a bike lane, it would require elimination of parking on one side of the street. Steve Turner, MTA representative on the Traffic Engineering Committee, advised that the Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 5 of 9 Traffic Engineering Committee has been discussing becoming involved in bike/pedestrian projects as a form of circulation in the City. He encouraged the City to hire consultants to assist with this work. He explained that there is a significant amount of local money available for bike and pedestrian projects through the Surface Transportation Improvement Plan (STIP), which has about $500,000 in the County to spend. These funds could also be used to improve the American with Disabilities Act (ADA) requirements for sidewalks. He further advised that the Local Transportation Fund (LTF) has funds available this year. Planning Commissioner Puser explained that the Bike Committee plans to approach the City Council in March with a proposal to fund a consultant, not with City money, but with other funds. She explained there are two funding rounds, beginning May 31, through Mendocino Council of Governments (MCOG). She noted that the Bike Plan has been completed for a two-year period. The Plan includes bike and pedestrian improvements, a series of classes that have been defined by the state, as well as a number of routes that have been chosen. A consultant would be needed because in order to be eligible for funds, a Plan is required. The second step requires that a grant be written to request the funds. There is current funding available at the state and federal levels, as well as MCOG funds. She noted that the grant application takes time and money to complete and staff does not have the time to be involved in grant writing. She discussed the complexity of some grant proposals and that a consultant would be able to apply their expertise. There was further discussion of grant writing for this project. MGOG funding for paving pedestrian walkways was also discussed. It was noted that the City previously received augmentation funds, and that there are definite restrictions associated with the use of STIP funds. Councilmember Libby explained that bike and pedestrian paths, as well as ADA ramps were installed by Yokayo School through the use of MCOG funds. 8. Orchard Avenue Extension/Orrs Creek Bridge Environmental Impact Report Processing Planning Director Stump explained that the Final EIR has been prepared and is waiting for certification. There are some issues related to the construction of the bridge that need to be resolved prior to certification of the EIR and approving the final design of the bridge. He anticipated that matters would be moving forward to resolve those issues. The EIR has gone through the public review process and the draft was commented on heavily. The consultants have prepared responses to those comments. It is now ready to go through the public hearing process with the City Council. Mayor Ashiku advised that the City is close to resolving issues identified in the EIR as well as concerns of City and County agencies. The City Attorney is working with County Counsel on this matter. Discussion followed with regard o the project. Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 6 of 9 9. Housing Element Update: Data Collection and Research Planning Director Stump advised that the City is due to update its Housing Element in approximately two years. A Housing Element Status Report was prepared in 1998. Staff is collecting information about the City's current housing market. He discussed considerations of infill, mixed-use development, and other creative approaches. He hoped the project would be completed in-house, however, if a consultant is needed, staff will be very involved in the project. Staff will develop a strategy to share with the Council and Commission before a consultant is hired or if staff plans to do the work. Considerable discussion followed concerning the project and how some citizens view the housing problem as a regional problem rather than a City problem. Consideration needs to be given to how the Commission and Council want to change the character of the City by changing densities. It was noted by staff that a certified Housing Element is required in order to qualify for continued Community Development Block Grant (CDBG) funding. Mr. Stump advised that staff applied for a Downtown Rebound Planning Grant in February. Planning Commissioner Pruden felt it is important that we deal with the issues of whether government should or should not build housing. There is a need to identify the problems. Mr. Stump explained that the Work Program for that grant includes a series of round table discussions and noted it is a very competitive program. Councilmember Baldwin was of the opinion that the relationship between housing and water will increasingly be an issue. He inquired if some communities have not obtained a certified housing element. Consideration should also be given to a height limit for housing. Assessment of open space land within the City should be made to ensure that the land is used in the best possible way. Consideration should also be made for "land banking" for 10 to 30 years in the future. He discussed rental versus home ownership projects with regard to affordability. Mr. Stump explained that the majority of communities in California do not have certified housing elements, mostly due to their inability to tell the state Housing and Community Development Department (HCD) that they will be able to meet their regional fare share of housing. He advised that many of the items in the short-term planning period (first five years) have not begun or may not belong within that short-term category. The Planning Department views the nine items listed in the Staff Report as having the highest priority. City Manager Horsley explained that she has met with every City department and reviewed their portion of the General Plan, thereby obtaining a status report of projects. She would have the status report updated for Council if desired. She noted that many items in the General Plan are not Planning Department issues. Planning Commissioner Puser recommended that energy and conservation be included Special Meeting Ukiah City Council and Planning Commission March 1,2001 Page 7 of 9 on the list and made a high priority so that when there is new development, the electric rates do not increase. She will provide staff with information concerning a Smart Growth Conference, green building construction guidelines that are in use by the City of Santa Monica, and other information. Mayor Ashiku explained that the City's utility rates depend on the types of mixed development and their peaked use of resources, or capacity, that influence the prices that customers pay. He discussed the concept of the City purchasing capacity for potential energy consumption. He also discussed conservation and the design component of development. He briefly discussed the benefit of the passive/solar concept that would produce long-term benefits. He preferred that this issue be incorporated by the Planning Department into all aspects of the planning and development process. Planning Commission Chairman Correll was of the opinion that water, sewer, and power services should also be included in the all-encompassing development of the City's infrastructure. City Manager Horsley advised that staff will present a Staff Report to Council at their next meeting on the status of the City's wastewater treatment plant and its capacity, as well as needs within the next two to five years. A status report of the electric utility was presented to Council at their last meeting. Staff will also present a status reports on water services in the near future. Planning Commissioner Chiles also recommended that the transportation element should be considered. He felt a transit center should be a high priority because it is such a vital issue that touches on many elements and benefits the City. He considers this a high priority for the list. City Manager Horsley explained that the City of Ukiah and Mendocino Transit Authority (MTA) are coordinating their efforts with potential developers for a transit center at the railroad depot. It is the goal of the City, MTA, and NCRA to pursue this project. City Councilmember Smith explained that MTA is currently working on a transit center located near the Crossroads Shopping Center that will include Greyhound, MTA, and other sources. MTA continues to negotiate with other transporters to the Santa Rosa and Bay Area. Planning Commissioner Pruden felt it important that the projects on the list be completed, however, she noted that some of the projects are very long-term projects. Discussion followed concerning the list of projects. Planning Commission Chairman Correll stressed the importance of improving City and County relations. Mayor Ashiku discussed the County's organizational structure and that they are working Special Meeting Ukiah City Council and Planning Commission March 1, 2001 Page 8 of P very closely with the City Manager and there has been an improvement with the relationship. 3b. Consideration of General Plan Implementation Projects and Approval of 2001 Priority List 3c. Discussion of Land Use and Environmental Planning Issues in Ukiah King Collins, Ukiah resident for about 20 years, expressed his interest in City matters. He is employed at Mendocino College as a graphics designer and offered information regarding the definition of design. He will provide a video related to what sustainable design means and the video demonstrates that there are practical and economical ways to approach this issue. Dottle Copeland, Ukiah, stated that she hoped the City does not plan to infill all vacant land in the City. Paul Andersen, 309 Jones Street, stated that all issues presented are important and that the City should attempt to project 20 years into the future. He felt the Ukiah community has a lot of potential and did not feel the community has reach a build out stage. He noted that there are many ways in which to build and the City should look at other alternatives and see what other communities have done. Councilmember Baldwin noted that he plans to ask Council to consider adopting an ordinance regarding the use of wood stoves. He also expressed his concern with signage in neighborhood/commercial areas. Housing should be considered a priority above commercial development on the priority list. He also recommended consideration of undergrounding utilities on Perkins and State Streets. Planning Commissioner Puser reported that Mendocino County Releaf has been working with the City of Ukiah and a major tree grant has been approved for 500 new trees that will be planted within the next two years. Coupled with the existing trees that are planted on State Street, the community will have an urban forest. She thanked the City for its assistance with grants and taking over the maintenance and watering of the trees. Planning Commission Chairman Correll stated that the Planning Commission is hungry for new and well-designed projects. Consensus of the City Council and the Planning Commission was to leave the priority of the project list presented in the Staff Report to the discretion of the Planning Department staff. 4. ADJOURNMENT There being no further business, the City Council meeting was adjourned at 6:10 p.m. Marie Ulvila, City Clerk Special Meeting Ukiah City Council and Planning Commission March 1, 2001 Page 9 of 9