Loading...
HomeMy WebLinkAbout1996-01-30 PacketITEM NO. 3a DATE: January_ 30. 1996 AGENDA SUMMARY REPORT SUBJECT: JOINT CITY COUNCIL / PLANNING COMMISSION MEETING TO ESTABLISH PRIORITIES FOR IMPLEMENTING THE NEW GENERAL PLAN SUMMARY: On November 29, 1995, the City Council and the Planning Commission mutually decided to schedule a second joint meeting to discuss an implementation strategy for the recently adopted Ukiah Valley General Plan, and this meeting has now been set for Tuesday, January 30, 1996. Accordingly, the attached material has been provided to facilitate this exercise. From this material, It would be staff's recommendation for the joint meeting attendees to develop a relatively short list of implementation measures, among the many 'short term" measures outlined by staff, to which the Planning Department would turn its immediate attention. (continued on page 2) RECOMMENDED ACTION: Establish a manageable list of implementation measures for staff to begin and complete in the next year. ALTERNATIVE COUNCIL POLICY OPTIONS: 1. Refer the task of developing a priority list of implementation measures to staff. 2. Refer to the Planning Commission for future review and refinement by the Council. Citizen Advised: N/A Requested by: Planning Commission and City Council on 11/29/95 Prepared by: Robert Sawyer, Planning Director Coordinated with' Candace Horsley, City Manager; and Charley Stump, Senior Planner Attachments: Short term implementation measures contained in the General Plan APPROVED~ ~ ~~,~/'~~ C-~'an~ce H-or~l~y,-Cit~Inager Page 2 As the Commission and Council will recall, all the implementation measures in the general plan have been assigned to one of three timing categories or planning periods, consisting of "short term" (0-5 years); "intermediate term" (6-10 years); and "long term" (11-20 years). A fourth category entitled "on-going" planning period is actually a subset of the short term period, meaning that it should begin in the first 5 years, and continue over the life of the Plan. We have segregated out the short term and on-going implementation measures for consideration by the Commission and Council, and for establishing staff assignments and priorities. It should be noted that for the time being, we intend to exclusively utilize in-house resources and personnel towards accomplishing the implementation measures, which translates, in our opinion, to restricting the priority list to a manageable number of projects for the first year. It is also noteworthy to realize that Planning Department staff has performed substantial work on the following general plan-related programs: landscape and streetscape guidelines; subdivision ordinance; hillside protection ordinance; and historic preservation program. We have also begun the initial research on a City-wide rezoning program, which is an inherent follow-up component of the somewhat different land use patterns generated by the new general plan. Consequently, staff would suggest that any supplemental priority list developed at the subject joint session take into account that our existing implementation workload is significant relative to the first year. Moreover, it is staff's expectation to repeat this joint strategy session on an annual basis so as to maintain on-going momentum. winword/sawyer/asrprl.doc 8~ i:i:Jl~:i:i:~:!:~:~:~:~: :~: :::: ::::::::::::::::::::::::::::::::::::::::: i il i ! !ii ! i iiiii'"",,: .................... i'~J ~ . ~ ~ :::::::::::::::::::::::::::::::::::::: .................... .:.:.:.:.:.:.:.:.:.:.:-:.:.:.:.:.:.:.:. ::::::::::::::::::::::::::::::::::::::: - ::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::: I::::::::::::::::::: :::: :::::::: :I ::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::: :~:[:~:~:~:::~: :::::::::::~::: :::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::: :..: :.:,. ;.: . .........,............. ,.......... :::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::: ..... ...... ..... · .................,....:.:.:< ' Illllllllll ...... i ::::::::::::::::::::::::::::: :?~:~:i:~:~?~:~' .:... :. x .:.:.:.:~:.:.:+:.:.:.:.:.:.:. x.: . .< :.: :::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::: :: ::::::::::::::::::::::::::::::::::: ....., .. · ....w...............,. I [:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~:~: :: ;:;;::::: ::: 6:::::: ::::: ¥1 :~::: :: :~: :~:~:~:~:i:~:~:?~:~:' :~:~:~:~:?~:~:~:~:~:~:~:~:~:~:~:~:~:~ :::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::: '~:~:~:~:~:~:~:j:~:i:~:~:~:~:~:~:~:~: .................. ::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::: _ ......... ......... ~?:~::~,'. :~ ~: : :~:::;: ~ ::.' ............... ~11 :::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::: © UKIAH VALLEY GENERAL PLAN ADOPTED ON DECEMBER 6, 1995 COUNCIL RESOLUTION NO. 96-30 CITY COUNCIL FRED SCHNEITER, MA YOR RICHARD SHOEMAKER, VICE MA YOR JIM WA TTENBURGER JIM MA S TIN SHERIDAN MALONE PLANNING COMMISSION PHILLIP ASHIKU, CHAIRMAN BRENT SMITH, VICE CHAIRMAN JUDY PRUDEN ERIC LARSON CHERYL BAKER CITY STAFF CANDACE HORSLEY, CITY MANAGER MIKE HARRIS, ASSISTANT TO THE CITY MANAGER ROBERT SA WYER, PLANNING DIRECTOR Ukiah Valley General Plan and Growth Management Program City of Ukiah Jl~ Mendocino County, California Table of Contents 4, Page b 2.02 Transportation noise ....................................... IV.2-5 2.03 Stationary source noise .................................... IV.2-11 2.04 Community noise levels ................................... IV.2-20 Safety .................................................... IV. 3-1 3.01 Seismic safety and geologic hazards ............................ IV.3-1 3.02 Flooding, dam inundation, high groundwater ...................... IV.3-6 3.03 Fire and wildland fire protection and prevemion .................... IV. 3-9 3.04 Police services and public safety .............................. IV.3-14 Energy ................................................... IV.4-1 4.01 Overview .............................................. IV.4-1 4.02 Land use .............................................. IV.4-1 4.03 Transportation .......................................... IV.4-2 4.04 Site planning and landscape design ............................. IV.4-4 4.05 Building design .......................................... IV.4-5 4.06 Energy Suppliers ......................................... IV.4-7 Vo Infrastructure elements ............................................ V.I-1 1 Airport ................................................... V.I-1 1.01 Introduction ............................................ V. 1-1 1.02 Summary of major findings .................................. V. 1-1 1.03 General Plan goals, policies, and implememing programs .............. V. 1-7 2 Parks and Recreation .......................................... V.2-1 2.01 Existing parks and recreation facilities ........................... V.2-1 2.02 Valley-wide park and recreation issues .......................... V.2-9 2.03 Park security and maintenance ............................... V.2-10 2.04 South of Washington Street ................................. V.2-11 2.05 Orr Creek-Wagonseller Neighborhood Park ...................... V.2-13 2.06 Orchard Park .......................................... V.2-14 2.07 Riverside park ......................................... V.2-15 2.08 Community gardens ...................................... V.2-17 2.09 Community recreation facilities and activities ..................... V.2-18 2.10 Walking, hiking, and equestrian trails .......................... V.2-19 2.11 Bicycle paths, routes, and lane ............................... V.2-25 3 Historic and Archaeological Resources .............................. V.3-1 3.01 Governmental decision-making ................................ V. 3-1 3.02 Publicly-owned property .................................... V.3-6 3.03 Commercial areas ........................................ V.3-7 3.04 Privately owned historic resources ............................. V.3-8 3.05 Community education ..................................... V. 3-13 4 Community Facilities and Services ................................. V.4-1 4.01 Drinking water supply ..................................... V.4-1 4.02 Sewage disposal and wastewater treatmem ........................ V.4-4 4.03 Public health and medical care ................................ V.4-6 4.04 Public facilities for the community ............................. V.4-7 4.05 Public Education ......................................... V.4-9 4.06 Cemetery District ....................................... V.4-11 5 Circulation and transportation .................................... V.5-1 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California Table of Contents ~, Page d 3.02 The Community's needs: Continued economic growth ................ VI.3-4 3.03 Opportunities for the future: Economic Development Strategy ........... VI.3-5 Land use ................................................. VI.4-1 4.01 Introduction ............................................ VI.4-1 4.02 Legally Existing Non-Conforming Land Uses ...................... VI.4-3 4.03 Land use policies ......................................... VI.4-6 4.04 Resource lands ......................................... VI.4-11 4.05 Residential Land Use ..................................... VI.4-14 4.06 Economic development land uses ............................. VI.4-20 4.07 Recreation and public land uses .............................. VI.4-27 VII. Glossary ..................................................... VII.4-1 VIII. 1 Appendices ............................................... VIII.4-1 Wildlife and botanical inventory and supplemental information .............. VIII.4-3 Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figures II. l-A: II. l-B: II. l-C: II. l-D: IV. l-E: IV.2-F: IV.2-G: IV.2-H: IV.2-I: IV.2-J: IV.2-K: Regional location map -- Mendocino County and the City of Ukiah ........ II. 1-2 General Plan Planning Area .................................. II. 1-4 Ukiah City Limits (1994) .................................... II. 1-5 Sphere of Influence proposed by the General Plan for LAFCo approval ...... II. 1-6 Sources of water rights .................................... IV. 1-15 Noise measurement sites .................................... IV.2-2 Traffic noise contours -- 1990 and 2010 .......................... IV.2-3 Distance to 60 dB La. Contour (Arterial Traffic) ..................... IV.2-4 Existing railroad noise contours ................................ IV.2-8 Fixed noise source contours ................................. IV.2-13 Existing average annual day CNEL airport noise contours ............. IV.2-17 IV.2-L: Existing peak day (fire fighting activities) CNEL airport contours ........ IV.2-18 IV. 3-M: Location of Alquist-Priolo Special Study Zones ..................... IV. 3-3 IV. 3-N: Lake Mendocino Dam Innundation Area .......................... IV. 3-7 IV.4-O: Sources of City power supply ................................. IV.4-7 V. l-P: Location of airport combining zones for the Airport Land Use Plan ......... V. 1-8 V.2-Q: County and Federal park and recreation lands ...................... V.2-2 V.2-R: 12~ District Fairgrounds ..................................... V.2-3 V.2-S: Russian River access points and river-area parks ..................... V.2-4 V.2-T: City of Ukiah's Neighborhood Parks ............................ V.2-5 V.2-U: City park and recreation facilities in the Todd Grove/Golf course area ...... V.2-6 V.2-V: Downtown area park and recreation sites ......................... V.2-7 V.2-W: Ukiah School Sites ........................................ V.2-8 V.2-X: "South of Washington" neighborhood as used in the General Plan ........ V.2-12 V.2-Z: Riverside Park existing facilities .................. ' ............ V.2-15 V.2-AA: Location of the Conceptual Trail Routes and connection with County trails.. V.2-24 V.2-BB: City designated bicycle routes ............................... V.2-27 V.2-CC: Planning Area designated bicycle routes ........................ V.2-28 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California Table of Contents ~, Page f Table V.5-19: Table V.5-20: Table VI. 1-21 Table VI. 1-22 Table VI. 1-23: Table VI. 1-24: Table VI. 1-25: Table VI. 1-26: Table VI. 1-27: Table VI. 1-28: Table VI. 1-29: Future roads and road extensions .............................. V.5-31 Planning Area freeway interchanges ............................ V.5-31 : Population and Minority Data ................................ VI. 1-1 : Ukiah and Planning Area Population Projections .................... VI. 1-3 Population displayed by Household Type ........................ VI. 1-10 Housing Stock Inventory ................................... VI. 1-11 Housing units by type 1970-1990 ............................. VI. 1-11 Reported Value of Owner Occupied Units 1990 .................... VI. 1-12 Household Income City of Ukiah ............................. VI. 1-13 Poverty level by household income and family size ................. VI. 1-14 Summary table of Vacant land within the City limits suitable and zoned for residential use VI.l-15 Table VI. 1-30: Inventory of undeveloped land within the City of Ukiah suitable and zoned for residential use ........................................................ VI. 1-16 Table VI. 1-31: Parcels with residential potential currently designated for commercial use . . . VI. 1-20 Table VI. 1-32: Monthly Rent of Housing Units .............................. VI. 1-22 Table VI. 1-33: Assisted units inventory ................................... VI. 1-24 Table VI. 1-34: Approved projects ....................................... VI. 1-29 Table VI. 1-35: Affordable housing type, density, and land needs for the City of Ukiah during the short- term planning period ............................................. VI. 1-30 Table VI. 1-36: Regional Share Housing Need Targets for Ukiah by Fiscal Year 1997 ..... VI. 1-31 Table VI. 1-37: Table VI. 1-38: Table VI. 1-39: Table VI. 1-40: Table VI. 1-42: Table VI .4-42: Table VI.4-43: Table VI.4-44: Percent rentals in rent ranges ................................ VI. 1-32 Major employers in the greater Ukiah area ....................... VI. 1-35 Utility connections fees .................................... VI. 1-39 Development and application fees ............................. VI. 1-40 Quantified Objectives ..................................... VI. 1-43 Urban Residential Land Use Siting ............................. VI.4-10 Land Use/Zoning Criteria in Rural Communities* .................. VI.4-26 Population Density and Building Intensity ........................ VI.4-35 Explanations Explanation IV. l-I: Definition of Open Space from California law ................... IV. 1-1 Explanation IV. 1-II: Storm water discharge measurements ....................... IV. 1-12 Explanation IV. 1-III: "Right-to-Farm" regulations ............................ IV. 1-18 Explanation IV. 1-IV: Oak woodlands ..................................... IV. 1-22 Explanation IV.2-IV: Noise Element definitions .............................. IV.2-1 Explanation V. 1-V Accidents involving aircraft, 1982-1991 ....................... V. 14 Explanation V.2-VI: The "Quimby Act" and "in-lieu" fees ...................... V.2-10 Explanation V.2-VII: Requiring trail dedications -- the "new" standard .............. V.2-20 Explanation V. 5-VIII: "Street' vs. "road," a guideline .......................... V. 5-2 Explanation V.5-IX: Impact fees and the "rational nexus" . ....................... V.5-3 Explanation V.5-X: Level of service definitions .............................. V. 5-18 Explanation VI: 1-1: Example of City Financial Assistance Toward Home Purchase ....... VI. 1-52 Explanation VI.2-XIII: Applicability of this section of the Element ................... VI.2-1 Explanation VI.2-XIV: Applicability of this section of the Element .................. VI.2-4 Adopted by the City Council: December 6, 1995 City of Ukiah JlJl, Mendocino County, California Ukiah Valley General Plan and Growth Management Program Table of Contents 4, Page g Explanation VI.2-XV: Applicability of this section of the Element ................... VI.2-6 Explanation VI.2-XVI: Applicability of this section of the Element .................. VI.2-7 Explanation VI.2-XVII: Applicability of this section of the Elemem .................. VI.2-8 Explanation VI.2-XVIII: Applicability of this section of the Elemem ................ VI.2-12 Explanation VI.2-XIX: Applicability of this section of the Elemem ................. VI.2-14 Explanation VI.2-XX: Applicability of this section of the Elemem .................. VI.2-15 Explanation VI.4-XXI: Summary of policies for legally existing, non-conforming land uses . . VI.4-4 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California 1.1. Preface ~, Page 2 I ClTY'SPREFACE I/ilIHE GENERAL PLAN for the City of Ukiah and the Ukiah Valley is an effort born of community ~ energy and desire. It represents a commitment by the Ukiah City Council and the Mendocino ~County Board of Supervisors to prepare a comprehensive and long range planning tool that ~ represents the foresight of the people who live and work in the Valley. More than a mere City General Plan, this document provides policy programs that are proposed to be used in coordination with the City and County. The General Plan's foundation came from community meetings in the Fall, 1990, attended by hundreds of people representing all aspects of life in the Ukiah Valley. From these meetings, individuals came to consensus and commitment that this is indeed a fine place to live and work, and that efforts are needed to maintain and enhance those qualities that make the City of Ukiah and the Ukiah Valley a quality place to live. These beliefs are expressed in the "General Plan Vision Statement" upon which the entire General Plan is built. The many members of the volunteer Citizen Advisory Committees and the Growth Management Steering Committee have proven that the people most affected by a General Plan are those best suited to write the concepts that will go into that Plan. The fourteen Citizen Advisory Committees each worked on a different General Plan element -- and one committee worked on two elements. More than one hundred and fifty people participated in the efforts to bring the Vision Statement into policy programs that can be carried out day-in and day-out. These committees worked for nearly a year in developing overall goals and policies to be incorporated into the General Plan. Their concepts and beliefs have generally been held throughout the General Plan process. The effort of bringing all parties in the community together rested with the nearly forty members of the Growth Management Steering Committee. This Committee has developed a Plan that is realistic and is a document that can be proudly presented to the community. While the General Plan is before the Planning Commission and City Council there are going to be new suggestions, recommendations, alternatives, disagreements, and possibly controversy.., that's an essential part of community planning and the democratic process. The General Plan represents the work of nearly 200 people between the Citizen Advisory Committees and the Growth Management Steering Committee. Each volunteer was drawn from a broad cross-section of the entire community -- both in the City and in the Valley. Most important the General Plan is tempered by California law, decisions in the court system, and the "big picture." This City should be proud of the overall efforts of the Growth Management Steering Committee and the "big picture" it has created. The Steering Committee has met the commitment of the hundreds of participants in the Visioning Process by providing a constitution for development and a blueprint for the future. The General Plan ultimately adopted by the Council varies little from the efforts of the citizen volunteers. The Planning Commission invested many meetings f'me tuning the General Plan into a tool that provides them with finn direction and effective management tools for project review. The Commission worked with the recommendations of the Growth Management Steering Committee and considered many Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California 1.1. Preface ~, Page 4 The Planning Commission worked hard on the draft Plan, but, in the end, the Plan was left basically and functionally intact from the Growth Management Steering Committee's final version, many changes were made, but they may be best characterized as refinements of pre-existing goals, policies, and implementation measures, rather than wholesale modifications to the themes and precepts presented in the text, and formulated over nearly four years by so many citizens and committees. The document was, and remains, truly representative of the citizens of this Valley, and the Planning Commission's actions represented the citizen-drive nature of the process. While the document was not changed in an grand or profound way as a result of the Commission's involvement, it would nevertheless be misleading and inaccurate to deduce that the Commission was in full harmony on various issues, or that individual Commissioners did not have viewpoints that substantially deviated from the Steering Committee's recommendations. Indeed, differences of opinion were expressed in regards to such important and recurring matters as private property rights, growth boundaries, design review, historical review, environmental considerations, fiscal considerations, and generally, the Plan's relationship to the community's needs. In the final analysis, however, the Planning Commission takes pride in the final product, and is pleased to have been a part of the review process. We are anxious to see the document adopted so that we can set about working on the many ordinances and guidelines associated with the implementation measures. Estok Menton Chair, City of Ukiah Planning Commission April 12, 1995 Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program 1.1. Preface 4, Page 5 4 THE CITY COUNCIL'S PREFACE ON BEHALF OF THE UKIAH CITY COUNCIL, I would like to express our sincere appreciation to all the citizens who participated in crafting the new Ukiah Valley General Plan, with a special note of thanks to the members of the Growth Management Steering Committee (GMSC) for their extreme dedication, perseverance, and hard work. The process took over four years to complete, and it is well recognized by a grateful Council how much personal sacrifice by each GMSC member is reflected in the final document. The Council is also mindful and appreciative of the valuable input provided by countless other citizens who participated in the process and contributed constructive ideas at public workshops, GMSC meetings, and Commission and Council hearings. After receiving the revised document from the Planning Commission, the City Council conducted eight special public hearings and deliberated the Plan over a two month period. The Council made numerous revisions along the way to virtually all of the Plan's 14 Elements, but essentially left intact the programs and policies which best seemed to represent the community's long-term needs and goals. Even though the Council exercised its discretion and dismissed certain programs, policies, and measures, especially due to fiscal constraints and realities, we nonetheless remain confident that the prinicipal themes and visions contained in the Plan were respected and accepted for the most part. We therefore believe that the 1995 Ukiah Valley General Plan will provide the guidance and vision needed for the orderly growth and development of the City and the Valley. Moreover, we believe that the Plan's comprehensive and farsighted nature will provide such guidance and vision well into the twenty-first century. Honorable Fred Schneiter Mayor, City of Ukiah September 7, 1995 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, Califomia I1.1. VVhat is a General Plan? 4, Page 2 Men Los Ange I Rockport C°vel°o Laytonville WHIport Mendocino Count~ Fort Bfagg Willib Meodocino Potter Valley(3 Redwood Valle), 0 Lillle River , Albion Navarro() Ukiah () Philo { ) Ialma goonville 0 Manchester Hopland Point Arena Gualala J '0 REGIONAL MAP No Scale Figure II. I-A: Regional location map -- Mendocino County and the City of Ukiah Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, Californi,- I1.1. What is a General Plan? ,t, Page 4 Planning Area /il. 1J[I(IAH Figure II. f-B: General Plan Planning Area Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California I1.1. What is a General Plan? 4, Page 6 ii Planning Area City Limits PROPOSEi~' SPHERE OF INFLUENCE ! ! ! ! I Figure II. l-D: Sphere of Influence proposed by the General Plan for LAFCo approval Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~/~ Mendocino County, California I1.1. What is a General Plan? ~, Page 8 contained within the California Environmental Quality Act (CEOS).8 The administrative requirements for implementing CEQA are established in Title 14 of the California Code of regulations, known as the State CEQA Guidelines. The City authorized preparation of an environmental impact report (Em) that was integrated into the General Plan during the adoption and hearing process. For £mal publication, the EIR was removed in order to provide for a complete and comprehensive General Plan. One purpose of an EIR is to provide decision-makers with an understanding of the long-term environmental consequences if they were to adopt and carry out the General Plan. Another purpose is to provide the public with an opportunity to comment on both the General Plan and its environmental impacts. The EIR is a disclosure document. Its preparation, responses to comments, and certification results in the decision-makers furnishing a written record of the reasons supporting their decision. The General Plan was prepared with a consolidated environmental impact report certified by the City Council on July 19, 1995. 1.02.04 The area covered by the General Plan The General Plan covers three differing areas. The primary focus is within the City limits or incorporated area. The other two boundaries are within the unincorporated area. One is the Sphere of Influence, the adoption of which is briefly described on page 8. The third limit is the Planning Area. The City limits cover the lands currently within the City of Ukiah. This incorporated territory is governed by the five person City Council in a Council-Mayor-Manager form of government. This means that the Mayor is elected separately from the City Council members.9 General administration and day-to- day operations are directed by the City Manager who appointed by the Council. The City of Ukiah is a general law ~i~ii!~!i!~I!!iiiii!iiiiii~ii~i!!~ii~i~:`:~i~.~:~i......::~ii:.~i~iiii~::~i~::~....&i~i~?~:.~!~i~i~::'''''''''-'''''-' municipality, principally governed by the requirements of State law in conjunction with its local ordinances. 20 Land use matters within the City are reviewed by a Planning Commission appointed by the City Council to oversee use permits, development permits, variances, and other discretionary permits that are approved by quasi-judicial actions. Development proposals that are considered legislative actions, such as the General Plan and its amendments, the zoning ordinance, subdivision ordinance, and other policy documents, must also be approved by the City Council following a recommendation from the Planning Commission. The Council may also appoint other advisory bodies to make decisions or provide the Council with recommendations. Figure II. 1-C shows the City Limits at the time the General Plan was adopted in 1995. California law requires that each City have a Sphere oflnfluence to represent the ultimate limits to which the City will extend its services, embrace new territory, and anticipate its growth over the next twenty years. The City proposes a new Sphere of Influence in the General Plan and submits the selected boundaries to the :' :':':':' :' :' :' :' :' :' :' :' :' :::::::::::::: :: :::::: :::::::::::::: ~ ::::!:.::% :.~ ~.'_.' :_::_:::':!::': ~:!:!:: :~:;:_.':~:~:~:~ :~ :;:;:!::..:ii; ii:,.: Local Agency Formation Commission (LAFCo) for approval. The proposed Sphere of Influence map is Figure II. 1-D. SPublic Resources Code §21000 ET SEQ °This differs from a Council-Manager government, in which the Mayor is elected from among the members of the City Council. I°The other type of City is a "charter city,' in which the laws that govern the City are enacted directly by voters. The City is run with a constitution called a "charter.' San Diego and Los Angeles are charter cities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California 11.2. The General Plan Revision and Growth Management Program process ~, Page 10 policies, together with the reasons the different Element Committees believed these issues to be important. The workshops provided a session at which interested members of the community presented comments, interpretations, or suggestions for enhancement directly to the Element Committee members. The Workshops successfully provided opportunities to listen, gather ideas, and rework or polish the elements. The materials presented were recommendations proposed by the various element Committees. The work of the Citizen Advisory Committees was combined with legal requirements, other recommendations, and direction from the Steering Committee to form the Initial Version of the Plan. The Initial Version represented a working version of the General Plan from which the Steering Committee concentrated its review to prepare the Citizen-driven version of the General Plan. The Steering Committee worked on the Initial Version Plan from June, 1992 through August, 1994. The Initial Version provided a "first cut" by the Steering Committee so that the group could take a look at all the work of the Citizen Advisory Committees and incorporate its views into the process. The lengthy debates, discussions, and decisions were completed on July 26, 1994. Over a concentrated period on August 8, 9, and 10, 1994, the Growth Management Steering Committee reviewed its work and sought concurrence to pass its recommendation of the General Plan to the Planning Commission and the public. This document, called the Preliminary Version of the General Planrepresentsand Growththe Management Program (Preliminary Plan)I Steering ! seeks adoption of the Plan by the Planning Commission, City I}!} Council, and the County. The Preliminary Version of the Plan ii[!iiiiii iiii[itii!iiiiiiiliiii~ii!iiii!iii!i!iiii!ililiii!ii il ~ ~ ~ ~...---.-.--.-.-.--.-.---.-.-i-.-.-i!i-i!i..-..-.~...~.....ili!i~i~iia is the first "official" General Plan document prepared in this ': ............... process. It is presented to the Planning Commission for its review, hearings, and recommendations. At the Planning Commission stage, the General Plan as proposed by the Growth Management Steering Committee was combined with a Draft Environmental Impact Report (DEIR). This provided the Planning Commission with an assessment of the General Plan's impacts on the Ukiah Valley environment and the City and County budgets. The Planning CommissionI ] was also presented with options and alternatives to the recom-[ mended policy directions in the Preliminary Plan. The alternatives were generated from options which were discussed but not selected through the Growth Management Steering Committee's review. This approach ensured that the Planning Commission had knowledge of the various opportunities and options which were discussed, not only those selected. The Planning Commission conducted two public hearings and eleven deliberation sessions over a five month period. In the process, the Commission invested nearly fifty hours reviewing and revising the text. This phase began in November, 1994, and ended with the official action adopting the Draft General Plan on April 12, 1995. The Planning Commission made many changes to the text originally submitted by the Growth Management Steering Committee. These changes are identified throughout the document with and a "red-line" highlight through the new or revised text. To gain a view of the GMSC's version without the Planning Commission's changes, one must read the unaltered text plus the stricken text. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJlr, Mendocino County, California 11.3. The General Plan ~, Page 12 3 THE GENERAL PLAN THE CITY OF UKIAH adopted its first General Plan in 1974. The adoption signified a compilation of separate work on General Plan elements during the early part of the 1970s. Between 1974 and 1981, various amendments -- predominantly to make land use map changes -- were adopted. On November 30, 1981, the City Council adopted a comprehensive and long-term General Plan that has guided the City since that time. The Noise Element was updated in December, 1982. A Community Facilities Element was added in 1983. Recreation and Community Design, Community Facilities, Circulation-Transportation, Scenic Highways, and Land Use elements were amended in 1983. The Housing Element was last updated in 1985, as required by law. The revision program that started in 1990 will result in a comprehensive adoption of a new General Plan replacing the 1981 Plan as it has been amended. The General Plan is organized into nine basic components and one related to the Environmental Impact Report. These are the (1) Preface, (2) Introduction, (3) The Vision, (4) Resource Elements, (5) Infrastructure Elements, (6) Development Elements, (7) Fiscal Impact Analysis, (8) Appendices, and (9) Glossary, additionally, in the transmitted Draft General Plan/Final Environmental Impact Report, there are (10) Responses to Comments on the Draft Environmental Impact Report. The Preface and Introduction, Chapters I and II, provide information about the role of the General Plan, its adoption and hearing process, and its requirements. Chapter III, The Vision, provides the Vision Statement, its relationship to the overall General Plan goals and policies, and information related to amending and updating the General Plan. The General Plan elements are contained in Chapter IV, Resource Elements, Chapter V, Infrastructure Elements, and Chapter VI, Development Elements. Chapter VII, the Fiscal Impact Analysis provides an assessment of the financial impacts of each applicable implementation measure. Chapter VIII, the Appendices, reproduces supporting data and information that helped the City establish its implementation programs. Chapter IX, the Glossary, defines significant terms used in the General Plan. Within each chapter of the General Plan, the elements are divided into sections by issues addressed within the element. Within the issues, there are two sections: Summary of major findings, and General Plan goals, policies, and implementing program. These two sections contain important information critical to understanding the General Plan's contents. The "Summary of Major Findings" section briefly explains the reasons behind the decisions that make the goals important. Sometimes the Summary contains factual data either because it is required by law or needed to support the reasons. Many times, the information in the summary represents the beliefs of the citizens participating in the process. The "General Plan goals, policies, and implementing program" section contain the programs that will put the General Plan into effect. This section forms the Plan action program and is the direction that the City must follow once the Element is adopted. To understand what is meant by each, the following explanations are used in the General Plan as a consistent definition of the words. Findings. Findings are the reasons that a recommendation is being presented as a goal. A f'mding represents the thought process, the reasoning, and any relevant supporting factual evidence that provide a means for a reader of the General Plan to understand why a particular goal is proposed. Findings are presented as "summaries of major findings" within the Plan. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California 11.4. General plan mandated contents and issues ~, Page 14 Table 11.4-1: General Plan contents checklist Mandatory Element Issues Key to Column 1: ,k - Applies to City of Ukiah · b. - Applies to the County of Mendocino O - Applies to City and County X - Not applicable to this General Plan Shaded columns are the State-mandated elements Distribution of housing Distribution of business Distribution of industry O Distribution of open space · A, Distribution of agricultural land Distribution of significant mineral resources O Distribution of recreational facilities and opportunities O Location of educational facilities Location of public buildings and grounds O Location of future solid waste facilities Location of future liquid waste facilities Identification of areas subject to flooding Identification of existing Timberland Preserve Zones Major thoroughfares Transportation routes Terminals Other local public utilities and facilities Areas for preservation of natural resources 0i vegetation O i wildlife habitat O ! fish habitat X i Areas for ecologic and other scientific study Areas for managed production of resources · A, ! forest lands ,A, rangeland · A, [ agricultural lands Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California 11.4. General plan mandated contents and issues ~, Page 16 Mandatory Element Issues Key to Column 1: · k - Applies to City of Ukiah ~' - Applies to the County of Mendocino O - Applies to City and County X - Not applicable to this General Plan Shaded columns are the State-mandated elements Existing and projected noise contours Determination of extent of "noise problems" Methods of noise attenuation Protection of residences from excessive noise Protecting community from unreasonable risks seismic events slope instability geologic hazards flooding wildland and urban fires Standards for known fire and geologic hazards evacuation routes peakload water supply requirements minimum road widths clearances around structures Existing households and housing units Lower income households overpaying for housing , Special housing needs groups Overcrowded households Housing units needing rehabilitation Housing units needing replacement Five-year projected new construction needs i Revision of COG regional housing needs justification I Employment and population trends i Land inventory !Housing constraints Quantified objectives i Public participation of all economic segments Adopted by the City Council: December 6, 1995 City of Uklah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program 11.4. General plan mandated contents and issues ~, Page 17 'k - Applies to City of Ukiah ~' - Applies to the County of Uendocino !:;'":~!i · !:;:: :' · .:.:.:..:. ;:;:;: ::3: X - Not appli~ble to this General Plan Shaded ~lumns are the State-mandated elements ~ Analysis of oppo.unities for energy ~nse.ation Consistency with other general plan elements ~ Evaluation and revision of the previous element ,~ Coastal Zone localities required info.etlon [Housing Programs J~ ~J[~[~ ~ Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California II1.1. The Vision Statement ~, Page 2 The Vision Statement WE ENVISION A creative, mixed economy with both large and small employers, jobs that attract and satisfy our citizens, and businesses that retain dollars within the community We envision development that provides a mix of housing types and prices. We envision that development of adequate water, sewer and utility resources to,:!!~,!.,ii! !~: support the future of our valley. We envision industries and ses that use our resources wisely, and respect the carrying [iiiiii~iiiiiii!ili!!!iiii bus ines :.'.';.~::':!;!:~!!H _.; ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: .~:::;:::;:: .... ::::::::::::::::::::::: .......... capacity of our valley. We envision businesses that provide remunerative and rewarding work, and that produce quality products through environmentally sound processes. W IE ENVISION CULTURAL, political and social institutions that involve as many citizens as possible in community life, and that interact effectively with one another. We envision a public life that builds upon and encourages theI ] caring, warmth, friendliness, and sense of belonging that can be found here. We envision better communi- .:.:.: ........... cation to all our citizens about matters affecting the community. We envision a community that brings people together to share thoughts and feelings and to participate actively in the further development of our valley. WE ENVISION THE conservation of our natural resources, which are the foundation of the financial well-being of our community. We envision the protection and upgrading of our air quality, our water supply, our green space, and our freedom from unnecessary traffic and ]ilili!ii!ili~iiiiiiii!i::i!iii!iii!~i~iiii~iii~iii~~~i noise. We envision the protection of our farmland and the wholesome lifestyle derived from our agricultural tradition. We envision the maximum use of renewable energy, and the minimum use of fossil fuels. W E ENVISION DEVELOPMENT that complements rather than compromises the natural beauty of this valley. We envision pleasant places for people to come together: , beautiful public and a downtown plaza. We envision outdoor iiiliiiiiiiiiii!iiiiiiiiiiiiiili!iiiiii~iiiiii!?~ili!~~!~ii.:g!ig~.i!ii~ recreational development, including trees and shady spaces for ~Iiiiii~i!iiiiiiiiiii!~i!~iiiiiiiii!iii!ii!iiiiii!iiiiii!iiiii!iiiiiiiiii~ii~~?::::::::?:.::::..::.:~~:::::**::::::::::] people to enjoy. We envision a~sthetically designed, affordable ::;~..~;~;~;~;~;~;~;~;~;~;~;~;~;~;~i~i~i~i~:~i~i~i~i~i~i~;:~:::~i~!~i~i~i~;~!~~~ii~::~:-.!::~i:::.~ ..... ~ housing, planned to encourage walking, bicycling, and public transit. We envision the esthetic enhancement of commercial development along highways and roads, especially through tree planting. We envision agricultural lands and native greenery in the Valley enhancing and conserving the natural beauty woven into places we go everyday. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California 111.2. Overall General Plan and Growth Management Goals and Policies ~, Page 4 G Policy GP-2.3: oal GP-3: Identify those characteristics that support local substantiative businesses, and take the steps necessary to maintain and enhance such characteristics over time. Support the creation of combined public-private facilities in downtown areas for educational, business, civic, and personal growth purposes. Policy GP-3.1: Locate public-private facilities so that they enhance existing downtown businesses. Policy GP-3.2: Goal GP-4: Promote the private development of a Downtown to promote a seven day a week economy. Establish specific criteria for project approval and provide better explanation and clarification of the permitting process. Policy GP-4.1: Develop land development codes and regulations that streamline the permitting process. Policy GP-4.2: oal GP-5: oal GP-6: oal GP-7: oal GP-8: Coordinate permitting requirements with all other regulatory agencies. The City shall have a one-stop permitting process where possible. Encourage housing in a price range to match the income of residents. Encourage housing for local workers and jobs for current residents. Coordinate construction of infrastructure with planning for development. Assure a diverse and healthy natural environment. 3.02.02 Community involvement WE envision cultural, political and social institutions that involve as many citizens as possible in community life, and that interact effectively with one another. We envision a public life that builds upon and encourages the caring, warmth, friendliness, and sense of belonging that can be found here. We envision better communication to all our citizens about matters affecting the community. We envision a community that brings people together to share thoughts and feelings and to actively participate in the further development of our valley. Goal GP-9: Coordinate connecting of community services, resource persons, and programs and activities. Policy GP-9.1: Facilitate community scheduling, calendaring and communication. Goal GP-10: Ensure that there is an ongoing process of community involvement for the purposes of providing input and monitoring the success of the general plan. Policy GP-lO.l:Planning for facilities for community meetings and activities shall be a City priority. Policy GP-lO. 2:Develop an ongoing evaluation process which incorporates targeted surveys of community groups (surveys, interviews, community meetings, focus groups). Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California 111.2. Overall General Plan and Growth Management Goals and Policies ~, ?age 6 Goal GP-19: 3.02.03 Encourage public use of City meeting space and other City facilities. Responsible use of resources WE envision the preservation and conservation of our natural resources which are the foundation of the financial well-being of our community. We envision the protection and upgrading of our air quality, our water supply and quality, our green space, and our freedom from unnecessary traffic and noise. We envision the protection of our farmland and the wholesome lifestyle derived from our agricultural tradition. We envision the maximum use of renewable energy, and the minimum use of fossil fuels. Goal GP-20: Maintain and enhance area natural resources balancing the use of the resources, replenishment, and remaining supply. Policy GP-20. l:Create natural resource guidelines for use in future planning and development decisions. Policy GP-20.2:Protect water supplies from adverse impacts. Policy GP-20.3:Maintain and enhance air quality. Goal GP-21: Conserve open space, hill.qides, stream courses, and indigenous flora and fauna for the enjoyment of future generations. oal GP-22: oal GP-23: Promote reclamation, additional storage, and conservation of water. Conserve agricultural lands to enhance economic vitality and the sustained identity of Ukiah as a rural agricultural community. 3.02.04 .ZEsthetics in planning and development WEenvision development that complements rather than compromises the natural beauty of this valley. We envision pleasant places for people to come together:, beautiful public spaces, streets with greenery and good design, and a downtown plaza. We envision outdoor recre- ational development, including trees and shady spaces for people to sit and enjoy. We envision ~esthetically designed, affordable housing, planned to encourage walking, bicycling, and public transit. We envision the ~esthetic enhancement of commercial development along highways and roads, especially through tree planting. We envision a greenbelt surrounding the city, and natural beauty woven into the places we go everyday. Goal GP-24: Conserve and enhance the natural beauty of the Ukiah Valley. Policy GP-24.1 :Work with the County and other entities to ensure that there are a variety of parks, recreational facilities, and points of river access. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California 111.2. Overall General Plan and Growth Management Goals and Policies 4, ?age 8 Policy GP-29.3:Promote public transportation, services within walking distance in neighborhoods, and any other feasible means of preventing needless vehicle use and pollution. Goal GP-30: Protect existing agriculturally zoned lands in the City's Planning Area. Policy GP-30.1 :Recognizing the irreversibility of conversion from agricultural to other uses, require within city limits and urge within the Planning Area that all such conversions be subject to a citizen review process. Policy GP-30.2:Work cooperatively with citizens and organizations to ensure that the siting and design of schools, and local State and Federal facilities minimizes the use of, and impact on, agricultural lands. G oal GP-31: Identify ways to replace wasteful practices that imprudently use resources. Policy GP-31./:Establish programs to reduce motor vehicle dependency. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~/~ Mendocino County, California IV. 1. Open Space and Conservation e Page 2 1.01.01 Summary of major findings Human, physical and spiritual health depends upon the understanding of and living within the interrelationship of living systems. The community at large can enjoy the open space effect of private property but must recognize and respect that it is private property when implementing policies. The City can combine development and open space through incentives for innovative projects to preserve vegetation, make wise/frugal use of resources, and generally enhance the environment. Because of the relationship between the overall Ukiah Valley and the incorporated City area, it is intended that the Open Space and Conservation Element apply to both lands within the City limits and the unincorporated area. While most publicly-owned lands that are designated as open space will remain in a public use or undeveloped state, privately-owned lands that may be shown as open space are not generally available for public access without the property owner's permission. 1.01.02 Goal OC-I: Policy OC-1.1: General Plan goals, policies, and implementing programs Recognize private property rights when designating open space lands. Identify all current privately-owned undeveloped parcels within the City's Planning Area so that the larger public is aware of their locations. Implementation Measure OC-1.1 (a): Ensure that the undeveloped lands inventory is updated each year. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Planning] Implementation Measure OC-I.1 (b): Provide information to people interested in learning about how undeveloped lands can be acquired as a means of preserving open space. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Parks and Recreation] Implementation Measure OC-l.l(c): When private organizations or public groups seek to acquire open space, provide staff support to answer questions and supply supporting information as needed. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Policy OC-1.2: New residential, commercial, and industrial development shall include open space as defined in the Land Development Code. Implementation Measure OC-1.2(a): The revised Land Development Code2 shall include standards for maintaining open space and green areas within new developments. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department responsible: City and County Planning Agencies] Policy OC-I.3: Coordinate landscaping of public and private development with preservation and restoration of open space and native vegetation. 2The "Land Development Code" is an umbrella term that refers to ordinances enacted to specify development, building, and subdivision standards. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 4 G the lead in developing an inventory in areas of appropriate responsibility, it may include sponsorship of studies found by the Council to be of immediate importance to the City, or it may include City contributions in kind or monetarily, if appropriate, to assist in funding such studies. [Timeframe for completion: Ongoing planning period ~t, Measure applies to: City and County ~ Agency/Department responsible: Planning] Implementation Measure 0C-5.1 (b): During the short-term planning period, prepare a list of resources to be included in the inventory. This list shall be utilized to develop the systematic program for preparing the inventory. [Timeframe for completion: Short- term planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning] Implementation Measure 0C-5.1(c): The City shall strive to start an inventory of at least one resource identified on its list or in its program every two fiscal years. [Timeframe for completion: Ongoing planning period ~t, Measure applies to: City ~, Agency/Department re- sponsible: Planning] oal OC-6: Utilize natural resource guidelines in future planning and development decisions. Policy 0C-6.1: To create a balance between the natural habitat and area development, provide guidelines to encourage development styles and techniques that respect the natural terrain, topography, and habitat. Implementation Measure 0C-6.1 (a): The Land Development Code shall include provisions for review of the site terrain and natural characteristics as a part of site design and development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~ Agency/Department responsible: City and County Planning Agencies] 1.02 Russian River 1.02.01 Summary of major findings The a recreation resource for the public as well as critical to agricultural use Russian River is vital in the Ukiah Valley. Conflicts between these uses shall not be avoided by preventing public uses. Rather the City of Ukiah, Mendocino County and other public agencies shall simultaneously encourage reasonable public use and access and protection of agricultural and other private uses from trespass and vandalism. The Russian River is a significant fisheries habitat, the major flood control channel, and the major source of water for supply and distribution as well as resupply for the underlying aquifer. Historically and today, the river has been a major source of reeds and willows that were gathered by the native American inhabitants of the area, and fabricated into the unique baskets that are now world- famous. Continued urbanization of the Russian River flood plain may result in impacts to the free flow of flood waters, increase exposure of persons and property to flooding, and cause deterioration or destruction of natural riparian habitats. The development patterns within the Valley have also resulted in the conversion of streams and creeks to channelized and tunneled drainage facilities. This destroyed natural habitat has not been replaced. Additionally, the channelization disrupted natural drainage patterns, which can result in increased flooding as more impermeable surfaces are created in the Valley. The implementa- tion program in the Plan provides mitigation that is applied to development proposals. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.1. Open Space and Conservation ~, Page 6 Ongoing planning period ~, Measure applies to: County ~, Agency/Departmentresponsible: Planning Department] Poffcy OC-7. 4: Take measures to lessen flooding resulting from runoff. Implementation Measure 0C-7.4(a): The revised Land Development Code shall incorporate standards for retention or volume reduction of stormwater flows as a means of reducing flood potential from surface nmoff from large paved areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: Public Works Departments and Planning Departments] Policy OC-7.5: Maintain the Russian River as a natural riparian corridor. Implementation Measure OC- 7.5(a): Incorporate design standards in the Land Development Code to integrate riparian habitat into project design as a means of avoiding potential impacts of river sedimentation and lessening the effects of erosion. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Planning Departments] Implementation Measure 0C-7.5(b): Review project landscaping proposals, working with proponents, to avoid removal or damage to riparian habitat and develop programs to avoid or manage sedimentation and erosion of river channels and tributaries. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Planning Departments] Implementation Measure 0C-7.5(c): The Land Development Code shall include either specified setbacks from the Russian River based on precise criteria or site-specific performance standards for each zoning district. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~, Agency/Department responsible: Department of Planning and Building Services] Goal OC-8: Public or commercial recreational use shall be preferred to residential, general commercial, or industrial development on riverfront property. Policy 0C-8.1: Prohibit conversion of riverfront agricultural land to residential, general commercial, or industrial use. Implementation Measure 0C-8.1 (a): No lands within the one hundred year flood plain of the Russian River shall be converted from agricultural use to residential, general commercial, or industrial development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~ Agency/Department responsible: Planning] Implementation Measure 0C-8.1 (b): Establish land development programs that place an emph- asis on public or commercial recreation development of riverfront property, for lands converted from agricultural uses. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~, Agency/Department responsible: Planning] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California IV.1. Open Space and Conservation ~, Page 8 accomplish stream or creek restoration. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Departmentresponsible: City Council and Board of Supervisors] Policy 0C-9.2: Develop maintenance programs, ecosystem analysis, and hydrological studies for stream channels for creeks and waters through the Planning Area. Implementation Measure 0C-9.2(a): When maintaining creek and stream channels, the City shall be cognizant of the natural conditions, restoring them whenever possible. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Public Works] Implementation Measure 0C-9.2(b): During the short-term planning period, wherever feasible and safe, remove barriers and impediments to fish passage following appropriate study of the channel. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Public Works] Implementation Measure 0C-9.2(c): The City shall maintain information available to the public about the use of riparian plants and vegetation for landscaping, including sources of plant material. [Timeframe for completion: Ongoing planning period ,t, Mea- sure applies to: City ~, Agency/Department responsible: Planning] Implementation Measure 0C-9. 2(d): Ensure that grading and development codes incorporate measures to protect and enhance fish habitat including riparian vegetation protection and restoration and erosion and sediment control measures. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: Public Works, County Department of Planning & Building] Implementation Measure 0C-9.2(e): Development plans shall be reviewed to ensure that proposals are coordinated with adjoining development in design to maintain or enhance contiguous riparian corridors. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ,e Agency/Departmentresponsible: Public Works, County Department of Planning & Building] Implementation Measure 0C-9.2(f): Support efforts of appropriate agencies to ensure instream water flows adequate to maintain and protect historic fisheries in the streams and creeks within the Planning Area. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~1, Agency/Department responsible: City Utilities, County Fish and Game Commission] Implementation Measure 0C-9.2(g): Work with the California Department of Fish and Game and community groups to inventory spawning streams in the Planning Area and establish population counts for important fish species. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~ Agency/Departmentresponsible: County Fish and Game Commission] Implementation Measure 0C-9.2(h): During the intermediate and long-term planning period, the Redevelopment Authority shall consider among its projects the restoration of creeks within its jurisdiction. [Timeframe for completion: Intermediate and long-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Redevelopment Authority] Implementation Measure 0C-9.2(i): The City shall develop and implement a review procedure with the California Department of Fish and Game which provides each local agency Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 10 Policy 0C-9.6: Establish a Stream and Creek Restoration Master Plan for each creek flowing through the City limits. Implementation Measure 0C-9.6(a): In the short term planning period, the City shall establish a citizen's task force for the Stream and Creek Restoration Master Plan and provide staff and technical assistance. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-9. 6(b): The task force's final plan shall include recommendations for private and public funding sources and incentives to property owners to accomplish stream or creek restoration. [timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~ Agency/Department responsible: City Council and Board of Supervisors] '1.04 Hillside development 1.04.01 Summary of major findings preserving the hills on the western side of the Ukiah Valley will provide environmental benefits to the Valley. Additionally, the hillsides are an aesthetic and visual resource fundamental to Ukiah residents and to the tourist industry and they add economic value to property throughout the valley. Policies related to a~sthetics and viewsheds are established in the Community Design Element. More specifically, the hills help establish the identity of Ukiah and the Valley. The resource value of these hills is dependent on (1) fire protection, (2) minimizing landslide risks, (3) maintaining a healthy habitat for wildlife and (4) providing the condition for a healthy watershed. Scattered public ownership within the hills provide opportunities for the city and county to work with other public and private agencies to acquire or seek out easements to facilitate public access of the hills, trails, and other passive recreation resource values. The eastern hills of the Ukiah Valley, due to exposure of the afternoon sun, provide a different habitat and vegetation cover than that of the western hills. The eastern hills contain a number of drainage channels and small canyons which result in nearly continuous extensive oak woodland habitat. Ensuring that a continuous habitat remains is an important community value for wildlife conservation and a~sthetics. The use of flexible siting and development standards provide opportunities for efficient cluster development and maintenance of open space corridors. These are some of the methods available to conserve continuous habitat. Open space programs for public health and safety are incorporated in the General Plan's Safety Element in Chapter IV.4. 1.04.02 General Plan goals, policies, and implementing programs Goal OC-10: Conserve the natural woodlands environment of the area hill,~. Policy OC-lO.l:Prepare a "Habitat Conservation Plan" for conservation of hillside environment. Implementation Measure OC-lO.l(a): During the short-term planning period, a "Habitat Conservation Plan" shall be developed in cooperation with the California Department of Fish and Game for the purpose of conserving valuable grounds in Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV.1. Open Space and Conservation 4, Page 12 Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-11.1 (b): Lands designated for conservation shall be developed with onsite density transfer provisions such as cluster housing. [Timetrame tor comple- tion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-I1.1 (c): Utilize the provisions of the Land Development Code to allow density transfer within parcels that create cluster development to provide a balance between open space retention and the need to maintain a growing housing stock. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-11.1(d): Density transfer shall be utilized as part of a project's subdivision review through provisions in the revised Land Development Code. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-11.1 (e): Residential development density shall be allocated in relation to the availability of services and facilities to serve the property in the land use element. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy 0C-11.2: Development shall incorporate open space reserved for wildlife habitat and hiking. Implementation Measure OC-11.2(a): When new residential development is proposed in the hills, provide incentives to encourage cluster development as a means of maintaining and enhancing natural areas and public hiking access. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: City Planning Department and County Department of Planning and Building] f.05 Water resources 1.05.01 Summary of major findings 1.05.01(A) Surface water runoff Surface water runoff is generated by precipitation that cannot be absorbed into the ground in the period following a storm. The surplus of water moves downhill into drainage channels, forming creeks, streams, and ultimately entering the Russian River. The amount of surface run-off is a factor generated by the precipitation in the storm, ground saturation, and the available permeable ground surface. When land is devel- oped, ground is compacted or covered with paving. These surfaces are called impermeable surfaces. "Permeability" is Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page ]4 1.05.01(B) Points of potential contamination There are two terms that apply to water pollution -- point and non-point sources of pollution. Point sources are those that can be "pinpointed" to a specific location. Non-point sources of pollution originate over broad areas from which no single place of beginning can be identified. Between 1991 and 1993, the Califomia legislature updated many of the State's laws related to clean water. The regulations cover many methods of management, remediation, and enforcement. Some of the regulations assign responsibility to County Health Departments, however, most are assigned to the California Water Quality Control Board. In 1992 and 1993, the Congress updated and renewed the Federal Clean Water Act. Most management, responsibility, and enforcement has been assigned to the United States Environmental Protection Agency (EPA). Federal regulations address similar standards as California regulations. States are permitted to enact laws with more stringent standards than those applied by the Federal government but not standards which are less stringent. All public and private development in the Ukiah Valley will need to ensure protection of water sources -- the Russian River, its tributaries, and the groundwater system. For many years, treated and untreated water from municipal sewage disposal systems were discharged into water systems. Urban sewer plants were among the earliest targets for clean water actions and improvements. Sewage disposal methods are constantly improving, and reclaimed water can enhance conservation efforts by providing an alternative water source for certain uses, such as landscaping. Additionally, it may be possible to achieve an a~'sthetic enhancement of treatment ponds. The emphasis for preventing surface water contamination is being placed on the individual. When surface water and stormwater runoff is controlled, the volume of contamination entering the Russian River system is reduced. Onsite management allows the City and County to cut down on the costs of containment through construction of less complex systems. Stormwater controls to cut down on contamination is a City- wide system that is needed. The City of Ukiah owns a landfill located on Vichy Springs Road east of the Russian River. The landfill is part of the overall waste management system for Mendocino County. At the present time, there have been concerns about the potential for groundwater contamination from the landfill. Landfills must be designed to contain any water that touches the fill area. Surface water is contained through collection ponds designed to trap any excess flow of water so that it cannot leave the landfill site. These issues must be resolved as part of the permit process. 1.05.01(C) Water supply and demand Water supply is not constant in the Ukiah Valley. The amount of water available for use varies with precipitation, and intensity of water Table IV. 1-1: Water storage capacity, Russian River system use. The right to use the available water is divided into three broad categories. Approximately forty percent of the more than 20,000 acre feet of water rights in the basin is controlled by "Pre-49" Water Rights, considered to be the preemi- nent water right. Another forty percent is held in various distribu- Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.1. Open Space and Conservation ~, Page 16 partment responsible: City Planning Department and County Department of Planning and Building] Goal OC-13: Protect the Valley's groundwater system. Policy 0C-13. I: Maintaining long-term sustained yield of the Valley's groundwater system shall be the standard for evaluation for groundwater protection programs. Implementation Measure OC-13.1(a): During the intermediate term planning period, assemble available baseline information describing the Valley's groundwater system -- physical and natural characteristics, quality and quantity, and demand and resupply. [Timeframe for completion: Intermediate-term planning period ~, Measure ap- plies to: City and County ~ Agency/Department responsible: City Planning Department and Mendocino County Water Agency] Implementation Measure OC-13.1(b): Compile information necessary to prepare a comprehensive evaluation of potential impacts and standardize mitigation measures and project conditions related to groundwater protection. [Timeframe for completion: Intermediateplanning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Department of Planning and Building and Mendocino County Water Agency] Implementation Measure 0C-13.1 (c): When development proposals are received, ensure that there is adequate information from the baseline study, and the standardized impact analysis and mitigation program to determine whether the proposed project will result in a significant change in the Ukiah Valley aquifer. [Timeframe for completion: Ongoing (following completion of the groundwater studies) planning period ~, Measure ap- plies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] G oal OC-14: Strive to keep local water resources for local use and avoid water export. Policy 0C-14./:Support actions to retain water in the Ukiah Valley. Implementation Measure OC-14.1(a): Participate with other area agencies in hearings and petitions before state or federal agencies to oppose transfer of water rights or Ukiah Valley-source water from within the Ukiah Valley to other areas. [Timeframe for com- pletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: Mendocino County Water Agency] Goal OC-15: Protect surface and groundwater from adverse impacts from chemicals and soil sediments found in urban and agricultural runoff. Policy 0C-15./:Protect water quality from adverse impacts of urban and agricultural runoff. Implementation Measure OC-15.1(a): Adopt grading regulations for purposes of reducing erosion and sedimentation. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works and County Building and Planning] Implementation Measure 0C-15. I (b): Support public and private land management programs which aim to reduce erosion and agricultural run-off. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City Council and County Board of Supervisors] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.1. Open Space and Conservation 4, Page 18 Widespread public interest exists in preserving agricultural uses as economic, visual and environmental resources. Protective programs with public and private financing or facilitation, including land trusts, open-space easements, and transfer of development rights could assist in conserving this valuable resource. Due to the combination of soils and climate, California agricultural lands are often noted as a natural resource of worldwide significance. In the Ukiah Valley, in addition to the prime soils on the valley floor, many of the bench lands are highly productive for grapes. Residents of the valley hold a position of trust and stewardship for the remaining agriculturally suitable areas within the valley. Absent drastic changes in circumstances, the large, contiguous areas presently zoned for agriculture will not be removed from agricultural use. This includes portions of the area west of Highway 101 north of Ackerman Creek and on the east side of the freeway into the Ukiah Valley. Other productive agricultural parcels should not be converted to urban uses while developable land remains that is unsuited for agriculture. Economic stability and sustainability in any industry is fostered by diversification and experimentation. Mendocino County has one of the largest concentrations in the state of organic farmers. As the Ukiah Valley continues to grow, there will be an increased need for lands to urbanize. Agricultural lands are scattered throughout the Valley. Much of the "prime" agriculture lands are not classified as Agriculture Preserves with Williamson Act contracts. The interest in agricultural preserves waned following enactment of Proposition 13, because property taxes were substantially reduced.8 Some of the lands within the Ukiah Valley designated for agricultural use are too small for viable commercial agriculture. These parcels are scattered throughout the Planning Area. In addition to conserving prime agriculture lands in order to maintain a basic industry in the Ukiah Valley, policies to conserve agricultural lands are an important method of maintaining a rural appearing community and providing a rural quality of life. Policies for these latter two purposes should be subject to exceptions for land use conversions necessary to accommodate future populations and to accommodate existing scattered parcels too small for viable commercial agriculture.9 Long-term, programs to provide protection for existing commercial agriculture from encroaching residential development is important. The use of "right-to-farm" regulations -- combined with the required CEQA assessment of the impact of proposed development on adjoining agriculture uses -- are among the methods that can be used as a means of protecting existing agriculture from incompatible uses. 8Mendocino County General Plan, page 1-10. 9"Commercial agriculture" means an agricultural enterprise that generates enough net income annually to cover the proprietor's living expenses and the operation's equipment repair and replacement (Source: Steven Taylor, Pacific Coast Farm Credit). Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.1. Open Space and Conservation ~, Page 20 sure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-19.1 (b): Require parcel sizes created by new subdivisions~° to be sufficient in size to be compatible with adjoining agriculture areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ,l, Agen- cy~Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-I9.1 (c): A land use classification and overlying zoning district could be changed from an agricultural classification to a non-agricultural classifica- tion only when all of the following have been substantiated: · The application includes either a proposed Specific Plan meeting the requirements of California law, or meets the requirements for a Master Plan Area and land development regulations; · Included in the application is a letter from the source of funding for the project that the funds have been committed and approved for the proposed development. This document may be considered confidential and not a part of the public record, however, lead agency officials shall be required to attest to its authenticity; · The development plan shows how infrastructure shall be provided. The project shall not result in a need for premature expansion of infrastructure; · Along with the application, proof must be provided that no other locations within the Planning Area could meet the project's objectives; · The General Plan amendment must achieve the long-range goals of the General Plan as it exists prior to amendment; · The application shall not have a significant adverse effect on adjoining agricultural uses; · The subject land is substantially unuseable for agricultural purposes due to encroaching adjacent nonagricultural uses. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City Planning Department and County Department of Planning and Building] Goal OC-20: Allow agriculturally-compatible uses on non-viable agriculture lands. Policy 0C-20./:Ensure that development parcels on which commercially-viable agriculture is not feasible is compatible with agricultural uses. Implementation Measure OC-20.1(a): Permit residential land use on agricultural lands at parcel sizes compatible with commercial agricultural uses on lots that are not feasible for commercial-scale agricultural use. [Timeframe for completion: Ongoing planning period ~t, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-20.1(b): Utilize provisions of the Land Development Code to ensure that there is a suitable separation between commercial agriculture uses and non-compatible uses such as residential. The responsibility for providing the separation shall be borne by the non-agricultural use. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City Planning Department and County Department of Planning and Building] ~°For purposes of the General Plan, subdivision means the division of any land into two or more saleable or buildable parcels. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California IV.1. Open Space and Conservation ~, Page 22 The second category involves "park trees." These trees are located on public property in the various City- or County-owned parks throughout the Planning Area. Trees located on other publicly-owned lands, such as school playgrounds or Mendocino College, are also classified as "park trees." The third category covers mature or "stately trees", located emirely on private property, such as the proverbial "old oak tree" in the back yard. The vision of the General Plan focuses on conserving or enhancing these trees as part of project design rather than an unmitigated removal for convenient construction. ~:Prepared for the General Plan by Stephanie Hoppe, July 8, 1993. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~/~ Mendocino County, California IV.1. Open Space and Conservation ~, Page :24 Implementation Measure 0C-23.1 (b): Develop landscaping standards which use native plant landscaping for all new development and redevelopment projects. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-23.1(c): Landscaping standards for new development and redevelopment projects shall be applicable to all but individual single-family residential development. ~3 Compliance with landscaping standards shall be required as a condition of discretionary approvals or a condition of issuing a building permit. This implementation measure does apply to single family residences located within planned developments or subdivisions for which landscaping standards were incorporated as conditions of project approval. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal OC-24: Policy 0C-24.1 Replace aging trees with new trees. :Develop a program to ensure continued healthy tree propagation. Implementation Measure 0C-24.1 (a): Implement the program to replace aging trees giving preference to native species. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Parks and Recreation] Goal OC-25: Maintain and enhance the City's canopy of shade trees. Policy 0C-25.1 :Protect existing healthy mature trees to maintain shade and area attractiveness. Implementation Measure 0C-25.1 (a): During the short-term planning period, utilize the Land Development Code or enact an ordinance identifying important shade tree areas and providing for their long-term management and health. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: City Planning Department] Implementation Measure 0C-25.1 (b): Establish a requirement for public notice and hearing when trees are to be removed from undeveloped public, private, and redeveloped property -- except for recreational purposes or in relation to agriculture -- as part of the design review program. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~ Agency/Department responsible: Redevelopment Agency] Goal OC-26: Restore river fisheries. Policy 0C-26.1 :Prohibit fishing access to spawning riffles and fishing of newly released fish. Implementation Measure 0C-26.1 (a): Establish restricted or no access points to areas where fish are known to spawn. [Timeframe for completion: Ongoing planning period ~, Mea- sure applies to: City and County ~ Agency/Department responsible: City Planning Department and Fish and Game Commission] ~3Applicability of design and landscaping standards are defined in the Community Design Element, Chapter VI.2 of the General Plan. Generally, individual single family homes on individual parcels -- unless part of a planned unit development, Master Plan Area, or Specific Plan -- are exempt from design and landscaping standards identified in the Plan. If a home is part of a planned unit development, Master Plan Area, Specific Plan, or if it was part of a subdivision with landscaping conditions, then individual homes may be subject to design review. Adopted by the City Council: December 6, 1995 Uldah Valley General Plan and Growth Mana(3ement Procjram City of Uldah Jl~ Mendoclno County, California IV.1. Open Space and Conservation e, Page 26 1.09 Urban open space 1.09.01 Summary of major findings OPen space within the City is very limited. Urban open space needs to be defined within the Planning [ Area. The established residential neighborhoods-- particularly the West Side with its mix of residents and housing types and its extensive mature trees and landscaping -- give the city its character as a pleasant place to live. Increasing pressure to remove stately trees and preempt yard areas for larger houses and additions should be offset by in lieu fees or off-site substitution of landscaped areas or public gardens in neighborhood park districts, lot coverage limits, and other measures. Community gardens, which are touched on in this section, are addressed in detail with supporting policy programs in the Parks and Recreation Element in Chapter V.2 of the General Plan. 1.09.02 General Plan goals, policies, and implementing programs Goal OC-29: Maintain and enhance the "urban forests" which create a sense of urban space. Policy 0C-29.1: The developmneat review process shall incotpor~e measures to maintain and enhance the urban tree canopy. Implementation Measure OC-29.I(a): The Land Development Code shall incorporate measures to mnaintain and enhance the urban tree canopy. [Timeframe for completion: Ongoing plann- ing period ..'. Measure applies to: City ~. Agency/Department responsible: City Planning Department ] Implementation Measure 0C-29.1(b): Review construction and landscaping site plans to ensure that healthy trees are not removed unnecessarily. [Timeframe for completion: ongoing plann- ing period ¢. Measure applies to: City and County ~, Agency/Department responsible: City planning Department and County Planning and Building Services Department] Policy 0C-29.2: Cultivate an understanding of and appreciation for the social, environment, and aesthetic values of trees. Implementation Measure 0C-29.2(a): Make available information on sound urban forest management practices. [Timeframe for completion: Ongoing planning period ¢- Measure ap- plies to: City nn Agency/Department responsible: City Planning Department ] G oal OC-30: Showcase the Civic Center area as an urban park and gathering place. Policy 0C-30.1: Connect the Civic Center to the Courthouse through landscaping. Implementation Measure OC-30.1(a): During the short-term planning period, redesign the Civic Center grounds/Seminary Avenue corridor as an urban park gathering place. Landscape the corridor that connects downtown to the Courthouse area via School Street. [Time- frame for completion: Short-term planning pedod ~, Measure applies to: City ~. Agency/De- partment responsible: Parks and Recreation] Implementation Measure OC-30.1(b): Maintain Seminary Avenue as a tree-lined boulevard. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City .3, Agen- cy/Department responsible: Parks and Recreation] Policy 0C-30.2: Utilize undeveloped City-owned parcels as community gardens. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.1. Open Space and Conservation 4, Page 28 barriers, rapidly diluting and dissipating so that no health hazard remains. Conversely, still air often allows pollution levels to build up near where emission occur. Frequently in the Ukiah Valley, a phenomenon known as a "temperature inversion" occurs. During inversion conditions, a layer of warm air covers a cooler layer near the ground, trapping air and restricting vertical mixing. The base of these inversions usually occurs at 1500 feet or lower, well below the tops of surrounding hills. Data from the California Air Resources Board (ARB) shows that an inversion is present 98 % of mornings, and it is ground-based 85 % of the time~4. The result is that pollutants emitted in the Ukiah Valley are effectively trapped, and cannot disperse vertically or laterally. Compounding this trapping effect, calm (near zero mph) surface winds occur about 50 % of the time. Two processes form surface-based inversions in the Ukiah Valley. During summer, warmer inland temperatures tend to create a low pressure zone, which pulls cooler marine air inland. This intrusion of cool marine air into the Valley near the ground lifts warmer air, creating an inversion on most summer days. Inversions also form nocturnally as air cooling on surrounding hills flows down canyons, pooling on the Valley floor. During winter, strong local inversions form as cold air sinks from surrounding hills. This happens on most nights in stable weather between storms. During these periods, pollution build-up from automobiles and stationary sources is often compounded by significant quantities of PMIO (smoke) from open burning and wood burning appliances. The Ukiah Valley's strong, persistent winter inversions, coupled with little wind (between storm periods) allows pollution to build for a period of days, with each day's new emissions added to the residual from the day before. At such times, violations of the state PM~0 standard can occur. Prevailing strong summer winds come from the northwest. However, winds can come from the south and east under several short-lived conditions. First, when a storm front approaches Northern California from the north-west, winds near the surface blow toward the storm front (an area of low pressure). These southerly winds usually last no more than a day, and as soon as the storm passes, winds again are still or blow from the north-west. Very hot weather in the upper Sacramento Valley can also cause cooler marine air to flow up the Russian River, causing weak to moderate south winds along the Valley floor. In early autumn, strong, dry offshore winds may occur for several days in a row. These winds, called "Santa Anas" in southern California, are usually caused by a large mass of cold air aloft subsiding over southern Utah and northern Arizona. As this air mass sinks, it compresses the air below it, causing heating and surface air movement toward the Pacific coast. During either of these regimes, air pollution created in the Sacramento Valley, Santa Rosa Plain, or even San Francisco Bay area may move into the Ukiah Valley. ~s f. fO. O2(B) Air Quality Management Responsibility for controlling air pollution rests with the Mendocino County Air Quality Management District. The County Board of Supervisors governs the District. The District's mission is to protect public health and welfare from the effects of air pollution. The District protects public health by maintaining all ~4personal communication with David Faulkner, Executive Director of the Mendocino County Air Quality Management District (MCAQMD), July 29, 1994. ~SPersonal communication with Phil Towle, MCAQMD, and Wilson Goddard PhD, Consulting Engineer, July 29, 1994. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.1. Open Space and Conservation ~t, Page 30 Ozone 1 hour ppm 0.09 0.12 Annual ~zg/2 ~g/m3 30.00 50.00 PM10 24 hours ~zg/m3 50.00 150.00 - Sulfates 24 hour ~zg/m3 25.00 - - Hydrogen 1 hour ppm 0.03 - - Sulfide (H2S) Scientists express concentration of ambient air contaminants in the following units: ppm refers to parts per million by volume, and/~g/m3 is micrograms per cubic meter. The federal government sets National Primary Standards at levels necessary to protect public health. Similarly, National Secondary Standards protect public welfare from any known or anticipated adverse effect of a pollutant. For all pollutants except as noted, California Standards must not be equaled or exceeded. For carbon monoxide and sulfur dioxide (1-hour averaging period) standards can reach the limit shown but must not exceed that level. For ozone levels of 0.10 or above, the state Air Resources Board uses a statistical computation to determine if the district becomes "non-attainment." The respirable particulate matter standard must not be exceeded. National standards, other than for ozone and those based on annual averages or annual geometric means, must not be exceeded more than once a year. The federal ozone standard is attained when the expected number of days per calendar year with maximum hourly average concentrations above the standard is equal to or less than one over a three year period. For respirable particulate matter, the federal annual standard is based on the arithmetic mean and the state annual standard is based on the geometric mean. 16In sufficient amount to produce an extinction coefficient of 0.23 per kilometer due to panicles when the relative humidity is less than 70 percent. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 32 1972, '74, '75 and '76 (no data available for 1973). More restrictive stationary source rules reduced emissions sufficiently to meet the standard through 1986. PM~0 monitoring replaced TSP in 1987. These PM~o measurements, which provide a better indication of actual human health impacts, show standard violations almost every winter to date. 1.10.02(G) Sources of Emissions Ozone occurs as a secondary pollutant formed in the atmosphere from precursors: Reactive Organic Gases (ROG) and Nitrogen Oxides (NOx). ROGs come from vehicle fueling and exhaust, paints and solvents, industrial processes, and biogenic sources. The main source of NOx is combustion, whether in Table IV. 1-3: Ozone Data for the Ukiah Valley 1980-1993 (ppm) as surveys of homes relying solely on wood heat). an open burn, a boiler or an automobile engine. Ozone also contributes to formation of nitrogen dioxide, an acrid, highly irritating pollutant which gives the reddish-brown color to urban smog. Particulate matter emissions occur from a variety of stationary and mobile sources. The ARB estimates that over 27 tons per day of PMl0 emissions come from motor vehicles (entrained road dust and exhaust) in Mendocino County. This represents about 75% of daily emissions during the dry months. 17 The California ARB prepares estimates of daily pollution emissions within the state's air basins, as required by state law. 1991 represents the most recent emission inventory for the county, (published in January, 1994). The District provided point source emission estimates, while ARB staff estimated emissions for area sources and motor vehicles. "Area sources" is a term for the many small stationary sources (i.e., water heaters, consumer solvents) that the District does not permit. Emission estimates for some sources, (such as residential wood combustion), need further review because the ARB probably applied generalized factors to this county which may not reflect actual conditions. Many times these generalized emission estimates undergo refinement by air districts, based on better local knowledge of emission sources (such Table IV. 1-5 shows estimated emissions of air pollutants from various sources in Mendocino County, based on the Air Resources Board's emission inventory for 1991. ~7California Environmental Protection Agency, Air Resources Board, Technical Support Division. Emission Inventory 1991. Published January 1994. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah tl~ Mendocino County, California IV. 1. Open Space and Conservation 4, Page 34 Caltrans reports that, between 1985 and 1992, driving on local streets and roads increased 4% per year (from 275,421,000 AVMT to 345,010,000 AVMT).~8 During the same period, county population grew at only 1.9 % per year (County Census data). Therefore, local auto traffic has grown twice as fast as population. Caltrans reports that statewide, vehicle use is increasing at about 5 % a year, while congestion is increasing at 15 % per year. In 1994, the state estimates that fully 25 % of all gasoline burned in the Los Angeles basin is wasted by vehicles idling in traffic. In 1993, average traffic speeds for all roads in the Los Angeles area was about 35 mile per hour. With increasing congestion, this speed will fall to about 18 miles per hour by 2010. While Caltrans has not performed such refined estimates for the Ukiah Valley, the trends are clear. Table IV. 1-5: Summary Annual Emission Inventory for Mendocino County (1991) Solvents 1,095 Industrial Processes 37 Miscellaneous Processes 146 Total Stationary Sources 1,862 ~ Entrained Road Dust - Petroleum Marketing 475 On-road Vehicles 402 - - 1,460 7,629t 548 219 2,592 . I . I 9,855 2,701 26,280 3,139 219 256 Other Mobile 1,387 7,665 4,015 ~ 1,059, 219 ~ Total Mobile Sources 4, 563 33, 945 7,154 1,278 10, 330 This General Plan forecasts a 60% increase in Valley-wide population over the next 30 years. If current documented trends continue, this would result in traffic increasing by 120% over present levels. Can serious congestion be far behind? With congestion comes a significant increase in motor vehicle emissions, as cars create high emission levels under acceleration (common in stop-and-go traffic). An analysis of some of the current causes of traffic growth can help one understand the problem. Much of the growth in motor vehicle use is caused by developing new housing in locations far from shopping, jobs, schools, childcare, and the other day-to-day necessities. Additionally, pedestrian, bicycle, ~SCalifornia Department of Transportation, District 1. Letter from Linda Goff-Evans to MCAQMD. March 7, 1994. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 36 attainment. In addition to public health consequences, non-attainment status could have seri°us repercussions for local business and citizens. The 1988 California Clean Air Act2° mandates ozone non-attainment districts to develop plans to achieve the state standard by the earliest practicable date. Each district plan must achieve emission reductions of at least five percent per year, or 15 % averaged over three years. Among the required actions by air districts for attainment plans are: 1. Implement a permitting program for new stationary sources with potential to emit 25 tons per year designed to achieve no net increase. 2. Require stringent control technology for existing sources. 3. Adopt control programs for area-wide and indirect sources. 4. Develop a sophisticated emission inventory and analytical capabilities. 5. Develop public education programs to reduce emissions from transportation and area-wide sources. Additionally, the state will impose programs independent of local district actions, such as imposing mandatory biennial smog check for all vehicles, county-wide. This program alone would cost Mendocino county residents approximately $4.5 million per year. Clearly, the City's residents will benefit from maintenance of state ozone standards by reducing emissions from all new development projects, and continuing to reduce pollution from existing sources. The policies provided in this element, along with supporting policies in the rest of the General Plan, provide a very important tool for maintaining air quality. 1.10.03 Summary At a recent conference in San Francisco, Mary D. Nichols, Assistant Administrator for Air Quality with the Federal EPA was asked, "Now that the Bay Area's air quality almost meets EPA standards, what could we have done to achieve these standards sooner?" She replied, "If there is one area where I have some disappointment, it is that we weren't able to bring together local governments, through their land use and transportation planning agencies, sooner. Working with air regulators, they might have been able to develop plans that would have knitted together the transportation systems and land use plans of the region in a way that would have facilitated some of the efforts to maintain air quality in the region. It is a lot harder to come back after the fact and try to take people's cars away, make it more expensive for them to drive, or otherwise limit people's choices when, if we had planned better to begin with, we might have made it easier for everybody to rely less on driving than they do today." G 1.10.04 oal OC-31: General Plan goals, policies, and implementing programs Reverse present deterioration of Valley air quality to maintain agricultural viability and human health. Policy OC-3I. I :Concentrate development to encourage mass transit and limit automobile use. Implementation Measure 0C-31.1 (a): Utilize the revised Land Development Code as a means of promoting improved siting of development to reduce vehicle emissions. [Time- frame for completion: Ongoing planning period 4, Measure applies to: City and County ~, 2°California Health and Safety Code §40918 et seq. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.1. Open Space and Conservation ~, Page 38 Implementation Measure 0C-34.1 (b): City and County project applications shall include a recommendation that applicants meet with the MCAQMD prior to submitting applications for processing if it appears that the proposes project may meet or exceed MCAQMD emissions thresholds. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-34.1(c): Conduct a pre-application air quality review with MCAQMD to identify issues or problems that might require redesign or major alterations of the project and recommend applicants submit formal air quality impact analyses to the District for adequacy review. [Timeframe for completion: Ongoing planning period ,e, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal OC-35: Support air quality and transportation modeling programs. Policy OC-35.1:Work for the creation of a Valley-wide Geographic Information System for modeling air and traffic impacts. Implementation Measure 0C-35.1 (a): In the short-term planning period, the City and County shall cooperate with the AQMD when developing transportation, air quality and other resource modeling, and when establishing geographic information system (GIS) technology. This policy supports data sharing with County, Regional, and State agencies and avoids redundant tasks. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Goal OC-36: Support and participate in the air quality education programs of the MCAQMD. Policy OC-36./:Work with the MCAQMD to create public awareness and education programs about air quality issues. Implementation Measure 0C-36.1(a): The City and County shall assist the MCAQMD in educating developers and the public on the benefits of pedestrian and transit friendly development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Implementation Measure 0C-36.1 (b): Jointly develop and promote seminars on planning that enhances air quality and other community values. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Implementation Measure 0C-36.1 (c): During the short term planning period, the City and County shall develop employee education programs about the possibilities of reducing air pollution through personal life-style choices. This program may include the importance of using wood burning appliances appropriately, developing employee rideshare matching, and programs to encourage employees to use non- polluting modes for commuting. [Timeframe for completion: Ongoing planning period Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 40 Policy 0C-38./:Require "clean air" heat sources in new construction. Implementation Measure 0C-38.1(a): Through local building codes or ordinances, the City and County shall require primary heat sources in all new development, room additions, or remodels involving space heating to utilize low/no air emission heat sources. Examples may include solar, natural gas, propane, butane, fuel oil, or electricity. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Building Departments] Implementation Measure 0C-38.1 (b): The City and County may restrict or prohibit installation of wood burning appliances in new development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Building Departments] Implementation Measure 0C-38.1 (c): During the short-term planning period, the City and County plan reviews and inspections shall verify that solar access is optimized and primary heat sources come from low-polluting sources. Special exemptions may be made for oil-fired appliances in out-lying areas not served by natural gas. [Time- frame for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Building Inspection] Implementation Measure 0C-38.1(d): Where wood burning appliances are permitted, dwellings may be required by local ordinance to (a) incorporate increased insulation or reduced window area sufficient to exceed insulation requirements of Title 24 of the state energy code by 25 % or more; (b) install only EPA-certified wood stoves, fireplace inserts and pellet stoves, and (c) provide energy calculations to substantiate that wood-burning is not the primary heat source. [Timeframe for com- pletion: Short-term planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: Building Inspection] Implementation Measure 0C-38.1(e): The City, County, and the Mendocino County Air Quality Management District shall develop a program to voluntary retrofit existing homes containing older, highly polluting wood stoves, and fireplaces with Environmental Protection Agency (EPA) certified clean burning appliances. Funding may come from the City, the County, the MCAQMD, developer offset fees, fines or settlements, grants, or other mechanisms. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: AQMD, Building Departments] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah I~ Mendocino County, California IV.2. Noise ~, Page 2 NOISE 1YI'E MEASURED ~ Short-term Community O 24-Hour Community O Traffic SCALE IN FEET 0 1000 3000 SO00 NOISE DATA SITES NI ~ Mendocino Co I Figure IV. 2-F: Noise measurement sites Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV.2. Noise 4, Page 4 1200 1000 800 6OO 4OO 200 0 10 Distance (feet) . I 20 30 40 50 Average Daily I I I I 60 70 8O 90 Traffic (xlO00) · 35 mph '-' 60 mph Posted Speed I 40 mph × 55 mph -- 45 mph 100 Figure IV. 2-H: Distance to 60 dB Lu. Contour (Arterial Traffic) Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ~1, Mendocino County, California IV.2. Noise ~, Page 8 SCALE IN FEET 0 1000 3000 $000 RAILROAD NOISE Figure IV. 2-1: Existing railroad noise contours Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California IV.2. Noise ,e Page 10 Policy NZ-1. 4: standards of the Uniform Building Code to require construction methods to reduce indoor noise levels to acceptable Building Code standards. [Timeframe for completion: Intermediate-term planning period ~, Measure ap- plies to: City ~, Agency/De- partment responsible: Planning Department] Implementation Measure NZ-1.2(b): New development of noise-sensitive uses shall not be permitted in areas exposed to existing or projected noise which exceed the levels specified in Table IV.2-4 unless the project design includes effective mitigation measures to reduce noise in outdoor activity areas and interior spaces to the level specific in Table IV.2--4. [Timeframe for completion: Intermediate-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure NZ-1.2(c): Expansion of existing roads must be designed using ac- cepted acoustical engineering features -- examples include low landscaped berms, landscaping, below-grade construction, and speed control -- to minimize expansion of the existing DTC. [Timeframe for completion: Ongoing planning period ~, Measure ap- plies to: City ~, Agency/Departmentresponsible: Public Works Department] Policy NZ-1.3: Use appropriate construction techniques to reduce interior noise exposure for residences built within a DTC. Implementation Measure NZ-1.3(a): In the revised Land Develop- meat Code reference thel[!ii ii! ii ::iii!ii!iii Maximum Level, dB 70 65 Encourage programs to reduce impacts from aircraft. Implementation Measure NZ-1.4(a): During the short term planning period, the City airport shall initiate a notification program to notify pilots of the one thousand (1,000) foot ceiling for f~xed-wing aircraft over congested areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Department of Aviation] Implementation Measure NZ-1.4(b): During the short-term planning period, the airport shall initiate a public education program designed to reach appropriate pilots to request that recreational overflights -- such as ultralight craft and balloon -- avoid hovering, circling, or making repeated passes over the same geographic area as a means of reducing noise nuisance to those on the ground. [Timeframe for completion: Short-term planning period ~, Measure applies to: CRy ~, Agency/Department responsible: Department of Aviation] Implementation Measure NZ-1.4(c): At such time that scheduled passenger aircraft begin to use the airport, require that commercial passenger service aircraft comply with the best available noise equipment standards to reduce noise impacts on the ground. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Department of Aviation] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California IV.2. Noise 4, Page 12 2.03.01(A) Major fixed noise sources The following descriptions of existing fixed noise sources in the General Plan study area are intended to be representative of the relative noise impacts of such uses, and to identify specific noise sources which should be considered in the review of development proposals. All of these fixed noise sources are outside of the City. The Masonite Plant operates 24 hours per day, 7 days per week. Major noise sources associated with the hardboard plant include industrial processing, stack scrubbers, blowers, conveyor systems, heavy trucks to and from the site, and front end loaders operating on the site. Operational noise level data was collected for the Masonite Plant on October 3, 1991. An average noise level of 63 dB and a maximum noise level of 68 dB were measured at a distance of 600 feet from the main plant, and approximately 100 feet from the property boundary. The estimated location of the 50 dB L,q noise contour is shown on Figure IV.2- -J. The Louisiana Pacific Sawmill and Planing Plant operates 24 hours per day, 7 days per week. Major noise sources associated with the plant include truck traffic to and from the site, blowers, large saws and wood planers. Noise level data collected near the plant site indicated an average noise level of 60 dB at a distance of 300 feet from the center of the lumber yard, and 50 feet from the entrance to the plant. The estimated location of the 50 dB Leq noise contour is shown on Figure IV.2-J. The Parnum Paving Company is located along North State Street, north of Pomo Lane. The Parnum Paving Company is an asphalt batch plant which operates during the daytime hours. Major noise sources associated with the Parnum Paving Company include heavy trucks to and from the site, front end loaders which move material on the site, and the operation of the batch plant. Noise level data collected at the plant indicated an average noise level of 54 dB at a distance of 250 feet from the asphalt plant. The estimated location of the 50 dB L~q contour is approximately 400 feet from the batch plant, and is located outside of the Plan Area map boundary. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.2. Noise 4, Page 14 The Ford Gravel Company is a concrete batch plato which operates during the daytime hours. Typical noise producing operations associated with the Ford Gravel Company include the arrival and departure of heavy trucks, onsite from end loaders which move batch plato materials, loading of concrete trucks with ready-mix at the batch plato, and vibrating shakers on the batch plato. Noise level data collected at the plato indicated an average noise level of 62.5 dB at a distance of 100 feet from the property line. The estimated location of the 50 dB L~q comour is shown on Figure IV.2-J. Mendocino County Fairgrounds. The Fairgrounds were not being used during the preparation of the Noise Elemem. The facilities allow a variety of activities that may generate noise. These range from outdoor concerts to vehicle races at the track, as well as anything drawing a large crowd. 2.03. Of(B) City of Ukiah Municipal Airport The City of Ukiah Municipal Airport is located at the south end of the City of Ukiah, and is bordered by South State Street to the west, U.S. 101 to the east and Hastings Avenue to the north. The City of Ukiah Municipal Airport is a public use airport which is operated by the City of Ukiah. According to the 1990 California Aviation System Plan (CASP), the airport has one runway with a heading of 15/33, and a runway length of 4,415 feet. The CASP reports that the airport has 103 based aircraft with a total of 50,000 annual operations. According to the CASP, the existing based aircraft include 92 single engine piston, 9 multi-engine piston and 2 rotorcraft. Discussions with the airport manager on October 2, 1991 indicate that the number of based aircraft reported in the CASP is consistent with 1991 estimates. Approximately 65 % of the aircraft depart on runway 15 to the south. However, depending on wind direction, this percent may change on any given day. The majority of residences in the City of Ukiah are located to the north and west of the airport. Approximately 90 % of the aircraft which depart to the north on runway 33 make a 15 degree right turn beginning at approximately Gobbi Street, and then proceed south. This procedure avoids flying over the majority of the residential developments. Some aircraft which depart on runway 33 will continue a straight-out departure, and will fly directly over residential developments. The most recem airport master plan was adopted on March 17, 1971, and the last airport layout plan was adopted in December 1974. The City updated its Airport Master Plan in 1995, and it is scheduled to be adopted by the City Council and the Mendocino County Airport Land Use Commission before the end of 1995. There are no Community Noise Equivalem Level (CNEL)2 comours which have been developed for the City of Ukiah Municipal Airport. Based upon discussions with the airport manager regarding flight tracks, aircraft operational procedures and runway usage, CNEL comours were developed for the Ukiah Airport for a peak day, which includes CDF firefighting tankers, and for an annual average day. See Figures IV.2-K and IV.2-L for predicted locations of the City of Ukiah Airport CNEL comours. Crop dusting aircraft City of Ukiah staff have expressed concern about the noise associated with crop dusting activities. Aerial application aircraft are frequemly used to spray crops or to spread seed or fertilizers. There are many types of fixed or rotary wing aircraft used for aerial application, including aircraft with radial and 2CNEL: Community Noise Equivalent Level means the average equivalent sound level during a 24-hour day, obtained after addition of approximately five decibels to sound levels in the evening from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels in the night before 7:00 a.m. and after 10:00 p.m. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California IV.2. Noise ~, Page 16 ordinary conversation at over a mile. Fortunately, their flights are generally restricted to daylight hours from late June until mid October and then usually only when a fire is being fought. Corporate aircraft Corporate jets are also noisy and use the airport throughout the year. It should be noted that newer planes, especially jets, are both more efficient and less noisy than older models, with reductions in noise levels of about 15-20 decibels, a significant decrease (FAA, 1990). As CDF replaces its fire fighting aircraft, citizens can expect the newer equipment to be quieter. The same holds true for the corporate jets. On balance, the annoyance for noise is outweighed by the usefulness of the aircraft involved and their importance to the community. General aviation noise levels General aviation aircraft ordinarily do not pose a noise problem outside the perimeter of the airport boundary. Their noise levels are comparable to large trucks, and are less noisy than some leaf blowers. Noise levels typically are 90-100 decibels or below at 100 feet from the plane. However, a low overflight or a missed approach may result in episodic higher noise levels to those directly below the aircraft. 2.03.01(C) Methods of mitigation California standards have been developed for maximum aircraft noise levels. The California Administrative Code Title 21 states, "The standard for the acceptable level of aircraft noise for persons living in the vicinity of airports is hereby established to be a community noise equivalent level of 65 decibels" (Hodges and Schutt, 1991, Page 5-4). Moreover, the regulations stipulate that certain kinds of land uses are incompatible near airports. These include residences of all types, public and private schools, hospitals and convalescent homes, and places of public worship. These standards are identical to the ones set forth by the FAA. Hodges and Schutt (1991) state, "An important policy implication of overflight annoyance is that of disclosure to owners and prospective buyers of property near an airport of the nature and extent of the airport's activities and the plans for its future. Policies requiring some form of buyer notification for residential uses in an airport's vicinity are recommended. The intent ora buyer awareness or disclosure policy is to enable those who are particularly sensitive to overflights to avoid moving into the affected areas' (Page 5-7). Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah · Mendocino County, California IV.2. Noise ~, Page 18 ! 65 dB CNEL ..... ~eak [:ire Day FIRE AIRCRAFT 60 dB Peak F Figure IV. 2-L: Existing peak day (fire fighting activities) CNEL airport contours Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California IV.2. Noise ~, Page 20 noise level standards of Table IV.2-3 as measured immediately within the property line of the new development, unless effective noise mitigation measures have been incorporated into the development design to achieve the standards specified in the table. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ,~ Agency/Department responsible: Planning Department] Implementation Measure NZ-2.3(b): Noise created by new proposed non-transportation noise sources shall be mitigated to a level at or below the standards of Table IV.2-3, as measured immediately within the property line. This measure does not apply to noise sources associated with agricultural operations on lands zoned for agricultural use. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City ~, Agency/Department responsible: Planning Department] Policy NZ-2.4: Protect existing residential areas from future noise impacts. Implementation Measure NZ-2.4(a): When a new industry or an expansion of an existing industry will enlarge the DTC and impact adjacent or nearby non-industrial areas, noise-abating construction techniques or methods, such as berms, below-grade location, sound walls, dense vegetation screens, or similar technically acceptable methods shall be utilized to reduce the noise to levels within the existing DTC. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy~Department responsible: Planning Department] 2.04 Community noise levels 2.04.01 Summary of major findings Excessive personal or self-expression can adversely impact amplified sound for entertainment another citizen's desire for peace and quiet. Short-term noise monitoring was conducted for the preparation of the Noise Element. Each site was monitored three different times during the day and night so that valid estimates of L,~ could be prepared. Two long-term noise monitoring sites were established within the City of Ukiah to record day-night statistical trends. The data collected included the L~ and other statistical descriptors. Measured noise levels and estimated La~ values for each site are summarized in Table IV.2-5. Monitoring sites are shown in Figure IV.2-G. Community noise monitoring systems were calibrated with acoustical calibrators in the field prior to use. The systems comply with all pertinent requirements of the American National Standards Institute (ANSI) for Type I sound level meters. The community noise survey results indicate that typical noise levels in noise sensitive areas (such as residential neighborhoods) of the City of Ukiah General Plan study area are in the range of 48 dB to 53 dB L~. Noise from traffic on local roadways, distant industrial activities, Ukiah Municipal Airport operations and neighborhood activities are the controlling factor for background noise levels in the majority of the study area. In general, the areas of the City of Ukiah General Plan study area which contain noise sensitive uses are relatively quiet. The Lgo values shown in Table IV.2-5 represent background noise levels, where there are typically no identifiable local noise sources. The Lso values represent median noise levels. The Lcq values in Table IV.2-5 represent the average noise energy during the sample periods, and show the effects of brief noisy Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program IV.2. Noise 4, Page 21 periods. The Lcq values were the basis of the estimated ~ values. ~ values show the maximum noise levels observed during the samples, and were typically due to passing cars, aircraft overflights, or children playing. The 24-hour noise monitoring data in Figure IV.2-G show that ambient noise levels reach a minimum during the hours of 1-5 a.m., increasing during the daytime hours as a function of increased traffic and other human activities. Noise enforcement may be put into place through several different methods. First, enforcement usually rests with the Health Department. Although the Police Department may enforce "noisy vehicles" and "loud activities," the Health Department usually enforces ongoing or peak noises from business and industry. The City, which does not have a health department, could assign noise enforcement to a code enforcement officer. With proper training and equipment, the officer would respond to calls about ongoing noisy situations, make appropriate measurements and use the normal code enforcement process to abate the noise. 2.04.02 Goal NZ-3: Policy NZ-3.1: General Plan goals, policies, and implementing programs Respect individuals' rights to avoid exposure to excessive or unwanted noise. Enforce existing noise regulations. Implementation Measure NZ-3.1 (a): Provide for effective enforcement of a Noise ordinance. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agen- cy/Department responsible: Planning Department and Police Department] Implementation Measure NZ-3.1 (b): Enforcement shall be supported through appropriate training and budget allowance. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: City Council] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.3. Safety ~, Page 2 Earthquake faults identified in the Planning Area trend from the southeast to the northwest, a tendency that occurs in the Mendocino Highlands -- the geologic name for this area of the state. Over millions of years, portions of the Highlands were dropped by fault movement resulting in the main north- northwesterly trending valleys in the County, including the Ukiah Valley. Both native slopes and those modified by grading require special consideration in the Planning Area. Landslides have occurred in the Ukiah Valley over the years. Although the Ukiah Valley has not experienced landslides dropping houses into ravines or down the hills -- a more common occurrence in the Bay Area and Los Angeles area -- the potential for such incidents does exist. Geologic studies in the Valley have determined that there are several large ancient landslides located in Spanish Canyon, Gibson Canyon, and the Robinson Creek drainage. Steep mountain slopes are susceptible to "colluvial debris slides." These are rapidly moving types of surface landslides that occur during torrential rains. The landslide is eminent when the ground is already saturated by high rainfall and the water becomes trapped or "perched" between the surface soils and bedrock. The excess moisture causes the topsoil to literally lift up and slide off the bedrock by force of gravity. It is similar to hydroplaning in a car. Improper hillside grading practices have resulted in potentially unstable cut slopes and uncompacted fills in the Planning Area. The result of poorly engineered grading may be landslides or foundation failures that can adversely affect hillside residences and access roads. Much of the Valley is located over a rock formation called "serpentine." All areas underlain by serpentine are particularly susceptible to landslides, both debris flow landslides and deeper seated bedrock landslides. A study by the California Division of Mines and Geology in 1993 found that there are improperly compacted or uncompacted fills in the western Ukiah foothills. This may Cause problems for foundations of homes built on the fills. The study also found that most of the bedrock units do not hold compacted fills wells. This is a result of over-sized rock fragments and an inadequate percentage of cohesive native material in the mix to ensure that a fill adheres to the side of a hill. When discussions occur about "slopes" and "grades," the terminology includes both percent of slope and degrees of slopes. Environmental and technical professionals utilize the terminology for different purposes -- even though both are descriptions of slope steepness. Table IV.3-10 provides a conversion of common slope factors. The first column measures the slope in terms of a distance/elevation ratio. For example a horizontal to vertical ratio (horizontal distance:vertical distance) shows the distance on level ground (horizontal) it takes for the ground to rise a certain distance (vertical). This ratio is then shown as degrees of slope in the second colunm. The third column converts the ratio to a percentage. The fourth column provides very broad and general development considerations and comments describing the slope. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ~1, Mendocino County, California IV.3. Safety ,e Page 4 Table IV.3-10: Slope Conversions and Development Considerations %:1 1:1 =63° 200% Slopes that may be roughly termed "vertical cliffs" are actually about this steep. There are very few of these steep cliffs in the Ukiah area. 45 ~' 100% R~ cut SlO~ in ex~ptionallY ~ and Unjointed ~drOCk may : perform adequatelY at 45 :d~rees; however; a detailed geological investigation is ~ed~ on a site-sp~fic basisi 1%:1 =33° 2:1 =26%° 3:1 =18%° 5:1 =11° 66.6% Debris flows typically originate on slopes of 30 to 35 degrees. The angle of response of many earth materials is usually about 30 to 35 degrees, depending on grain size and angularity of particles. Fill slopes are neady always unstable at this angle and erode by ordinary seasonal rainfall. Roadcuts in hard unjointed bedrock may locally be stable at this slope angle, provided the slope is carefully investigated by a Certified Engineering Geologist. :50% ~is is the ~t and filI SlOpe andfil! slope sPeCified by ChaPter 70 of the: 1991 uniform BUilding COde (Refer to Sections 7009 and 7010). This is the stee~st fill sloPe ~iCh is recommended for :grading in the Ukiahlarea~ : 33.3% Unsupported planes of discontinuity (joints, foliation, or bedding planes) which dip out-of-slope at about 18 degrees represent a slope stability concern if they occur on steeper natural slopes (on the order of 30 to 35 degrees). A theoretical maximum volume of landslide mass is thereby developed. : ~ 20% Many natural slopes considered to be relatiVely ~gentle" are about 5:1; in the Ukiah hillside area :this category inCludes many ridge : crests and topograPhic saddleSl/tis.anticipated that there will be ::: : continuing pressure to develop homes on 5il SlOpes since grading is typically feasible: iH°wever;r°adway aCCeSs t° these Spots is usually across much steeper slopes (~.2.:1)and:therein lies a PrinciPal constraint. · 6%:1 =9.1° 16% lO:1 12:1 =16,6:1 This is the legal maximum design grade for a road which can be negotiated by a fire truck. =5° 8.3% A paved state highway at about 8 percent grade is considered a very steep highway. Caltrans uses yellow warning signs for truck drivers at this grade. =:3%D 6% : :COncreteqined terrace drains across a~graded sloPe:faCe ShOUld be · : deSigned for a minimUm~ 6 PerCent grade' 50:1 = 1 o 2% "Level" pads for homes should be designed for at least 2 percent grade for adequate positive drainage of rainwater away from the perimeter of the home. No house pad should ever be at less than a 2 percent grade. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah tl~ Mendocino County, California IV.3. Safety 4, Page 6 Short-term planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: Department of Planning, Department of Planning and Building] Policy SF-2.2: Protect people and property from landslide danger. Implementation Measure SF-2.2(a): Geotechnical evaluations prepared by a California licensed geologist shall be submitted to the City or County prior to site development along identified areas of potential landslide or earth movement activity. If a discretionary permit is required, the geotechnical report shall be submitted with the application for the permit. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: Department of Planning, Department of Planning and Building] Implementation Measure SF-2.2(b): The Land Development Code shall contain provisions for development on hillsides in general and for development on hillsides that may be prone to slide or earth movement. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Department of Planning, Department of Planning and Building] Implementation Measure SF-2.2(c): Provisions of the Hillside Development ordinances shall be incorporated into the Land Development Code. [Timeframe for completion: Short- term planning pedod 4, Measure applies to: City and County 4, Agency/Department respon- sible: Department of Planning, Department of Planning and Building] 3.02 Flooding, dam inundation, high groundwater 3.02.01 Summary of major findings There are two types of flood hazards in the Ukiah Valley: One, potential inundation if the Coyote Dam at Lake Mendocino were to break; two, flooding which results from heavy rains overloading the drainage system. 3.02.01(A) Coyote Dam inundation The width and elevation of the Ukiah Valley on each side of the Russian River provides a large, wide channel through which water can flow if Coyote Dam were to fail. Because of the volume of water in the lake, the wall of water from a total failure and a full reservoir would travel north up the Russian River channel to a point north of Highway 20, and then south well out of the Planning Area. The topography of the channel would keep the water constrained between the bluffs and North State Street until the Rural Community of Calpella. The dam inundation area shows the potential for the community to be flooded. The greatest damage will likely occur to the south. Inundation is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west side of the Valley. The main channel of flooding would likely follow US 101 or State Street, whichever is further west. The depth of the inundation water is such that it could reach Pinoleville on either side of Ackerman Creek. Within the City of Ukiah, the inundation limits reach Dora Street between Gobbi Street and a line coming west from Talmage Road. Figure IV.3-N shows the projected innundation area. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah · Mendocino County, California IV.3. Safety ~t, Page 8 In the southern portions of the Planning Area, the water has a large land area in which to fan both east and west of the Russian River, although the model projects that most segments of US 101 south of Talmage Road will be underwater. The Rural Community of Talmage would have portions of its west side inundated. All of the Valley's water treatment facilities and sewage disposal facilities are within the inundation limits of a Coyote Dam failure. The two hospitals in Ukiah are outside the boundaries, although Adventist Hospital on Hospital Drive is at the edge of the inundation area. The City's police, fire, and Civic Center are outside the inundation limits. The Ukiah Valley Fire Station on South State Street borders the limit line. The Mendocino County Sheriff's Department is also very close to the line. Ukiah's Municipal Airport has portions of the south end of the runway within the limits of the dam inundation area. 3.02.01(B) Flooding as a result of storms Studies by the Federal Emergency Management Agency (FEMA) with later supplemental studies submitted by the City or County report areas of potential flooding due to severe storms. Because of the size of the basin draining into the Russian River and its historic channels, the width of the Russian River channel through the Planning Area ranges from a narrow point of six hundred feet at the Rural Community of Calpella to a bulge of 7,500 feet just north of Plant Road. In normal years, the river maintains the current channel it has carved through the center of the Valley. During moderately severe storms (called ten year and fifty year storm events), the river can rise within this channel and overtop its current banks. Within flood plains established by FEMA, property owners may be required to obtain flood insurance as a condition of mortgage approval. The areas subject to flooding are shown on maps called the Flood Insurance Rate Maps (FIRM) that are prepared by FEMA. The City and County participate in the FEMA flood insurance program. This allows property owners to obtain subsidized insurance rates. It also requires the City and County to establish development standards for construction within the One Hundred Year Flood Plain. The "One Hundred Year Flood" refers to the severity of the storm; one hundred year floods have a one percent chance of occurring during any given year. Typically the standards developed by a City or County can range from limits on the intensity of development to requirements to raise the "habitable floor" of the structure to at least one foot above the One Hundred Year Flood peak elevation. Primary areas subject to one hundred year storm-induced flooding include The Forks Rural Community and North State Complex. Within the City, the one hundred year flood can reach as far west as US 101. Although flood-proof'rog measures have been used for many years to reduce flood damage in areas of inundation, development in the City and to the noah increases the velocity of floodwater and expands the width of the flood zone in the agricultural lands south of the City. When the Russian River overtops its banks, flooding is also likely to occur on the tributary creeks that traverse the canyons into the river. Orr Creek, Doolin Creek, Gibson Creek, and Robinson Creek have flood channels with the potential to inundate significant portions of residential areas near the channels's centerline. Mill Creek and Sulphur Creek have a record of flooding a zone nearly one thousand feet wide through Talmage and the Vichy Springs Road area respectively. G 3.02.02 oal SF-3: General Plan goals, policies, and implementing programs Protect new development from flooding. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.3. Safety ,e Page 10 and the District. The number of emergency responses in the Planning Area has increased significantly over the past 20 years. Combining District and City data, the average annual number of responses have increased from 793 (1973-1977) to 826 (1978-1982) to 1,130 (1983-1987) to 2,706 in 1993. The dollar loss from fire damage has been decreasing as a result of fewer emergency calls for fire suppression. The decrease in fire calls and losses come from a combination of sources. Increased training and more available full time and volunteer staff provide better response to fire calls. The equipment used by firefighters has improved and been modernized by the City and the District. New fire regulations and new building technology at the local and state level have improved the resistance of structures to fire. Development of low cost smoke detectors and requirements for mandatory installation of detectors in residences also has had a significant effect in the reduction of fire damage. There are still opportunities for improvement and enhancement to the fire services. As the Valley increases its role as the center of business and commerce for the Mendocino-Lake County areas, more commercial and industrial buildings will be constructed. Commercial and industrial uses have larger buildings, higher property values, and a greater number of persons exposed to risk. In addition, most commercial and industrial buildings have some hazardous or toxic materials stored or in use. Pre-planning from the permitting through the construction stage ensures that the primary fire responder has information about the design of the building, location of storage, and the types of materials in the building. In addition to pre-planning, a secure "key vault" allowing fire department access to the building can save time and damage when an emergency occurs. Fire control sprinklers greatly decrease risk from fire danger in these buildings. As residential development begins to move higher up the hillside, urban development is encroaching into high fire danger areas. Within the City, the western hills are a high fire danger area, where special development requirements are needed to ensure safe emergency access, appropriate onsite water supplies, and proper structural materials and landscaping to resist fire. Additionally, evacuation routes may be required to move residents out of fire-prone areas and move in fire equipment. In the County, similar conditions also occur within the Ukiah Valley Fire District territory. Some of the private property may be in areas in which the State imposes its "fire safe standards." To provide flexibility between both local needs and State requirements, the Land Use Element requires conformance to "fire safety standards" for all new subdivisions and building permits. ~ In addition, the District has the flexibility to enact its own local ordinance or adopt development requirements. Ongoing development will increase demand for service in both the City and the County Fire Districts. The fire departments will need to accumulate funds for capital equipment or facilities. These funds can be collected through impact fees, special assessments approved by voters, or through the sale of voter- approved bonds. Imposing any special revenue program requires conformance to State laws related to public funding. The City has a Catastrophic Event Response Plan, sometimes called an "emergency response plan," that provides for emergency evacuation routes and the management of the emergency with other area agencies. This Plan is incorporated into the General Plan by reference so that the General Plan does not need to be revised every time the City revises the response plan. The Catastrophic Event Response Plan ~"Fire Safe Standards," 14 CCR 1207, are the minimum requirements established for public and private development by the California Department of Forestry and Fire Prevention. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.3. Safety 4, Page 12 The Task Force recommended the formation of a Joint Powers Authority (JPA) to optimize the delivery of fire service in the Ukiah Valley. The JPA is intended to include representatives from the City of Ukiah and the Ukiah Valley Fire District. The goal of the JPA is to provide training, hazardous material response, and coordinated purchasing. 3.03.02 Goal SF-5: Policy SF-5.1: General Plan goals, policies, and implementing programs Standardize the delivery of fire protection services. Improve the quality of service throughout the Planning Area. Implementation Measure SF-5.1(a): By the conclusion of the long-term planning period, achieve a maximum response time appropriate to the size of the territory served by the Fire Protection agency. [Timeframe for completion: Long-term planning period 4' Measure applies to: City and Ukiah Valley Fire District 4, Agency/Department responsible: City Fire Department, Ukiah Valley Fire District] Implementation Measure SF-5.1 (b): Provide coordinated training between the City and District fire fighters. [Timeframe for completion: Ongoing planning period 4' Measure applies to: City and Ukiah Valley Fire District 4' Agency/Department responsible: Fire Departments] Goal SF-6: Policy SF-6.1: Improve Insurance Service Office (ISO) ratings. Optimize the ISO ratings of the individual fire service organizations, while continuing to balance cost/quality trade-offs. G Implementation Measure SF-6.1(a): The City, County, Special Districts, and the State shall work together to implement ISO recommendations and take steps necessary to maintain or improve the areas' ISO ratings.3 [Timeframe for completion: Ongoing plann- ing period 4, Measure applies to: City, County,'~ and Ukiah Valley Fire District; State involvement cannot be mandated 4, Agency/Department responsible: City Council, Board of Supervisors, Fire District Board] oal SF-7: Improve the f'n'e safety of new buildings as appropriate to protect life and property. Policy SF-7.1: Improve fire safety systems as appropriate for residential, and appropriate commercial, and industrial uses. Implementation Measure SF-7.1 (a): Within the land development code or the building code, develop standards when to require the installation of sprinkler systems in a+t residential, and appropriate commercial and industrial uses as prescribed in the Uniform Fire Code as amended locally. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Division of Public Safety Department] 3It is recognized that based on Insurance Services Office ratings, the City and the District will ultimately reach an ISO level that is the best achievable level for either the City or the District. The intent of this measure is to ensure that the agencies work to maintain ISO levels that are cost effective for the communities. 4County involvement is through the Development Review process. The County has the ability to enforce fire safety standards needed by the District through its Zoning, Subdivision, and other Development Codes. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, California IV.3. Safety 4, Page 14 plies to: City, County, and Ukiah Valley Fire District 4, Agency/Department responsible: City Council, County Office of Emergency Services, Fire District] Implementation Measure SF-11.1 (b): The Action Plan shall be a practical, working document, which addresses the first seventy-two hours following the catastrophe. The plan shall, at a minimum, def'me emergency response process, identify available resources and a comprehensive communications strategy. [Timeframe for completion: Short-term planning period 4, Measure applies to: City, County, and Ukiah Valley Fire District 4, Agency/Department responsible: City Council, County Office of Emergency Services, Fire District] Implementation Measure SF-11.1(c): As part of the Plan's development, the Committee shall conduct a public assessment of local emergency needs and investigate how other areas are handling emergency preparedness. [Timeframe for completion: Short-term planning period 4, Measure applies to: City, County, and Ukiah Valley Fire District 4, Agen- cy/Department responsible: City Council, County Office of Emergency Services, Fire District] Goal SF-12: Policy SF-12.1: Establish "Fire Safety Standards." In coordination with the State Fire Safe Standards (14 CCR §1207), ensure locally- oriented fire safety requirements. Implementation Measure SF-12.1 (a): During the short-term planning period, the City, County, and Ukiah Valley Fire District shall prepare and adopt "Ukiah Valley Fire Safety Requirements" that, at a minimum, are equal to or greater than the State of California's standards and that address site development standards, structure flammable vegetation clearance5, road access, and provisions for pealdoad water supply. [Timeframe for completion: Short-term planning period 4, Measure applies to: City, County, and Ukiah Valley Fire District 4, Agency/Department responsible: City Council, County Office of Emergency Services, Fire District] 3.04 Police services and public safety The City of Ukiah maintains a 24-officer Police Department, consisting of the Public Safety Director, 2 Captains, 5 Sergeants, and 16 Patrol Officers, in addition to 2 part-time Community Service Officers, and 1 part-time Animal Control Officer. The Department performs all the duties and assignments typically associated with protecting the community, and securing the public's safety, and the Department maintains an exemplary record in performing these functions to the highest standards. In addition to the typical police and public safety functions, the Department maintains the 9-1-1 emergency dispatch service; provides animal control; maintains both a police cadet and police reserve program; provides in-school programs to teach self esteem and drug awareness; contributes one officer to the Mendocino County Drug Task Force; cooperates and coordinates with outlying police agencies (sheriff, highway patrol, etc.) to provide service beyond the City limits; and maintains the Community Oriented Policing program which assists community groups such as Neighborhood Watch in deterring crime in various areas of the community. ~Fire clearance on hillside lots should be done to hillside development zone standards. Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program IV.3. Safety 4, Page 15 In order to provide the highest quality police services to the community, the Department functions according to a Mission Statement, which includes the following tenets: Provide the highest possible level of service to our community; Ensure the safety of those who live and visit here; · Protect the lives and property emrusted to our care; · Defend the constitutional rights of all people, and; · Help create and preserve a safe and secure environmem. Beyond the City limits, the Mendocino County Sheriff's Department provides police and public safety services for County residents. The Sheriff's Departmem also maintains the County jail, and provides bailiffs for Superior Court. Both the County jail and the Sheriff's Department headquarters are located within the City limits on Low Gap Road. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah ~ Mendocino County, California IV.4. Energy ~, Page 2 influence on energy use within their own jurisdictions. The efficiency of energy use within the Ukiah Valley can be increased by planning land use patterns to reduce dependence upon automobiles. This can be accomplished by locating relatively dense residential development, as well as major new employment and retail centers, along public transportation routes. Additionally, single family land uses should have safe bicycle and pedestrian access to shopping, employment and nearby residential neighborhoods. 4.02.02 General Plan goals, policies, and implementing programs Goal EG-I: Create land use patterns which facilitate the conservation of energy. Policy EG-I.I: Locate shopping, employment and recreation opportunities within walking or bicycling distance of proposed and existing housing. Implementation Measure EG-I.1 (a): The Land Development Code~ shall incorporate standards and incentives for new development to provide safe and reasonable access for pedestrians and bicyclists. [Timeframe for completion: Short term planning pedod ~, Mea- sure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure EG-1.1 (b): The Land Development Code shall allow for mixed-use developments. [Timeframe for completion: Short term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] 4.03 Transportation 4.03.01 Summary of major findings Transportation activities account for approximately 28 percent of all energy use within the United States. Personal passenger transportation is the largest consumer, accounting for about 58 percent of all transportation energy use. The personal auto is more energy intensive than other forms of passenger transportation, but not by as much as many may think. Average fuel efficiency for cars in use today is approximately 18 miles per gallon (mpg). In comparison, an urban transit bus achieves an average of 36 mpg per passenger. Consequently, an auto with two passengers, or an auto with one passenger but twice the average fuel economy, has roughly the same passenger fuel efficiency as a bus. Mass transit, however, has the added benefit of reducing traffic congestion and associated air pollution. Progress has been made toward raising average vehicle fuel economy. However, these gains have been countered by increases in overall travel. The Motor Vehicle Information and Cost Savings Act of 1975 introduced average fuel economy standards; the average fuel economy for new cars is 28 mpg. Various auto manufacturers have developed high fuel efficient prototype vehicles. Fuel economies of these vehicles have ranged from 50 to nearly 100 mpg. The prototype vehicles tend to be smaller with lower acceleration performance than today's cars. ~Land Development Code refers to a new compilation of ordinances that will replace the zoning ordinance, subdivision ordinance, and associated development ordinances by placing them all within a single code section Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.4. Energy ~, Page 4 Policy EG-3.2: Support car-pooling. Implementation Measure EG-3.2(a): Work with Caltrans and large employers to promote car- pooling. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Local Transportation Commission through the Mendocino Council of Governments] Implementation Measure EG-3.2(b): Develop incentives, such as preferred parking places at government buildings, for city employees who car-pool. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: General Services] 4.04 Site planning and landscape design 4.04.01 Summary of major findings The layout of streets and lots can play an important role in facilitating long-term energy conservation. Long after individual buildings are demolished and new buildings replace them, the initial layout of streets and lots continue to influence energy use demands and design options available to the community. Most developments in the Ukiah Valley were designed with little or no consideration of energy efficiency. Many of these developments cannot take advantage of solar energy due to their lot or building orientations restricting solar access. As familiarity with the relative low cost and simplicity of solar design increases, more and more people will be interested in developing solar energy sources for their homes and businesses. In order to facilitate future solar energy use, energy-related planning needs to occur now. In relatively low-density hillside development, lots should be laid-out so that the maximum number of building sites have solar access. Housing densities on wooded, north-facing slopes should be low, as these sites are likely to remain relatively cold and damp during the winter, creating a less comfortable living environment and requiring more energy to heat. On larger sites structures should be clustered to maximize solar opportunities. Energy requirements for heating and cooling buildings are also strongly influenced by local climatic conditions. Large areas of unshaded pavement, such as wide streets or parking lots, absorb and radiate heat which can significantly increase summer temperatures. This in turn can substantially increase the costs of cooling nearby structures. Trees create shade which can significantly reduce a building's cooling needs while providing a more comfortable outdoor environment. Trees which are too small, too tall, or too narrow should not be used because they will provide limited or no benefits. The best tree species for micro-climate enhancement are broad, Iow, and deciduous, preferably losing their leaves relatively early in the fall. 4.04.02 General Plan goals, policies and implementing programs Goal EG-4: Maximize on-site solar energy use, especially in new developments. Policy EG-4.1: Incorporate solar energy considerations into the design, review and approval of all development. Implementation Measure EG-4.1 (a): Streets and lots shall be oriented in such a way as to maximize design opportunities for passive solar heating and cooling. Streets shall Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah II11' Mendocino County, California IV.4. Energy ~, Page 6 The City is in a unique position to encourage energy efficiency in building design because of its development review functions and because it owns the local utility agency. Simple passive solar design features which are both cost effective and energy efficient include orienting buildings and placing windows and roof overhangs to receive the winter sun and deflect the summer sun; windows which open; thermal drapes or shutters; increased wall, roof, and floor insulation; double glazing of glass doors and windows; and attached greenhouses or solariums for direct solar heat gain. In addition, there are a variety of active solar design features which can be cost effective under the right circumstances, such as solar water heating. Existing structures can increase their energy efficiency through upgrading their insulation, appliances, equipment and weatherization. They can also be retrofitted with solar design features. As an example, lighting retro-fits can greatly increase the energy efficiencies of existing commercial buildings. G 4.05.02 oal EG-6: General Plan goals, policies and implementing programs Promote energy efficiency features in the design of all new structures and in the retrofitting of existing structures. Policy EG-6.1: Design new buildings with the maximum feasible energy efficiency. Implementation Measure EG-6.1 (a): The Land Development Code shall require energy efficiency standards which adapt State requirements to the Ukiah Valley for all new development. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department responsible: Building Departments] Policy EG-6.2: Public buildings shall operate at the highest energy efficiency level economically and operationally feasible. Implementation Measure EG-6.2(a): During the short-term planning period, the City and County shall perform an energy survey on all their buildings and create a plan for accomplishing needed upgrades. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: General Services and Administration] Implementation Measure EG-6. 2(b): New buildings constructed for public agencies shall be to the highest energy efficiency level financially feasible. [Timetrame tot completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: General Services and Administration] Policy EG-6.3: Promote retrofitting of privately-owned buildings to increase energy efficiency. Implementation Measure EG-6.3(a): The City, through its utility agency and other programs to conserve non-renewable energy resources, shall offer incentives to individuals and companies willing to retrofit their buildings to increase energy efficiency and install more energy efficient appliances. [Timeframe for completion: Ongoing planning period ,e Measure applies to: City ~, Agency/Department responsible: Electric Utility] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growlh Mana(3ement Program Clty'of UkJah il~ Mendoclno County, Callfornl- IV.4. Energy o:o Page 8 then transmits the power over its own transmission line to its main sub-station located at Orchard and Gobbi Streets. The City's distribution system consists of approximately 50 miles of overhead lines and 25 miles of underground lines. Ukiah's peak demand for electricity occurs during the summer months. The peak demand for the summer of 1993 reached 25.7 MW while demand in the winter was approximately 16 MW. The summer peak demand is due to hot weather conditions and air-conditioning loads. In 1993, Ukiah had a total of 7,665 electric customers. Residential customers accounted for 80 percem, small commercial 19 percent and the remaining 1 percent were large commercial and municipal customers. In terms of electrical load, residential customers accounted for 30 percem, commercial customers 68 percent and the remaining 2 percent are industrial and municipal loads. PG&E serves those electric customers in the Ukiah Valley that are not served by the City of Ukiah. PG&E is one of the nation's largest investor-owned gas and electric utilities. PG&.E obtains its electrical supply from widely diversified resources. PG&E owns and operates an electrical distribution system throughout northern and central California, serving 11.8 million people, including facilities within the Ukiah Valley. PG&E electric customers within the planning area include residential, commercial, industrial, agricultural and governmental. The largest individual electrical loads within the planning area are industrial. PG&E also provides natural gas service to portions of the Ukiah Valley. These areas include the City of Ukiah northward to Redwood Valley. PG&E's sources of natural gas are derived from Canada, the U.S. Southwest and California. Natural gas customers include residential, commercial, industrial and governmental. Both Masonite and LP Corporations use natural gas at their wood product plants. Other energy supplies used within buildings include propane, fuel oil and wood. Propane is used by residential and commercial customers in the Ukiah Valley, especially where natural gas service is not available. Fuel oil is used by the Masonite Corporation in combination with wood residue to fuel its steam boilers. Wood is used in the area by some residences for space heating. Both the City of Ukiah and PG&E offer energy conservation programs to their customers. The City of Ukiah through its power service contract is required to have an on-going Conservation and Renewable Energy (CR&E) Program. Ukiah's CR&E Program identifies eight activities. Three of the activities are related to renewable energy "supply" and the other five activities are related to "demand-side" management. The renewable energy supply activities include the City's ownership and operation of a small hydroelectric plant at Lake Mendocino's Coyote Dam. This project has an installed capacity of 3.0 MW. Two other renewable energy supply projects have been initiated in conjunction with NCPA. The city, through NCPA, operates two 110 MW geothermal facilities at "The Geysers." Also, the City is a participant in the NCPA North Fork Stanislaus Project located in Calaveras County. This project is a 205 MW hydroelectric project. Demand-side energy management activities include equipment loans from Western to scan the City's distribution lines, pumping stations and buildings for electrical losses. The City also offers energy managemem programs to its electric customers. These include energy audits, commercial and residential rebates, and a compact fluorescem bulb rental program. Adopted by the City Coundl: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.4. Energy 4, Page 10 Implementation Measure EG-8.1 (b): Offer financial or other incentives to residential and com- mercial customers to install more efficient heating, ventilation, and air conditioning systems; lighting systems; and appliances. [Timeframe for completion: Ongoing plann- ing period ~, Measure applies to: City ~, Agency/Departmentresponsible: Electric Utility Department] Implementation Measure EG-8.1 (c): The City shall offer to new residential and commercial customers information on efficient energy use and energy audits, as part of hook-up process.. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ,~ Agency/Department responsible: Electric Utility Department] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah i~ Mendocino County, California V.1. Airport ~, Page 2 enforcement agencies base their air equipment at the facility; air ambulance services use the field routinely; and there is also substantial commercial activity from cargo carriers including Federal Express and United Parcel Service. 1.02.01(A) Fire Protection operations The effectiveness of aircraft for fire fighting is well understood. Reinforcement of this belief was demonstrated in 1987 in the Mendenhall fires in Mendocino County and in October 1991 in the Oakland hills. Without tankers and spotters, the devastation and cost in both fires would have been far worse. The California Department of Forestry and Fire Protection maintains an air attack base in Ukiah. Two air tankers and a spotter plane are stationed at the Ukiah airport during the summer and autumn months. They provide an immediate response in case of brush or structure fire in the area. On average, CDF fights over 200 fires each year from this base. CDF also provides some $90,000 in annual revenues to the City due to its presence. The Deparunent contracts with a private pilot to function as a cooperative spotter making flights from the Ukiah Airport over surrounding areas to watch for fires. Positive sightings are relayed back to CDF for fire fighting action. 1.02.01(B) Emergency Services Medical flights are routinely conducted to and from Ukiah by fixed wing aircraft and by helicopter. The helicopters generally travel directly to the hospital but often take on fuel at the airport. There are about 75 such flights each year. Additionally, airplanes routinely deliver medical supplies, blood and plasma for use in hospitals. The Mendocino County Sheriff's Air Squadron has responsibility for nearly four thousand square miles of territory. The squadron serves the public by searching for downed aircraft, lost hikers, and victims of accident or crime. At least two training missions and about six actual search and rescue operations are conducted each year from the airport, using ten aircraft. 1.02.01(C) Law enforcement and pubfic service Air patrols search for marijuana gardens and are used for highway traffic surveillance. Pacific Gas & Electric Company's patrol plane, which checks for gas leaks, routinely uses the airport. The FAA Flight Service Station briefs pilots, takes weather observations, accepts flight plans, and participates in search operations for lost or missing aircraft. The California Air Resources Board contracts with local pilots to perform air quality monitoring flights during burn seasons. 1.02.01(D) Commercial Operations Commercial activity important to the entire community occurs at the airport. United Parcel Service flies in three times each business day to deliver and take out packages. Federal Express has two flights each day as does Ameriflight, another air package service. In addition to packages and important papers, bank checks, property title reports, films for processing, blood, and government documents are all flown in and out of the Ukiah airport. As a whole, commercial companies have more than 1,800 flights each year of service into or from the Ukiah airport. While actual corporate revenues are not made public, it is estimated that over half a million dollars is generated by these three businesses.~ Federal Express Corporation is totally dependent on the airport since all of its three thousand packages per week come in ~Ukiah Airport Manager Don Bua and Growth Management Steering Committee member/Airport Citizen Advisory Committee liaison Rudy Light, 1991. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.1. Airport ~, Page 4 1.02.02(C) Safety Safety is an issue at airports because a crash event can be catastrophic. Over the last decade there have only been four accidents in the vicinity, and none with serious property damage or loss of life to peo- ple on the ground. Three did result in pilot deaths. There has never been a mid-air collision in Ukiah. Aviation accidents do occur. One national study demonstrated that fifty percent of accidents occur on the airport property or below the traffic pattern. The occurrences took place on the inbound or outbound tracks within forty-five degrees off the centerline of the runway. Nearly two-thirds of all accidents occur within one mile of the airport. Gen- erally, accidents occur along the extended runway (the imaginary line along the center of the runway away from the airport) or below the traffic pattern itself. It is very rare to have an accident along side a runway. This is one reason why it is critical that the airport have a zone of safety extending from the ends of the runways and below the volume of space where the airplanes actually travel. The FAA is continually updating its standards to ensure the safety of people and property on the ground as well as to provide safe approaches and depar- tures for aircraft. At the Ukiah airport, twin engine planes fly in literally everyday, and jets come in about one hundred times each year. For each runway, there are two areas to be considered off both ends of the runway. The first is an Object Free Area (OFA). This area is to have no structures on it (except those dedicated for the safe operation of aircraft). The second is a Runway Protection Zone (RPZ). The sizes of the OFA and the RPZ are determined by the size and speed of aircraft using the airport and by the presence or absence of instrument approaches. The actual traffic patterns flown are to the east of the airport, except for instrument approaches which are generally conducted from the north, coming in aligned with Runway 153 and passing just east of State Street near Gobbi Street and onto the runway. Local ordinance requires a turn to the east shortly after takeoff (at an altitude of fifty feet and before the end of the pavement) to avoid either the downtown area with a northbound departure or a group of commercial and residential areas with a southbound departure. Typically, a plane departing Runway 33 to the north will climb aligned with the runway to an altitude of two hundred to four hundred feet and will turn to the east near Talmage Road while still climbing. Once beyond Highway 101, the pilot will be perhaps six to eight hundred feet above the ground and will turn to the desired course. A similar procedure is conducted southbound except there is a twenty degree turn to the left, which turns the aircraft easterly. 1.02.03 Airport opportunities 1.02.03(A) Long term issues and opportunities 3Airport runways are numbered with the degrees from north. Runway "15" means 150 degrees from north; Runway 33 means 330 degrees. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.1. Airport 4, Page 6 In order to ensure the airport's long term community value, land use planning must be specific to the airport area. This planning may involve some restrictions to the use of the surrounding land for three reasons. Hodges and Schutt (1991) cite three, similar to those mentioned in the Airport Land Use Planning Handbook (Division of Aeronautics, 1983). The first is to avoid situations conducive to accidents, so there are height restrictions and required amounts of object free ground near the ends of runways. The second is for the protection of property and people on the ground, so comrol is put on the land use to limit density of people and buildings. The issues to be weighed are both the probability of an accidem and the potemial damage even if the probability of accident is very low. Finally, the land use is comrolled so as to help the aircraft occupants survive a crash. Small airplanes have been successfully landed on an area as small as a football field. 1.02.03(B) Dual Jurisdiction of Land Use An issue facing the Ukiah airport is the fact that it is owned by the City of Ukiah but is only partly surrounded by land under the city's jurisdiction. The land to the southwest, south and east (once past Airport Industrial Park and Highway 101) is all in the County. Regulations, ordinances and zoning differ to some extem so the land use in the airport's area of influence cannot be adequately planned for at this time without County cooperation. There is a need for common developmem standards between the City and County zoning codes in the airport area. 1.02.03(C) Mendocino County Airport Land Use Commission California coumies are required to appoim an Airport Land Use Commission (ALUC) to formulate a comprehensive plan for airports called an Airport Land Use Plan. The goal of this plan is to ensure that developmem in and around an airport is compatible with airport operations and that the public is protected from airport noise and crash hazards. The ALUC may include building height restrictions, allowable land uses, and determine building standards within the planning area of the airport. The relationship between the Mendocino County Airport Land Use Commission and the City of Ukiah is established in State law. The Commission, although funded by the County, is an independent board consisting of seven members (two from cities, two from the County, two persons with aviation expertise, and one member of the general public). Within the parameters established in state law, the decisions of the Commission are final. The Airport Land Use Plan is intended to provide guidance to the ALUC when it reviews land use plans and zoning regulations from cities and counties under its jurisdiction. The Commission has no authority over legally existing uses and no involvement with the operations of any airport. The Commission has review authority over new land uses within the airport area and the expansion of existing uses. The City of Ukiah was awarded a gram from the Federal Aviation Administration in 1993 for the preparation of an Airport Land Use Plan. The Plan -- completed by the City but not adopted as of the date of General Plan adoption -- will be presemed to the ALUC for its review. Umil the land use plan is adopted, the ALUC has the authority to review projects within two miles of the airport -- unless the Commission designates a differently sized area. The process for review, appeal, and recommendation are established in State law. While the ALUC has substantial review authority, there are procedures by which the City could modify or change a Commission action. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.1. Airport ~, Page 8 I I t I J I t I ' ( IObject Free Area Zones ~Runw, ay Protection ~Outer Safety Overlay ........' .... .,,,.it, I I I I I I I I l I I l I I I I I Figure V. f-P: Location of airport combining zones for the Airport Land Use Plan Goal AE-3: Establish uniform ordinances and regulations for land use in the airport's core and peripheral oVerlay zones. Policy AE-3.1: Work with the County to develop a similar or duplicate implementing code for development in and around the airport. Implementation Measure AE-3.1 (a): The Ukiah City Council shall adopt -- and the Mendo- cino County Board of Supervisors shall be encouraged to adopt -- zoning Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation 4, Page 2 COLLEGE_./~ IOW GAP I / LAKE MENDOCINO (Lake and ,,dtoi~i~$ had) ji COW MOUN'~AIN MILL CREEK PARK Figure V.2-Q: County and Federal park and recreation lands Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation ~, Page 4 2.01.01(E) The Russian River The Russian River traverses the Planning Area from north to south. The river provides various recre- ational opportunities such as swimming, fishing, inner tubing, and picnicking. There are four public access points to the river near the City of Ukiah: The City's Softball Complex in the northeast portion of the City, the Vichy Springs/Perkins Road crossing, at the end of Gobbi Street in Riverside Park, and the Talmage Road crossing. These access points, except for the softball complex, lack improved facilities such as paved parking or restroom facilities. ZOl. Ol(F) City of Ukiah parks and recreation. The City of Ukiah provides a variety of parks and recre- ational facilities and programs to its residents and visitors. There are neighborhood parks, a museum, the Civic Center, athletic fields, and community parks. Figure V. 2-S: Russian River access points and river, area parks Neighborhood parks are intended to serve the basic play and recreation needs of people living within a City neighborhood. McGarvey Park is located just north of the Civic Center. It is a passive park of a little less than one acre. Oak Manor Park serves the Oak Manor neighborhood, which is the only neighborhood park within the city limits located east of Highway 101. The park site is 4.76 acres and offers playground equipment, picnic areas and two tennis courts. Nokomis School Park is adjacent to the Nokomis School in southwestern Ukiah. It is approximately 1.3 acres in size and has two tennis courts. Vinewood Park is located in northern Ukiah and has 4.7 acres with playground equipment, basketball hoops, picnic areas and restrooms. Community parks are major facilities designed to meet active recreation needs for residents of the City as a whole. Todd Grove is located in the northwestern portion of Ukiah. It is 16.17 acres in size and offers two swimming pools, group and individual picnic areas, a playground, and restrooms. Todd Grove has the only public swimming pools in Ukiah. Riverside Park has only seven developed acres within its forty acres of total land area. Its proposed future uses are discussed later in the Element. There is a BMX (bicycle "moto-cross") track and three Little League fields. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation 4, Page 6 Anton Stadium is a community park located just southwest of Todd Grove Park on approximately twelve acres. It is comprised of three facilities: Giorno Park, a passive park; The Lion's Club Little League ball field; and a minor league-style baseball stadium with concession stand, and a girl's softball facility. Three facilities located on Main Street in central Ukiah include: Carpenter Park, a passive park; Grace Hudson Mu- seum; and a house museum known as the "Sun House," a registered State Historic Landmark. Combined, these facilities cover 3.89 acres. The Ukiah Civic Center is '~ ~ located downtown on Seminary Figure V.2-U: City park and recreation facilities in the Todd Avenue two blocks west of State Grove~Golf course area Street. The 7.44-acre Civic Center houses the City governmental offices and provides land for passive recreation activities. The City's Softball Complex is located in the northeastern portion of Ukiah adjacent to the Russian River. It occupies an eleven-acre site leased to the Ukiah Men's Softball Association. The facility has two lighted softball fields and includes restrooms and a concession stand. A third softball field has been planned since 1983. Ukiah Municipal Golf Course is located in the northwestern portion of the City. The course comprises 87.11 acres with an eighteen hole course. 2.01.01(G) School sites as play areas The various school sites within the City also serve as park and recreational facilities for residents. The schools have playgrounds and playfields. Some of the recreational programs offered by the City are conducted within the school buildings. In the future, with the conversion of many area schools to year- round facilities, schools may affect the availability for recreation use. 2.01.01(H) Bicycle routes A system of bike routes is a part of the 1992 Update to the Regional Transportation Plan as adopted by the Mendocino County Council of Governments 0VICOG). Some marked bike lanes consist of painted stripes adjoining or within the paved sections of the roadway. Other routes do not have improvements or identification. The bike route system connects most park and school facilities. Bicycle routes and needed programs are discussed in the last section of this Element. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 8 I I t I I I ' Uki.'ah High School I t I I I I Yoka~ N~ II II II II II # tl # # ichool Figure V. 2-W: Ukiah School Sites Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 10 The major aspect of any continued regional services in parks and recreation is the amount of discretionary funds that the City and County area able to allocate from General Fund budgets. In many funding sources that parks and recreation facilities can keep 2.02.02 General Plan goals, policies, ~:...:~~!? ..::,~::= '=~=: ..... =:~ii~ii~' Work to form an nt,ty to I_~ii~~.."i~ ~ !iii~'"":'""~ii ......... ~ii':':':'":':'::iii ":il:':':':"':':'~:""~i~i::i~i~i~!~i::!~i~!~i~i~i~ investigate the feasibility of creating I~::~. '.."'~'~:~E:~: a City-County public entity for parks ~.. and recreation. Implementation Measure PR-I.I(a): During the short-term planning period, either (1) allocate funding or (2) ask LAFCo to initiate a study for the formation of a public entity that will serve the Planning Area and to-be-defined population areas with parks and recreation services. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Parks and Recreation, County Administration] 2.03 Park security and maintenance 2.03.01 Summary of major findings Therea to ensure security of all parks and recreational facilities. The City is need maintenance and of Ukiah has a responsibility to its residents to ensure that all parks and recreation facilities are kept safe, in proper repair and under proper security at all times. Property owners adjacent to parks and recreational facilities have the right to expect the City to ensure the safety of their property and improvements from those who use the Ukiah City facilities. The costs of park security and maintenance need to be shared between agencies or the work tends to be deferred. G 2.03.02 oal PR-2: General Plan goals, policies and implementing programs Establish a comprehensive maintenance and security program for all recrea- tional facilities, parkland, and trails in the Ukiah area. Policy PR-2.1: Establish a program to share maintenance costs in community parks with the County of Mendocino. Implementation Measure PR-2.1 (a): The City shall enter into an agreement as appropriate to share maintenance and security with the County of Mendocino. [Timeframe for com- pletion: Short-term planning period 4, Measure applies to: City and County 4, Agency/De- partment responsible: City Community Services and Public Safety, County Administration and Sheriff] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 12 In order to serve the needs of families and (Figure V.2-X), a "needs assessment" must be prepared. This assessment is a systematic approach to examining which families will be using a proposed park, the land area available for development, existing and anticipated revenues, and other related factors. The assessment can be used to develop a park facility suited to the neighborhood. The types of facilities or activities that should be considered in the South of Washington Neighborhood include a sheltered play area with protection from the elements; playground equipment; grassy fields for running and playing active games; and basketball equipment. This list is by no means all-inclusive, but merely represents a small part of the broad spectrum of facilities that are not present in the neighborhood. G 2.04.02 oal PR-3: General Plan goals, policies, and implementing programs Develop parks and rec- reation facilities in the area south of Washing- ton Street. Policy PR-3.1: children in the South of Washington Street neighborhood Establish new neighbor- Figure V. 2-X: "South of Washington" hood parks and recre- neighborhood as used in the General Plan ation facilities in the area south of Washington Street to serve the needs of residents. Implementation Measure PR-3.1 (a): The parks south of Washington Street shall be designed to serve a wide variety of children's play and recreation opporttmities, based on the size of the site and the results of a "needs assessment" prepared prior to finalizing park plans. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Community Services] Implementation Measure PR-3.1 (b): The City and County shall work together to identify suitable properties for acquisition for parks and recreation facilities south of the Washington Street area. [Timeframe for completion: Short-term planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: City Community Services, County Administration] Implementation Measure PR-3.1 (c): The City and County shall seek sources of funding for the purchase of the selected park property. [Timeframe for completion: Short-term planning Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation ~, Page 14 Implementation Measure PR-4.1 (a): The parks shall be designed to serve a wide variety of children's play and recreation opportunities, based on the size of the site and the results of a "needs assessment" prepared prior to finalizing park plans. [Timeframe for comple§on: Ongoing planning pedod ~, Measure applies to: City ~, Agency/Department responsible: Community Services] Implementation Measure PR-4. I(b): The City of Ukiah shall work with area residents to identify suitable properties for acquisition for parks and recreation facilities for the Orr Creek-Wagonseller neighborhood. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Community Services] Implementation Measure PR-4.1(c): The City shall identify methods to acquire the selected park property for the neighborhood. [Timeframe for completion: Short-term to intermediate-term planning period ~, Measure applies to: City ~, Agency/Department re- sponsible: Community Services] Implementation Measure PR-4. I (d): The City shall develop the lands in the Orr Creek-Wagon- seller neighborhood as parks within the five years following acquisition. [rime- frame for completion: Shod-term to intermediate-term planning pedod ~, Measure applies to: City ~, Agency/Department responsible: Community Services] Policy PR-4.2: Develop a City program to collect in-lieu fees to supplement capital facility budgets for the Orr Creek-Wagonseller neighborhood park and recreational facilities. Implementation Measure PR-4.2(a): The City shall place in-lieu fees collected from new development in the Orr Creek-Wagonseller area into a park development trust fund. This fund is to be used expressly in conjunction with other capital funds for property acquisition and development of parks in the neighborhood. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City General Services and Planning Department] 2.06 Orchard Park 2.06.01 Summary of major findings Orchard Park is a new facility with construction started in 1995 on approximately three-quarters I of an acre in the Marlene Subdivision between Gobbi Street and Talmage Road adjoining Highway 101. Orchard Park is a neighborhood park that will provide grassy areas for passive play and a picnic area. A creek -- including points for limited creek access -- adjoins the park to the south and provides an attractive natural feature. 2.06.02 General Plan goals, policies, and implementing programs Goal PR-5: Develop the Orchard Park site with appropriate facilities. Policy PR-5.1: Serve the Marlene Subdivision area with a neighborhood park. Implementation Measure PR-5.1 (a): Develop Orchard Park as a passive park with play and picnic areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: General Services] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California V.2. Parks and Recreation ~, Page 16 Access to the park is over Gobbi Street, which becomes River Road east of the Freeway. River Road narrows west of the park, with no shoulder, bicycle lanes, or pedestrian pathways. When the Riverside Park is expanded, appropriate improvements to the road should be made to accommodate vehicle, bicycle, and pedestrian traffic. 2.07.02 General Plan goals, policies, and implementing programs G oal PR-6: Develop Riverside Park into a City Park/Sports Complex. Policy PR-6.1: Collect in-lieu fees for the development of Riverside Park. Implementation Measure PR-6.1 (a): Place designated in-lieu fees for Riverside Park into a Park Development Fund with funds used only for property acquisition and development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Community Services] Poffcy PR-6.2: Develop Riverside Park as a community park with improved, active park areas, with consideration to adjoining land owners, existing facilities and leases, partic- ularly those of an agricultural nature. Implementation Measure PR-6.2(a): Prepare and adopt a Riverside Park master plan.[Time- frame for completion: short-term planning period ~, Measure applies to: City ~, Agency/De- partment responsible: Community Services] Implementation Measure PR-6. 2(b): Develop this park within the short- and intermediate-term planning period. [Timeframe for completion: Short-and intermediate-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Community Services] Policy PR-6.3: Provide protection for park users and owners of adjoining property. Implementation Measure PR-6.3(a): A program of security and patrol shall be prepared and funded prior to the commencement of park expansion to assure adjacent ranchers and property owners that their lands and improvements will be safe from damage. [Timeframe for completion: Short-term or intermediate-term planning period ~, Measure ap- plies to: City ~, Agency/Department responsible: Community Services and Public Safety] Implementation Measure PR-6.3(b): Recruit a resident caretaker to be housed at the park to provide park security and general maintenance. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Community Services] Implementation Measure PR-6.3(c): The security program shall include necessary provisions to ensure that park activities do not interfere with the "right-to-farm." [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Community Services] Implementation Measure PR-6.3(d): Prior to the f'mal approval of any design plans for the development of Riverside Park, the City and its Parks and Recreation Commission shall meet with area residents and landowners to develop site specific criteria to be implemented as a part of the security of the adjoining land from park users. These programs may include limitations on the areas of the park to be generally accessible, control over the hours of park operations, and special day or date restrictions as Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California V.2. Parks and Recreation ~, Page 18 completion: Ongoing planning pedod e Measure applies to: City ~, Agency/Department re- sponsible: Community Services] Implementation Measure PR-7.1(c): Promote the availability of neighborhood garden sites and establish an ongoing program of support. [Timeframe for completion: Ongoing planning period ,e, Measure applies to: City ,e Agency/Departrnentresponsible: Community Services] Implementation Measure PR- 7.1 (d): Continue to allow public use of the existing community garden at the Observatory site as long as compatible with other uses. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department re- sponsible: Community Services] 2.09 Community recreation facilities and activities 2.09.01 Summary of major findings As described in the opening section of this element, there is a lack of indoor recreational facilities and meeting rooms within the City of Ukiah. A Recreation Center could improve the City's recreation programs by making available another facility in which activities could be scheduled. A new recreation center could be a site for a City-run "day camp" throughout the year to accommodate students that are "off track" at year-round schools. This is a current need the City is aware of but unable to address due to lack of appropriate facilities. The meeting rooms could be available for City and private functions. Additional gym space would be able to alleviate some of the "space crunch" experienced by the City recreational basketball and volleyball programs. A stage at the facility would allow for the production of community events other than those sponsored or performed at the Ukiah Playhouse. There are facilities with stages at some schools, fraternal organization buildings, and churches in the area. They are available on an intermittent basis for public use when not being used by the sponsoring organization. 2.09.01(A) Ukiah Valley Recreation Center To serve the need for both meeting facilities and indoor recreation, a multi-use facility will be needed. The multi-use facility must have adequate free-span floor space large enough for division into two basket- ball/volleyball courts. It would also be prudent to design the recreation center to include rooms and facilities for group meetings in order to increase its availability and usage. There are a number of different sites within the City that can be considered for this type of use. Consideration should be given first to the property located to the west of City Hall. This location is ideal, as it represents the "center" of Ukiah. By expanding the role of the properties now used as the center of City Government, a feeling of oneness and unity with the community could be achieved. Locating such a facility close to City Government allows its utilization by City Government. As an enhancement to City Hall, a central facility should be utilized as an extension for large meetings, hearings, and City-hosted seminars. These activities are difficult to plan due to the insufficient space and limited group facilities. Other potential sites include the property located on Low Gap Road west of the existing jail facility land near the existing railroad depot on the east side of the tracks, and the property in the vicinity of the old police department on north Main Street. The one critical component to make the recreation center a reality is the need for its fund-raising and development to be a joint public-private effort. The City and the County need to work with community Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation ~, Page 20 The purpose of identifying routes within the General Plan is to provide guidance for final site selection and acquisition of lands for routes when the properties are proposed for a development change from existing uses. Failure to start this planning process now may result in future lost opportunities. The hills bordering the Valley present scenic vistas for hikers and riders when viewed from a trail that follows the course of the river. The Russian River is an under used recreational resource which should be conserved and developed to promote Ukiah's water resource recreation opportunities. The development of trails, particularly those along the Russian River, must be accompanied by mechanisms to ensure a high level of maintenance, security, and safety. This provides protection for the trail users and those owning property and running agribusinesses along the trail. A hiking trail alongside the Russian River could result in an unacceptable risk of vandalism to the pear orchards and other agricultural lands bordering it in the absence of a high level of maintenance and security along the trail. Although there may be a potential long-term need for public hiking and activity trails throughout the Planning Area and the City, the state of public finance in the mid-1990s makes planning for acqui- sition and development of new areas difficult. The City, the County, and various other public entities have control over a substantial amount of existing land with the potential for public access. There are under used publicly-owned lands within the Planning Area which could be developed for access and other facilities related to hiking and equestrian trails. This would be preferable to acquiring or purchasing private lands not voluntarily offered for trail use. Existing public ownership reduces the potential development cost by elimi- nating the need to acquire or purchase land. Of course, the focus of the public agencies on already- owned lands is not meant to discourage private or non-profit groups creating a trail network without the use of public funds. It is important to begin visioning and mapping such trails now before incompatible developments destroy the possibility of constructing a complete network of trails. Future trails on agricultural lands should be developed after the conclusion of agricul- tural use of the property. The City and County recognize that opening trails along commercial agricultural lands will create conflict: urban populations want to "get away from the hustle of City activities to the peace and quiet of a rural trail" and commercial agricultural is associated with noise, dust, and use of organic and chemical compounds. The approach in the General Plan is to identify Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 22 G Implementation Measure PR-9.2(a): The City and County may accept trail rights-of-way offered, but shall not develop such trails if the route will likely result in trespass onto agricultural lands, interference with agricultural operations, or damage to agricultural lands, equipment, or crops. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council, Board of Supervisors] Implementation Measure PR-9.2(b): When lands that are used for resource production -- including and not limited to agriculture, cattle ranching, orchards, vineyards, and mining -- are proposed for a change from the current use or zoning district to a non-resource production land use, require an "offer of dedication" of identified trail routes as a condition of approval or note on the parcel or final map provided appropriate findings related to the "rough proportionality" of the dedication requirements can be adopted. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Planning and Building] Implementation Measure PR-9.2(c): The City or County shall not be required to accept an offer of dedication until a trail is ready for development through an area. If no trails are proposed to be developed in an area, or if the identified trail routes are amended, the City or County may abandon the route and any acquired lands for trail routes. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, Board of Supervisors] Implementation Measure PR-9.2(d): Development of the trail systems and opening for public access shall be deferred until the route may be used without interference to agricultural uses. [Timeframe for completion: Ongoing planning period 4, Measure ap- plies to: City and County 4, Agency/Department responsible: City Planning Department, Board of Supervisors] oal PR-lO: Coordinate the creation of a hiking and equestrian trail (the rim trail) to encir- cle the Valley. Policy PR-10. l:Coordinate the route selection and mapping of a hiking and equestrian trail that encircles the entire Ukiah Valley. Implementation Measure PR-lO. 1 (a): The City and County shall coordinate to assign staff or a consultant to initiate and coordinate the visioning and mapping of a hillside trail around the Ukiah Valley during the short-term planning period. [Timeframe for com- pletion: Short-term planning period 4, Measure applies to: City and County 4, Agency/De- partment responsible: City Community Services, Board of Supervisors] Implementation Measure PR-IO.I(b): Encourage private or non-profit organizations to acquire, develop, and maintain the rim trail route. [Timeframe forcomplotion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council, Board of Supervisors ] Goal PR-Il: Promote a recreation trail and/or an aquatic trail along the Russian River. Policy PR-11.1: Coordinate the identification of a recreation trail and/or an aquatic trail on the Rus- sian River. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 24 Conceptual for the rim trail an cotmeclions to river Planning Area City Limits Figure V. 2-AA: Location of the Conceptual Trail Routes and connection with County trails Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation 4, Page 26 ! ! Streets II ] Signed routes Striped route) BICYCLE ROUTES Figure V.2-BB: City designated bicycle routes II Il Il Il ty Bike Route Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Procdram Clty'of Uklah il~ Mendoclno County, California, V.2. Parks and Recreation 4° Page 28 Ctaxenfly, bicycle travel in Ukiah is primarily for recreation, and the bicycle system is consistent with this type of use. Bicycle routes fall under one of three classifications: Class I are paths which physically separate bicycles from automobile traffic; Class II are bicycle lanes which have been striped along streets and highways; and Class III are routes where no specific facility for bicycles exists, but bicycle travel can be reasonably acconunodated along side automobile traffic. Ukiah has Class II and III bike lanes. As Ukiah develops further, the use of bicycles for commuting as an alternative to the automobiles with one occupant may increase and should be promoted. Bicycle routes currently exist in urbanized areas of the City, as well as certain urban areas just outside the City limits and in the County. The major routes are striped and/or signed, providing one major north-south corridor (most of Dora Street and portions of State Street), and three east-west routes (Talmage, Gobbi and Perkins Streets). However, it is noted that additional bike lanes in the Valley would provide a greater degree of flexibility, safety, and ~s for bicyclists, and that the planning and installation of more bike lanes likely would foster increased use of this alternative mode of transportation. The connecting network of bike paths must be developed with a number of priorities to ensure its success. First, the City and County need to ensure that there are safe bicycle lanes on streets accessing schools. The second priority must include streets with bike lanes to parks and playgrounds. The third priority is assigned to streets serving shopping areas of the City. The fourth priority will be directed to roads providing access to Lake Mendocino. The frith priority is seen as the streets accessing the library. Bicycle lanes and routes are included in more detail in the Traffic and Circulation Element of the General Plan. G 2.11.02 General Plan goals, policies, and implementing programs oal PR-13: Identify safe bicycle lanes within the Ukiah Valley. Policy PR-13.1: Establish safe bicycle travel lanes. Implementation Measure PR-13.1 (a): Establish and maintain safe bicycle lanes on all streets that meet the standards for traffic, parking and bicycle lanes within its jurisdiction. [Timo- frame for completion: Ongoing planning period ~ Measure applies to: City and County .:. Agency/Department responsible: Mendocino Council of Governments as the Local Transportation Commission] Policy PR-13.2: Coordinate a connective network of existing and new bicycle lanes to enhance and enable the safe movement of bicycle traffic within the city and surrounding areas. Implementation Measure PR-I3.2(a): During the short-term planning period, identify all streets meeting standards for safe bicycle lanes and begin construction or identification of such lanes. [Timeframe for completion: Short-term planning period ~. Measure applies to: City and County ~, Agency/Department responsible: Mendocino Council of Governments as the Local Transportation Commission] Implementation Measure PR-I3.2(b): Establish an ongoing review program through the Mendocino Cotmcil of Governments to ensure that safe bicycle lanes are included in all road improvements or widening projects. [Timetrame tot completion: Ongoing planning period 4. Measure applies to: City and County ~, Agency/Department responsible: Mendocino Council of Governments as the Local Transportation Commission] Policy PR-13.3: All new developments shall incorporate safe bicycle lanes in project street design. Adopted by the City Council: December 6, 1995 City of Uldah il~ Mendoclno County Ukiah Valley General Plan and Growth Manacjement Procjram V.2. Parks and Recreation ~. Page 29 Implementation Measure PR-I3.3(a): Amend the Land Development Code to require safe bicycle lanes or paths as appropriate in all new subdivision streets and in new projects. [Time- frame for completion: Short-term planning pod(x] ,~ Measure applies to: City and County Agency/Department responsible: City Planning Department, County Planning and Building Department] Adop;ed by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California V.3. Historic and Archaeological Resources ~, Page 2 Areas of high cultural sensitivity Areas with the outline only have the potential to be culturally sensitive. Figure V.3-DD: Areas of high archaeological sensitivity Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California V.3. Historic and Archaeological Resources ~, Page 4 Over the years, as the City and County seats of government have grown, moved, or rebuilt, many of the records of the area's history have been lost. Some pioneer families have donated their records to local organizations to maintain the written links to the past. Neither the City nor the County has a facility for maintaining the archival records of history. Although California law provides methods for disposal of records, some ingredients of the area's official actions and approvals should be retained for future research -- especially records related to development, building permits, or transactions of local government. While maintaining a strong vision of the past, the City must also ensure the quality of new development. The people who live and work in the Ukiah Valley appreciate the charm and patina of historic buildings which have withstood the challenge of time. Just as important is an assurance to future generations that the quality of development design in the life of the General Plan provides our future residents a legacy of homes, offices, stores, and industry in buildings of character and quality. 3.01.02 General Plan goals, policies, and implementing programs Goal HA-l: Create organizational, regulatory, and incentive programs to facilitate preser- vation. Policy HA-1.1: Create a Historic and Archaeological Resources Committee (HARC). Implementation Measure HA-I.I(a): Within one year of adopting the General Plan, designate a committee with responsibility for Historic and Archaeological Resources. [Time- frame for completion: Short-term planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Planning Department] Policy HA-I.2: Establish a preservation program to integrate preservation as a component of government decision-making. Implementation Measure HA-1.2(a): The City shall staff and assist the Committee with the implementation of historic preservation programs. [Timeframe for completion: Ongoing planning pedod ~, Measure applies to: City ~, Agency/Departmentresponsible: Planning Department] Policy HA-1.3: Establish clear and efficient procedures for processing applications affecting historic properties. Implementation Measure HA-1.3(a): Amend the Land Development Code to reflect preserva- tion concerns and adopt the Sate Historic Building Code (Title 24, California Code of Regulations, Section 8). [Timeframe for completion: Ongoing planning period ~, Mea- sure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure HA-1.3(b): The City and County Planning staff shall continue application review procedures with the Northwest Information Center at Sonoma Sate University. [Timeframe for completion: Ongoing planning period ,t, Measure applies to: City ~, Agency/Department responsible: Planning Department] Policy HA-1.4: Balance the need to rehabilitate affordable housing with maintaining historic character. Implementation Measure HA-1.4(a): Seek public funds for affordable housing to be used for repairs and remodels that maintain the historic fabric of homes, other structures, or Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.3. Historic and Archaeological Resources ~, Page 6 Implementation Measure HA-3.2(a): The Land Development Code shall include standards for adaptive reuse of residential structures in residential areas ensuring compatibility with the neighborhood. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy HA-3.3: Require the Redevelopment Agency to integrate preservation as a component of decision-making. Implementation Measure HA-3.3(a): When reviewing proposals for redevelopment, the Redevelopment Authority shall consider effects on historic resources prior to approving actions. [Timeframe for completion: Ongoing planning period ~, Measure ap- plies to: City ~, Agency/Departmentresponsible: Redevelopment Authority] Implementation Measure HA-3.3(b): All feasible opportunities to preserve historic resources shall be explored through a redevelopment activity prior to permitting the destruction of such resources. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal HA-4: Conserve the character and architecture of neighborhoods. Policy HA-4.1: Consider the visual character of surrounding developments when reviewing discretionary project approvals. Implementation Measure HA-4.1(a): The Planning Commission and City Council shall consider the visual character of surrounding developments when reviewing discretionary project approvals. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] 3.02 Publicly-owned property 3.02.01 Summary of major findings TheCity County can an example preservation private property owners. and set of historic to Public properties include some large buildings and pieces of land that, due to their size, have an impact on the properties surrounding them. Other City and County properties are important because of their location. City and County property often serves as a cornerstone, setting a standard for the surrounding properties. The Ukiah City Hall is an excellent example of quality renovation with sensitivity to historic preservation. Both the City and County own public areas that are highly visible to all citizens. These properties will set the tone for privately-held properties. One aspect of leadership that both the City and County can use is to seek a standard of design that sets an exemplary standard for quality in appearance. The appropriate use of signs, graphics, colors, and detail trim on buildings and other public facilities will create a standard of quality. Quite often, local governments economize on facility appearance. This results in a legacy of architectural "shoeboxes" as public monuments and sets a poor example for private developers. Public agencies have the most flexibility when it comes to preserving historic structures or sites. The agencies' development plans may be more visible than similar private projects or there may be a larger community stake in the proposal. The role of the City, County, and other public agencies includes a Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.3. Historic and Archaeological Resources ~, Page 8 effective approaches to rehabilitation must be the essence of the work of the HARC. This spirit of cooperation has been successful in many towns. Although many communities mandate compliance, the Ukiah direction is to pursue the spirit of cooperation through education and leadership. Commercial use of historic buildings is not limited to Ukiah's downtown area. Mixed use areas have commercial and residential buildings side-by-side. Ukiah is in particular danger of losing some of these historic buildings -- such as the houses on Clara Street. If these neighborhoods do become predominately commercial in use, the historic buildings should be preserved and creative reuse encouraged. Other communities have prospered because they have used their historic resources for commercial benefit. Local trade, as well as tourism, will be enhanced when historic buildings are maintained. When older buildings are converted to new uses, the City sometimes runs into a conflict between the "current" Uniform Building Code (UBC) and the historic character of the buildings. At times, the historic integrity of a structure is needlessly damaged when remodeled to meet the current standards of the UBC. When preservation and new codes conflict, the City is able to turn to the Historic Building Code (HBC). The HBC was adopted by the State of California to provide optional methods that permit modem building safety standards to be achieved while retaining the historic integrity and patina of older structures. Ukiah has also adopted use of the HBC. 3.03.02 General Plan goals, policies, and implementing programs Goal HA-6: Protect the character and architecture of older commercial areas. Policy HA-6.1: Encourage new construction that is compatible with historic neighborhood charac- ter. Implementation Measure HA-6.1 (a): Utilize design standards in the Land Development Code to encourage and provide incentives for historically-sensitive new development when needed to conform to neighborhood character. Policy HA-6.2: Encourage the preservation, maintenance, enhancement, and reuse of existing his- torical buildings. Implementation Measure HA-6. 2(a): Develop code provisions during the short-term planning period to ensure that historic buildings are preserved, maintained, or enhanced appropriately with the structure and neighborhood's character. Implementation Measure HA-6.2(b): Encourage the retention and renovation of existing residential structures in commercial zones and the relocation of these residential structures when on-site retention is not feasible. 3.04 Privately owned historic resources 3.04.01 Summary of major findings Throughout the Planning Area, there are examples of important and potentially important historical and archaeological resources. Although located on private lands, these sites have significance for the community in presenting a heritage and cultural history of the Valley. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California V.3. Historic and Archaeological Resources ~; Page 10 could and could not do with a property. Questions were raised about issues that dealt with the "greater public good." Today, one of those "greater public good" issues is the preservation versus protection of historical resources. There are strongly held opinions on both sides of this issue. It is not too difficult to f'md places where many old and historic buildings have been lost to demolition. The coming of the "modem age" in the 40s and 50s in communities, defined change as "out with the old and in with the new." Many old buildings were either bulldozed or had their decorative trim removed. Exteriors were "modernized" being remodeled with "newer" looking materials like stucco and asbestos siding. Sometimes whole neighborhoods changed, with little thought given to preserving historical heritage. As time passed, some citizens became aware of the fact that the buildings from the past were becoming fewer. Of those that remained, many had received additions and remodeling which altered the original appearance. Downtown core areas were deteriorating with the shift from traditional downtown and neighborhood business to regional shopping centers and business parks. There was a need to create something unique and interesting in the old downtown areas to attract business. The "re-creation of yesterday" was a popular theme. The General Plan guiding the growth of the Valley for the next twenty years answers important questions regarding historical resources. The General Plan calls for preserving older buildings in a viable condition today so that future generations can enjoy them. The issues center on: What does it mean to be historically significant? Should mandatory rules be passed so that private property owners are required to preserve these older structures? If so, should the laws apply to all old buildings or just those with historical significance? Is it proper to place the full cost of preservation on the property owner? There is significant resistance on the part of private property owners to all encompassing regulation. Can a balance be found to preserve truly historical buildings and that provides a support system of encouragement to private property owners for their efforts to preserve and restore other viable older buildings and structures? 3.04.02 General Plan goals, policies, and implementing programs Goal HA-7: Participate in preserving privately-owned historical structures. Policy HA-7.1: Actively participate in the conservation and preservation of privately-owned histori- cal structures. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California V.3. Historic and Archaeological Resources e Page 12 Implementation Measure HA-Z 1 (a): When projects are proposed to be located in, or affect an area of historic or archaeological significance, utilize the Historic and Archaeological Review Committee for review and comment on proposed projects. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Historic and Archaeological Review Committee] Policy HA- 7. 2: Seek creative solutions to the problems of preservation and maintenance of historic properties. Implementation Measure HA-Z2(a): During the short-term planning period, require the Historic and Archaeological Resources Committee to prepare a solution-oriented Guidebook for historic preservation and maintenance of historic structures. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/De- partment responsible: Historic and Archaeological Review Committee] Implementation Measure HA-7. 2(b): Ensure that energy conservation measures (retrofitting) are compatible with preservation standards. Implementation Measure HA-Z2(c): Utilize the Historic Building Code provisions of the Uniform Building Code to protect the appearance of historic resources. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agen- cy/Department responsible: City Planning Department and County Department of Planning and Building] Policy HA-7. 3: Encourage appropriate adaptive reuse of historic resources. Implementation Measure HA-7.3(a): HARC shall develop its procedures for City Council action to encourage and focus on adaptive re-use of historic resources. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Historic and Archaeological Review Committee] Policy HA-7. 4: Encourage the use of fiscal incentives for preservation. Implementation Measure HA-Z4(a): Establish a City policy for the acceptance of preservation easements, facade easements,n and other methods to preserve the exterior appearance of historic structures. [Timeframe for completion: Ongoing planning period · , Measure applies to: City ~, Agency/Department responsible: City Council] Implementation Measure HA-7.4(b): In the event of unavoidable demolition of a historic re- source, utilize design review procedures to ensure that the replacement use of the site enhances the special character of the area from which the structure is removed. [Timeframe for completion: Ongoing planning period ,t, Measure applies to: City ~, Agen- cy/Department responsible: Historic and Archaeological Review Committee] Implementation Measure HA-7. 4(c): Require drawings or photographic records be prepared and architectural fixtures be salvaged or preserved from historic structures proposed for demolition. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Historic and Archaeological Review Committee] nA "facade easement" is an easement granted to the City that allows the City to become a participant in the design, remodeling, or change of the exterior appearance of the building. In some cases within historic districts, the City actually takes responsibility for the maintenance of the exterior in order to use public money to protect the historic character. The property owner receives tax breaks for the easement. Adopted by the City Council: December 6. 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.3. Historic and Archaeological Resources ~, Page 13 Implementation Measure HA-Z 4(d): Facilitate the salvage of materials from buildings that are not to be preserved in order to utilize or adapt the materials for new buildings. 3.05 Community education 3.05.01 Summary of major findings One of the important reasons for preserving archaeological and historic resources is for their t educational value. Today's children can learn about the lifestyles of those who came before. The community needs to ensure a long-term understanding of the value of historic buildings, neighborhoods and sites. Understanding the past promotes a sense of pride and community spirit, which helps to create a strong sense of place. It is this shared experience that keeps a community viable and healthy. Information concerning historic events, historic architectural elements and the archaeological past will increase our citizens' awareness of the importance of preservation and foster respect for Ukiah's heritage. This allows different factions of society to come together for common goals and promotes appreciation of their diverse contributions. Many programs on Ukiah's history are already successful, such as the Grace Hudson Museum, Sun House Guild, Held-Poage Library, and the public library archives. Continued support for these groups, and others not mentioned, is essential. Promotion of area heritage will attract tourism and business. Education is always the first step toward understanding and implementation of effective programs. More can be done in the Valley to increase appreciation of cultural diversity, thereby lessening conflicts between groups and the cost those conflicts might incur. G 3.05.02 oal HA-8: General Plan goals, policies, and implementing programs Promote community heritage in order to educate citizens of all ages and build civic pride. Policy HA-8.1: Seek to educate the general public about Ukiah's heritage and how to protect sites and structures. Implementation Measure HA-8. I (a): During the short-term planning period, make available informational brochures explaining the preservation process, renovation techniques, and the economic and cultural benefits of restoration. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Historic and Archaeological Review Committee] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California V.4. Community Facilities and Services ~, Page 2 The Task Force recognized that there are expensive improvements needed within the Valley but that revenues and operating incomes are fragmented. The Task Force proposed three recommendations related to water management in the Ukiah Valley. First, the Task Force recommended a reorganization of the Russian River Flood Control and Water Conservation Improvement District. The Task Force envisioned a seven member board (the current board has five members) elected by districts or zones in the Valley. The Task Force recommended that the RRFCD be given the responsibility of acting as the lead governmental agency for water management. Second, the Task Force recommended that the smaller districts -- Willow, Millview, and Calpella, as well as the Rogina Water Company -- retain their separate and distinctive water rights and entitlements. The Task Force envisioned that the separate districts would continue to function as separate entities over the short term. However, the Task Force recommended that as financial constraints tightened, voters should be asked to consolidate the smaller agencies into a larger and more efficient district. The third recommendation of the Task Force called for the formation of an ongoing task force on water issues to meet regularly to coordinate water resource and supply development programs. The Task Force would also coordinate joint powers agreements between agencies for more efficient operations. 4.01.02 General Plan goals, policies, and implementing programs Goal CF-l: Maintain a safe and adequate water system to meet the needs of existing and projected development. Policy CF-1.1: Protect the "area of origin" and confirm all Russian River tributary water rights to which the Valley may be entitled. Implementation Measure CF-I.I(a): Define and confirm the "area of origin" of the Russian River's waters. [Timeframe for completion: Immediate planning period ,t, Measure applies to: City and County ~, Agency/Department responsible: Mendocino County Water Agency, City and County Public Works Department, Mendocino County Russian River Flood Control and Water Conservation Improvement District, State Department of Water Resources] Implementation Measure CF-I. 1 (b): Determine water needs and demand for the end of the short-term, during the intermediate-term, and for the long-term planning period. [Timeframe for completion: Each identified planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Mendocino County Russian River Flood Control and Water Conservation Improvement District] Implementation Measure CF-I.I (c): Coordinate with all land owners and land managers within the "area of origin" of the Russian River's waters to protect and enhance the quality and quantity of water flowing to the Russian River. ffimefrarne for completion: Intermediate planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Mendocino County Water Agency, City and County Public Works Department] Implementation Measure CF-I.I (d): Coordinate with the Mendocino County Water Agency and area water purveyors to actively participate in hearings and actions involving water rights and distribution of area water. [Timeframe forcornpletion: Ongoingplanning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Utilities, Mendocino County Water Agency, Board of Supervisors] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.4. Community Facilities and Services ~, Page 4 necessary. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: City Utilities] Goal CF-5: Consolidate duplicate public services. Policy CF-5.1: Bring water suppliers together to create a Ukiah Valley Water Service Task Force which will look for areas in which duplicate services are provided and will recommended methods for terminating the duplication. Implementation Measure CF-5.1 (a): Maintain and participate in a Ukiah Valley Water Task Force made up of representatives from each water agency in the Valley, including the Russian River Flood Control and Water Conservation Improvement District, the Farm Bureau, and other special districts in the Valley. [Timefremo for completion: Short planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City Council, Board of Supervisors] Implementation Measure CF-5.1 (b): To the extent possible, the Ukiah Valley Water Task Force will implement the 1991 Task Force recommendations. Work through the Local Agency Formation Commission to consolidate water providers. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agen- cy~Department responsible: City Council, Board of Supervisors] 4.02 Sewage disposal and wastewater treatment 4.02.01 Summary of major findings The City and County, as a special district board of director, owns the major sewage disposal system in the Ukiah Valley, the Ukiah Valley Sanitation District (UVSD). The City operates the sewage disposal facility for the district. UVSD services an area which extends into the unincorporated area. An upgrade of the facility which resulted in providing higher quality discharges was initiated in 1994. When completed, the sewage treatment facility will meet all State and Federal requirements for sewage treatment and discharge. Currently the sewer district has the capacity to process 2.8 million gallons per day (mgd) during dry weather and 7 mgd during wet weather. The plant has different capacities for dry and wet weather because the district is allowed to release treated water into the river during wet weather. During dry weather UVSD maintains all treated water in onsite ponds. The District uses approximately 2.3 mgd of their capacity during the dry season and all 7 mgd of their capacity during wet weather. The major reason for this difference in capacity used is due to ground water infiltration into the sewer pipes during wet weather. Many of the City's sewer pipes were installed when the system was first built, before 1900, and ground water seeps into them when the water table rises during the wet season. The District recently completed an engineering plan for an expansion to occur over the next 12 years. It expects to increase dry weather capacity to 3.4 mgpd. This is based on an assumption of the need to serve 1,000 new homes, given an assumed demand of 208 gpd per household. Many homes and businesses outside of the City and the Sanitation District's boundaries dispose of sewage through individual onsite septic systems. Although the technology of onsite systems has improved Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah tl~ Mendocino County, California V.4. Community Facilities and Services 4, Page 6 G oal CF-7: Protect groundwater quality through modern sewage disposal. Policy CF-7.1: Extend boundaries of the Ukiah Valley Sanitation District. Implementation Measure CF-ZI(a): Extend the boundaries of the Sanitation District and provide services to those urban areas of the Valley which have been documented as in need of sewer service as a means of protecting groundwater. [Timeframe for com- pletion: Intermediate-term planning period 4, Measure applies to: Sanitation District 4, Agency/Department responsible: Sanitation Board of Directors (City Council and Board of Supervisors] Implementation Measure CF-ZI(b): Development of individual septic systems shall be permitted in rural areas when the Sanitation District cannot feasibly provide sewer service. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Planning Commission, Environmental Health] Implementation Measure CF-7.1(c): Work with the Local Agency Formation Commission to prepare a logical service area and sphere of influence for the Ukiah Valley Sanitation District that coincides with the urban development areas identified in the Land Use Element. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County as operators and administrators of the Ukiah Valley Sanitation District 4, Agency/Department responsible: City Council and Board of Supervisors] Policy CF-7. 2: When possible implement new and innovative sewage treatment systems. Implementation Measure CF-7.2(a): Develop a treatment system that uses environmentally sensitive concepts to promote wetlands for bird/wildlife refuge and is accessible to the public. [Timeframe for completion: Long-term planning period 4, Measure applies to: Sanitation District 4, Agency/Department responsible: Sanitation District, City Utilities] 4.03 Public health and medical care 4.03.01 Summary of major findings coaeSidents Valley access to a variety medical care including both in the Ukiah have broad of nventional and alternative health-care methodologies. It is to the benefit of the community to intain and enhance this diversity of choice. Also located in the City are two hospitals, owned by Adventist Hospitals. Currently these hospitals operate at around 75 percent of capacity. No sizable increase in demand is expected to occur during the next twenty years. People with an inability to pay for private medical services may receive medical care through the County Health Department. Additionally, several non-profit organizations provide health care support and educational services to specific populations within the County (farmworkers, victims of domestic violence, as examples). The City and a private carrier provide ambulance services and public safety personnel with emergency medical training (EMT) to City residents. Fire districts in the unincorporated area have personnel with EMT certificates. The City's ambulances are used in the Valley for emergency transport through a mutual aid program. The Mendocino County Emergency Medical Services (EMS) Department and County Health Department provide training, emergency response planning, and other service related to public health Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.4. Community Facilities and Services ~, Page 8 The City has an extensive number of public and private facilities that are available for meetings and general public use. These range from conference rooms in local businesses, to space in educational facilities, to the Ukiah Valley Conference Center that opened in Downtown Ukiah in 1994. The development of this General Plan has highlighted the need for public space as a method of encouraging and facilitating public involvement in community issues. It is more cost effective in terms of capital, operations, and maintenance costs to upgrade current facilities rather than build new competing facilities. As valley agencies expand their facilities opportunities, exist to provide for even more public meeting space. For example, if additional space is added to the airport, consideration could be given to including a meeting room. The majority of the existing meeting facilities are centralized in Downtown and the north end of Ukiah. While facilities are scattered throughout the Planning Area, the Table V.4-14: Sampling of Community meeting rooms Ukiah Valley Conference Center ,up:to 900 2,000 Buddhist 'University 800 Ukiah High School 750 Frank Zeek 'School 380 Ukiah City:Ha'It 210 MendocinoCommunity College up to 400 Ukiah :Playhouse 160 American Savings Bank 60 West America Bank 10-12 Mendocino SaVings Bank 15-20 south end of the City and the area immediately south of the City limits lack adequate community meeting space. The only meeting room available to these areas is at the Ukiah Valley Fire District building on South State Street. Eventually, a free standing multi-purpose community meeting center for special events and com- munity functions could be an asset to the area. Such a facility could service multiple goals for the valley, including providing a community recreation center. 4.04.02 Goal CF-10: Policy CF-10.1: General Plan goals, policies, and implementing programs Ensure adequate community meeting facilities. Develop or identify adequate and appropriate community facilities available for public meetings and cultural activities. Implementation Measure CF-IO.I(a): Prepare and make accessible to the public a comprehensive inventory of available facilities in the community which are open for use by public groups. [Timeframe for completion: Short-term planning period ,l, Measure applies to: City ~, Agency/Department responsible: Parks and Recreation, Community Services] Implementation Measure CF-IO.I(b): Develop a County/City/business network within the community to coordinate the use of existing facilities. [Timeframe for completion: Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.4. Community Facilities and Services ~, Page 10 any project having the potential to increase student enrollment within the District should be referred to the District for their review and comment. If, as a responsible agency, the District determines that a project has the potential to significantly impact them, they can require appropriate mitigation measures. Also located within the Ukiah Valley is Mendocino College. Mendocino College is part of the State's Community College system. The campus is located outside of both the city limits and sphere of influence of Ukiah. The College offers three semesters of classes each year and services approximately 6,000 students, the majority of whom attend part time. The College benefits the area by sponsoring social and cultural events, helping to train people for work within the local job market, and by providing a local opportunity for higher education. 4.05.02 Goal CF-Il: General Plan goals, policies, and implementing programs Ensure adequate public school facilities necessary to sustain a quality learning environment as the population of the Planning Area increases. Policy CF-11.1:Support the efforts of the Ukiah Unified School District to provide adequate educational facilities for the Planning Area's increasing youth population. Implementation Measure CF-11.1(a): The Ukiah City Council and the Mendocino Board of Supervisors shall work with the Ukiah Unified School District to obtain funding to provide additional facilities necessary to accommodate projected enrollment. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Policy CF-II. 2: Consider potential impacts on the Ukiah Unified School District during the review of discretionary projects. Implementation Measure CF-11.2(a): The environmental document for all discretionary projects which have the potential to impact the Ukiah Unified School District shall be referred to the District as a Responsible Agency under CEQA for review and comment. [Timeframe for completion: Ongoing planning period ,t, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CF-11.2(b): City and County staff will work with District staff to negotiate appropriate mitigation measures for any project which has the potential to significantly negatively impact the District. [Timeframe for completion: Ongoing plann- ing period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CF-11.2(c): Where a project has a significant negative impact on the District's capacity to accommodate the resulting enrollment growth, the City and County will condition project approval subject to agreed mitigation measures between the developer and the District. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Policy CF-Il.3: Coordinate public schools with community facilities and land uses. Implementation Measure CF-11.3(a): Working with the School Districts, attempt to utilize accepted planning practices to determine appropriate future school sites to be Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.4. Community Facilities and Services ~, Page 11 compatible with the character of neighborhoods.. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Implementation Measure CF-]I.3(b): Locate schools in coordination with transportation and land use plans, avoid highly trafficked areas and facilitate use of community parks and other public facilities by schools. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] G oal CF-12: Maintain the importance of Mendocino College within the Ukiah Valley. Policy CF-12.1: Support the presence of Mendocino College within the Ukiah Valley. Implementation Measure CF-12.1(a): Work with staff from the College to keep the State aware of the importance of maintaining Mendocino College within the Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] 4.06 Cemetery District 4.06.01 Summary of major findings The Russian River Cemetery District operates a 47-acre burial ground on Low Gap Road in Ukiah. Sixty-three percent of the land, 30 of the 47 acres, is in use. The plot density of the cemetery is 1,200 plots per acre. The cemetery has "life span" to meet Valley burial needs for well beyond the long-term planning period. 4.06.02 General Plan goals, policies, and implementing programs Goal CF-13: Support the growing needs of the cemetery district. Policy CF-13.1:Work with the District to accomplish its long-term goals. Implementation Measure CF-13.1(a): The City and County shall be responsive to the needs of the Russian River Cemetery District in terms of protecting its lands and future sites from incompatible development. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California V.5. Circulation and Transportation ~, Page 2 The cost of road improvements that serve both specific projects as well as general traffic needs is one of the most expensive components of development. As the Valley has grown, there has been a tendency to reduce or even avoid road improvement requirements on new subdivisions and other projects because of the cost burden. In a growing California rural community, this is not unusual. Additionally, local Valley government has had a hard time visualizing what type and style of road improvements would be needed in an area that is just beginning to be developed. Very little attention has been paid to the need to include bikeways, pedestrian access, and varieties of public transit in newly developing areas. Many times, local governments assume that when the need occurs, the financing will fall into place. Prior to the adoption of the California Tax Reform Initiative (commonly called "Proposition 13"), it was possible to quickly and easily pass a bond measure, special tax, or other financing mechanism to pay for needed improvements. When Proposition 13 prohibited the public financing flexibility, many local communities were faced with a dual problem. First, some basically "raw land" subdivisions were beginning to develop, only now no means of generating the funds to improve the roads existed. Secondly, it was difficult to anticipate when the need for improvements would take place. Local governments hoped that as time passed, the California legislature would provide opportunities to finance needed infrastructure. In fact, what has occurred since 1978 is fewer opportunities for financing local infrastructure costs. Banking on future improvements has caused, in some por- tions of the Planning Area, street capacities to be reached during certain times of the day. Other neighborhoods have connecting streets in a less than congruous pattern, resulting in through traffic being forced into residential areas. Prior programs of installing traffic signs on a "by request" basis has created traffic flows which are not smooth. Recent road improvements attempt to counterbalance the lack of future capacity through a program of wide streets which may inappropriately encourage higher speeds and remove trees or natural area landscaping that enhance much of the area's rural character. The Circulation and Transportation Element is intended to provide long-term traffic solutions while maintaining the area's friendly, small scale char- acter. The need is to accommodate an ever-increasing volume of traffic without forcing private developers, the City, or the County into expensive road improvements. Non-traditional approaches to increasing capacity should be considered as a part of the planning process prior to undertaking expensive and urban- appearing street improvements. Simply accommodating cars first and looking for alternatives afterwards short changes opportunities for alternate transportation and a more spontaneous, diverse, and lively community. Air quality, land use, and circulation are closely interrelated. A commitment to reducing the primacy of the automobile is a key to effective transportation planning and will make the most of current capacities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation ~, Page 4 city of Ukiah · Mendocino County, California Implementation Measure CT-1.1 (a): Population density and building intensity8 entitlements of the Land Use map shall be based on the classification of the street from which access to a parcel shall be derived. [Timeframe for completion: Ongoing planning period ,$ Measure applies to: City and County ~, Agency/Departmentresponsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-1. l(b): Approval of land usc entitlements shall be conditioned upon an integrated circulation system which fully takes into account the efficient use of autos, transit, bicycles, and walking and: (a) an existing capacity which will not be exceeded by the proposed project; or (b) a time specific commitment by the proponent to construct improvements necessary to provide the capacity needed to serve the proposed project; or (c) a time specific commitment by the proponent to contribute the project's fair share to the cost of improving access to provide as a minimum standard the capacity needed to serve the proposed project as a minimum road improvement standard. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Policy CT-1.2: City and County Staff shall include traffic and circulation information in staff reports to their respective Planning Commissions. Implementation Measure CT-1.2(a): Among the environmental issues assessed for all discretionary projects, the City and County Staffs shall include an analysis of a project's traffic and circulation impacts and present recommended findings in written staff reports. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City & County Planning] Policy CT-I.3: All proposed development9 shall be reviewed for its immediate and cumulative transportation impacts. Implementation Measure CT-1.3(a): The City and County shall ensure that any impact fee programs are designed to fairly apportion Development Impact fees. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ,e Agency/De- partment responsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-1.3(b): Impact fees, if charged, may be utilized to fund all development related types of transportation projects -- including those which reduce the use of vehicles with only one occupant. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Public Works] a,Population density and buiMing intensity" is a combined term that will be used extensively in the Circulation and Land Use elements. The terms are required as a result of major General Plan litigation. Population density means the number of persons per acre or unit of land area. Building intensity means the number of dwelling units or developed structures per acre or trait of land area. For non-residential projects, the intensity tends to be reflected as "lot coverage" or "floor area ratio." These terms will be defined in the land use element. 9"Development" means the improvement of land for the purposes of accommodating land use. "Proposed development" means the act of approving a land use entitlement such as -- and not limited to -- a building permit for any new construction that generates traffic, tentative subdivision, minor subdivision or parcel map, conditional use permit, planned development permit, or site development permit. The term proposed development does not apply to a building permit for one single family home proposed on an undeveloped existing parcel with a density permitting one single family residence. Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation ~, Page 5 Goal CT-Z: Maximize the use of existing streets and circulation patterns. Policy CT-2.1: Avoid premature widening by seeking other methods of increasing capacity on existing street or road sections segments. Implementation Measure CT-2. I (a): During the short-term planning period, complete a traffic study to make recommendations for the purpose of increasing traffic capacity and improving level of service on Planning Area roads. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City and County Public Works] Implementation Measure CT-2.1(b): Prior to allocating capital funds for individual road widening projects, require a traffic study for the area proposed for widening to determine the relative merits of alternatives that would increase traffic capacities. If there are one or more alternatives that would increase traffic capacities or improve levels of service without widening the road they shall be implemented. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County · , Agency/Department responsible: City and County Public Works] Implementation Measure CT-2.1 (c): Consider the use of one-way street couplets~° to improve traffic flows on the existing street system. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Departmentresponsible: City and County Public Works] Policy CT-2.2: Encourage development along existing roads with available capacity and appropriate zoning prior to locating development in areas which require new transportation facilities. Implementation Measure CT-2.2(a): In assigning population density and building intensity in the Land Use Element, ensure that the higher densities and intensities are located on roads with existing capacity prior to increasing density and intensity on roads that would require new transportation facilities. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Policy CT-2.3: Encourage new mixed use along High Intensity Development Corridors1~ (HIDC). Implementation Measure CT-2.3(a): The following corridors are to be considered HIDCs for purposes of working with the Mendocino County Air Quality Management District, Mendocino Transit, Authority, City, and County for purposes of creating development designed to support alternative transportation and reduce reliance on single occupancy vehicles. HIDCs are defined as State Street, Dora Street, Washington Street, Standley Street, Taimage Road, and Perkins Streets in the City and Sphere of Influence, and North State in the Planning Area. [Timeframe forcomple- tion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: Planning Department, County Department of Planning and Building] ~°Street couplets are pairs of one-way streets that combined serve as a two-way street. Standley and Perkins are a one-way couplet. ~"HIDC's are areas within the City where high intensity development -- multi-family, commercial, and industrial development occurs. Primarily it refers to State Street and other major collectors and arterials. HIDCs also comprise most transit corridors. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~ Page 4 Implementation Measure CT-1.1 (a): Population density and building intensitys entitlements of the Land Use map shall be based on the classification of the street from which access to a parcel shall be derived. [Timeframe for completion: Ongoing planning period · Measure applies to: City and County ~, Agency/Departmentresponsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-1. l(b): Approval of land use entitlements shall be conditioned upon an integrated circulation system which fully takes into account the efficient use of autos, transit, bicycles, and walking and: (a) an existing capacity which will not be exceeded by the proposed project; or Co) a time specific commitment by the proponent to construct improvements necessary to provide the capacity needed to serve the proposed project; or (c) a time specific commitment by the proponent to contribute the project's fair share to the cost of improving access to provide as a minimum standard the capacity needed to serve the proposed project as a minimum road improvement standard. [Timeframe for completion: Ongoing planning period · Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Policy CT-1.2: City and County Staff shall include traffic and circulation information in staff reports to their respective Planning Commissions. Implementation Measure CT-1.2(a): Among the environmental issues assessed for all discretionary projects, the City and County Staffs shall include an analysis of a project's traffic and circulation impacts and present recommended findings in written staff reports. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City & County Planning] Policy CT-1.3: All proposed development9 shall be reviewed for its immediate and cumulative transportation impacts. Implementation Measure CT-1.3(a): The City and County shall ensure that any impact fee programs are designed to fairly apportion Development Impact fees. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-1.3(b): Impact fees, if charged, may be utilized to fund all development related types of transportation projects -- including those which reduce the use of vehicles with only one occupant. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Public Works] 8,Population density and building intensity" is a combined term that will be used extensively in the Circulation and Land Use elements. The terms are required as a result of major General Plan litigation. Population density means the number of persons per acre or unit of land area. Building intensity means the number of dwelling units or developed structures per acre or unit of land area. For non-residential projects, the intensity tends to be reflected as "lot coverage" or "floor area ratio." These terms will be defined in the land use element. 9"Development' means the improvement of land for the purposes of accommodating land use. "Proposed development" means the act of approving a land use entitlement such as -- and not limited to -- a building permit for any new construction that generates traffic, tentative subdivision, minor subdivision or parcel map, conditional use permit, planned development permit, or site development permit. The term proposed development does not apply to a building permit for one single family home proposed on an undeveloped existing parcel with a density permitting one single family residence. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 8 single-user vehicles delivers a number of benefits to the Valley. First, fewer vehicles on the road reduces the vehicle emissions helps to maintain air quality. Second, the need for road widening or other road improvements may be deferred by lessening congestion. The Mendocino Transit Authority (MTA) provides a local and county-wide bus transit service. Currently, a fixed route service is provided within the City of Ukiah and to other Mendocino County communities. MTA also operates a Dial-a-ride service. The service runs as a "taxi" seven days a week and serves the entire Ukiah area. Other limited regional transit service is offered by such carriers as Greyhound, Santa Rosa Airporter and Amtrak's feeder bus with connections to San Francisco and Eureka. Improving the safety, location, and appearance of pedestrian access can increase and encourage walking for short errands. Sidewalks with shade in the summer cut down the blast of heat off the pavement. Separating pedestrian paths from the street with landscaping or even a bicycle lane or parking provide walkers with a greater sense of safety. Walking can be encouraged through providing a pedestrian path network connecting residential neighborhoods to each other and commercial areas, as well as providing shortcuts even when not interconnected by streets. The Ukiah Unified School District operates school busses throughout the Planning Area. Although the busses transport students to public schools, the transit mode is not technically considered public transit. However, new residential development design needs to consider convenient, safe locations for pick-up and drop-off of school children. Although electric or natural gas vehicles are not an alternative mode of transportation, but rather an alternative fuel source, by the year 1998, California will require that the total vehicle sales by each motor vehicle manufacturer include a minimum percentage of zero emission vehicles. Although a minimum of three percent was set in state law, the number may be changed as a result of pending litigation. Policies related to alternative fuels are in the Energy Element, Chapter IV.4 of the General Plan. 5.02.02 General Plan goals, policies, and implementing programs Goal CT-6: Increase the use of bicycle transportation. Policy CT-6.1: Work with the Mendocino Council of Governments to develop a safe and integrated circulation system of routes for bicycle transportation. Implementation Measure CT-6.1(a): Utilize the Land Development Code to ensure that there is secure and safe parking for bicycles in new parking facilities. [Timeframe for com- pletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-6.1 (b): Develop incentives to encourage retrofitting parking lots for bicycle parking. [T/meframe for completion: Ongoing planning period ~, Measure ap- plies to: City and County ~, Agency/Department responsible: City Planning Department, Mendocino Council of Governments or Mendoino County Air Quality Management District] Implementation Measure CT-6.1 (c): During routine street cleaning and maintenance, ensure that bicycle lanes -- when developed, signed, or striped -- are maintained for safe usage. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, California V.5. Circulation and Transportation ~, Page 10 Goal CT-8: Policy CT-8.1: Implementation Measure CT-ZI(b): Pedestrian walkways shall be integrated and designed to provide direct access between areas. [Timeframe for completion: Ongoing planning period ,e, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-7.1(c): Pedestrian access standards in the Land Development Code shall require sidewalks or paths to be separated from auto travel lanes by an appropriate combination of grade separations, parking lanes, or landscaping. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-7.1 (d): Pedestrian access shall be accessible to the handicapped with appropriate curb cuts, grades, and ramps. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-7.1 (e): Pedestrian access design standards shall be included in the Land Development Code. The following will be considered within the Code: landscaped areas, tree shading when appropriate, and consider standards to utilize other streetscape amenities, such as lighting and litter baskets. [Timeframe for comple- tion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Encourage increased use of public transportation. Make it easier to utilize bus service. Implementation Measure CT-8.1(a): Allow the use of City or County rights-of-way for on-street bus stops and passenger amenities such as benches and shelters. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agen- cy~Department responsible: City and County Public Works Departments] Implementation Measure CT-8.1(b): Request the Mendocino Transit Authority to assess the feasibility of new bus routes serving new development areas. [Timeframe for comple- tion: Ongoing planning period . Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-8.1(c): During the short-term planning period, work with the Mendocino Transit Authority (MTA) to create a program that will provide opportunities for developers to notify buyers/renters of transit routes, plans, and programs. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-8.1 (d): The City and County shall work with MTA and Caltrans to ensure that project design maximizes potential sources of transit ridership through the use of shelters, passengers amenities, and service schedules. [Timeframe for com- pletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-8.1(e): Encourage the MTA and other public transportation providers to make bus routes connecting Ukiah with other areas bicycle accessible. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 12 G oal CT-10: alternatives to the automobile. These programs may include, and are not limited to, incentives for public transit ridership, or construction of nearby or convenient bus stops. [Timeframe for completion: Ongoing planning pedod ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Maximize opportunities for efficient transportation patterns through devel- opment of integrated Ukiah Valley transportation corridors. Policy CT-IO.I:The City shall help to def'me the Ukiah Valley transportation corridors. Implementation Measure CT-lO.l(a): Work with Mendocino Council of Governments, Mendocino Transit Authority, Northwestern Pacific Railroad, and other agencies to help define and develop integrated transportation corridors. [Timeframe for comple- tion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 2: Facilitate development of Ukiah Valley transportation corridor integrating US 101, major arterials, rail, air, and public transportation.. Implementation Measure 6~-10.2(a): Working with the North Coast Railroad Authority, the Mendocino Council of Governments, the Mendocino Transit Authority, and other interested agencies or organizations, develop design standards that specifically facilitate transit use and transportation systems along transportation corridor. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-IO. 2(b): Using the discretion assigned to the City or County Planning Commission, review large or unique development proposals to ensure that there are measures incorporated in project approvals to support transit corridor concepts. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 3:Maximize the efficient use of transportation facilities within and adjacent to the corridor through the land use planning process. Implementation Measure CT-IO. 3(a): Incorporate into the Land Development code zoning and development standards which locate higher density and intense development proximate to the corridor. [Timeframe for completion: Ongoing planning period ~, Moa- sure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 4: Fully develop and utilize public and rail transit within the transportation corridor. Implementation Measure 6~-10.4(a): Working with the Mendocino Council of Governments, ensure that the Regional Transportation Plan reflects the City's public and rail transit needs. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 5: Support creation of a Downtown Transit Center. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 14 Parking in areas other than Downtown is less dependent on onstreet spaces. This is a result of the on-site (off-street) parking facilities becoming standard fare for new development. Parking requirements were initially developed utilizing "accepted standards" without regard for local parking demand. Although there are intermittent times during the year when a store's parking lot may be overloaded, most of the time local parking lots have space available. With the preparation of a new land development code, the City and County shall re-evaluate current parking standards. Onsite parking has not been a problem to date, and new regulations should ensure that it does not become a problem in the future. Opportunities for parking lot improvement lie with the design of parking facilities. Most parking lots are designed as a complete overcovering of the ground with asphalt, concrete, or other impervious surface. As development continues in the Valley, the cumulative effect of the impervious surfaces may result in storm water runoff problems, increases in local temperatures, and a loss of natural beauty. While aspects of design are detailed in the Community Design Element in Section VI.B., the Circulation and Transportation Element provides additional policy support by looking how parking lot design and amenities can contribute to better circulation. Parking requirements need to include space for secure bicycle parking. The typical pair of "straight-in/straight-out" parking spaces require nearly six hundred square feet of paved land area. This means that a parking lot with as few as ten parking spaces when combined with the street access results in paving an area the size of a typical single family residential parcel (7,000 square feet). This is the approximate parking requirement for a commercial structure of only 2,500 square feet. Alternative layouts can reduce the required paving area. Large expanses of parking create a hostile setting that may deter people from walking by creating a perception of long distances between buildings. Creative parking lot design will assist in retaining the small town character and people-oriented charm of Ukiah and its downtown. 5.03.02 General Plan goals, policies, and implementing programs Goal CT-12: Increase the convenience and attractiveness of off-street parking. Policy CT-12.1:Eliminate on-street parking along segments of City arterial streets where appropriate. Implementation Measure CT-12.1 (a): By the end of the intermediate-term planning period, create adequate off-street parking in order to reduce or eliminate on-street parking from segments of City streets classified as arterials as identified in the Downtown Master Plan. [Timeframe for completion: Intermediate planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Redevelopment Agency] Policy CT-12.2: Define alternatives to on-street parking. G Implementation Measure CT-12.2(a): Study the potential of increasing parking using the guidance of the Downtown Master Plan. [Timeframe for completion: Intermediate plann- ing period ~, Measure applies to: City ~, Agency/Department responsible: Redevelopment Agency] oal CT-13: Design attractive parking facilities. Policy CT-13.1: Utilize landscaping and other amenities to improve the appearance and traffic patterns of onsite parking facilities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, Californi? V.5. Circulation and Transportation ~, Page 16 the potential of providing more comfortable and expedient alternatives for people and products to move between the Bay Area and the Ukiah Valley. 5.04.02 General Plan goals, policies, and implementing programs GoalCT-15: Encourage multiple use of the rail lines into and through the valley. Policy CT-15.1: Take an active role in development of a rail transit corridor. Implementation Measure CT-I5.1 (a): Cooperate with, actively participate in, and influence the planning and evaluation of passenger rail services through the Ukiah Valley. Ensure that City and County interests are considered in the process. [Timeframe for completion: Ongoing planning pedod ~, Measure applies to: City and County ~, Agency/De- partment responsible: City Public Works Departments,Board of Supervisors, MCOG] Implementation Measure CT-15.1 (b): In the short-term planning period, work with appropriate agencies to develop a plan of Ukiah Valley rail needs, including potential station location(s), that would enhance the economic vitality of the planning area. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments,Board of Supervisors, MCOG ] Implementation Measure CT-15.1 (c): Ensure that project approval actions do not create land use or other conflicts that hamper or preclude passenger rail service in the Ukiah Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-15.1 (d): Work with the Mendocino Council of Governments, Mendocino Transit Authority, and passenger rail planning agencies to develop an integrated transit corridor that ensures a connection from passenger station into the Valley's transportation corridors. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~ Agency/Department responsible: City Public Works Departments, MCOG, AQMD] Policy CT-15.2: Encourage continued freight service on the rail lines. Implementation Measure CT-15.2(a): Work with appropriate agencies and members of the private sector to ensure that freight transportation via rail is not discouraged or eliminated as a use on the track system. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council, Board of Supervisors] Implementation Measure CT-I5.2(b): Work with appropriate agencies and members of the private sector to increase utilization of freight transportation on rail as a regional approach to decreasing truck traffic on area roads and improving air quality. [r/me- frame for completion: Ongoing planning pedod ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments, Board of Supervisors] Implementation Measure CT-15.2(c): Facilitate the use of rail for freight by siting appropriate industries and land uses near the rail line. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Adopted by the City Council: December 6. 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation ~, Page 17 5.05 Levels of service 5.05.01 Summary of major findings Levelof Service (LOS) is that how driver feels about traffic a yardstick measures a conditions. LOS was established by the Institute of Transportation Engineers (ITE) as a means of quantifying the subjective measure of traffic tolerance. Rated in grades from A (best) to F (worst), levels of service are based on increasing amounts of congestion and delay. LOS E represents the full capacity of the road segment with the road unable to carry more traffic. LOS F operating conditions are generally per- ceived as "intolerable." Table V.5-16 shows a simplified method of deter- Table V. 5-16: Segment Level of Service mining level of service for General Plan analysis based onAverage Daily Traffic purposes. It identifies that capacity or traffic volume for roads in the General Plan area by level of service grade. Explanation V.5-X on page 18 provides specific definitions for intersections with and without traffic signals. "Level of service" is used in two different and distinct ways in this General Plan. Segment level of ser- vice, listed in Table V.5-16 is the relationship of average daily traffic to the capacity of a segment of street between two defined points. Intersection level of service defines traffic congestion at an intersection. Both types of levels of service are important for determining whether the portion of the road network under scrutiny is capable of handling additional traffic generated by a proposed project. After all, it does not make good sense to increase traffic into an area so that no one can use the intersection or street segment. When drivers become less tolerant of traffic in an area, they avoid the area. This results in reduced property values, distressed businesses, and other negative economic factors. From an environ- mental standpoint, traffic that is idling also generates increased levels of air pollution. To try to prevent roads from reaching a level in which traffic just doesn't move well from point-to- point, cities establish guidelines at which a street or road is considered to have reached the highest service volumes that are tolerable within the community. At this level, it becomes important to either improve the street to acceptable levels or construct another street to relieve the crowded street. The segment level of service ratings in the General Plan are the indicators of this type problem. The Circulation Element objectives are designed to establish programs based on the segment levels of service. One of the issues that is used as an pre-indicator of future traffic problems is the concept of "degradation of level of service."~3 For purposes of the General Plan, degradation of level of service is not a potentially significant environmental issue until the approval of a project will result in the existing level of service dropping to an unacceptable level of service, in the case of the Ukiah General Plan to Level of Service "D." For example, if a road has a current level of service of "B," a project that would result in decreasing level of service from "B" to "C" is not considered a significant environmental effect on its face. ~3Degradation of level of service means an increase in traffic volume on a segment that causes the level of service to drop from one grade (A, B, C, D, E, or F) to the grade below it. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 16 the potential of providing more comfortable and expedient alternatives for people and products to move between the Bay Area and the Ukiah Valley. 5.04.02 General Plan goals, policies, and implementing programs G oal CT-15: Encourage multiple use of the rail lines into and through the valley. Policy CT-15.1: Take an active role in development of a rail transit corridor. Implementation Measure CT-15.1 (a): Cooperate with, actively participate in, and influence the planning and evaluation of passenger rail services through the Ukiah Valley. Ensure that City and County interests are considered in the process. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: City Public Works Departments,Board of Supervisors, MCOG] Implementation Measure CT-15.1 (b): In the short-term planning period, work with appropriate agencies to develop a plan of Ukiah Valley rail needs, including potential station location(s), that would enhance the economic vitality of the planning area. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments,Board of Supervisors, MCOG ] Implementation Measure CT-15.1 (c): Ensure that project approval actions do not create land use or other conflicts that hamper or preclude passenger rail service in the Ukiah Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-15.1(d): Work with the Mendocino Council of Governments, Mendocino Transit Authority, and passenger rail planning agencies to develop an integrated transit corridor that ensures a connection from passenger station into the Valley's transportation corridors. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments, MCOG, AQMD] Policy CT-15.2: Encourage continued freight service on the rail lines. Implementation Measure CT-15.2(a): Work with appropriate agencies and members of the private sector to ensure that freight transportation via rail is not discouraged or eliminated as a use on the track system. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council, Board of Supervisors] Implementation Measure CT-I5.2(b): Work with appropriate agencies and members of the private sector to increase utilization of freight transportation on rail as a regional approach to decreasing truck traffic on area roads and improving air quality. [Time- frame for completion: Ongoing planning period ,e, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments, Board of Supervisors] Implementation Measure CT-15.2(c): Facilitate the use of rail for freight by siting appropriate industries and land uses near the rail line. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California V.5. Circulation and Transportation 4, Page 20 changing the road's priority from "future" to "immediate," then approval of the project shall be based on one of the following options: (a) the project approval and issuance of any grading or building permits may be deferred until the road improvements have been scheduled and funding allocated; or (b) the project proponent may construct the improvements to City or County standards -- including those improvements not directly related to the project's impact -- and the City or County shall create a zone of benefit assessment in which the non-direct project costs shall be collected from future development and reimbursed to the proponent; or (c) The project may be denied with a finding that the existing circulation and access network is not adequate to accommodate the traffic and circulation needs of the proposed project. Failure to incorporate one of the options of this implementation measure within a project approval results in a project that is not consistent with the General Plan. la [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.2(d): When a road segment is found to be approaching Level of Service D -- defined as ADT (Average Daily Trips) being within ten percent of the highest LOS C [as identified in Implementation Measure 16.2(e)], traffic volume threshold, the City shall initiate plans for improvements designed for the intermediate and long-term planning periods to increase capacity. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/De- partment responsible: City and County Public Works Departments] Implementation Measure CT-16.2(e): The improvements shall be initiated by the time traffic volume is approaching Level of Service E, which is defined as being within ten percent of the highest traffic volume for Level of Service D. This program may result in the generation of impact fees as a means of accumulating funds for the im- provements required by private development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.209: The thresholds of maximum traffic volume of segment levels of service C and D for scheduling these measures shall be: Ten Percent Threshold for ADT LOS 2 lane 4 lane C 7,830 21,600 D 10,890 24,300 [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] J4This measure and its components duplicates Implementation Measure 18.2(0 from Section V.5.09 to identify options that are applicable in this section of the General Plan as well as the latter section. Duplication ensures that the Measure applies in both sections of the Plan. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation 4, Page 22 City Of Ukiah Jl~ Mendocino County, California planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.3(d): The improvements shall be designed to be initiated by the time traffic volume is approaching Level of Service D, which is defined as being within ten percent of the highest traffic volume for Level of Service C. This program may result in the generation of impact fees as a means of accumulating funds for the improvements required by private development. [Timehame forcomple- tion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: City and County Public Works Departments] Implementation Measure CT-I6.3(e): The thresholds of maximum traffic volume of segment levels of service B and C for scheduling these measures shall be: Ten Percent Threshold for AD T LOS 2 lane 4 lane B 4,950 18,900 C 7,830 21,600 [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-16.3(D: Residential streets or roads with a Level of Service of D or E at the time the General Plan is adopted shall be exempt from the "no permit" requirement until mitigation measures are in place to provide for increasing level of service to LOS C within five years of Plan adoption. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: City Planning Department, County Building and Planning Department] Policy CT-16.4: Balance the circulation demands of new development with methods of accommodat- ing increasing traffic. Implementation Measure CT-16.4(a): Review project traffic generation to ensure level of service remains within the City's thresholds. [timeframe for completion: Ongoing plann- ing period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.4(b): Require that applications for discretionary projects~7 include a generalized traffic study providing an estimate for the proposal's average daily traffic and distribution of traffic through the street network. [Timehame for com- pletion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-16.4(c): For roads on which the base segment level of service is rated at A, B, or C, the following standards of review shall apply to project propos- als: (a) The City shall determine if the proposed project will increase the traffic generated by the subject property by more than ten percent over existing site- generate traffic volume. ~?Discretionary projects mean an application for an approval that is granted at the discretion of the Planning Commission or City Council. The meaning is the same as 14 CCR §15357. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation e Page 24 eluding an assessment of the impacts of the proposed project on the street's future level of service. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure C~-I6.5(b): The detailed traffic study shall provide recommendations related to overall improvements -- or use improvements recommended in any traffic improvement program prepared by the City or County -- needed in the area to prevent degradation of level of service and shall also define the proportional share of the improvements that are attributable to the proposed project conditions. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.5(c): If the road has an existing level of service of E or F, the proponent shall be required to use the services of a licensed traffic engineer to prepare a more detailed traffic study, including an assessment of the impacts of the proposed project on the street's future level of service. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City and County Public Works Departments] Implementation Measure CT-I6.5(d): The detailed traffic study shall provide recommendations related to overall improvements -- or use improvements recommended in any traffic improvement program prepared by the City -- needed in the area to increase the segment level of service, or decrease the traffic demand on the segment served by the project to level of service D. The study shall also der-me the proportional share ' of the improvements that are attributable to the proposed project conditions. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] 5.06 Street classifications 5.06.01 Summary of major findings The area by a transportation system consisting of state highways, county roads, and Ukiah is served city streets. This section of the Circulation and Transportation Element defines the roads into classifications and purpose. Def'mition of road classifications can be found in Table V.5-4. U.S. 101 is an important north-south highway which links different areas within the city of Ukiah and also connects the community with northern California. The freeway has four lanes through Ukiah and controlled access which is limited to local street interchanges. State Route 20 (Highway 20) is a two lane rural highway connecting the Ukiah area with Interstate 5 (I-5) and the Northern Sacramento Valley. Highway 20, an east-west route, is the northern border of the planning area located north of Lake Mendocino and intersecting US 101 near the unincorporated com- munity of Calpella. State Route 253, also known as Ukiah-Boonville Road, links Ukiah with Highway 128 and ultimately Highway 1 on the Mendocino Coast. This two lane rural arterial road intersects US 101 at the South State Street Interchange. Adopted by the City Council: December 6. 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.5. CircUlation and Transportation 4, Page 25 The City of Ukiah currently maintains nearly fifty-two miles of city streets including arterial, major collector, collector, and residential streets. These road classifications, including County roads within the Planning Area are defined in Table V.5-18. The classifications of individual roads are listed in Table V. 5- -18. Mendocino County also maintains paved and unpaved roads which are within the Planning Area but are outside the current city limits. Table V. 5-17: Street, highway, and road classifications, land uses, and parking guidelines Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program Vi5. Circulation and Transportation ~, Page 26 City of Ukiah illli Mendocino County, Californi= Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County , , Ukiah Valley General Plan and Growth Management Program V.5." Circulation and Transportation 4, Page 27 5.06.02 General Plan goals, policies, and implementing programs Goal CT-17: Classify roads to meet service needs. Policy CT-17.1: Utilize arterial roads to serve through traffic. Implementation Measure CT-1ZI(a): Roads classified as arterials shall be used for the purpose of moving traffic into, through, and out of the City and the Planning Area. Implementation Measure CT-1ZI(b): For new roads to be classified as arterial roads, the route shall generally originate outside of the City limits (for City arterials) or within the Planning Area (County arterials) and the alignment shall be generally continuous from point of entry to point of exit. Policy CT-1Z2: Arterial roads shall generally be intended to serve commercial and employment center types of land uses. Implementation Measure CT-IZ2(a): Commercial and employment center land uses are consistent with roads classified as arterials. Policy CT-17. 3: Utilize major collector roads to serve as moderate- to high-volume roads connecting minor collectors and neighborhoods to arterial roads. Implementation Measure CT-1Z3(a): Roads classified as major Collectors shall be used for the purpose of moving traffic between arterial streets and residential neighborhoods or conunercial/employment areas of the City. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California V.5. Circulation and Transportation e Page 30 5.07 Neighborhood Traffic Management 5.07.01 Summary of major findings A t the core of any community's health and well-being is its residential neighborhoods. Ukiah has a vested interest in preserving the small town character and integrity of its neighborhoods. As traffic volumes continue to increase in response to area-wide development, improvements to major arterial and collector streets have not kept pace causing increasing volumes of traffic to diffuse into residential areas. A residential street's function includes not only its place in the transportation system but its role as part of a community's living environment. Many of Ukiah's neighborhoods are at risk of losing their intimacy and identity to excessive traffic impacts. It is imperative that the community act to preserve its residential streets for all their intended functions. Different streets have different functions and need to be designed accordingly. In this respect, blanket standards are inappropriate. There is a need for flexibility in the design or modification of a street to meet the needs of its residents while serving its fair share of the circulation and public safety needs of the community. In some cases, traffic management may be considered a preferable means of enhancing Ukiah's character while ensuring that transportation needs are met. G 5.07.02 oal CT-18: General Plan goals, policies, and implementing programs Preserve and enhance the small town character and integrity of all residential neighborhoods and streets. Policy CT-18.1:Provide for mitigation from traffic volumes and speeds not conducive to neighborhood character. Implementation Measure CT-I8.1(a): During the short-term planning period the City and County shall develop a Neighborhood Traffic Management Program. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agen- cy/Department responsible: Public Works Departments] 5.08 Future street and circulation patterns 5.08.01 Summary of major findings The existing growth patterns in the Ukiah Valley have followed the main roads and created a pattern in which relatively dense development (commercial uses) are accessible by only one road or one main road with an inconvenient alternative access. To accommodate the future growth of the Valley and improve circulation patterns, a series of new roads or road extensions will need to be constructed over the life of the General Plan. The five-year Circulation and Transportation Element update process discussed under Goal CT-4 in Section V.E. 1 will be used to assign development priority for new roads. Priority will be based on traffic studies, changes in levels of service, and pattern of development. Based on an analysis of current traffic patterns, the City's most critical needs are for an additional north-south arterial road and at least one major east-west arterial road. North-south traffic within the City travels primarily on State Street. Within the older residential areas, an additional north-south route exists Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation e Page 32 may be feasible in order to provide better north-south traffic flows. These routes are shown on Figures V.5-FF and GG and listed in Table V.5-FF. In addition to the street route changes, community sentiment seeks changes to the points of access -- called "interchanges" with US 101. The Freeway has nine interchanges within the Planning Area (Refer to Table V.5-20 the exception of the softball field, all interchanges provide north- and south-bound access. Caltrans has indicated that the interchanges are designed for substantially less traffic than is currently moving on and off the ramps. In 1991, the northbound US 101-North State Street interchange operated at level of service "F" dur- ing peak hours. Nearly two hundred vehicles above capacity used the ramp. ~8 As part of the same 1991 traffic study, US 101/North State Street Southbound, and all US 101-Perkins Street ramps were reported at Level of Service "E". Unless significant changes are made to the interchanges, and new interchanges added, Freeway access in the Valley will be a significant problem for regional traffic. During the vision process, members of the community identified a number of needs associated with US 101 Freeway improvements. General agreement centered on the need to redesign the Gobbi and Perkins interchanges so that they allowed freeway ingress and egress without requiring vehicles to make left turns across traffic. Additionally, the community envisions that a new interchange could be constructed at Brush Street or Ford Road to connect with the extension of Orchard Avenue in order to take pressure off the Perkins and North State interchanges. Improvements to the interchange of US 101 and Talmage are to be constructed as a part of the Airport Industrial Park off Talmage Road, which is a short distance west of the existing interchange. Other desired freeway improvements include the addition of an acceleration lane between Gobbi and Perkins (both directions) to allow a safer mix of accelerated and decelerating traffic in the short distance between the two interchanges. Sometimes it becomes necessary or desirable to abandon a street. This is a practice common in redevelopment areas where it is necessary to eliminate little-used streets in order to combine parcels for public purposes or to encourage development in an area. At other times, streets, easements, or rights-of- way are abandoned to make room for new road alignments. It is not uncommon for older subdivisions to have recorded easements, rights-of-way, or "future" roads that will never be developed. Abandonments must be reviewed by the City and County Planning Commissions to make a finding of "General Plan consistency" prior to the City Council or Board of Supervisors taking action to abandon the roads. When abandoning a little-used or undeveloped street or road results in a greater public benefit, the abandonment should proceed. ~SAnderson, Kenneth D., PE, Transportation and Circulation Resource Directory (Roseville, CA: KDAnderson Transporta- tion Engineers, November 15, 1991), Table 4, page 16. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation e, Page 34 City of Ukiah ~1~ Mendocino County, California RIVER CROSSING IN rile CALPELLA ARE. A REDE/HE YER ROAD EXTENSION OVER THE RU551AN RIVER HENSL EY CREEK RD EXI£N$10N 10 ORCI'IARi~i ORR 51~RING5 RD UPGRA I) I~/IMI'RO VI [xr[:Nl.) lO ORCI IARL) ORCHARE) A VENUE EX 11~ NSION Planning Area City Limits ,j %D roules within Ihe Figure V. 5-GG: Future roads and road extensions-- Planning Area Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, Californi:- V.5. Circulation and Transportation ,e Page 36 5.08.02 General Plan goals, policies, and implementing programs Goal CT-19: Establish alternate North/South and East/West access routes. Policy CT-19.1: Develop a program to extend existing roads or construct new roads to meet existing traffic demands. Implementation Measure CT-19.1(a): During the short-term planning period, the City and County shall identify which road extensions and new roads will be needed in order to maintain or improve existing levels of service based on current traffic patterns. These shall be the "immediate need" new roads or road extensions. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agen- cy~Department responsible: City and County Public Works Departments] Implementation Measure CT-19.1(b): Roads identified as "immediate need" shall have the proposed routes identified and surveyed during the short-term planning period, and shall be incorporated into the City or County Road Improvement Budget as high priorities. Preparation of a budget and cost of improvements shall be a City or County responsibility. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-19.1(c): During the latter portion of the short-term planning period and the beginning of the intermediate-term planning period, the City or County shall allocate funds for the "immediate need" road construction. [Timeframe for completion: Intermediate-term planning period ~1, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-I9.1(d): Road improvements shall be required as a condition of project approval related to the extension of any road or construction of a new road in conformance with the requirements of the Land Development Code and City or County Road Standards. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Departmentresponsible: City Planning Department and County Public Works Department] Policy CT-J9.2: Develop a program to extend existing roads or construct new roads to meet future traffic demands. Implementation Measure CT-19.2(a): During the short-term planning period -- as well as each five year update -- the City and County shall identify which road extensions and new roads will be needed in order to maintain or improve future or projected levels of service based on pending or proposed traffic patterns. These shall be the "future need" new roads or road extensions. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-19.2(b): In the event of an amendment to the General Plan or the proposing of a project that will result in a shift in priorities, roads classified as "future need" may be reclassified as "immediate need" when necessary to mitigate potential traffic impacts. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah tlJll Mendocino County, Californi=, V.5. Circulation and Transportation 4, Page 38 Implementation Measure CT-20.1 (b): During the annual review of the General Plan the City or County may propose to delete identified road routes or road extensions by amendment to the General Plan. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Departmentresponsible: City and County Public Works Departments] Implementation Measure CT-20.1(c): Once a proposed road extension or new road is constructed, it shall be deemed to be removed from the "proposed road and road extension" list. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Goal CT-21: Improve freeway access. Policy CT-21./:Work to improve the existing freeway interchanges. Implementation Measure CT-21.1 (a): Working through the Mendocino Council of Gov- ernments, seek improvements to allow access in all directions to the interchanges of US 101 at Gobbi, Perkins, and North State Street. [Timeframe for completion: Short-term planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-21.1 (b): Work with MCOG and Caltrans to develop an off ramp to Perkins Street via Orchard Avenue. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Goal CT-22: Ensure abandonments result in a public benefit. Policy CT-22.1: Provide for abandonment of undeveloped or little-used roads when there is a general public benefit to the Valley. Implementation Measure CT-22.1 (a): The Planning Commission and the City Council (for the City) or the Board of Supervisors (for the County) may fred that an abandonment is consistent with the General Plan if it also finds that there is a greater public benefit from the abandonment than from maintaining public ownership of the road, easement, or right-of-way. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] 5.09 Major circulation improvements to the existing street system 5.09.01 Summary of major findings Within the Planning Area, there are numerous intersections and road segments that need to be improved in order to provide for a better traffic flow. Some improvements may be minor, such as removing a four-way stop from an intersection that does not warrant the traffic control. Other cases may require that a four-way stop be added to increase traffic safety. Additional improvements can range from replacing four-way stops with traffic signals, synchronizing traffic signals, adding lanes, and realigning intersections. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 40 the change in traffic control. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure CT-24.1 (b): When intersection levels of service at a four-way stop controlled intersection are at risk of dropping to an "E" or "F", prepare a study to determine if a signal is needed. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure CT-24.1(c): Signal sequencing shall be given a high priority, particularly where lights are numerous. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Policy CT-24.2: Improve traffic movement when improving intersections. G Implementation Measure CT-24. 2 (a): When intersections are improved or designed, provide large curb radii at arterial intersections as often as possible. [Timeframe for comple- tion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure CT-24.2(b): Bus stops shall be downstream from intersections. [Time- frame for completion: Ongoing planning period ,1, Measure applies to: City and County ~, Agency/Department responsible: Mendocino Transit Authority] oal CT-25: Develop programs to improve traffic flows without requiring publicly-funded improvements. Policy CT-25. I: Seek to establish programs which reduce the amount of traffic on the road during peak hours. Implementation Measure CT-25.1 (a): Work with employers to evaluate peak times of em- ployee traffic and evaluate spreading work hours or allowing flexible scheduling. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department. County Planning and Building Department and Mendocino Council of Governments] Implementation Measure CT-25.1 (b): Cooperate with government and commerce employers to encourage work-at-home programs. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ,t, Agency/Department responsible: City Planning Department, County Planning and Building Department and Mendocino Council of Governments, Board of Supervisors] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah il~ Mendocino County, California VI.I. Housing 4, Page 2 The proposed General Plan anticipates continued residential and population growth, as well as expansion in economic activity, in the Ukiah Valley over the planning period which extends to the year 2015. Economic expansion 24,000 22,000 20,000 18,000 g16.000 14,000 12,000 10,000 I i i i I I 1980 1985 1990 1995 2000 2005 2010 2015 Year Figure VI. f-H: City of Ukiah Population Trends and Projections would be the result of continuing population growth in the area and independent eco- nomic development activities. The General Plan will shape the intensity, location and distribution of growth during the planning period. However, the amount of growth which can be expected during the planning period will be regulated primar- ily by the prevailing rate of growth in the area regardless of the provisions of the General Plan. For the purposes of en- vironmental assessment, as- sumptions have been made about expected residential, com- mercial and industrial growth, with related circulation improvements. 1.02.01 Current population information The City of Ukiah had a population of 14,599 in 1990, according to the f'mal 1990 US Census Data provided by the California Department of Housing and Community Development. The population was housed in 5,825 housing units (dwellings) covering 5,666 households. Of the dwelling units, 2,850 (48.93%) were owner occupied, 2,812 (48.27%) were renter occupied. The remaining 163 housing units (2.80 %) were vacant. The California Department of Finance Population Research Bureau prepares official estimates of population between census data collection. The Department estimates that the City's 1995 population is 15,783, a growth of 8.11 percent over the five year period. This is lower than the City and Planning Areas' typical 2lb percent annual growth rate. 1.02.02 Population projections The probable maximum annual growth rate for residential development is about two percent per year, which compounds to a simple annual growth rate of about 2ah percent annually. Between 1980 and 1990 the growth rate was just over two percent per year.2 With a 1995 estimate of 6,364 City as a base, residential development over the twenty year planning period may result in about 2,804 new dwelling units 2United States Census Data compiled for the 96067 zip code by CACI, Arlington, Virginia (Beltsville, MD: CompuServe Census Data Forum, JUne 20, 1992), Screen 1 of 2. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ~, Page 4 community in the updating of the entire General Plan, including the Housing Element. The Citizen Advisory Committee, the Growth Management Steering Committee, and the Low-Moderate Income Housing Advisory Committee were all involved in the process. The various committees included representatives from Nuestra Casa--a Mendocino County-funded Hispanic Housing Agency, the Northern Circle Housing Authority--a US Housing and Urban Development-funded Indian Tribal Housing Agency, and local housing advocacy agencies--such as the Community Development Commission and the Rural Community Housing Development Corporation. Ukiah's multi-cultural community members were involved at every level of the process. The following members of the Housing Element Citizen Advisory Committee were responsible for preparing the foundation to the goals and policies that have been expanded and incorporated into the Housing Element: 1.03.01 Housing Element Citizen Advisory Committee To develop the General Plan revision and Growth Management program, the Ukiah City Council appointed fifteen Citizen Advisory Committees, one for each element, including Housing. The work of the Citizen Advisory Committees is detailed in Chapter II to the General Plan. The Housing Element Citizen Advisory Committee worked independently of the other committees to develop its policy recommendations for the Housing Element. The committee met approximately twenty-four times over a period of over two years to discuss housing issues, opportunities, constraints and strategies for Ukiah. The committee reviewed the draft document in May, 1992. The committee prepared the Preliminary Action Program for the Housing Element. Housing Element Citizen Advisory Committee members: Martin Bradley Irene Hardie Susan Crane I nge Dietrich Robert Castellanos Karen Poplawski Ron Cole Lyn Wood ^ngie Svendsen 1.03.02 Public comments during the scoping process During the process of developing the Housing Element, a number of comments and recommendations were received by the City from various individuals and organizations. 1.04 Evaluation of previously certified Housing Element Unlike other elements of the General Plan, the Housing Element must be reviewed and updated every five years. California law requires that the update include an evaluation of programs approved in the prior Housing Element to report to accomplishments. This section of the Housing Element provides the evaluation of the last certified element. le The City Planning Commi~ion shall continue to review the Zoning Ordinance and Subdivision regulations to eliminate those items which decrease housing availability and affordability, but do not effect public health or safety. Annually in March, a complete review of the ordinance will be undertaken. Status: A complete review of the Zoning Code was completed by the Planning Commission in late 1992. These comprehensive revisions are being held until the revised General Plan is implemented. Staff has not yet completed an analysis of which modifications would Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California, VI.1. Housing ~, Page 6 district to in fill properties. Modification of this requirement and continued use of the district regulations is recommended. . The City will continue to implement programs identified to address areas of need docmnented in the "Mendocino County Housing Needs Plan" (Fair Share Plan). The City will cooperate with the Mendocino Council of Governments in its review of these allocations every three years. Status: The City participated in Mendocino Council of Governments' 1992 "Housing Needs Plan" and continues to pursue programs which meet the documented need for affordable housing. We have continued to work with a firm in Sonoma County to complete approximately 30 housing units on Mulberry Street. The majority of units constructed in the last ten years have been in the affordable range with most being subsidized through a recognized program. Evaluation: The City is required to participate in the Mendocino Council of Government's (MCOG) Fair Share Plan. This action item is appropriate to ensure local input to the regional allocation. The City will generate on an annual basis appropriate housing related information using, as the basis, the various analyses provided in the Census. City staff shall report progress on implementation of the Housing Element annually in February. Status: The distribution of usable federal Census data has been extremely slow. In addition, State Department of Finance estimates since 1990 have not been as extensive or comprehensive as before. The General Plan and Growth Management Revision Program should provide the most reliable, updated information available. This evaluation comprises the annual progress report. Evaluation: The City depends upon the State Department of Finance for population projections and housing unit information. The new General Plan data can be used, but the resources are not available to provide in-depth analysis on an annual basis. The annual review of progress on the Element is an additional administrative activity which does little to increase the actual production of housing units. It would seem more efficient to conduct the review effort in conjunction with the State mandates for updating the Housing Element. e The City of Ukiah shall support the Mendoeino County Housing Authority/Community Development Commiasion as having primary responsibility for the following activities: application for CDBG funds, administering funds secured under State or Federal housing programs, providing assistance to developers of low and moderate income housing, managing public housing units or rental assistance programs. Local churches will be asked to inventory church holdings suitable for development of low or moderate housing, or a homeless shelter. They will be asked to provide leadership in developing the properties. Service clubs will be asked to assist in these efforts. Status: CDC is the primary resource for CDBG rehabilitation activities. Because of the difficulty in marketing rehabilitation grants and loans, the City has not pursued this activity recently. Currently, the City is processing a CDBG Planning Study to analyze the homeless population and prepare funding applications for at least two facilities for the Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.1. Housing ~, Page 8 units; their programs are more oriented toward new construction. Demolitions are reviewed by the City Council, with recommendations from a newly constituted Demolition Permit Review Committee, comprised of the Chairman of the Planning Commission, and representatives of the building industry and general public. Evaluation: The Community Development Commission has indicated a preference to work with committed property owners and existing qualified housing. The City will continue to discuss demolitions with interested agencies. Specific reference to CDC should be eliminated and this item should be added to the list of potential implementation measures. 11. The City shall continue to inspect existing rental units upon written request, but at a reasonable cost, with a report presented to the owners and the occupants outlining the health and safety dangers (if any) and requiring compliance with the Housing Code, pursuant to Revenue and Taxation Code Section 17299 and 24436.5. Status: The City continues to provide building inspections upon request. Though the property owner is notified, the system has been improved to accommodate tenant inspection requests. Evaluation: This procedure is effective and has resulted in some housing upgrades. Continuation is appropriate. 12. City staff will assist the Community Development Commission to prepare a summary of available rehabilitation loan programs and also study the feasibility of marketing revenue bonds to raise additional monies for this purpose. Status: CDC maintains information regarding rehabilitation; however, as noted earlier, marketing and administration of these programs is difficult. It is not the highest priority for local housing providers or most cost effective projects at this time. Some individual applications for Redevelopment Housing Set-aside Funds have been reviewed by the Low and Moderate Income Housing Advisory Committee but not funded because of the low efficiency factor. Revenue bonds at the local level are not the best method to finance rehabilitation efforts. Rehabilitation of individual single family homes, although important, conserve housing for one family at a time. For more families to be served with limited dollars, the programs focus on rehabilitation of multi-family housing so that more people and housing units are served by available dollars. Evaluation: This matter is still valid. The City has adopted the State Historic Building Code as well as the Uniform Code for Building Conservation. 13. The City will continue to preserve its architectural heritage through the State Historic. al Building Code and the Marks Historical Rehabilitation Act of 1976. Status: A proposed historic preservation ordinance was discussed by the Planning Commission with an ad hoc Historic Preservation Committee, but the entire issue was deferred to the General Plan/Growth Management Plan program. Evaluation: This matter is still valid. The City has adopted the State Historic Building Code as well as the Uniform Code for Building Conservation. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City ofUkiah ~ Mendocino County, California VI.1. Housing 4, Page 10 18. The City will notify the School District of any major development that may have impact on the local school system. Status: The Ukiah Unified School District is contacted regarding all subdivisions and major commercial projects. Also each building permit with new residential or commercial space requires School District approval of school impact fees. There is an agreement between the Ukiah Unified School District and the Redevelopment Agency relative to impacts caused by increased development. Evaluation: This is standard planning procedure which occurs through public noticing, environmental review, and participation in the Growth Management/General Plan process. Table VI. f-23: Population displayed by Household Type 19. Investigate the feasibility of submitting applications for a mortgage bond allocation from the State Mortgage Allocation Committee or a Mortgage Credit Certificate. September 1987 is the deadline for this activity. Status: Mortgage Revenue Bonds have not been pursued because of their high cost to benefit ratio. The City is participating in the Countywide Mortgage Credit Certificate program administered by CDC. An application for $10 million has just been submitted to the California Debt Limitation Allocation Committee, with the effective date to be late November or early December. Evaluation: Though the deadline was not met, the City is not currently participating with the Community Development Commission in the countywide Mortgage Credit Certificate program. As several other action items, this is very specific and should be listed among several implementation measures to be pursued. 1.05 1.05.01 Community profile Population The City's population is primarily White with limited numbers of Blacks, American Indians, and Pacific Islanders. Whites represent 88% of the population, down from 92% in 1980. The fastest growing group in Ukiah is Hispanic persons of all races. Population and race data for 1980 and 1990 are shown on Table VI. 1-21. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City Of Ukiah ~ Mendocino County, California VI.1. Housing 4, Page 12 was $31,500 per year? Median household income for the City of Ukiah used in Table VI. 1-6 is $24,402. Median income is the point at which half of the households earn less income each year, half earn more. Median income is useful in assessing the ability of an average family to secure housing; however, it masks issues of critical need and over payment. In addressing affordable housing issues, income brackets are divided by the Department of Housing and Urban Development (HUD) into four main categories: very- low, low, moderate, and above moderate. The very low income household earns up to fifty percent of the City's median income. Some studies divide this in household incomes of 0-30 percent and 31-50 percent. For purposes of the housing element, the under fifty percent category is used for very low income families. Within this range are households at or below the poverty level. Low income households earn between 50-80% of the area median. Moderate income households earn 80-120%, and above moderate income households earn over 120% of the median income. Table VI. 1-27 shows the number of households by income group. The PG & E Profile projects a shift in income distribution for 1995 (see Table VI. 1-27). This could be the result of salaries increasing with employee tenure or promotions or salary increases due to economic development, or in-migration of households with a higher income than is typical for Ukiah. In- migration of more affluent persons is a possibility given the relatively affordable housing in Ukiah as compared with commu- nities in northern Sonoma County. As the Bay Area continues to grow outward, many households are increasingly willing to commute for longer time periods to be able to afford a home and maintain a high paying job. Traffic patterns on Highway 101 indicate an increase in commute traffic from the Ukiah Valley south to Sonoma County. Table VI. 1-26: Reported Value of Owner Occupied Units 1990 less than $50,000 42 2 $ 51,000 - 99,999 834 37 $100,000- 149,999 913 40 $150,000 - 199,999 315 14 $200,000 +l 160' 7 Another type of income measurement is the "family income."5 Median family income for the City is $29,387, which is nearly $5,300 higher than median household income. Higher family income is often a result of two wage earners. The Ukiah Community Profile provides more income detail for City residents, as shown in Table VI. 1-27. nMendocino Council of Governments, Housing Needs Plan, 1991. ~A "family" includes persons living together who are related by blood or marriage. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~, Page 14 In the 1990 Census Data provided by the HCD, 1,786 lower income households (earning 80% of median income or less) were paying more than a quarter of their income for housing. These households represent more than three-quarters of all lower income households. 1,424 of the households overpaying are renters -- representing 85 % of all lower income renters. The remaining 362 overpaying households are home owners. This latter group is 54 % of all lower income home owners. 1.05.05 Number of Overcrowded Households By definition, a housing unit is "overcrowded" if it has more than one person per room (of all rooms in a home, not just bedrooms). Overcrowding is an indication of high housing costs, Iow average incomes, limited supply of housing or a combination of all of these factors. The number of units which are over- crowded has varied from 227 in 1970 and 164 in 1980 to 381 units in 1990. Overcrowded units in 1990 represent 6.5 % of all housing units, approximately the same percentage as in 1970. There are substantially Table VI. 1-28: Poverty level by household income and family size i IIIII iiiii Very Low 11,600 13,300 14,950 16,600 17,950 19,250 20,600 Lower 18,600 21,250 2,390 26,550 28,700 30,800 32,950 Median 23,250 26,550 29,900 33,200 35,850 38,500 41,150 Moderate 27,900 31,900 [35,850 37,950 43,050 146,250 [ 49,400 more "overcrowded" rental units -- 283 than the 98 owner-occupied overcrowded units.6 1.05.06 Condition of housing In 1985, a formal "Survey of Housing Conditions" was performed. The survey identified housing units as being either structurally sound, in need of minor repair, in need of major repair, or beyond repair. These data were supplemented in early 1995 by estimates and information provided by area insurance agents and builders. The central and northwest portions of the City contain the greatest percentage of housing units in need of rehabilitation or demolition. This area of substandard housing is primarily located within the Redevelopment Area. It may it may qualify for tax increment funding for improvements. According to staff at the Mendocino County Community Development Commission, the 1985 survey results are still valid; housing conditions have not changed markedly since 1985. An informal 1994 windshield inspection of areas in which there was housing in need of improvement during the 1985 survey f'mds that conditions are generally the same as 1985. This is a result of a combination of some homes being rehabilitated or repaired, other homes being converted to owner- occupancy and being improved by the new owners, and some homes that were "acceptable" in 1985 now falling into a "needs repair category." Based on the sampling of the areas, and allowing for a pending abatement proceeding against four homes, the City has an estimated 750 homes in need of minor repair. It is projected that there are less than 350 in need of major repair. These numbers are higher than another 61990 Census Summary Tape File lA. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.1. Housing 4, Page 16 Currently non-residential 38.32 1-28 Adequate 2.51 Other 11.08 1-28 Adequate 2.51 Total 311.70 2.51 Table VI. 1-30: Inventory of undeveloped land within the City of Ukiah suitable and zoned for residential uses 001-490-94 3,000 MLD 1 1 001-470-59 I 6,050 MLD I ' I duplex ok 001-470-61 9,100 MLD 2 I duplex ok 001-470-62 9,600 MLD 2 2 duplex ok 001-470-63 5,000 MLD 1 I duplex ok 001-470-64 4,800 MLD 1 1 duplex ok 001-470-66 , 3,500 MLD I I duplex ok 001-470-67 3,500 MLD 1 I duplex ok 001-470-68 5,000 MLD 1 I duplex ok 001-470-69 4,400 MLD 1 I duplex ok 001-470-70 5,500 MLD 1 I duplex ok 001-470-56 4,400 MLD 1 I duplex ok 001-440-09 30,600 LDPJHS 2 1 001-440-10 9,000 LDR 1 1 001-440-08 7,600 LDR 1 1 001-440-06 8,000 LDR 1 1 001-410-16 82,500 LDR 9 2 001-410-18 75,500 LDR 9 2 001-410-20 68,750 LDR 8 2 001-410-29 11,000 LDR I 1 001-410-35 15,225 LDR 2 1 001-410-36 17,425 LDR 2 1 001-430-25 56,000 MHD 18 10 multi-family 001-430-24 6,600 MLD 1 1 multi-family 001-060-44 19,375 MLD 3 3 001-060-4,5 0 MLD 0 0 001-082-36 3,025 MLD I 1 001-082-37 5,400 MLD I 1 001-082-42 2,500 MLD I 1 001-071-19 6,300 MLD I I 8This list does not include any inventory of lands outside the City limits as of May 6, 1995. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California VI.1. Housing ~, Page 18 001-183-10 15,000 MLD 001-203-31 65,500 MLD 11 9 001-203-34 14,400 MLD 2 2 001-240-08 42,938 LDR 5 1 001-230-08 341,510 LDR/HS 3 1 001-242-18 3,600 MLD 1 1 001-243-05 12,100 MLD 2 2 001-252-47 8,000 MLD 2 1 001-253-23 MLD 3 3 001-271-16 001-271-18 001-275-10 001-283-25 001-291-29 001-292-14 001-304-02 001-321-25 001-420-14 001-323-13 002-093-03 002-080-42 002-111-31 20,250 7,150 2,000 7,125 10,000 14,000 6,300 9,100 39,000 363,250 7,150 7,500 7,200 20,600 5,000 002-114-59 MLD LDR MLD MLD MLD MLD HDR MHD HS MHD MHD MLD MLD MLD 13 multi-family multi-family slopes duplex I 1 002-102-03 15,000 HDR 10 5 002-153-14 5,400 HDR 3 2 duplex 002-146-37 10,200 MLD 2 2 002-281-02 14,375 HDR 9 5 002-281-14 13,650 HDR 9 5 002-281-15 13,650 HDR 9 5 002-302-37 7,000 MHD 2 2 duplex 002-311-04 2,700 HDR 2 1 002-311-10 72,000 HDR 46 25 multi-~mily 002-311-15 82,925 HDR 53 29 003-010-36[Potion] 41,578 HS 0 0 003-010-36 [Podion] 62,375 MLD 10 9 003-010-37 [Podion] 55,250 MLD 9 8 003-010-37 [Potion] 65,000 HS 0 0 003-021-23 19,000 MLD 3 3 003-021-24 5,000 MLD 1 1 003-030-47 6,000 MLD I 1 003-030-48 5,000 MLD 1 1 003-030-49 7,000 MLD I 1 Ado~ by the Ci~ Council: Novem~r, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.I. Housing ~, Page 20 Abbreviations: LDR -- Low Density Residential, 1-5 dwellings/acre. MLD -- Medium Density Residential, 6-7 dwellings/acre. MHD -- Medium High Density Residential, 8-14 dwellings/acm. HDR- High Density Residential, 15-28 dwellings/acre. HS -- Hillside Development, no development assumed. General Plan densities taken as net densities. aBuildout one assumes maximum density. · bBuildout two assumes minimum density under General Plan. Roads assumed at 15% of gross land area when development would result in 33 or more units. Table VI. 1-31: Parcels with residential potential currently designated for commercial use9 002-040-14 48,000 002-010-06 48,000 8 002-010-08 9,750 2 multi-~mily 002-030-06 60,800 10 002-040-35 20,000 3 multi-~mily 002-040-36 20,000 3 multi-~mily 002-093-04 9,900 2 m u Iti-~ m ily 002-121-08 6,600 1 002-122-01 6,750 1 002-146-15 5,400 I multi-~mily 002-146-35 6,500 I multi-~mily 002-153-27 5,000 1 002-153-32 4,500 1 002-146-36 6,000 1 002-193-16 13,500 2 002-200-39 15,000 2 002-200-40 7,500 1 002-175-06 12,500 2 002-182-19 9,600 2 002-186-02 002-186-19 7,225 13,300 002-217-06 21,000 3 002-218-02 ' 6,200 I multi-family ~l~his list does not include any inventory of lands outside the City limits as of May 6, 1995. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah tl~ Mendocino County, California, VI.1. Housing ~, Page 22 001-470-53 41,818 001-060-34 9,250 001-060-36 11,200 002-010-01 307,534 002-281-27 112,820 P P P P Although housing and construction needs are discussed more specifically in later sections of this element, the City has adequate infrastructure planned for construction during the next five years to accommodate its regional fair share housing need. Additionally, the City is able to accommodate its fair share without needing to annex new territory. 1.07 Housing affordability Table VI. 1-26 identifies the value of owner occupied residences. Information was collected through the Census with individuals reporting what was believed in 1989 to be the value of the home. The value reported may or may not be what could be expected for a sales price if the unit were sold. A high housing value does not necessarily mean that housing costs are high also. Persons who have owned a home for a long period of time, or those who were able to afford a large down payment, will have proportionally lower housing costs. Housing value and housing costs apply to all units in the housing stock. However, households trying to buy a house are limited to those units which are for sale. Units available on the market at any one time may not include any of the more affordable units. The ability to afford a median priced home in Ukiah in 1991 would require an income in excess of $44,000 per year. As noted on Table VI.1-27 less than 1896 of the City's households have sufficient Table V1.1-32: Monthly Rent incomes to qualify for this home. California's Department of of Housing Units Housing and Community Development reports that 54 percent of all families are overpaying monthly shelter costs; 85 % of low income families are overpaying. $250- 499 1603 57.0 $500- 749 675 24.0 $750 - 999 701 2.5 !1 ......... !iii .......... According to guidelines which are prepared by the U.S. Department of Housing and Urban Development (HUD) and used by many mortgage lending institutions nation-wide, households should target to spend a range from 25 to 35 percent of their gross income for rent, utilities, property taxes, and insurance. The percentage of households overpaying for housing can be estimated by comparing the income profile of city residents against the price data from the Mendocino County Board of Realtors and value information of the housing units derived from the Census. Mendocino County estimated in 1985 that approximately 51% of low income and 39 % of moderate income homeowners were spending in excess of 25 % of their income Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah Jl~ Mendocino County, California VI. 1. Housing 4, Page 24 Table V1.1-33: Assisted units inventory Ukiah Autumn Leaves HUD §236 09/27/97 - Section 8 37 425 E. Gobbi St. (J) (1) 05~29/99 - Section 8 92 Ukiah, CA 95482 LMSAJ RAPV/ Total (707) 462-5550 CONV 04/26/2016 - HUD assisted units=92 Walnut Village 48 1240 N. Pine Street HUD §202 4/10/99 - Section 8 48 Ukiah, CA 95482 New Construction 07/20/2019 - HUD Total (707) 468-9672 assisted units=48 Orchard Manor 610 N. Orchard New Ukiah, CA 95482 Construction FmHA 04/2014 42 (707) 468-5810 §515/8 Orchard Village New 548 Ford Construction FmHA 11/18/2001 - Section 8 48 Ukiah, CA 95482 (707) 468-0669 §515/8 Holden Street Apartments Holden at Dora Street HUD §202 02/10/2003 - Section 8 Ukiah, CA 95482 New Construction 06/22/2023 6 (702) 468-9672 I i Creekside Village 44 237 E. Gobbi St. HUD §202 06~09/2003 - Section 8 40 Ukiah, CA 95482 New Construction 05/13/2023 - HUD Total (707) 463-0721 assisted 4 units=44 4a'~ MI II"t TOTAL: 190 HUD 266 Section 8 Abbreviations: HUD: Housing and Urban Development FmHA: Farmers Home Administration. LMSA/RAPV/CONV: Loan Management Set Aside, converted from an earlier Rental Assistance Payment Contract. Sources: California Coalition for Rural Housing Project. "Inventory of Federally Subsidized Low-Income Rental Units, 1990 Update". March 1, 1990. State of California, Department of Housing and Community Development. Revised Housing Element Amendment Date, Preserving Subsidized Housing Projects. 1991 1.08.01 Disabled According to 1990 Census data approximately two percent of Ukiah's population, 311 people, between the ages of 16 and 64 are expected to have a mobility or self care limitation. Approximately seven Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~, Page 26 surrounding the City. Harvest time workers are mostly single men with short term housing needs. The Census reports that there are only 259 persons within the City who are employed in the agriculture, timber, and fisheries industries. Farmworker housing within the City is integrated with other low-income family needs. 1.08.05 Female head of family Single mothers with children represent 566 of the City's 2,100 family households with children. Single mothers with children have a high need for affordable housing. Many work at low wage positions in the service or retail sectors in order to support their families. This results in an allocation of a sizable portion of their income for child care. This leaves less income to be spent for housing. Encouraging higher wage positions or affordable child care facilities would help female-headed households meet their housing needs. Affordable housing options for this target group may include multifamily rental housing, homeownership opportunities, and homesharing programs. There presently are no funds available to produce new low-income family-oriented units to meet this housing need. 1.08.06 Homeless persons A study of homelessness was commissioned by the City of Ukiah to be used as an educational tool, for assessing the housing and related needs of the homeless people in the Ukiah area, and as a tool to be used in planning to address those needs. It was conducted by Kiichli & Associates and was adopted by the City of Ukiah in August of 1994. This study is incorporated into the Housing Element by reference. Section 1.08.06 is extracted from the Kiichli report. The Kiichli study provides: counts of the number of homeless people in the area; an analysis of the issues that cause or contribute to homelessness; an exploration of the immediate and longer term needs of homeless people; an analysis of the services and resources that are available in the Ukiah area to address those needs (Appendix I of the Kiichli report provides a detailed listing); an analysis of the availability and accessibility of housing for this population; an examination of the gaps in services and housing opportunities that exist; and recommendations for the role the City might play in addressing the needs. There are many avenues through which the City of Ukiah can work to reduce homelessness in this community, including supporting and encouraging the development of affordable housing, taking a leadership role in encouraging economic development and employment and training opportunities and supporting local service providing agencies in their efforts to develop a comprehensive continuum of care in this community. The task is large, but the need is clear. The information and recommendations in this study provide a basis for a caring and effective City and community response to homelessness in the Ukiah area. The following is a profile of homelessness in the Ukiah Area: There were more than 1,120 homeless households (2,044 people) in the Ukiah area during 1993 (Kiichli report page 11). There are 12,580 households (34,785 people) residing in the Ukiah area (Ukiah and surrounding area, including Calpella, Redwood Valley, Talmage, Hopland) (Kiichli report page 4). The homeless people represent 5.9 percent of the total population (Kiichli report page 13). Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program VI.I'. Housing ~, Page 28 City of Uklah · Mendocino County, California The race of persons receiving AFDC has been compared to that race's representation in the popu- lation as a whole to demonstrate whether poverty is "color blind., On the basis of statistical probability, fewer Whites and Asians are living in poverty. Native Americans have a disproportionately high poverty level. 17 Families receiving public assistance are among the most impoverished in the community. If these households were given preferential access to the 448 units of assisted housing in the community, 375 of these households would still require assistance. In other words, a minimum of 375 additional units are needed in the assisted inventory. This does not include elderly, physically disabled persons on Social Security and SSI, the working poor or other low income persons. A second group at risk of becoming homeless are those facing the threat of eviction from their residence. The Mendocino County Municipal Court received an average of 23 unlawful detainer notices (tenants must vacate premises) per month for the Ukiah area in Fiscal Year 1991. A total of 160 notices had been filed between January 1 and July 17, 1991. More than 50 of these notices in 1991 resulted in evictions. ~s 1.08.08 Siting criteria for homeless facilities Homeless facilities can be grouped into two categories: transitional and emergency. Transitional facilities are those where the program objective is to provide a residential setting for up to six persons residing in the facility. These facilities can be a converted single family residence or have the appearance of a single family residence. Emergency facilities are designed to provide services on an immediate need basis. Some larger facilities may offer support services such as counseling or job placement. Transitional facilities may be appropriate within existing residential neighborhoods, because the use of the facility is the same as a home. The emergency facilities may be sited in areas near services. Housing for the homeless is permitted in all residential zones. The City has no special constraints that would block the use or development of a home as a homeless shelter. The types of units may have restrictions. For example, housing up to six homeless persons would be considered acceptable within a single family district. To provide multiple housing opportunities for families, the homeless shelter may need to locate within a multi-family district. In many cases, a use permit may be sought to allow a shelter in zones where the use is not permitted outright. ~7Mendocino County Welfare Department Case Information. ~SMendocino Municipal Court, Mount San Hedrin District, Case Records. Mike Foss, State of California Judicial Council, telephone interview. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~, Page 30 1.09.02 Housing production goals Ukiah is unique in that most of the property available for residential use would qualify as "in-fill". The vacant properties are scattered all over town and parcel sizes do not lend themselves to large scale development. The average parcel size of an undeveloped residential parcel is 1.68 acres, suitable for ten dwellings in a single family context or a small multi-family development.2° The Mendocino Council of Governments prepared a Housing Needs Plan in 1991 for all of the cities and unincorporated area of Mendocino County. This assignment of housing units needed is sometimes called the "fair share" allocation. The Housing Needs Plan establishes the number of housing units which need to be constructed in the city to accommodate expected increases in population. A second aspect of the fair share allocation is that it sets goals for the affordability of units and the numbers of units produced which will be affordable to different income groups.2~ Residential housing needs set by the Council of Governments for the incorporated City of Ukiah is 775 units to reflect both the new housing need and an offset for the number which may be converted to a non residential use, demolished, or otherwise removed from the housing stock. Meeting these goals will Table VI. f-35: Affordable housing type, density, and land needs for the City of Ukiah during the short-term planning period Very Iow Low Moderate 394 394 473 571 866 36,000 42,000 52,000 55,000 100,000 12-18 units 217 16 average 7-11 units 9 average 4-6 units Multi-family Mfg housing Mobile homes Mobile home pk Mfg housing Multi-family Duplex Single family Duplex to fourplex 108 44 14 acres 22 12 acres Mobilehome 140 28 28 acres 1,011 120,000 5 average pa~ ! [ I IcOnd°minium ] ii or townhome .. _ Less than 4 Single family /4t)ove i 945 ~ Greater than m- units/acre Duplex moderate i 1.-~3 oderate housing 2.5 Condominium 310 62 124 acres i ' average or townhome Table generated in concept and original data by the Mendocino County Department of Planning and Building Services, Mendocino County Housing Element Technical Appendix Table 9.1-3, 1993. This table reflects the population density and building intensity provided for the Ukiah General Plan Revision and Growth Management Program 1995 update. The number of units per acre are based on the typical averages that have been constructed within the City of Ukiah over the past twenty years. 2°Calculation from Table I. 1-1 by dividing total residential acreage by number of parcels. 2~Mendocino Council of Governments. Housing Needs Plan. June, 1991 Adopted by the City Council: November, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VI.1. Housing ~, Page 31 require an average of 155 residential building permits to be issued per year. This level of construction activity is greater than Ukiah has experienced over the last 20 years. Every undeveloped parcel with residential zoning in 1991 was assessed on the basis of parcel size to determine the potential number of residences that could be constructed. Buildout of each parcel within the City of Ukiah identified for residential use on the inventory (Tables VI. 1-32 and VI. 1-31) will generate between 744 at "low" densities Table VI. 1-36: Regional Share Housing Need Targets for Ukiah by Fiscal Year 1997 and 1,254 dwelling units at "maximum" before all undeveloped land in the existing City limits is consumed.22 This buildout estimate assumes that the status quo will be main- tained in regards to specific land use designations and their associated density ranges. The range given for buildout reflects development at the minimum and maximum General Plan density range for a particular piece of property. The current inventory can meet growth needs through the year 2006, a Low-income 780 874 108 Moderate income 1,21 5 1,312 140 itAbovemoderateiiii~_..=,. ~ 2,604 2,629 310I range within the long-term planning period, assuming growth remains constant at approximately 1.8 % annually and development occurs at the maximum permitted density. If development occurs at the lowest density under the General Plan range, undeveloped land now in the City will accommodate growth through the year 2004, which is the end of the intermediate-term planning period. At the high density range, the City will reach full buildout of undeveloped residential land in twelve years. The City can encourage development plans for undeveloped properties to construct dwellings to the highest permitted density. This is accomplished by establishing minimum densities in the Land Use Element of the General Plan. Based on surrounding land use patterns, it would appear that 62 parcels now designated for commercial use on the 1986 land use map may be suitable for residential use. Assuming development at seven dwelling units per acre, these 62 parcels could support 268 dwelling units. Meeting housing targets will require new construction and preservation of the existing stock. The Council of Governments has estimated that 370 units will be removed from the housing stock from 1990 to 1997. This is substantially higher than the fewer than one dozen permits per year the City actually issues for demolitions, and seems to be an unrealistic level. If the City limited the number of conversions or demolitions, their new construction needs would be reduced accordingly. Older housing units represent some of the most affordable housing. Not all units should be saved, such as those that are seriously substandard, or damaged from fire. Some units will be lost through legitimate growth needs of downtown and job centers. The City could use its police power to control the number of units approved for demolition. Each of the units demolished can be tied to construction of affordable housing in another location. New housing could be promoted through :2This list does not include any inventory of lands outside the City limits as of May 6, 1995. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ,e Page 30 1.09.02 Housing production goals Ukiah is unique in that most of the property available for residential use would qualify as "in-fill". The vacant properties are scattered all over town and parcel sizes do not lend themselves to large scale development. The average parcel size of an undeveloped residential parcel is 1.68 acres, suitable for ten dwellings in a single family context or a small multi-family development.2° The Mendocino Council of Governments prepared a Housing Needs Plan in 1991 for all of the cities and unincorporated area of Mendocino County. This assignment of housing units needed is sometimes called the "fair share" allocation. The Housing Needs Plan establishes the number of housing units which need to be constructed in the city to accommodate expected increases in population. A second aspect of the fair share allocation is that it sets goals for the affordability of units and the numbers of units produced which will be affordable to different income groups.2~ Residential housing needs set by the Council of Governments for the incorporated City of Ukiah is 775 units to reflect both the new housing need and an offset for the number which may be converted to a non residential use, demolished, or otherwise removed from the housing stock. Meeting these goals will Table VI. f-35: Affordable housing type, density, and land needs for the City of Ukiah during the short-term planning period Very Iow Low Moderate Above moderate 394 36,000 394 42,0O0 473 571 866 1,011 945 1,103 52,000 55,000 100,000 120,000 Greater than m- oderate housing 12-18 units 16 average 7-11 units 9 average 4-6 units 5 average Less than 4 units/acre 2.5 average Multi-family Mfg housing Mobile homes Mobile home pk Mfg housing Multi-family Duplex Single family Duplex to fourplex Mobile home park Condominium or townhome Single family Duplex Condominium or townhome 217 44 14 acres 108 140 310 22 28 12 acres 28 acres 62 124 acres Table generated in concept and original data by the Mendocino County Department of Planning and Building Services, Mendocino County Housing Element Technical Appendix Table 9.1-3, 1993. This table reflects the population density and building intensity provided for the Ukiah General Plan Revision and Growth Management Program 1995 update. The number of units per acre are based on the typical averages that have been constructed within the City of Ukiah over the past twenty years. :°Calculation from Table I. 1-1 by dividing total residential acreage by number of parcels. :~Mendocino Council of Governments. Housing Needs Plan. June, 1991 Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California VI.1. Housing 4, Page 34 1.09.05 Summary Meeting growth needs over the General Plan planning period may require an increase in the land available for housing or increased efficiency on existing land. Annexation of vacant land suitable for residemial use increases land available for housing. Conversion of land now designated or used for non- residemial use for residemial purposes would also increase the supply of land without annexation. Other options include comrolling the loss of housing through review of demolition permits, encouraging residential uses above ground floor in commercial districts, or increasing densities on residential lands throughout the city. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~/~ Mendocino County, Califomi=~ VI.1. Housing ~, Page 36 system ensures there is adequate infrastructure to meet long-term growth requirements beyond the year 2000. '1.'1'1 Market and inventory conditions 1.11.01 Employment trends Ukiah is the commercial hub for Mendocino County and portions of Lake and Sonoma Counties. Approximately 75,000 people are in the Ukiah market area. The City is located along the Highway 101 corridor making it a convenient stop for business travelers. Major manufacturing employers are in the lumber and agricultural products industries. Table VI-22 lists the major employers in the greater Ukiah area. Unemployment rates in Mendocino County have increased from 7.8% in 1989 to around ten percent in 1993, at a time when unemployment nationally was approximately one half that rate. Although the economic forecast and employment rates do not look good in 1994, Ukiah is positioning itself for growth and economic development in the future. 1.11.02 Governmental constraints Governmental constraints have been pointed out as a key deterrent to production of housing in adequate amounts and within affordable price ranges. Many of these "constraints" -- such as park land dedication requirements, infrastructure requirements, development standards, and delays in processing to allow public input -- are actually community demands for quality housing and living environments. Boards and commissions responding to this input will continue to require that housing developments meet community quality of life standards. 1.11.03 General Plan The bulk of the City's vacant land use inventory is designated Medium Low Density. A substantial portion is designated for High Density. Adequate sites have been designated for residential use to meet the growth needs of the regional fair share plan. The general plan is not viewed as a constraint to housing production goals. Without annexation, the General Plan provides for significant opportunities for residential development -- and the use of mixed use residential and commercial development in non- residential zones. 1.11.04 Zoning Densities Zoning districts are in place to allow development of land at one dwelling unit per acre to 28 dwelling units per acre. Residential zones require a 6,000 square foot minimum lot size for interior lots and 7,000 square feet on comer lots. Existing lots with less than the minimum square footage can be developed upon securing a site development permit or use permit. Creation of new lots less than 6000 square feet is accomplished in the Planned Development Zone. The General Plan calls for a revised Land Development Code to be enacted with certain specific performance standards for new construction -- especially related to multi-family dwellings. The requirements include provisions for design review, minimum landscaping standards, and site development designed for energy conservation and alternate methods of transportation. These performance standards Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, Californi,~ VI.1. Housing ~, Page 38 1.11.05 Improvement Standards The City is operating under the Uniform Building Code for building conservation applicable to all buildings constructed prior to 1972. This code relaxes building code standards for older structures. New construction must conform to the Uniform Building Code. The City has no additional building code requirements in addition to the UBC (and its associated codes) or State Building Code requirements (Title 25 Energy Standards). Table V1.1-39: Utility connections fees 1.11.06 Fees and Exactions Ukiah has not taken advantage of the full range of fees and exactions which have been made available to cities and counties. For example, the City has not adopted a comprehensive traffic impact fee program, sales tax increase, or utility fees for flood control or storm drainage. Tax overrides have been approved for school district needs, and sanitation. Total tax overrides amount to 0.154 dollars per $100 of assessed valuation, or an increase of 1.54 % to the average property tax bill. As a result, Ukiah compares favorably against many other jurisdiction in the opportunity for construction of affordable housing. Ukiah does charge standard building permit fees, in lieu park fees, and connection charges for city operated utilities. Fees and charges for these utilities are shown on Table VI. 1-39. The per unit cost for connection charges ranges from $1,995 for a detached single family house, to $1,104 per unit in a ten unit apartment building. The current schedule of fees encourages multi-family development and affordable housing. 1.11.07 Processing and Permit Procedures Residential building permits require no public review. Permits are issued as quickly as plan checks are completed, generally two to three weeks. When a discretionary permit is required, changes in state law have increased the amount of time required for environmental review. In addition, recent case law standards result in an increased need for Environmental Impact Reports (which can take 12 to 15 months to complete). Locally, the City has streamlined this process with policies in the General Plan to reduce the need for lengthy environmental review and establish more uniform design and review standards. These Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California VI.1. Housing ~, Page 40 City of Ukiah Rebate Program: City of Ukiah electrical customers can receive rebates after the purchase of certain appliances. HEAP (Home Energy Assistance Program): A state program which provides a "once a year" credit to a utility account for low-income households. LIHEAP(Low-Income Energy Assistance Program: A state-funded program to provide free weatherization to eligible low-income households. CHEERS (California Home Energy Efficiency Rating System): Nonprofit organization which provides inspection of homes and evaluates energy efficiency, makes recommendations, provides standardized ratings. Farmers Home Preservation Grants: These grants fund replacement of windows, and other moderate rehabilitation activities to reduce energy consumption. Energy consumption can be reduced in housing through orientation of lots to the south and alignment of roads east-west. This option, of course, is only available to new development on large parcels, In an infill situation, the road and lot alignment are already fixed. Higher densities can reduce energy consumption, by limiting the wall surface area per unit exposed to the elements. Active solar energy and weatherization are energy conservation options available for both new and existing units. As with many improvements to housing, energy conservation features will increase the initial cost of construction and sales price or rent but will reduce the month operating costs. 1.12.03 Rural Communities Housing Development Corporation (RCHDC) The RCHDC will sometimes act as a developer of state or federally f'manced housing programs for lower income households. Projects at the Marlene Subdivision and or Cleveland Lane are recent RCHDC projects. The agency also provides rental management capabilities. RCHDC has also sponsored construction and development of housing which can only be handled by a private, non-profit entity. 1.12.04 Planned Development zoning The purpose of the Planned Development zoning district is to absolve certain property from the requirements of conventional zoning. This provides flexibility for site design to permit a coordinated development. The requirement for making application are that the property owner or developer submit a site plan or development map and proposed development standards regulating the height, yard setbacks, lot coverages, etc. for the property. The fees for proposing a Planned Development are $325.00, and have not changed since 1989. The Planned Development zoning district tool can significantly reduce or eliminate the constraints to siting and design of structures. It also provides for proposing a mixture of housing types and densities, and allows for possible flexibility in other requirements, such as onsite parking In the Las Casas subdivision Planned Development, which is completely built-out, most every comer lot is developed with a duplex structure identical in design with surrounding single family residences, except for its larger size. The development also includes a large apartment complex strategically sited adjacent to both single family residences, a church, and an elementary school. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing 4, Page 42 increase by approximately 256 persons per year to a projected population of 17,159 in the year 2002.23 If the number of persons per household remains the same, building starts will need to average 156 units per year during the short-term planning period to keep up with the demand for regional housing projected by the Mendocino Council of Governments? Undeveloped land is available in the City which can be used to meet the growth needs in the near term. 1.15.01 5 Year strategy Table VI. 1-42: Quantified Objectives Very Low-income Low-income Moderate-income Above Moderate 217 108 50 35 140 25 310 10 125 100 100 100 1.15.01(A) Housing concepts Location and density of new development The location and density of new residential development is shown on the Land Use Map. Density is a numeric expression of the number of dwelling units per acre. Density is often a more important consideration in the service demand of a project and its impact on the neighborhood than the distinction between single family and multi-family uses. Zoning establishes whether the property is developed with multi-family or single family uses. Infill development in residential areas is directed by policy to be compatible with the neighborhood. Protection of existing stable residential areas The largest investment many people will make in their lifetime is for their primary residence. To recognize the material and psychological impact of this investment, it is important for the City to minimize land use activity which is perceived by residents as undesirable in the area. Demolition or conversion of housing stock One of the most important tools in promoting affordable housing is to protect what presently exists. One means of preserving affordable housing is through the control of demolition permits. Sound housing may be demolished to make way for a different use of the land, or a more intense development pattern. Housing is also lost when the unit is converted to a non-residential use. There are examples in the city where older homes have been converted to commercial uses and professional offices. Not all houses should be saved. Those which are in serious disrepair, or damaged by fire may not be economically feasible to rehabilitate. :3California Department of Finance, Population Research Unit and Mendocino Council of Governments, 1991 Housing Needs 24Ibid. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ~, Page 44 the differences between a rural City like Ukiah and major urban centers and metropolitan areas within the State. In reviewing the needs of the community against the requirements for a Housing Element, it is believed by a majority of those participating in the process that the Housing Element imposed by statute and liberally interpreted through State regulations and guidelines is not in conformance with the needs, goals, and aspirations of the people of Ukiah. 1.15.02(B) Hearing and notice The Growth Management Steering Committee conducted final hearings on the Housing Element at its meeting of August 10, 1994. Additional hearings were then conducted before the Planning Commission and City Council between December, 1994 and June, 1995, with the Council reaching conceptual approval of the entire General Plan, including the Housing Element, on June 10, 1995. The Growth Management Steering Committee spent four meetings in February and March, 1994, covering the Housing Element. Public notices were published for all the meetings, representatives of community housing groups were extended personal notices, and notices were posted at City Hall. 1.15.02(C) General Plan consistency The Housing Element was prepared as part of the complete rewrite of the City of Ukiah General Plan. The goals, policies, and implementing programs in the Housing Element proposed by the Growth Management Steering Committee are consistent with the General Plan. Additional policy requirements imposed by State review and regulation have been modified to ensure internal consistency although in many cases the Growth Management Steering Committee opposed these goals --although consistent -- as being at variance with the Vision Statement and overall objectives of the Plan. An explanation of General Plan goals, policies and implementing programs, what the measures mean, and the level of General Plan detai?6 The General Plan's overall vision recognizes that there are many priorities within the City of Ukiah. The vision of the people, as reflected in the Vision Statement (Element III of the Plan), is an attempt to acknowledge the broad interest of the community. It provides a cohesive approach to improving the local quality of life. The goals and policies of the Housing Element support the Vision Statement and are compatible with the regulations guiding its structure and content. Goals are the broad objectives of the Plan that help carry out the Vision Statement. The Vision Statement is the overriding foundation from which the entire Plan is written. Each goal must be consistent with the Vision Statement to represent what the hundreds of community participants desire for the City of Ukdah. The policies are in effect the direction of the City Council as to how the Plan is to be carried out. Policies further define goals into action programs. The implementation measures are the base for making the Plan work. An implementation measure is not an ordinance, nor is it a specific program. Implementation measures provide direction to another action that needs to be carried out by the City. Implementation measures call for the development of a active program within the timeline of the Plan (short-, intermediate-, and long-term planning periods of 0 to 5, 5-10, and over 10 years respectively). The measures do not define the program. The reason implementation measures do not detail a program is that once the program is initiated, it must have the flexibility to evolve into something that works for the :6This section is provided to explain the relationship of goals, policies, and implementation measures to Housing Element reviewers that may not be reading the complete General Plan in context. This section is to be removed upon final adoption of the Plan because it repeats information from the Introduction. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah I111' Mendocino County, California VI.1. Housing ~, Page 46 Goal HS-2: Maintain a balance between the loss of affordable housing and new affordable housing. Policy HS-2.1: Encourage construction of new affordable housing when there are losses of affordable housing due to demolition or other conversion. Implementation Measure HS-2.1(a): During the annual report to the Planning Commission of General Plan achievement, the Planning Department shall identify the number of affordable housing units lost during the year. The Commission shall then consider recommending that the City implement programs to encourage a like number of replacement units to be added into the affordable housing inventory. Programs may include and are not limited to: (a) Redevelopment funds from the twenty percent that must be set aside for housing may be set into a pool that can be used as an incentive for housing stock replacement or rehabilitation; or (b) The City may utilize the State-pass through grants from the HOME program to "buy down" the cost of housing ownership combined with a program to recapture the grants to reinvest in the "buy down" pool; or © Seek or create special grants or development incentives to assist with housing affordability programs for renters and first-time owners. (d) Utilize private financial institutions' Community Reinvestment Fund commitments to direct resources into housing affordability programs; or (e) Other programs that may become available over the life of the Housing Element's 5-Year review cycle. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects ~, Special timing provisions related to the Housing Element: Programs shall be prepared and adopted within the short-term planning period with a target of completion in Fiscal 199727,2s] 1. ~ 7 Rehabilitation and maintenance of existing housing 1.17.01 Summary of major findings One way to address housing needs is to ensure that existing housing does not deteriorate. When 'neighborhoods are well-maintained and homes are in good repair, the quality of life remains higher than areas where housing stock deteriorates. People tend to strive within personal economic means to maintain a level of appearance for their home that is similar to the "best maintained" homes in the neighborhood. This underlying tradition in American life is one of the factors that resulted in the old concept of "keeping up with the Joneses." 27Housing Elements are certified in five year cycles, which is the entire short-term planning period. For purposes of Element implementation, special timing targets are identified to avoid time-specific actions all being deferred to the last year of the certification cycle. 2~"Fiscal 1997" or "Fiscal Year 1997" refers to the City's fiscal management year which runs from July 1 through June 30. "Fiscal 1997' covers July 1, 1996 through June 30, 1997. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California VI.1. Housing ,e Page 48 Policy HS-3.2: Identify deteriorating housing stock. Implementation Measure HS-3.2(a): As part of the periodic Housing Element review, the City shall identify the locations and neighborhoods of deteriorating housing. [Timeframe for completion: Short-term planning pedod ~, Measure applies to: City ~, Agency/Depart- ment responsible: Special Projects Administration ~ Special timing provisions related to the Housing Element: Pdor to preparing the next Housing Element update, prepare a new and comprehensive housing condition study. This should be placed in the budget for Fiscal Year 1998 or 1999] Implementation Measure HS-3.2(b): Provide a mechanism at the City Building Department to record and track reports of deteriorating or substandard housing when reported to the City. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration] Policy HS-3.3: Support and enhance area self-help programs. Implementation Measure HS-3.3(a): During the short-term planning period, the Low and Moderate Income Housing Advisory Committee shall work with community service agencies, the area Board of Realtors, area Building Association, and utilize private and public volunteers to create a program of bartering repair and remodeling services as a means of reducing the costs of affordable housing repair and rehabilitation. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Special Projects Administration ~ Special timing provisions related to the Housing Element: Beginning in Fiscal Year 1996, the LMIHAC shall proactively set up meetings with area private groups to serve as a catalyst for a volunteer help program] Implementation Measure HS-3.3(b): The City shall work with public and private community organizations to assist people in becoming skilled and trained for home repair. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration ~ Special timing provisions related to the Housing Element: During Fiscal 1997, the City will work with the school district and community college district to develop self-help programs or assist in promoting existing self-help programs offered by the educational institutions. Other options, some of which were suggested by representatives of the Board of Realtors and the Community College District, in- clude City Staff assistance to coordinate a program that uses services provided by the Board of Realtors or local builders to offer in-kind services for the needy for the self-help rehab programs] Implementation Measure HS-3.3(c): Continue to support self-help programs through the Redevelopment Agency as a means of sustaining and improving the downtown area. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: This measure provides another option for the implementation and funding for Implementation Measure 3.3.c] Goal HS-4: Policy HS-4.1: Bring homes up to acceptable minimum standards of repair. Substantially reduce substandard homes or homes in need of major repairs. Implementation Measure HS-4.1 (a): Durin~ the short-term planning period provide non- General Fund revenue -- such as Redevelopment Agency 20 percent set aside funds -- each year for the repair and rehabilitation for a five year total of at least 35 Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing 4, Page 50 Providing opportunities for people to achieve a stake in the community is one of the goals of home ownership. Neighborhoods in which there is a substantial number of owner occupied dwellings are more stable, generally in better repair, and offer a higher quality of life than areas in which there is absentee ownership. A variety of housing opportunities is the best method of providing more ownership chances for new and established residents. One factor related to encouraging economic development is to ensure that there is a broad range of housing types and costs. Many communities have discovered that a lack of "executive" housing stock places the area at a competitive disadvantage when trying to attract a facility relocation. Some local employers have complained that it can be difficult to recruit new employees because area housing is not available within the income range of the new household. 1.19.02 General Plan goals, policies, and implementing programs Goal HS-6: Ensure that home ownership is both obtainable and sustainable. Policy HS-6.1: Take active steps to help increase the number of people in the area who are able own their own home. Implementation Measure HS-6.1(a): Work with the Mendocino Board of Realtors and community services agencies to offer a biennial program explaining how to become a homeowner. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Special Projects Administration 4, Special timing provisions related to the Housing Element: Target for Fiscal 1997 and Fiscal 1999] Implementation Measure HS-6.1 (b): When approached by tenant organizations, the City shall provide technical assistance and guidance to tenants in apartments, motels, and mobile home parks who desire to purchase their facilities for conversion to ownership or cooperative ownership opportunities. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Special Projects Administration]2° Implementation Measure HS-6.1 (c): Using community services organization, during the short- term planning period, the City shall develop programs to provide information, referrals, and non-f"mancial assistance to families in danger of losing their homes. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agen- cy/Department responsible: Special Projects Administration] '/.20 Construction of affordable housing 1.20.01 Summary of major findings Based on projected housing needs -- including regional share needs of 112 units per year through 1997 -- Ukiah needs to plan for the construction of new housing units. The projected needs of all income levels must be considered. The major issue to be satisfied is to ensure that there is a diverse set of housing types and within broad price ranges so that all components of the housing market can fred housing ownership opportunities. Affordable housing is not only housing focused on households with low and moderate incomes. Affordable ~"Ongoing' implementation measures are carried out all the time and generally will not require "special Housing Element timing provisions to be identified. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program VI.1. Housing ~, Page 52 City of Ukiah ~ Mendocino County, Californi:, situation in which it is no longer feasible to allow an unrestricted issuances of building permits. In the late 1970s and through much of the 1980s, for example, the City of Petaluma had a growth management program to ration limited residential land areas. The Lake Tahoe basin limits the number of permits issued each year for environmental reasons. The Ukiah Plan has no proposed policies along this line. The Plan, however, does establish an affordable housing protection program. Goal 9 and its associated policy and implementation measures provide that should some type of permit rationing occur, permits shall be made available to ensure adequate housing for all income levels. The City of Ukiah has an active Redevelopment Area that encompasses a significant portion of the City's central land area. A minimum of twenty percent of Redevelopment funds must be allocated to affordable housing. In addition, the Redevelopment Agency can recommend changes in the land use mix to increase housing opportunities. The Redevelopment Authority has an adopted allocation program that utilizes its funds in a manner that allows non-profit groups to leverage City funds with other funding sources to open more housing opportunities. G 1.20.02 oal HS-7: General Plan goals, policies, and implementing programs Encourage construction of housing units to me~t projected housing needs for all income groups. Policy -7.1: Ensure adequate land area for a diverse housing stock. Implementation Measure HS-7.1(a): The Land Use Element shall reflect land areas in the City with appropriate locations and densities to meet the City's five year housing need. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Planning Department] Implementation Measure HS- 7.1 (b): Maintain an updated inventory of buildable housing sites existing within the City limits. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: Create a permit tracking system that includes purchase price or rental cost information by Fiscal 1997] Policy HS-7. 2: Create incentives for developers of affordable housing. Implementation Measure HS-7.2(a): The City shall ensure that the Land Development Code is prepared with standards for density bonuses and other affordable housing incentives. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department ~, Special timing provisions related to the Housing Element: Latter half of 1996] Goal HS-8: Allow construction or permitting of second residential units. Policy HS-8.1: Maintain the City's established policy program for permitting second units. Implementation Measure HS-8.1(a): Second units within single family zoning may be conditionally permitted if the site is appropriate following a public hearing and consideration of issuance of a use permit. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/IJll Mendocino County, Califomin VI.1. Housing ~, Page 54 ordinance, a copy which has been filed with the Department Housing and Community Development, allow neady "negotiated" building and site development standards in exchange for benefits to the community. Standard conditions typically include establishing the number of parking spaces per unit, type and design of landscaping and open space areas, building setbacks, and other special provisions related to the site development. Building design and neighborhood compatible design is likely to be a part of future project reviews following adoption of the new land development code during the certification cycle of the Housing Element] Implementation Measure H$-9.2(c): Continue to utilize the Density Bonus provisions of the Land Development Code to provide opportunities for affordable housing projects by distributing infrastructure costs across more units which reduces the cost per unit of infrastructure development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure HS-9.2(d): Utilize the Planned Development zoning district or its equivalent to allow development design flexibility for affordable housing projects. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Planning Department] Goal HS-10: Continue to utilize redevelopment funds for affordable housing. Policy HS-IO. 1: Appropriately utilize the twenty percent redevelopment housing fund allocation to create or leverage affordable housing. Implementation Measure HS-IO. 1 (a): Coordinate efforts between the Redevelopment Agency and the Low and Moderate Income Advisory Committee to determine and meet affordable housing needs. [Timeframe for completion: Ongoing planning period ~, Moa- sure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure HS-IO. 1 (b): Utilize Redevelopment funds, when feasible, as leverage with private and other funding sources to generate more housing. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~t, Agency/Department responsible: Special Projects Administration 4, Special timing provisions related to the Housing Element: This measure provides further coordination with the requirements in Implementation Measure 3.1 .b] Implementation Measure HS-IO. 1 (c): The Redevelopment Agency housing mix incentives shall include provisions for mixed uses and combinations of residential and commercial development. [Timeframe for completion: Ongoing planning period ~, Moa- sure applies to: City ~, Agency/Department responsible: Special Projects Administration] 1.21 Meeting special housing needs 1.21.01 Summary of major findings Some of the groups in the Ukiah area which have special housing needs include the elderly, disabled, homeless, seasonal workers, and single mothers with children. Although there is a definitive need for support services for special populations, the City's current construction programs have resulted in the addition of new housing stock to meet special population needs. 1.21.02 General Plan goals, policies, and implementing programs Adopted by the City Council: November. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~, Page 56 to the area or relocating to the Ukiah Valley would most likely bring key employees with it as part of the relocation. Because of this approach, a relocating business examines not only the available pool of labor, the costs of doing business locally, and the expense of the relocation, the business also looks to ensure that there is quality housing affordable to its relocating staff. Maintaining a balance between available jobs and locations for housing is the issue. In order to maintain this balance, a community must ensure that when it is making land available for employment development opportunities that it also has appropriate land suitable for new housing to accommodate the change in the labor force. The siting of lands for residential purposes is within the Land Use Element in Chapter VI.4 beginning on page VI-1. Encouragement for new job generation is in the Vision Statement and the Economic Development Element in Chapter VI.C beginning on page VI-65. The focus on the Housing Element is to guide siting and recruitment policies as a means of directing that housing locations be near employment centers. 1.22.02 General Plan goals, policies, and implementing programs Goal HS-14: Achieve an employment-housing balance. Policy HS-14.1:Ensure that lands for housing are located near designated areas that will serve as employment centers. Implementation Measure HS-14. I(a): Identify and coordinate housing development with existing and future job(s) so that lands near job centers are designated for appropriate residential development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ,t, Agency/Departmentresponsible: Planning Department ~, Special timing provisions related to the Housing Element: The Land Use Element reflects this in siting new residential areas] Implementation Measure HS-14.1 (b): In reviewing residential development proposals near job centers, the City shall incorporate into staff reports an inventory of the proposed new housing and its purchase price along with an inventory of the number of jobs available in the area by income bracket. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure HS-14.1 (c): Establish land development regulations that encourage subdivisions to offer a diversity of housing stock to match the family affordability index for the Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Planning Department] 1.23 Non-traditional housing styles 1.23.01 Summary of major findings One way to help alleviate the burden of providing more housing to a given population is to use the existing housing in a more effective way. One way of doing this is to have shared housing. Shared housing often occurs on its own when people have lost all other options and move in with family and/or friends as a way to avoid homelessness. Planned shared housing allows residents to become involved out of choice rather than necessity. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, Califomi=, VI.1. Housing ~, Page 58 Implementation Measure H$-16.1(a): The Low Income Housing Advisory Committee shall prepare a report with the City's Annual General Plan review to identify the progress in achieving the Housing Element to be a part of the Community Development Department's annual report on the General Plan. [Timeframe forcomplotion: Ongoing planning period ~ Measure applies to: City ~, Agency/Departmentresponsible: Special Projects Administration] Implementation Measure HS-I6.1(b): The Low Income Housing Advisory Committee shall identify in its report fiscally achievable recommendations to the Planning Commission and City Council concerning those areas in which the City may not be meeting its goals. [Timeframe forcompletion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Special Projects Administration] 1.25 Fair housing and anti-discrimination 1.25.01 Summary of major findings The long supported housing opportunities. The City makes available booklets City of Ukiah has fair providing information about resources to assist those believing that they have been the subject of discrimination related to housing opportunities. Complaints fielded by the City are turned over to the District Attorney for investigation and prosecution, if needed. This has been the system used by the City for the past ten years, and appears to have been successful in resolving the limited number of complaints received. 1.25.02 General Plan goals, policies, and implementing programs Goal HS-17: Support fair housing regulations. Policy HS-1Zl: Provide information on enforcement and assistance for housing discrimination complaints. Implementation Measure HS-17.1 (a): Continue to make available information on resources to assist persons believing that they have been denied fair housing opportunities. [Timeframe for cornpletion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration] Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.2. Community Design ~, Page 2 Newer residential neighborhoods also present design opportunities during subdivision review. Increasingly narrow lots and ever larger garages are turning many newer neighborhoods into monotonous streetscapes dominated by garage doors and driveways in place of inviting porches and facades which characterize older neighborhoods. Alleyways for accessing garages, roomy front porches, or other tradi- tional small town design characteristics could be encouraged through design standards to ensure that new neighborhoods mimic the positive visual qualities of the City's older neighborhoods. County staff will function as the primary reviewing body for design review once the Guidelines are adopted. Both the City and County staffs have the ability to draw upon technical advisors when needed, much as the City Planning Commission has provided design and technical advice for the Redevelopment design review process. 2.01.02 General Plan goals, policies, and implementing programs Goal CD-l: Establish a design review program appropriate for the Ukiah Valley. Policy CD-1.1: Encourage appropriate scale, materials, setbacks, and landscaping to enhance the Valley's beauty and historic fabric. Implementation Measure CD-1.1 (a): Ensure that the design standards in the Land Devel- opment Code include standards for material compatibility with the visual fabric of the area in terms of material, siting, scale, and landscaping. [Timeframe for comple- tion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-I.1 (b): Develop a resource list showing where design amenities can be acquired by property developers. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy CD-1.2: Ensure consistent design guidelines throughout the Ukiah Valley. Implementation Measure CD-1.2(a): To streamline and provide consistency to the design review process, create a combined City-County Ukiah Valley Design Review Committee to prepare the Ukiah Valley Design Guidelines. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-1.2(b): The City shall administer the Design Review Guidelines through a Design Review Committee that passes advisory recommendations during the Site Development Review process. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ,~ Agency/Department responsible: Planning Department] Goal CD-2: Policy CD-2. I : Seek out future designs to become "preservable" structures. Encourage developers to construct new buildings and settings of such quality that Ukiah's future citizens will wish to protect them. Implementation Measure CD-2.1 (a): Utilize design standards in the Land Development Code which help to create quality designs which future residents will want to preserve. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.2. Community Design ~, ?a~e 4 [Timeframe for completion: Ongoing planning pedod ~t, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] 2.02 The Ukiah Valley setting 2.02.01 Summary of major findings The scenic setting of the Ukiah Valley is the city of Ukiah's primary a,'sthetic asset. Views of wooded or chaparral covered mountains provide a dramatic backdrop for all parts of the City and the Ukiah valley. The City's western neighborhoods abut directly against wooded hillsides, while views of the steep Mayacama Mountains across the valley can be seen to the east down City streets. While most of these ridges are too steep for significant development, pressure to develop the lower flanks will likely increase, with possible adverse a.~sthetic impacts due to grading or insensitive building or landscape design. The City has recently proposed revisions to its hillside development standards due to this con- cern. Vineyards and pear orchards dominate much of the open space surrounding the City, particularly to the east and south. These intensive agricultural areas provide a strong and pleasant contrast with the developed urban areas of the Ukiah valley and provide much of its rural, attractive character. The Russian River, and its associated riparian groves of trees, also provide a major visual element as it flows through the valley. Much of the river flows through undeveloped flood plain or agricultural areas, which has helped to preserve some of its natural qualities. Creeks flowing from the western hills flow through parts of the city and contain vestiges of native vegetation. However, because of urban development, some of the natural scenic quality of these creeks has been diminished. Public vantage points in terms of views of the river and area creeks are also somewhat limited. Throughout Ukiah and in scattered areas throughout the valley are surviving groves of valley oak forests which originally carpeted much of the valley's floor. Because of their large size, these remaining trees provide a significant silhouette and add immeasurably to the visual character of the area. Many outstanding large trees of all species, which are significant visual resources and part of the heritage of the community, can be conserved or protected through creative site design. Part of the role of community design in maintaining this panorama and the attractive first impression of the Valley is to ensure that the areas in which "urban scale" development is likely to occur -- Ukiah, Calpella, The Forks, and Talmage -- continue to be separate and distinct areas. These areas are considered likely to develop due to the availability of public services and community facilities. Retaining this requires green space between the communities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.2. Community Design ~, Page 6 These beautiful gateway views of the Valley can become cluttered with large scale buildings of "utilitarian" design and a proliferation of signs and billboards. Thus the beauty which could otherwise be both an attraction to visitors and source of pride for residents would be lost. The second gateway level is the entrance into the City itself. There are six main gateways to the City and its environs: North State Street, South State Street, Perkins Street, Gobbi Street, Talmage Road, and Low Gap Road. The City gateways are less of a panorama, in that one sees a more narrow scope of view -- the streetscape and immediately-visible buildings or lots. Much of the discussion about "how Ukiah looks" when one enters the City is based on the impressions of the area's heaviest concentration of commercial development with the Crossroads Shopping Center (which is in the unincorporated County) at the north, Orchard Plaza at Perkins, and the new WalMart at Talmage. Although Gobbi still retains some large mature treecover, the area close to the railroad opens to "satellite" or "strip-style" commercial development. The corridor of commercial development along State Street is a strong, visually dominant element in both Ukiah and other parts of the Ukiah valley. For visitors and residents alike, generally both the initial and most frequent impressions of Ukiah are made while traveling along this thoroughfare. To a lesser extent this is also true of Perkins Street, Gobbi Street, and Talmage Road. Outside the City's immediate downtown area, much of State Street is dominated by a typical strip development type of streetscape. While street trees have been installed along some property frontages, the trees species used for the most part lack the ultimate growth size needed to provide a more significant visual presence in softening or unifying the streetscape. 2.03.02 General Plan goals, policies, and implementing programs Goal CD-7: Improve the appearance of area gateways. Policy CD-7.1: Establish public policy to enhance and improve the appearance of area gateways. Implementation Measure CD-7.1 (a): Utilize redevelopment powers and other property im- provement incentives to encourage property owners to rebuild, restore, or generally enhance the appearance of gateway areas. [T/meframe for completion: Ongoing planning period ~, Measure applies to: City and County ,I, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-Z 1 (b): Utilize volunteer efforts and make available public rights- of-way for planting trees and flowers to improve the gateway streetscape. [rime- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6. 1995 Uldah Valley General Plan and Growth Management Prcn3ram VI.2. Community Design 4- Page 8 City of Uldah Jl~ Mendoclno County, California 2.05.01 Downtown 2.05.01(A) Summary of major findings The most attractive features of the urban environment of Ukiah include the historic buildings, which are mostly found in the downtown area and the tree-lined streets in older neighborhoods. Downtown Ukiah also includes streets dominated by small scale commercial buildings with a pedestrian orientation. Downtown Ukiah has been undergoing the initial stages of a renaissance in its appearance, partially inspired by redevelopment efforts, partially generated by the need to enhance the appearance of buildings for market value, and partially due to the change in the downtown business market. In 1992, the City adopted a Downtown Master Plan with concepts for design, plazas, and improved area appearance. Maintaining appropriate design standards com- patible with the mix of the existing buildings' design and ages is a formidable task. F'mal definition is left to the Land Development Code. However, the concepts of the design guidelines are addressed below. 2.05.01(B) General Plan goals, policies, and implementing programs Goal CD-9: Improve and enhance the appearance of Downtown Ukiah. Policy CD-9.1: Utilize redevelopment powers to improve the appearance of Downtown Ukiah. Implementation Measure CD-9.I(a): Use the Redevelopment Plan and the ability to acquire funds for the Downtown area in order to improve the appearance of the area. [Timeframe for completion: Ongoing planning period 4- Measure applies to: CH 4. Agency/Department re- sponsible: City Council] Implementation Measure CD-9.1 (b): Provide incentives and other support to downtown property owners to improve and restore the appearance of buildings. [Timeframe for completion: Ongoing planning period 4- Measure applies to: City 4. Agency/Department responsible: Planning Department] Implementation Measure CD-9.1 (c) : Ensure that new and rebuilt downtown properties maintain the character and sense of place for the downtown area. [Timeframe for completion: Ongoing planning period 4- Measure applies to: C~y 4- Agency/Department responsible: Planning Department] Policy CD-9.2: Ensure compatibility of new development in the downtown area. Adopted by the City Coundl: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California VI.2. Community Design 4, Page 10 Figure VI. 2-JJ: Redevelopment Area Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.2. Community Design 4, Page 12 If a neighborhoods' character appears to be in transition from single family to mixed or other higher density uses, the City or County may face pressure from property owners seeking to increase the density or intensity of land uses. This may result in a reduction in owner-occupied single family homes in a neighborhood. Ensuring that a residential character is retained helps hold property values and neigh- borhood desirability at higher levels. Ukiah has residential neighborhoods con- taining many historically significant and ~esthet- ically-pleasing older buildings. A policy directed at the preservation of these neighborhoods will protect the property values of these districts and have a positive impact on the property values of surround- ing areas. Preservation of the best of the past will increase the desirability of living in Ukiah. Historic properties can also be used as a resource to encourage tourism. Years of small changes to existing structures can radically change a neighborhood. Changes in architectural style invade the integrity of historic design. Individual property owners who renovate their properties are often alone in deciding many of the elements of the renovation. Few resources are available to facilitate their decision-making. An advocacy or advisory board, working with neighborhood associations, could help the individual owner to accomplish renovation or restoration goals while maintain- ing or enhancing the integrity of the historic structure. Goal CD-10: ZO' .O2(B) General Plan goals, policies, and implementing programs Preserve and enhance neighborhood character. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.2. CommUnity Design ~, ?age ]4 City of Ukiah · Mendocino County, California Policy CD-IO./:Ensure that new construction in established neighborhoods maintains or enhances existing neighborhood character. Implementation Measure CD-lO. 1 (a): Utilize provisions in the Land Development Code to en- sure that there are design guidelines which assist property owners in selecting materials and styles for new construction in established residential neighborhoods. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal CD-Il: Conserve the character and architecture of its neighborhoods. Policy CD-II./:Encourage neighborhood groups to be actively involved in the preservation of their neighborhoods. Implementation Measure CD-11.I(a): Support efforts of neighborhood groups to become interested and active in neighborhood preservation. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~ Agency/Department responsible: Planning Department] Goal CD-12: Conserve the character and architecture of Ukiah and Valley neighborhoods. Policy CD-12.1:Maintain and improve Ukiah's streets, lighting, trees, landscaping, and parks in a manner that enhances the City's beauty and historic fabric. Implementation Measure CD-12.1 (a): Establish public design standards for street furniture and landscaping that enhance the streetscape and general fabric of the City. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agen- cy~Department responsible: City Planning Department and County Department of Planning and Building] 2.06 2.06.01 Signs Summary of major findings Thenumber, sizes, and of is appearance signs a concern within the valley. Sign regula- tions generate significant controversy on all sides of the issue. Somewhere in the debate over sign regulations is a fair balance that meets objectives from all concerned. Design Review regulations can be used to provide a base from which fair sign regulations and appearance standards can be created to serve the community. Sign regulations should focus on creating an environment in which signs can serve marketing needs in an attractive and informative manner. The regulations should not get bogged down in the minute details -- such as the style of letters or color of the placard. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.2. Community Design ~, Page 16 and cable television -- underground. Undergrounding utilities takes the wires from the skyline and places them out of sight. 2.07.01(C) Public places Public facilities and buildings sometimes leave design considerations out of the budget in order to save funds. This often results in unattractive public buildings. Because public buildings often set the tone for the areas in which they are located they should adhere to quality design standards. Therefore they should be subject to the same design guidelines as private development. Parking lots are often public areas to which little attention is directed during the project design. Changes in the City's approach to parking lot design are apparent in the approved plans for WalMart and K-Mart, both parking areas which required extensive landscaping. As parking areas are built or improved throughout the City, more conscientious design standards are to be incorporated in order to downplay "fields of asphalt." 2.07.02 General Plan goals, policies, and implementing programs Goal CD-14: Require design standards for sound walls and other noise barriers. Policy CD-14./:Utilize sound walls as a last resort for noise mitigation. Require design review when used. G Implementation Measure CD-14.1(a): Avoid sound walls for noise mitigation wherever feasible; if unavoidable, require the design be reviewed for a~sthetics, function and sound reducing capabilities. [Timeframe for completion: Ongoing planning period ~, Moa- sure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] oal CD-15: Work to place overhead utilities underground. Policy CD-15./:Place utilities underground where feasible and safe. Implementation Measure CD-I5. I (a): The City shall establish a utility fund for the costs of undergrounding its City-owned power lines. [Timeframe for completion: Ongoing plann- ing period ~, Measure applies to: City ~, Agency/Department responsible: Electric Utilities Division] Implementation Measure CD-15.1 (b): Coordinate cooperation between utility providers to share costs and responsibilities for undergrounding their services, when feasible. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ,~ Agency/Department responsible: Electric Utilities, telephone, electric companies] G oal CD-16: Create attractive public places and buildings. Policy CD-16./.'Work to create public places within the City. Implementation Measure CD-16.1(a): Encourage creation of public places designed to serve City and neighborhood needs. [Timoframo for complotion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6, 1995 City of Ukiah ~1~ Mendocino County Ukiah Valley General Plan and Growth Management Program G VI.2. Community Design 4, Page 17 Implementation Measure CD-16.1(b): Design public places to be safe and attractive for passive use. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy CD-16.2:Ensure attractive public buildings. Implementation Measure CD-16.2(a): New public buildings shall be subject to design review standards. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-16.2(b): Design review applied to public development shall be sympathetic to the location and use of the building as well as the standards that would be applied to similar private development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-16.2(c): Seek cooperation of the state, school districts, and community college district in using the Design Review Guidelines for new buildings and facilities. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] gal CD-17: Require commercial and industrial parking lots to be designed and sited so as to increase the attractiveness of the areas in which they are located. Policy CD-17.1:Site commercial and industrial parking lots to be designed subservient to the structure it serves. Implementation Measure CD-17.1 (a): When feasible, locate parking facilities to the rear of main structures. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy CD-17. 2:Include parking lot design and landscaping standards within the land development code. Implementation Measure -17.2(a): Include within the land use development code a design requirement that parking lots include landscaping to increase attractiveness and to provide shade. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.3. Economic Development 4, Page 2 City of Ukiah ~ Mendocino County, California income. They are also a source of volunteer labor for many non-profit and social activities. We should continue to attract retirees who are affluent enough to add economic strength to the community. Mendocino County's quality of life and ability to serve business results from a combination of factors: generally abundant water supplies, favorable climate, and available land for industry and agriculture. Capitalizing on these resources can be a positive attraction to improving the area economy rather than trying to compete for businesses needing resources the area must import. The Vision Statement identifies an "ecologically-sustainable community" and "responsible use of resources" among the major goals for the future. To meet these goals the community must maintain a balance between the area's renewable resources and the population that can be supported by sustained use of these available resources. In 1993, Mendocino College, the City, County, private groups, and other public agencies hosted a County-wide Economic Summit. This convocation not only highlighted the need for protecting the environment and enhancing the quality of life, but specifically provided direction to moving toward a sustainable resource-based economy. In concert with the overall intentions of the community driven General Plan process, economic development needs to be focused on the key values of the community as defined in the Vision Statement. From this perspective the enhancement of a "small town" identity becomes a central strategic element of this Plan. The Summit also focussed on the need for higher income producing employment as well. Mendocino County and the City of Ukiah both lag behind the State in per capita income. Of greatest concern is that with the decline of traditional manufacturing jobs and increases in the retail sales field, the gap between the State's per capita income and the Valley's is widening each decade. Building upon the existing resource-based economy (agriculture, forestry, fisheries, and natural environment) in a sustainable manner becomes the central guiding elements of the future economic development of the Valley. Eighty-five percent of business growth in rural Northern California communities is occurring from expansion of existing business. This success is derived from economic development strategies that look at niche marketing based on existing resources rather than expending resources on attracting business expansion from outside the area.5 Looking at long-term trends, the number of full-time jobs ffiled in Mendocino County has been going up coincident with proportionally smaller employment in the seasonal timber industry. The support for this is four fold: In surveying the resource based jobs throughout the county and looking at expanding these job opportunities through remanufacturing it is clear that such jobs will provide higher wage and improved benefits to the community. The average wage of manufacturing jobs is 2.2 times the average wage of retail trade jobs. In turn manufacturing jobs will provide for greater tax revenues and support city and county infrastructure. Remanufacturing accomplishes another goal, one of reducing the seasonal cycles of unemployment. 2. Logistically, building upon business sectors with existing resources and services is more economical and feasible than creating entirely new businesses. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.3. Economic Development ~, Pa'ge 4 City of Ukiah · Mendocino County, California 3.02 3.02.01 The Community's needs: Continued economic growth Summary of major findings In 1992, the City funded an economic study to provide recommendations and analysis of economic issues. The Study found that industrial and manufacturing employment had declined since 1980 in all fields except food processing. 10 The greatest amount of increased employment opportunities were found in the retail and service sectors. Government employment increased by about twenty percent in the 1980s -- although increases in Federal and City employment have been partially offset by attrition and lay-offs by Mendocino County in the 1990s. Traditionally, retail and service sector jobs pay employees lower wages with fewer benefits than manufacturing jobs. The City's economic study also cited the service sector's lower multiplier effect. This effect is the process by which activity in one industry catalyzes an activity in related industries, resulting in additional locally generated incomes. An example is the winery that purchases wooden gift boxes that are produced by a local woodshop which buys the wood from local timber companies. In this example, the process of selling a wine gift boxes generated income for two additional local businesses. In order to counter the trend towards increased retail employment, the Economic Study recommended that recruitment and attraction efforts focus on businesses paying higher than retail wages and offering year-round employment opportunities. The visioning process identified that these types of businesses were strongly desired by the community at-large. The challenge is to attract businesses that can function in the Valley's environment. Attracting new manufacturing may be difficult for industries that must ship large or heavy products. Although Ukiah is located on US 101 and has a good truck link to the Sacramento Valley, its distance from the Bay Area may make supplying a manufacturer difficult or at least more expensive. However, certain types of industries -- timber-related, food and food processing, mail order, and manufacturers of express shipper sized products -- could find the Valley an attractive setting that does not result in excessive shipping or production costs. While timber-related employment has been declining, other manufacturing-related employment has shown steady increases. The increases, however, have not been adequate to offset the timber industry job losses. In agriculture, the number of new jobs has increased nearly twenty percent since 1985. The largest acreage of agricultural crops are wine grapes and pears. Apple orchard acreage ranks a distant third. Retail employment has increased by nearly sixteen percent since 1985. As Ukiah becomes a regional shopping center for the North Coast, retail employment is expected to continue to grow, eventually producing the largest number of new jobs. The addition of WalMart and other proposed major retail expansion will add hundreds of new retail trade positions. Increased retail sales increase local sales tax dollars -- which is fast-becoming the largest source of unencumbered local government revenue -- but retail sales may not be contributing to the local private economy. The Ukiah Valley needs to achieve a sustainable economic balance. There must be a balance between the dollars generated by creating products within the region which are sold elsewhere and the dollars spent on products produced elsewhere and sold in the Valley. In industry, this concept is called "vertical integration." Some larger industries use this approach to control the complete development of a product from raw materials through distribution to resellers. For the Ukiah Valley, the concept would be to attempt to bring related industries to the area that would complement each other as suppliers and buyers of related products so that from raw materials to product, as much production, manufacturing, or assembly is complete in the region. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ll~ Mendocino County, California VI.3. Economic Development 4, Page 6 Job training improves the value of one of the area's important resources -- its people. As the timber industry continues to reduce its need for new employees, the focus must be on training people to provide labor for new and expanded local businesses. There are several job training facilitation agencies in the Valley. There are federal assistance programs. The school system needs to be integrated into the process as well. The Strategy calls for coordinated efforts which will educate, apprentice, and train members of the community for skills sought by local businesses. One avenue could be to create a youth-oriented job training or apprenticeship program. Such a program could teach needed skills that would provide employment opportunities for local youth. The components of the program could include: Initiate awareness and outreach programs with the designated job training coordinator and the educational community to orient youth to available job training programs; City, through the Ukiah Business Enterprise Center, would take the lead in establishing youth apprenticeships/mentoring programs within local government and small business; Encourage youth participation in economic development policy setting forums in our community; Under the auspices of the Ukiah Business Enterprise Center, develop plans for youth oriented businesses run by peers. 3.03.02 General Plan goals, policies, and implementing programs Goal ED-l: Support a strong local economy. Policy ED-I.I: Take steps to reinforce the Valley's economy. Implementation Measure ED-1.1 (a): Maintain and keep current the Economic Development Strategy designed to meet the Valley's vision and needs. Implementation Measure ED-I.I(b): Continue to carry out the Redevelopment Plan for the City. Implementation Measure ED-I. 1 (c): Continue to carry out the Downtown Master Plan for the City. Implementation Measure ED-I.I(d): Continue to carry out the Economic Development Strategy as adopted by the City. Implementation Measure ED-I. 1 (e): Provide a City-County coordinated effort to encourage expansion of agricultural opportunities to diversify the Valley's economic base. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.4. Land Use 4, Page 2 City of Ukiah ~ Mendocino County, California If the market does not economically justify developing a parcel into a particular land use, it will remain undeveloped or under-developed until market conditions change. In some situations, a land use may be proposed that the public is willing to "subsidize" because of the overall or long-term benefit delivered to the community. The re-allocation of incremental taxesx in the Redevelopment Area is an example of the public benefit subsidy of market forces. Other public subsidies to encourage new development or redevelopment in the area include fee waivers, fast-track permit processing, or special tax abatements. In limited situations, the City or County can provide t-mancial support through the sale of bonds or interest reductions. The physical features of the Ukiah Valley make it an attractive place to live. These features also provide development constraints2 such as the flood plains, steep hillsides, prime agricultural lands, and unstable geologic conditions. These development constraints limit the likelihood of Ukiah turning into a sprawling hill-to-hill, developed, urban area. Infrastructureis commonly viewed as roads, water supply, and sewage disposal. It also involves all facets of connecting people to commerce. This includes telecommunications, electric power, police protection, fire protection, local staff personnel, public buildings, parks, and the ability of the City, County, and special districts to maintain or improve those services. Land cannot be relocated nor can it be renewed. Designation of its use will have a long-lasting effect on the particular parcel being evaluated and on other lands in the surrounding area. Although a parcel of land may have a number of potential uses -- some desired by the property owner, some desired by the public, and others directed by Plan policies -- some of these uses may have to be limited to ensure that the parcel's use reflects the goals and policies of the General Plan. The impacts and or requirements of one land use may be in direct conflict with other land uses. For instance, industrial land uses often produce loud noises and require the presence of hazardous materials. Were a residential land use to be located directly adjacent to an industrial use conflicts might exist between the two: the risks associated with the use of hazardous materials may be intolerable given the presence of young children and old people (sensitive populations) nearby, the noise produced by industrial uses may be intolerable given the residential nature of the adjacent land use. When two land uses adjoin that have mutually exclusive requirements, they are considered to be "incompatible." Sometimes incompatible land uses are separated with a "buffer."3 A buffer may take the form of a physical feature--such as the Russian River, US 101, the railroad, streams, or canyons. It may also be other land uses--such as landscaping, greenbelts, or even the nonaccess side of recreational areas. The Land Use Element is organized to identify the broad land use classifications and also the criteria that are used to classify a parcel of land within the classification. The term "land use classification" and "land use designation" both have the same meaning and refer to the written criteria and location on the General Plan Land Use Map. The terms "district" or "zone" refer to how a parcel is categorized in the land development code and on the zoning map. Although all zoning districts must be consistent with the General Plan classification (residential zones can only be located within residential districts), there may be qncremental taxes are the revenues collected by the Redevelopment Agency to reinvest in its Redevelopment Area. 2A constraint is a physical characteristic of a site that limits potential development by increasing the potential cost beyond that of a feasible return or makes site development an unsafe public hazard. 3A buffer is a physical separation between developed portions of two adjoining parcels. The buffer may be a natural feature, such as the Russian River, or it may be an undeveloped strip of landscaping or native terrain that provides a physical separation. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.4. Land Use ~, Page 4 City of Ukiah ~ll Mendocino County, California legal non-conforming land use, the Planning Commission considers the type of expansion and its effects on the surrounding area. The County also considers what type of conforming development has occurred surrounding the non-conforming land use. The expansion may warrant a need to upgrade buildings to meet the County's current building code and site development standards (such as parking, land- scaping, or other site development standards). The County has long maintained a policy that "similar" or "less intensive" uses may replace legally existing non-conforming land uses. Structures and uses which do not conform to land use regulations and cannot demonstrate their legal existence -- having been built (structure) or begun (use) without City or County permits -- shall not be afforded the same rights and protections of legally existing non-conforming structures and uses. California law has long established that a use, structure, or parcel of land that was created in violation of ordinances or regulations cannot be "grandfathered." The City and County development codes may establish an "amnesty" date before which all existing structures and uses are considered to be legally established. Record keeping for older projects in both the City and the County is far from comprehensive. This makes it difficult to determine when some older land uses were initiated or structures built. Uses and structures that are determined to have commenced or been built before the amnesty date will be presumed to be legally existing land uses or structures. 4.02.02 General Plan goals, policies, and implementing programs Goal LU-I: Protect legally-existing, non-conforming land uses. Policy LU-I.I: Continued use of legally existing non-conforming land uses is allowed in confor- mance with approved permits. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ~ Mendocino County, California VI.4. Land Use ~, Page 6 Policy L U-2.2: to be able to conform to current regulations shall not be a basis for approval of a variance as a remedy for the use's or structure's inability to conform to current land use or zoning codes. Abatement of an illegal use or structure pursuant to the City or County zoning codes shall be a permitted remedy. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City and County Planning] Consider special circumstances when determining if a use or structure is not legally existing. Implementation Measure LU-2.2(a): City and County zoning codes sections addressing non- conforming uses or structures may, at the option of the agency, include a threshold date -- based on agency building or planning records -- to be used to define that a structure built or use established prior to the date is presumed to be valid. The property owner of a use or structure believed to be illegally existing shall provide tangible proof that the use or structure predates the cut-off date in order for the City or County to make the appropriate finding that the use is valid. [Timeframe for com- pletion: Short-term6planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: Planning Departments] 4.03 Land use policies 4.03.01 Summary of major findings When it comes to land use policies, there are two significant competing sets of interest. One is the objectives of a property owner to maximize the financial value or equity of property. The other is local government's the overall vision of the Community, and maintaining an inventory to meet the long-range needs of its citizens. Sometimes the objectives of property owners and local government coincide. Sometimes the two interests diverge. The Land Use Element -- and its policies displayed graphically on the Land Use Map -- represents the balance between interests as defined by the City and the County for the area of the General Plan. Combining the policies from all of the elements provides a comprehensive foundation for assigning land use classifications. Some of the issues considered with land use include (1) constraints such as slopes, floodplain, and noise contours; (2) resources ~ agricultural lands, the Russian River corridor, riparian corridors, and grazing lands; and (3) infrastructure -- transportation corridors, alternatives to the car, levels of service, sewer, water, fire protection, and other governmental services. Individual land use categories -- residential, commercial, industrial, and resource -- have siting criteria and characteristics that are used to frae tune the allocation of land uses in the General Plan. 4.03.01(A) Agricultural lands. Agricultural lands and urban areas need to be separated by a stable limit to urban expansion. This concept is to prevent the "domino" effect in which one agricultural parcel converts to an urban use followed by the next and the next and so on. Maintaining agricultural lands is an important land use policy within the General Plan. The Policy is built from the "right to farm" provisions in the Open Space and 6Although this is assigned to the short-term planning period, the City or County may implement it at any point in time that the agency updates its zoning code or fmds it appropriate to add an amendment for this measure. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use ~, Page 8 community has a mix of all densities and character of residential uses, commercial, and industrial land uses. Calpella is recognized as an area in which future community land uses may be sited. The Forks is a former train station at the forks of the Russian River branches. The area is a central commercial and industrial community that connects rural residential communities north and east of the Russian River branches with the main highway and the City of Ukiah. Talmage also has a mixture of residential densities, limited commercial uses, and agriculturally-related industries. It also has a private religious institution, the City of Ten Thousand Buddhists. Talmage has served as an agrarian center, and community belief is that this role should continue, and intense commercial or non-agriculturally related industrial uses should not be proposed in this area. The North State Complex is not a Rural Community of residential, commercial, and industrial uses. Rather, it is a central point of business and commerce for portions of the unincorporated County. The area has long been developed with heavy industrial uses, such as the Masonite Mill and the Louisiana Pacific Mill. The intent of the North State Complex is to become an exclusive commercial and industrial area. Master Plan Areas are a new classification in the Ukiah Valley. Master Plan Areas are intended to cover lands proposed for "specific plans," "area plans," or as "planned unit developments. J0 A Specific Plan is called out in California law as an adopted plan that provides precise development standards and policies for an area of land. State law specifies what must be included in a Specific Plan. Sometimes a private developer, the City, or County would prefer to have a less precise development proposal to be considered for adoption. The role of the Master Plan Area is to permit an area within the Ukiah Valley to be designated for more precise, site specific studies prior to approving subdivisions or other uses. This is to be called a "Master Plan Area." A Master Plan area permits the following: Amending the General Plan to show an area of one or more ownerships as a location for which a separate planning document has been prepared. Preparing an area plan for the Master Plan Area that will identify land use and other development and environmental policies applicable to the defined area. Master Plans need not address all elements of the General Plan, but only those elements and policies applicable to the area. However, General Plan policies not addressed in the Master Plan still apply to the Master Plan area. · Master Plans must be consistent with the General Plan. The Master Plan Area land use classification is to be applied to the parcels contained within a Master Plan or a Specific Plan at the time of adoption by the City or County. If the General Plan is undergoing an update or revision, and a Master Plan or Specific Plan is being prepared, the revised or updated General Plan may show the subject property as a Master Plan Area. 4.03.02 General Plan goals, policies, and implementing programs Goal LU-3: Protect agricultural lands from urban encroachment. Policy LU-3.1: Retain agricultmal lands as areas in which urban land uses shall be precluded. ~°While the General Plan was being prepared, a Specific Plan proposal is pending for the Lovers Lane area north of the City. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use 4, Page 10 Implementation Measure LU-4.1 (a): As a condition of annexation of residential lands from the County, the City's Housing Element shall be amended to increase the City's housing fair share by the number of needed housing units the County is surrendering. The County's Housing Element shall be amended to reflect the reduction in housing "fair share." [Timeframe for completion: Ongoing Measure applies to: City ~, planning period ,~ Agency/Department responsible: City Council] Implementation Measure LU-4.1(b): In reviewing applications for development within the unincorporated County submitted to the City for comment, the City shall give consideration to the County's regional "fair share" housing needs. [Timeframe for completion: Ongoing planning pedod ~, Measure applies to: City ~, Agency/Department re- sponsible: Planning Department] Goal LU-5: Generally urban residential land uses shall be located west of the Russian River. Policy LU-5.1: Locate Low Density, Medium Density, and High Density Residential Land uses predominantly west of the Russian River and near urban areas. Implementation Measure LU-5. I (a): The following table shall identify where urban residential land use densities may be located within the Ukiah Valley: [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: Planning Departments] Table Vl.4-42: Urban Residential Land Use Siting Goal LU-6: Utilize Master Plan Areas to meet precise planning needs. Policy LU-6.1: Allow the use of Master Plan Areas to provide for mixed use development, transit- oriented development, and other precise-planning needs for larger ownerships or groups of ownerships. Implementation Measure LU-6.1 (a): Master Plan Areas may be initiated through General Plan Amendments by property owners, the City, or the County as a means of meeting comprehensive planning needs or special and unique circumstances that are best served through a planning document that focuses on a particular area. [Timeframe Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJll, Mendocino County, California VI.4. Land Use 4, Page 12 General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Single family dwellings, orchards, row crops, irrigated pasture, grazing land, vineyards, Christmas tree farms, farm and ranch labor housing, agriculturally-related industries, wineries, food processing; mineral resource extraction. Siting issues for new parcels or new construction: Location: Parcels to be included in the AG land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and the remainder of the Unincorporated Planning Area. Access: No requirements for farming, orchards, or ranching. Processing and production may have limitations based on the proposed use and traffic generation. Access to new structures: New related uses, such as food processing or wineries, may be required to have paved access depending on the type of general traffic, public access, and other issues. Design review: Exempt for individual single family dwellings, farms, ranches, and orchards. Wineries or processing facilities may be required to be reviewed. Maximum building intensity: No limitation for farms, ranches, and orchards. Agricultural product processing facilities may have limits through the use permit process. Maximum residential density: One dwelling unit per forty acres of land area. Second dwellings: One second dwelling subject to an administrative permit within the unincorporated Planning Area. Labor housing may be permitted with an administrative use permit or conditional use permit review. Special development issues: Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Development alternative: Density transfer and cluster development permitted. 4.04.02 Range and Resource Lands (RL) 4.04.02(A) Summary of major findings Purpose: The Range and Resource Lands (RL) classification applies to lands which are suited for and are appropriately retained for the grazing of livestock, timber production, and mineral extraction and production. The classification includes other lands generally in range use, intermixed smaller parcels and other contiguous lands, the inclusion of which is necessary for the protection and efficient management of range lands. The Range and Resource Lands classification includes lands which have been identified and are classified as mineral resource lands, and lands utilized for commercial timber harvest and reforestation. Range and Resource Lands may also include lands which are appropriate for conservation as natural resources, such as steep hillsides. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California VI.4. Land Use ~, Page 14 Siting issues for new parcels or new construction: Location: Parcels to be included in the RMR land use classification may be located in the remainder of the Unincorporated Planning Area. Access: Paved or gravel, public or private road. Maximum density: One dwelling per forty to eighty or more acres. Second dwellings: One second dwelling subject to an administrative permit within the unincor- porated Planning Area. Special development standards: With the exception of density and parcel size, the standards of the RR classification apply. Development alternative: Density transfer and cluster development permitted. 4.05 Residential Land Use 4.05.01 Density, Density transfer, and second units 4.05.01(A) Density and density transfer. The General Plan is prepared with each land use identified in terms of density. Density is the amount of land area needed for each dwelling unit. Although this is the reverse of how most people think of zoning -- which establishes a minimum size ora parcel ~ density allows for more flexibility. By not establishing a minimum parcel size in the General Plan, the City and County Planning Commissions have more flexibility in developing zoning regulations, site development standards, and an ability to review a project based on site specific considerations. The following is an example of this flexibility: Assume a subdivider has a ten acre parcel with a General Plan density which allows up to four units per acre. This translates into an ability to create 40 developable lots. Were a minimum parcel size established, in this case ~A -acre lots, the subdivider would have to create 40 one quarter (0.25) acre parcels. This would allow the subdivider very little flexibility in lot layout and design. If the 10-acre original parcel contained sensitive land areas, such as wetlands, riparian corridors, landslide areas, etc., there would be very little a developer could do to avoid impacting these areas. However, if the General Plan designates a density only, the subdivider can design the subdivision to keep sensitive lands undeveloped and place the forty development sites on smaller parcels. The City and County can make the determination if the project meets General Plan goals. This process is known as a "density transfer;" the density from one portion of the property was transferred to other portions of the same property~. If the subdivision were to be approved with the forty units on eight acres with two acres remaining in open space, the City or County would zone the property into the appropriate base zoning district (Rural Residential (RR) or Single Family Residential (RI)) and combine it with a classification which restricts the property from being further subdivided. This General Plan classification is the Existing Lot Size (X) designation. The "X" nomenclature will be added to the City and County zoning codes as a "combining" ~Density Transfers can also refer to the ability to transfer the development of one parcel to a completely different parcel. This, however, is not the type of density transfer referred to in this section. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.4. Land Use 4, Page 16 City of Ukiah il~ Mendocino County, CalJforni~ intended to remain as large parcels unless it is infeasible for surrounding lands to be used for agricultural purposes. One of the objectives for retaining a larger parcel size in the Planning Area, even though a specific parcel may not be suitable for agricultural use, is to ensure that nearby or adjoining agricultural lands are not impacted by residential uses. Through the use of policies related to site characteristics, the RR classification is intended to have multiple densities beginning at one dwelling unit per one acre of gross land area. In extreme cases, up to eighty or more acres may be required. 4.05.02(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable land uses: Single family residences, small scale agriculture, businesses in the home or cottage industries, public facilities, conservation and development of natural resources. Although clustering of dwelling units is permitted, residential dwellings in the RR classification are to be detached single family homes. Siting issues for new parcels or new construction: Location: Parcels to be included in the RR land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and the remainder of the Unincorporated Planning Area, with the exception of the North State Complex. Access: Within the City, new parcels shall be served by roads with a level of service of A, B, or C. Within the unincorporated Planning Area, new parcels of less than five acres shall be served by roads with a level of service of A, B, C, or D. New parcels served by roads with levels of service of E, or F shall be five acres or larger. Access to new structures: Inside City limits, driveways shall be paved; in unincorporated areas, driveways may be gravel or paved. Design review? Not required, except in hillside areas. Planned Unit Developments and Master Plan areas within the RR land use shall include design standards in the Plan. Maximum density: One single family dwelling per one acre of gross land area~3, except as follows: A range of larger parcel sizes based on increasing average parcel slope shall be required on hillsides when the average parcel slope is equal to or greater than the percentage specified in the Hillside Development ordinance enacted to carry out the General Plan. For an interim basis, the percentage shall be 21% or greater; nDesign review means the public or agency review of the aesthetics of development: building appearance and character, colors, landscaping, location of parking, siting of the structure on its building site, and other issues related to the appearance characteristics of the development. ~3Within the unincorporated area of the County, parcels within the RR-1 or RR-2 classification may be 40,000 or 80,000 square feet of gross land area respectively. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJll, Mendocino County, California VI.4. Land Use ~, Page 18 Location: Parcels to be included in the LR land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and fronting North State Street between The Forks and Calpella Rural Communities. Access: New parcels may be located on roads classified as County Rural Collector, Major Collector, Minor Collector, Residential, or on North State Street between The Forks and Calpella Rural Communities, with a level of service of A, B, or C, and on roads with a Level of Service D in the unincorporated Planning Area. Access to new structures: Paved surface required for densities higher than one dwelling unit per acre. Design review: Not required. Planned Unit Developments and Master Plan areas within the LR land use shall include design standards in the Plan. Maximum density? One to six dwelling units per one acre of gross land area with public water and public sewer; one dwelling unit per 12,000 square feet of gross land area with public water or public sewer; one dwelling unit per one acre of gross land area with well and septic system. On roads with a Level of Service of C and D in the City only, E, or F, the maximum density is one unit per five acres of gross land area. Second dwellings: Discretionary upon review and approval of a conditional use permit within the City; discretionary upon review of an administrative permit in the unincorporated Planning Area. Special development issues: New dwelling units in the LR classification may be attached or de- tached single family units. When parcels are in areas that for environmental or other reasons cannot be further subdivided, the Existing Lot Size (X) classification is combined with the LR classification. A designation of LR-X means that the property cannot be further subdivided. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Density transfer and cluster development permitted. 4.05.04 Medium Density (MDR) Residential 4.05.04(A) Summary of major findings Purpose: Medium Density Residential lands are intended to provide land area for a range of densities and a variety of housing types and ownerships, including townhomes, multiple family residential development, mobile home parks, and more urban-scale density development. Lands classified for MR densities shall be located within the incorporated City, Ukiah Sphere of Influence, Master Plan areas, or Rural Communities. MR lands are intended to be located in proximity to parks, schools, and public services. thin the AG, RMR, RL, LR, and the Medium and High Density Residential classifications, density is used as the standard for number of units per acre rather than parcel size to allow flexibility in development design. The size of parcel is an issue reviewed as a part of the overall project design related to its specific site. The maximum density within the classification cannot be exceeded. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, Califomia VI.4. Land Use ~, Page 20 4.05.05(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Single family dwellings, duplex or triplex units, apartments, townhomes, planned unit development, mobile homes parks, places of assembly, public facilities, businesses in the home that do not generate or require onsite customer traffic in order to succeed. Condi- tional uses may include neighborhood-directed commercial uses in high density residential neighborhoods -- a convenience store, video rental, laundromat, hair stylist, or similar types of uses that are sized and intended to serve the needs of the immediate neighborhood area are appropriate uses. Three or more units on a single parcel are considered "multiple family residential," even if the units are detached. Siting issues for new parcels or new construction: Location: Parcels to be included in the HR land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas. Access: New parcels may be located on roads classified as Arterial, Major Collector, Minor Collector, or County Rural Collector with a level of service of A, B, C, or D. Access to new structures: Paved access required. Design review: Required; individual single family residences on an existing single family parcel, unless part of a planned development or other project where design review is required, are exempt. Maximum density: One to twenty-eight dwelling units per one acre of gross land area with public sewer and public water; one dwelling unit per 12,000 square feet of gross land area with public water or public sewer; one dwelling unit per one acre with well and septic. Second dwellings: Not applicable. Two single family dwellings or a duplex are permitted uses. Special development issues: Landscaping and onsite open space or recreation areas are required if design review is required. On roads with a level of service of E or F, the maximum density is one dwelling unit per existing parcel. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Density transfer and cluster development permitted. 4.06 4.06.01 Economic development land uses Commercial (D 4.06.01(A) Summary of major findings Purpose: The Commercial © classification applies to lands appropriate for a variety of commercial uses. Lands classified Commercial shall sited be within the City of Ukiah, Ukiah Sphere of Influence, Master Plan Areas, or Rural Communities. Commercial lands shall be served by the publicly-maintained roads classified as Arterial, County Rural Collector, or Major Collector and in locations where future growth is anticipated. Commercial lands identify those areas of the General Plan where commerce and business may occur. Commercial uses may be managed and more precisely defined through the assignment Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use ~, Page 22 Special development issues: Landscaping and onsite parking required when design review is required. Exterior lighting shall be shielded from glare onto off-site properties. Conformance to noise standards required. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. 4.06.02 Industrial (I) 4.06.02(A) Summary of major findings Purpose: Industrial lands are intended to identify those areas of the General Plan where manufacturing and major employment uses may occur. The Industrial classification applies to lands suited for industrial uses where public facilities and services (transportation systems, utilities, fire protection, water, and sewage disposal) exist or can be efficiently provided. Industrial uses may be sited where there can be the least impact to proximate uses and where the potential for environmental disruption is minimal or can be adequately controlled. Industrial uses may be managed through individual zoning districts to ensure a level of land use compatibility that reflects site specific conditions and requirements. New Industrial lands are intended to be located in the City limits, the Sphere of Influence, Master Plan Areas, or within the Calpella or The Forks Rural Communities or the North State Complex. Industrial uses are not permitted in the Talmage Rural Community. The Pinoleville Rancheria is a mixture of lands owned by the Pomo Indians and some private parcels. The County has long allowed a unique mixture of industrial uses on small parcels as well as property owner residences. Within the Pinoleviile Rancheria, single family residences are allowed on lands designated as "I." Otherwise no residential uses, other than a caretaker, are permitted within the I classification. 4.06.02(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Primary uses: Processing and manufacturing, public facilities, places of assembly, fabrication and assembly, business centers, business parks, office parks, mixed commercial, office, and industrial sites. Siting issues for new parcels or new construction: Location: Parcels to be included in the I land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas except Talmage, North State Complex, and Master Plan Areas. Zoning discretion: The City and County have the discretion to control the building intensity through the use of different zoning districts within the "C" classification. The City and County may specify zones that manage land uses on the basis of compatibility with adjoining land use or zoning. These controls may include limits to the types of uses -- such as offices, "light" commercial, medical offices, or convenience services -- that are less impactive on the neighboring land uses, particularly as the proposal relates to adjoining residential land uses. Access: Industrial parcels may be located on County Rural Collectors, Arterial or newly constructed or improved Major Collector roads with a level of service of A, B, C, or D. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use ~, Page 24 Siting issues for new parcels or new construction: Location: Along North State Street from US 101 to the south boundary of The Forks Rural Community Area. Access: Industrial and commercial parcels may be located on County Rural Collectors, Arterial or newly constructed or improved Major Collector roads with a level of service of A, B, C, orD. Access to new structures: Paved surface required. Design review: Required. Maximum building intensity: Per the "C" or "I" classification requirements. Public facilities: Industrial uses in the unincorporated area may be exempt from water or sewer connection if approved by the Division of Environmental Health. Residential uses: Not permitted in the "I" classification. A single caretaker's unit in a mobile home may be allowed with an administrative use permit from the County. Second dwellings: Not permitted. 4.06.04 Rural Community (RC) 4.06.04(A) Summary of major findings Purpose: The Rural Community (RC) classification applies to Calpella, The Forks, and Talmage. This classification is directed to the unincorporated communities within the Planning Area. Calpel]a, The Forks, and Talmage provide a variety of community facilities and services, places of employment, and limited retail shopping. The RC classification used in the General Plan allows flexible and diverse land uses within the communities in order to provide a centralized area that serves its businesses and residents. A Rural Community serves as compact urban-style development. Land uses may be assigned through specific zoning in conformance with Table IV-4. There are exceptions to the general siting provisions: In Talmage, industrial uses are not permitted in order to maintain its agrarian nature. The Forks Rural Community is intended to be an area where higher density residential and commercial uses can be located. Rather than threaten the long-term economic viability of commercial and industrial uses in the North State Complex, The Forks RC is intended to focus on a mixture of residential, commercial, and industrial uses. One of the industrial uses in The Forks is the Parnum Construction materials yard. This long-established land use is the primary industry in The Forks. New residential development needs to be sited and site designed to protect the industrial uses in the area. Talmage was built in response to the construction of a State Mental hospital in the area in 1892. The State hospital was a huge, self sustaining complex, including a dairy, garden, houses for workers, staff, and patients. All of the buildings which were built in the late 1800's related directly to the hospital. The hospital complex currently serves as the City of Ten Thousand Buddhas Center. The Rural Community classification is used to maintain the town's existing character encouraging in-fill of undeveloped lots. Commercial is intended to be limited to uses that serve the area or are needed as to support agribusiness in the Valley. Industrial uses are not otherwise allowed. The community is not a growth area in the Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use 4, Page 28 4.07.02 Public (P) 4.07.02(A) Summary of major findings Purpose: Public land uses include identification of lands owned by public agencies -- the City, County, School, and special districts, and quasi-public utilities such as Pacific Gas & Electric and Pacific Bell. Public land uses identify facilities that are unlikely during the life of the Plan to be considered surplus property because of the extent or nature of the existing facility. The P classification is the equivalent of the County's Public Lands and Public Services classification. 4.0LO2(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Public utility facilities, utility installations, school facilities, administrative and medical facilities, civic uses, cemeteries, conservation and natural resource conservation areas. Siting criteria: Based on project-specific requirements. Location: Parcels to be included in the P land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and the remainder of the Unincorporated Planning Area. 4.07.03 Open Space (OS) 4.07.03(A) Summary of major findings Purpose: The Open Space classification is intended to be applied as a combining classification with one of the base land use classifications (Residential, Commercial, Industrial, or Resource and Agriculture) to lands not suited for development or to land most valuable in its undeveloped state. Factors limiting the development of land would include such constraints as unstable soils, high fire hazard, remote location, poor access, or susceptibility to flooding. Valuable natural areas could include rare and endangered species and habitat, wildlife corridors, riparian vegetation zones, or wild and scenic rivers. The OS classification is the equivalent of the County's Open Space classification. 4.07.03(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Single family dwellings, agriculture, conservation and development of natural resources, mineral extraction, recreation, essential utility installations. Application requirements: One single family dwelling per parcel where compatible with the purpose of the Open Space classification. A conditional use permit is required in the unincorporated Planning Area. All other uses except for agriculture require a conditional use permit. Adopted by the City Council: December 6, 1995 0 0 0 City of Ukiah il[I, Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~, Page 1 Adaptive reuse. "Adaptive reuse" means the conversion of an existing building of historic, ar- chitectural, or cultural value from the use for which it was constructed to a new use compatible with neighborhood land uses by maintaining exterior integrity and adapting the interior to the new use. Added value. "Added value" means the practice of processing a resource through additional steps in order to generate additional wealth/jobs within the community before the resource is sent outside the community. Adequate. "Adequate" means a threshold meeting minimum standards established by either regula- tion, ordinance, code, policy, or accepted standards. Affordability. "Affordability" (in relation to housing) means the ability of a family to spend less than thirty-five percent of its gross income on the cost of shelter, utilities, taxes, and insurance. Agriculture lands. "Agriculture lands" means lands devoted toward the commercial growing of food and fiber. Agriculture preserve. "Agriculture preserve" means lands under contract in concert with the provisions of the California Land Conservation (Williamson) Act. These lands are primarily devoted toward the production of food and fiber, but may also include other lands. Aircraft. "Aircraft" means jets, airplanes, helicopters, hang-gliders, motorized gliders, and any form of aircraft whether or not it is regulated by the Federal Aviation Administration (FAA). Ambient noise level "Ambient noise level" means the composite of noise from all sources near and far. In this context, the ambient noise level constitutes the normal or existing level of environ- mental noise at a given location. And/or. "And/or" means "or." If the Plan's direction is to accomplish "A" and "B," the word "and" is used. If the Plan's direction is to accomplish either "A" or "B" the word "or" is used. In certain situations in the Plan, the choice may be to state "and/or." If this is the case, it is used to denote that the Plan's direction is to accomplish any or all of the stated options. Accomplishing one option is as appropriate as accomplishing two or more. Annexation. "Annexation" means the legal steps and actions taken to attach a territory of land to an incorporated City or a special district. Archaeology. "Archaeology" means the scientific study of material remains of past cultures or human life and activities. Area Plan. "Area Plan" means a component of the General Plan that provides more precise planning information for an identified territory covered by the General Plan. An area plan does not need Adopted by the City Council: December 6, 1995 City of Ukiah J~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary 4, Page 3 CNEL: Community Noise Equivalent Level "Community Noise Equivalent Level" means the average equivalent sound level during a 24-hour day, obtained after addition of approximately five decibels to sound levels in the evening from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels in the night before 7:00 a.m. and after 10:00 p.m.2 Commercial areas. "Commercial areas" means lands where the purchase, sale, or other transac- tions occur involving the handling of articles, substances, or commodities for the purpose of livelihood or profit. Commercial recreation. See "Recreation, commercial." Community development lands. "Community development lands" means lands devoted toward the principal uses of residential, commercial, industrial, or public facilities. Conserve, conservation. "Conservation" means the management of resources, including natural resources, cultural resources (includes archaeological and historic resources), and man-made resources in a manner that avoids waste, destruction, or neglect. Decibel (dB). "Decibel" means a unit for describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure, which is 20 micropascals (20 micro- newtons per square meter). Density. "Density" means for residential development, density is the number of residential dwelling units per acre. This tends to be reflected on parcels of one acre or less as "X units per acre of land area." For lands in which more than one acre is required for a residence, the density tends to be reflected as "X acres per dwelling unit." Department of Fish and Game. "Department of Fish and Game" means the California Department of Fish and Game. Design review. "Design review" means the public or agency review of the aesthetics of development: building appearance and character, colors, landscaping, location of parking, siting of the structure on its building site, and other issues related to the appearance characteristics of the development. Designated historic resource. "Designated historic resource" means a structure that is identified as being listed on the National Historic Register, a California Historical Landmark, included in the California Inventory of Historic Resources, or an identified point of interest. A designated historic resource may also apply to historic buildings within an identified historic district even if the structure is only contributing or is not included on any of the historic lists or registers. Developer. "Developer" means a person, firm, corporation, partnership, or association who proposes to divide, divides or causes to be divided real property into a subdivision or proposes to build, or builds a building or buildings. Development Elements. "Development Elements:" means the collection of the Land Use, Fiscal Impact, Economic Development, Community Design, and Housing Elements of the General Plan. 2CNEL and La. represent daily levels of noise exposure averaged on an annual basis, while L~q represents the average noise exposure for a shorter time period, typically one hour. Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~, Page 5 that provide a means for a reader of the General Plan to understand why a particular goal is proposed. Firebreak. "Firebreak" means a barrier of cleared or plowed land intended to check forest, brush or grass rites. Fiscal Impact Analysis. "Fiscal Impact Analysis." means a component of the General Plan Resource Directory that provides statistical information from which the operational, capital, or personnel costs of the General Plan's implementation may be estimated or understood in general terms. Future Ukiah. "Future Ukiah' means the name that has been used to describe the overall General Plan revision and Growth Management process. General plan consistency. "General plan consistency." means conformance with the legal require- ment that each element of the General Plan has equal weight in the eyes of the law. No one element can contain policy direction that conflicts with the policy direction of other elements. Goal. "Goal" is a broad statements that provide the blueprint for the future. Each goal establishes what the City desires to accomplish over the life of the Element. Goals are what the commu- nity desires to achieve. Grazing lands. "Grazing lands" means lands used for the open ranging of livestock for the production of food or fiber. Greenbelt. "Greenbelt" means publicly owned and maintained common lands in or surrounding specifically defined area of the City. Any greenbelt or similar land use restriction for agricultural land shall include as a prominent part thereof: a. Preservation of the existing irrigation water rights and supplies in full; b. Implementation of an effective right-to-farm ordinance; c. Reimbursement to the property owner for the value of development rights, forfeited or lost; d. Mandatory use valuation assessment for property tax purposes as currently provided on enforceably restricted lands; e. Preservation of the dghts for landowners to utilize new technology for farming purposes; and Appropriate mitigation by local planning agencies to facilitate long term agriculture viability of operations adjacent to urban phasing boundaries. Private and public lands that form a network which shall consist of, and is not limited to, open space, agricultural, scenic easements, riparian corridors, voluntary open space ease- ments, parks, wildlife refuges, and Iow density residential uses, to maintain community separation and identity, recognizing the urban/rural nature of the City and its position in the Valley. Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ,e, Page 7 Initial Version of the Ukiah General Plan and Growth Management Program. "Initial Version of the Ukiah General Plan and Growth Management Program" (Initial Plan, Initial Version) means the General Plan workbook prepared by City staff and its consulting team for the use of the Growth Management Steering Committee. Intermittent streams. "Intermittent streams" means streams that flow during the wet season, continue to flow after the period of precipitation, and cease to flow during at least part of the dry season. Inundation. "Inundation" means to cover by flooding. Land capability. "Land capability" means the intrinsic ability of natural resource to support particular land uses. See also carrying capacity. Ldn: Day-Night Average Sound Level "~n : Day-Night Average Sound Level" means the average equivalent sound level during a 24-hour day, obtained after addition of ten decibels to sound levels in the night after 10:00 p.m. and before 7:00 a.m. Legislative actions. "Legislative actions" means an action by the City Council on behalf of the of the City of Ukiah or the Board of Supervisors on behalf of Mendocino County to ordain or enact a law or code. A General Plan adoption, changing a zoning district, and enacting a noise control ordinance is are examples of legislative actions. Loq: Equivalent Sound Level. "!.,: Equivalent Sound Level" means the sound level containing the same total energy as a time varying signal over a given sample period. L,q is typically computed over 1, 8 and 24- hour sample periods. (Also see Footnote 37 on page VII-3). Lr,,x: Maximum loudness. "~x: Maximum loudness" means the maximum sound level recorded during a noise event. Ln: Loudness percentage. "Ln: Loudness percentage" means the sound level exceeded "n" percent of the time during a sample interval. L~o equals the level exceeded 10 percent of the time (L~o, Lso, etc.) Local Agency Formation Commission. "Local Agency Formation Commission" means the Mendocino County Local Agency Formation Commission (LAFCo) appointed pursuant to the Cortese-Knox Local Government Reorganization Act. Local business. "Local business" is meant to describe businesses within the sphere of influence of the planning project unless specifically stated otherwise. Lot coverage. "Lot coverage" means the percent of lot area covered by a building footprint. May. "May" means a permissive action that generally will permit a choice between two or more mandatory options. The use of the word "may" without providing defined choices means that the directive or action is optional -- either to be implemented or ignored. Mineral resource lands. "Mineral resource lands" means surface and subsurface lands which naturally contain chemical elements or compounds, or groups of elements and compounds formed from inorganic processes and organic substances but excluding geothermal, natural gas, and petroleum resources. Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~, Page 9 as earthquake fault zones, unstable soil areas, flood plains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality. Overall General Plan Goals and Policies. "Overall General Plan Goals and Policies" means the primary goals and policies establishing the parameters within which all other goals and policies must fall. Park, pocket. "Pocket park" means a public space of greenery and places to sit or relax that is not large enough to provide land area for organized or active recreation activities. Generally pocket parks do not have picnic areas, but may have small playground areas. Perennial stream. "Perennial stream" means streams that flow throughout the year. Planning area (definition in law). "Planning area" means "any land outside of the [City's] boundaries which in the [City's] judgement bears a relation to its planning."3 (Please refer to the second paragraph in Chapter I1.^.1 located on page 11-2) Planning periods. "Planning pedods" mean that timeframe in which an activity is to take place. The short-term planning period is from the date of adoption through year five; the intermediate- term planning period is from years five through ten; and the long-term planning period is from years ten to twenty. Policy. "Policy" means a further definition a goal to establish City policies. The policies provide direction to Staff, the public, and future councils as to how each project is to be reviewed under the provisions of the Circulation Element. A policy breaks the goal into achievable segments. Policy document. "policy document" means an adopted written program that is intended to provide direction to the City or County in reaching development-related and capital improvement- related decisions. Potential agriculture uses. "Potential agriculture uses" means unrealized or undeveloped uses of land which are related to the commercial production of food or fiber. Preliminary Version of the Ukiah General Plan and Growth Management Program. "Preliminary Version of the Ukiah General Plan and Growth Management Program (Preliminary Plan)" means the General Plan recommended by the Growth Management Steering Committee for the Planning Commission's action. Preserve, preservation. "Preservation" means the management of resources, including natural resources, cultural resources (includes archaeological and histodc resources), and man-made resources in a manner to maintain and protect, preclude destruction, and otherwise keep from harm, spoilage, destruction, or danger. Public-private facilities. "Public-private facilities" means those facilities and/or grounds that are jointly developed, owned or operated by public and private entities. 3"Each planning agency shall prepare and the legislative body of each county and city shall adopt a comprehensive, long-term general plan for the physical development of the county or city, and any land outside its boundaries which in the planning agency's judgment bears relation to its planning. Chartered cities shall adopt general plans which contain the mandatory elements specified in Section 65302." (Government Code Section 65300) Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary 4, Page 11 words precede permissive actions. "Should" also means that if circumstances permit an action may occur. "Could" also means that if there is support or desire to carry out an action it may occur. "Can" also means "could." Solar access. "Solar access" means direct, unobstructed exposure to the sun's rays. Sound leveL "Sound level" means the sound pressure level in decibels as measured on a sound level meter using the A-weighting filter network. The A-weighting filter de-emphasizes the very Iow and very high frequency components of the sound in a manner similar to the response of the human ear and gives good correlation with subjective reactions to noise. Special district. "Special district" means a local governmental entity formed under provisions of California law for purposes of providing a public utility or service. Sphere of influence. "Sphere of Influence" means a "...plan for the probable, ultimate, physical boundaries and service area of the [City] as determined by the [Local Agency Formation] Commission." (Government Code §56076) Structure. "Structure" means shelter, building, dwelling unit, or other physical development upon the land to house, protect, store, or cover persons or things. Subdivision ordinance. "Subdivision ordinance" means the legislative code enacted to regulate the review, process, and action associated with dividing land into more than one saleable parcel. Substantive businesses. "Substantive businesses" means businesses that provide for living wages and have a multiplying effect on business by creating or encouraging spin-off business activity. Suitability. "Suitability" means the ability of certain basic facilities (such as roads, water systems, sewage disposal systems, etc.) to support certain uses of land. Sustainable. "Sustainable" means any process which can maintain production over long time periods without harm to community and depletion of resources. Timber. "Timber" means trees of any species maintained for eventual harvest or forest product purposes, whether planted or of natural growth, including Christmas trees, but not including nursery stock. Traffic Management Plan. "Traffic Management Plan" consists of a plan or strategy for reducing demand on the road system, and a comprehensive strategy to address the problems caused by additional development, increasing trips, and a shortfall in transportation capacity. The "Traffic Management Plan" concept focuses on more efficiently utilizing existing transportation systems rather than expanding them. Unincorporated area. "Unincorporated area." means lands under the jurisdiction of the County of Mendocino. Viability. "Viability" means economic or physical feasibility. Viewshed. "Viewshed" means the area that can be viewed by a person when looking in a specific direction. Generally, a viewshed means a wide panoramic view that is unobstructed with no Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~, Page 13 Adopted by the City Council: December 6, 1995 UKIAH VALLEY GENERAL PLAN ADOPTED ON DECEMBER 6, 1995 COUNCIL RESOLUTION NO. 96-30 CITY COUNCIL FRED SCHNEITER, MA YOR RICHARD SHOEMAKER, VICE MA YOR JIM WA TTENBURGER JIM MA S TIN SHERIDAN MALONE PLANNING COMMISSION PHILLIP ASHIKU, CHAIRMAN BRENT SMITH, VICE CHAIRMAN JUDY PRUDEN ERIC LARSON CHERYL BAKER CITY STAFF CANDACE HORSLEY, CITY MANAGER MIKE HARRIS, ASSISTANT TO THE CITY MANAGER ROBERT SA WYER, PLANNING DIRECTOR Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California Table of Contents ~, Page b 2.02 Transportation noise ....................................... IV.2-5 2.03 Stationary source noise .................................... IV.2-11 2.04 Community noise levels ................................... IV.2-20 Safety .................................................... IV.3-1 3.01 Seismic safety and geologic hazards ............................ IV.3-1 3.02 Flooding, dam inundation, high groundwater ...................... IV.3-6 3.03 Fire and wildland fire protection and prevention .................... IV.3-9 3.04 Police services and public safety .............................. IV.3-14 Energy ................................................... IV.4-1 4.01 Overview .............................................. IV.4-1 4.02 Land use .............................................. IV.4-1 4.03 Transportation .......................................... IV. 4-2 4.04 Site planning and landscape design ............................. IV.44 4.05 Building design .......................................... IV.4-5 4.06 Energy Suppliers ......................................... IV.4-7 Mo Infrastructure elements ............................................ V.I-1 1 Airport ................................................... V.1-1 1.01 Introduction ............................................ ¥. 1-1 1.02 Summary of major fmdings .................................. V. 1-1 1.03 General Plan goals, policies, and implementing programs .............. V. 1-7 2 Parks and Recreation .......................................... V.2-1 2.01 Existing parks and recreation facilities ........................... V.2-1 2.02 Valley-wide park and recreation issues .......................... V.2-9 2.03 Park security and maintenance ............................... V. 2-10 2.04 South of Washington Street ................................. V.2-11 2.05 Orr Creek-Wagonseller Neighborhood Park ...................... V.2-13 2.06 Orchard Park .......................................... V.2-14 2.07 Riverside park ......................................... V.2-15 2.08 Community gardens ...................................... V.2-17 2.09 Community recreation facilities and activities ..................... V.2-18 2.10 Walking, hiking, and equestrian trails .......................... V.2-19 2.11 Bicycle paths, routes, and lane ............................... V.2-25 Historic and Archaeological Resources .............................. V.3-1 3.01 Governmental decision-making ................................ V. 3-1 3.02 Publicly-owned property .................................... V.3-6 3.03 Commercial areas ........................................ V.3-7 3.04 Privately owned historic resources ............................. V.3-8 3.05 Community education ..................................... V. 3-13 Community Facilities and Services ................................. V.4-1 4.01 Drinking water supply ..................................... V.4-1 4.02 Sewage disposal and wastewater treatment ........................ V.44 4.03 Public health and medical care ................................ V.4-6 4.04 Public facilities for the community ............................. V.4-7 4.05 Public F. xlucation ......................................... V.4-9 4.06 Cemetery District ....................................... V.4-11 Circulation and transportation .................................... V.5-1 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah Jl~ Mendocino County, California Table of Contents 4, Page d 3.02 The Community's needs: Continued economic growth ................ VI.3-4 3.03 Opportunities for the future: Economic Development Strategy ........... VI.3-5 Land use ................................................. VI.4-1 4.01 4.02 4.03 4.04 4.05 4.06 4.07 Introduction ............................................ VI.4-1 Legally Existing Non-Conforming Land Uses ...................... VI.4-3 Land use policies ......................................... VI.4-6 Resource lands ......................................... VI.4-11 Residential Land Use ..................................... VI.4-14 Economic development land uses ............................. VI.4-20 Recreation and public land uses .............................. VI.4-27 VII. Glossary ..................................................... VII.4-1 VIII. 1 Appendices ............................................... VIII.4-1 Wildlife and botanical inventory and supplemental information .............. VIII.4-3 Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figures II. l-A: II. l-B: II. l-C: II. l-D: IV.l-E: IV.2-F: IV.2-G: IV.2-H: IV.2-I: IV.2-J: IV.2-K: Regional location map -- Mendocino County and the City of Ukiah ........ II. 1-2 General Plan Planning Area .................................. II. 1-4 Ukiah City Limits (1994) .................................... II. 1-5 Sphere of Influence proposed by the General Plan for LAFCo approval ...... II. 1-6 Sources of water rights .................................... IV. 1-15 Noise measurement sites .................................... IV.2-2 Traffic noise contours -- 1990 and 2010 .......................... IV.2-3 Distance to 60 dB L,~ Contour (Arterial Traffic) ..................... IV.2-4 Existing railroad noise contours ................................ IV.2-8 Fixed noise source contours ................................. IV.2-13 Existing average annual day CNEL airport noise contours ............. IV.2-17 IV.2-L: Existing peak day (fire fighting activities) CNEL airport contours ........ IV.2-18 IV. 3-M: Location of Alquist-Priolo Special Study Zones ..................... IV. 3-3 IV. 3-N: Lake Mendocino Dam Innundation Area .......................... IV. 3-7 IV.4-O: Sources of City power supply ................................. IV.4-7 V. l-P: Location of airport combining zones for the Airport Land Use Plan ......... V. 1-8 V.2-Q: County and Federal park and recreation lands ...................... V.2-2 V.2-R: 12~ District Fairgrounds ..................................... V.2-3 V.2-S: Russian River access points and river-area parks ..................... V.24 V.2-T: City of Ukiah's Neighborhood Parks ............................ V.2-5 V.2-U: City park and recreation facilities in the Todd Grove/Golf course area ...... V.2-6 V.2-V: Downtown area park and recreation sites ......................... V.2-7 V.2-W: Ukiah School Sites ........................................ V.2-8 V. 2-X: "South of Washington" neighborhood as used in the General Plan ........ V.2-12 V.2-Z: Riverside Park existing facilities .................. ' ............ V.2-15 V.2-AA: Location of the Conceptual Trail Routes and connection with County trails.. V.2-24 V.2-BB: City designated bicycle routes ............................... V.2-27 V.2-CC: Planning Area designated bicycle routes ........................ V.2-28 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California Table of Contents ~, Page f Table V.5-19: Table V.5-20: Table VI. 1-21: Table VI. 1-22: Table VI. 1-23: Table VI. 1-24: Table VI. 1-25: Table VI. 1-26 Table VI. 1-27: Table VI. 1-28: Table VI. 1-29: Table VI. 1-30: Future roads and road extensions .............................. V.5-31 Planning Area freeway interchanges ............................ V.5-31 Population and Minority Data ................................ VI. 1-1 Ukiah and Planning Area Population Projections .................... VI. 1-3 Population displayed by Household Type ........................ VI. 1-10 Housing Stock Inventory ................................... VI. 1-11 Housing units by type 1970-1990 ............................. VI. 1-11 : Reported Value of Owner Occupied Units 1990 .................... VI. 1-12 Household Income City of Ukiah ............................. VI. 1-13 Poverty level by household income and family size ................. VI. 1-14 Summary table of Vacant land within the City limits suitable and zoned for residential use VI.l-15 Inventory of undeveloped land within the City of Ukiah suitable and zoned for residential use ........................................................ VI. 1-16 Table VI. 1-31: Parcels with residential potential currently designated for commercial use ... VI. 1-20 Table VI. 1-32: Monthly Rent of Housing Units .............................. VI. 1-22 Table VI. 1-33: Assisted units inventory ................................... VI. 1-24 Table VI. 1-34: Approved projects ....................................... VI. 1-29 Table VI. 1-35: Affordable housing type, density, and land needs for the City of Ukiah during the short- term planning period ............................................. VI. 1-30 Table VI. 1-36: Regional Share Housing Need Targets for Ukiah by Fiscal Year 1997 ..... VI. 1-31 Table VI. 1-37: Table VI. 1-38: Table VI. 1-39: Table VI. 1-40: Table VI. 1-42: Table VI .4-42: Table VI.4-43: Table VI.444: Percent rentals in rent ranges ................................ VI. 1-32 Major employers in the greater Ukiah area ....................... VI. 1-35 Utility connections fees .................................... VI. 1-39 Development and application fees ............................. VI. 1-40 Quantified Objectives ..................................... VI. 1-43 Urban Residential Land Use Siting ............................. VI.4-10 Land Use/Zoning Criteria in Rural Communities* .................. VI.4-26 Population Density and Building Intensity ........................ VI.4-35 Explanations Explanation IV. 1-I: Definition of Open Space from California law ................... IV. 1-1 Explanation IV. 1-II: Storm water discharge measurements ....................... IV. 1-12 Explanation IV. 1-III: "Right-to-Farm" regulations ............................ IV. 1-18 Explanation IV. 1-IV: Oak woodlands ..................................... IV. 1-22 Explanation IV.2-IV: Noise Element definitions .............................. IV.2-1 Explanation V. 1-V Accidents involving aircraft, 1982-1991 ....................... V. 1-4 Explanation V.2-VI: The "Quimby Act" and "MM-lieu" fees ...................... V.2-10 Explanation V.2-VII: Requiring trail dedications -- the "new" standard .............. V.2-20 Explanation V.5-VIII: "Street" vs. "road," a guideline .......................... V.5-2 Explanation V.5-IX: Impact fees and the "rational nexus" ........................ V.5-3 Explanation V. 5-X: Level of service definitions .............................. V. 5-18 Explanation VI: 1o1: Example of City Financial Assistance Toward Home Purchase ....... VI. 1-52 Explanation VI.2-XIII: Applicability of this section of the Element ................... VI.2-1 Explanation VI.2-XIV: Applicability of this section of the Element .................. VI.2-4 Adopted by the City Council: December 6, 1995 City of Ukiah ~1~ Mendocino County, California Ukiah Valley General Plan and Growth Management Program Table of Contents ~, Page g Explanation VI.2-XV: Applicability of this section of the Elemem ................... VI.2-6 Explanation VI.2-XVI: Applicability of this section of the Elemem .................. VI.2-7 Explanation VI.2-XVII: Applicability of this section of the Element .................. VI.2-8 Explanation VI.2-XVIII: Applicability of this section of the Element ................ VI.2-12 Explanation VI.2-XIX: Applicability of this section of the Element ................. VI.2-14 Explanation VI.2-XX: Applicability of this section of the Element .................. VI.2-15 Explanation VI.4-XXI: Summary of policies for legally existing, non-conforming land uses . . VI.4-4 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California, 1.1. Preface ~, Page 2 ? ClTY'SPREFACE IllllHE GENERAL PLAN for the City of Ukiah and the Ukiah Valley is an effort born of community ~energy and desire. It represents a commitment by the Ukiah City Council and the Mendocino ~County Board of Supervisors to prepare a comprehensive and long range planning tool that ~ represents the foresight of the people who live and work in the Valley. More than a mere City General Plan, this document provides policy programs that are proposed to be used in coordination with the City and County. The General Plan's foundation came from community meetings in the Fall, 1990, attended by hundreds of people representing all aspects of life in the Ukiah Valley. From these meetings, individuals came to consensus and commitment that this is indeed a fine place to live and work, and that efforts are needed to maintain and enhance those qualities that make the City of Ukiah and the Ukiah Valley a quality place to live. These beliefs are expressed in the "General Plan Vision Statement" upon which the entire General Plan is built. The many members of the volunteer Citizen Advisory Committees and the Growth Management Steering Committee have proven that the people most affected by a General Plan are those best suited to write the concepts that will go into that Plan. The fourteen Citizen Advisory Committees each worked on a different General Plan element -- and one committee worked on two elements. More than one hundred and fifty people participated in the efforts to bring the Vision Statement into policy programs that can be carried out day-in and day-out. These committees worked for nearly a year in developing overall goals and policies to be incorporated into the General Plan. Their concepts and beliefs have generally been held throughout the General Plan process. The effort of bringing all parties in the community together rested with the nearly forty members of the Growth Management Steering Committee. This Committee has developed a Plan that is realistic and is a document that can be proudly presented to the community. While the General Plan is before the Planning Commission and City Council there are going to be new suggestions, recommendations, alternatives, disagreements, and possibly controversy.., that's an essential part of community planning and the democratic process. The General Plan represents the work of nearly 200 people between the Citizen Advisory Committees and the Growth Management Steering Committee. Each volunteer was drawn from a broad cross-section of the entire community -- both in the City and in the Valley. Most important the General Plan is tempered by California law, decisions in the court system, and the "big picture." This City should be proud of the overall efforts of the Growth Management Steering Committee and the "big picture" it has created. The Steering Committee has met the commitment of the hundreds of participants in the VisiOning Process by providing a constitution for development and a blueprint for the future. The General Plan ultimately adopted by the Council varies little from the efforts of the citizen volunteers. The Planning Commission invested many meetings fine tuning the General Plan into a tool that provides them with finn direction and effective management tools for project review. The Commission worked with the recommendations of the Growth Management Steering Committee and considered many Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California 1.1. Preface ~, Page 4 The Planning Commission worked hard on the draft Plan, but, in the end, the Plan was left basically and functionally intact from the Growth Management Steering Committee's final version, many changes were made, but they may be best characterized as refinements of pre-existing goals, policies, and implementation measures, rather than wholesale modifications to the themes and precepts presented in the text, and formulated over nearly four years by so many citizens and committees. The document was, and remains, truly representative of the citizens of this Valley, and the Planning Commission's actions represented the citizen-drive nature of the process. While the document was not changed in an grand or profound way as a result of the Commission's involvement, it would nevertheless be misleading and inaccurate to deduce that the Commission was in full harmony on various issues, or that individual Commissioners did not have viewpoints that substantially deviated from the Steering Committee's recommendations. Indeed, differences of opinion were expressed in regards to such important and recurring matters as private property rights, growth boundaries, design review, historical review, environmental considerations, fiscal considerations, and generally, the Plan's relationship to the community's needs. In the final analysis, however, the Planning Commission takes pride in the £mal product, and is pleased to have been a part of the review process. We are anxious to see the document adopted so that we can set about working on the many ordinances and guidelines associated with the implementation measures. Estok Menton Chair, City of Ukiah Planning Commission April 12, 1995 Adopted by the City Council: December 6, 1995 City of Uklah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program 1.1. Preface 4, Page 5 4 THE CITY COUNCIL'S PREFACE ON BEHALF OF THE UKIAH CITY COUNCIL, I would like to express our sincere appreciation to all the t citizens who participated in crafting the new Ukiah Valley General Plan, with a special note of thanks to the members of the Growth Management Steering Committee (GMSC) for their extreme dedication, perseverance, and hard work. The process took over four years to complete, and it is well recognized by a grateful Council how much personal sacrifice by each GMSC member is reflected in the final document. The Council is also mindful and appreciative of the valuable input provided by countless other citizens who participated in the process and contributed constructive ideas at public workshops, GMSC meetings, and Commission and Council hearings. After receiving the revised document from the Planning Commission, the City Council conducted eight special public hearings and deliberated the Plan over a two month period. The Council made numerous revisions along the way to virtually all of the Plan's 14 Elements, but essentially left intact the programs and policies which best seemed to represent the community's long-term needs and goals. Even though the Council exercised its discretion and dismissed certain programs, policies, and measures, especially due to fiscal constraints and realities, we nonetheless remain confident that the prinicipal themes and visions contained in the Plan were respected and accepted for the most part. We therefore believe that the 1995 Ukiah Valley General Plan will provide the guidance and vision needed for the orderly growth and development of the City and the Valley. Moreover, we believe that the Plan's comprehensive and farsighted nature will provide such guidance and vision well into the twenty-fa:st century. Honorable Fred Schneiter Mayor, City of Ukiah September 7, 1995 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah Il[Il Mendocino County, California I1.1. VVhat is a General Plan? 4, Page 2 Men Los An§e I Rockport C°vel°o I Mendocino County____l Fort II~ag8 Willib Mendoclno Poller Valley() Utile River Redwood Valleyc~ Albion Navar, o()Philo U kiah ~[~..8(x ~) Boonville O 'Manchester Hopland Point Arena Gualala REGIONAL MAP No Scale Figure II. l-A: Regional location map -- Mendocino County and the City of Ukiah Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California I1.1. What is a General Plan? ~t, Page 4 Planning Area ;i/. I.~I(.IAH ! Figure II. f-B: General Plan Planning Area Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California I1.1. VVhat is a General Plan? 4, Page 6 Planning Area City Limits PROPOSED~ SPHERE OF INFLUENCE I I I I I Figure II. l-D: Sphere of Influence proposed by the General Plan for LAFCo approval Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California 11.2. The General Plan Revision and Growth Management Program process ~, Page 10 policies, together with the reasons the different Element Committees believed these issues to be important. The workshops provided a session at which interested members of the community presented comments, interpretations, or suggestions for enhancement directly to the Element Committee members. The Workshops successfully provided oppommities to listen, gather ideas, and rework or polish the elements. The materials presented were recommendations proposed by the various element Committees. The work of the Citizen Advisory Committees was combined with legal requirements, other recommendations, and direction from the Steering Committee to form the Initial Version of the Plan. The Initial Version represented a working version of the General Plan from which the Steering Committee concentrated its review to prepare the Citizen-driven version of the General Plan. The Steering Committee worked on the Initial Version Plan from June, 1992 through August, 1994. The Initial Version provided a "first cut" by the Steering Committee so that the group could take a look at all the work of the Citizen Advisory Committees and incorporate its views into the process. The lengthy debates, discussions, and decisions were completed on July 26, 1994. Over a concentrated period on August 8, 9, and 10, 1994, the Growth Management Steering Committee reviewed its work and sought concurrence to pass its recommendation of the General Plan to the Planning Commission and the public. This document, called the Preliminary Version of the General Plan and Growth Management Program (Preliminary Plan) represents the Steering Committee's work. The Committee seeks adoption of the Plan by the Planning Commission, City Council, and the County. The Preliminary Version of the Plan is the first "official" General Plan document prepared in this process. It is presented to the Planning Commission for its review, hearings, and recommendations. At the Planning Commission stage, the General Plan as proposed by the Growth Management Steering Committee was combined with a Draft Environmental Impact Report (DEIR). This provided the Planning Commission with an assessment of the General Plan's impacts on the Ukiah Valley environment was also presented with options and alternatives to the recom-I ~~ii~iii~iiiiiiiiiii~i~iiii~iii~iiiii~ii~ii~ii!ii~?~i~!i~ii~i~~:~.~iiig~?~ alternatives were generated from options which were discussed but not selected through the Growth Management Steering Committee's review. This approach ensured that the Planning Commission had knowledge of the various opportunities and options which were discussed, not only those selected. The Planning Commission conducted two public hearings and eleven deliberation sessions over a five month period. In the process, the Commission invested nearly fifty hours reviewing and revising the text. This phase began in November, 1994, and ended with the official action adopting the Draft General Plan on April 12, 1995. The Planning Commission made many changes to the text originally submitted by the Growth Management Steering Committee. These changes are identified throughout the document with and a "red-line" highlight through the new or revised text. To gain a view of the GMSC's version without the Planning Commission's changes, one must read the unaltered text plus the stricken text. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California 11.3. The General Plan ~, Page 12 3 THE GENERAL PLAN THE CITY OF UKIAH adopted its first General Plan in 1974. The adoption signified a compilation of separate work on General Plan elements during the early part of the 1970s. Between 1974 and 1981, various amendments -- predominantly to make land use map changes -- were adopted. On November 30, 1981, the City Council adopted a comprehensive and long-term General Plan that has guided the City since that time. The Noise Element was updated in December, 1982. A Community Facilities Element was added in 1983. Recreation and Community Design, Community Facilities, Circulation-Transportation, Scenic Highways, and Land Use elements were amended in 1983. The Housing Element was last updated in 1985, as required by law. The revision program that started in 1990 will result in a comprehensive adoption of a new General Plan replacing the 1981 Plan as it has been amended. The General Plan is organized into nine basic components and one related to the Environmental Impact Report. These are the (1) Preface, (2) Introduction, (3) The Vision, (4) Resource Elements, (5) Infrastructure Elements, (6) Development Elements, (7) Fiscal Impact Analysis, (8) Appendices, and (9) Glossary, additionally, in the transmitted Draft General Plan/Final Environmental Impact Report, there are (10) Responses to Comments on the Draft Environmental Impact Report. The Preface and Introduction, Chapters I and II, provide information about the role of the General Plan, its adoption and hearing process, and its requirements. Chapter III, The Vision, provides the Vision Statement, its relationship to the overall General Plan goals and policies, and information related to amending and updating the General Plan. The General Plan elements are contained in Chapter IV, Resource Elements, Chapter V, Infrastructure Elements, and Chapter VI, Development Elements. Chapter VII, the Fiscal Impact Analysis provides an assessment of the financial impacts of each applicable implementation measure. Chapter VIII, the Appendices, reproduces supporting data and information that helped the City establish its implementation programs. Chapter IX, the Glossary, defines significant terms used in the General Plan. Within each chapter of the General Plan, the elements are divided into sections by issues addressed within the element. Within the issues, there are two sections: Summary of major findings, and General Plan goals, policies, and implementing program. These two sections contain important information critical to understanding the General Plan's contents. The "Summary of Major Findings" section briefly explains the reasons behind the decisions that make the goals important. Sometimes the Summary contains factual data either because it is required by law or needed to support the reasons. Many times, the information in the summary represents the beliefs of the citizens participating in the process. The "General Plan goals, policies, and implementing program" section contain the programs that will put the General Plan into effect. This section forms the Plan action program and is the direction that the City must follow once the Element is adopted. To understand what is meant by each, the following explanations are used in the General Plan as a consistent definition of the words. Findings. Findings are the reasons that a recommendation is being presented as a goal. A finding represents the thought process, the reasoning, and any relevant supporting factual evidence that provide a means for a reader of the General Plan to understand why a particular goal is proposed. Findings are presented as "summaries of major findings' within the Plan. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California 11.4. General plan mandated contents and issues ~, Page 14 Table 11.4-1: General Plan contents checklist Mandatory Element Issues Key to Column 1: · k - Applies to City of Ukiah ,A, - Applies to the County of Mendocino O - Applies to City and County X - Not applicable to this General Plan Shaded columns are the State-mandated elements O Distribution of housing -- O Distribution of business -- O Distribution of industry -- O Distribution of open space -- ~ Distribution of agricultural land -- X Distribution of significant mineral resources -- O Distribution of recreational facilities and opportunities -- O Location of educational facilities -- O Location of public buildings and grounds -- O Location of future solid waste facilities -- O Location of future liquid waste facilities -- O Identification of areas subject to flooding -- X Identification of existing Timberland Preserve Zones Major thoroughfares Transportation routes Terminals Other local public utilities and facilities Areas for preservation of natural resources O! vegetation wildlife habitat fish habitat Areas for ecologic and other scientific study Areas for managed production of resources IiI forest lands rangeland agricultural lands Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah Jl~ Mendocino County, California 11.4. General plan mandated contents and issues 4, Page 16 Mandatory Element Issues Key to Column 1: ,k - Applies to City of Ukiah ~, - Applies to the County of Mendocino O - Applies to City and County X- Not applicable to this General Plan Shaded columns are the State-mandated elements Existing and projected noise contours Determination of extent of ~noise problems" Methods of noise attenuation Protection of residences from excessive noise Protecting community from unreasonable risks O i seismic events O i slope instability geologic hazards flooding wildland and urban fires Standards for known fire and geologic hazards evacuation routes peakload water supply requirements minimum road widths clearances around structures Existing households and housing units Lower income households overpaying for housing Special housing needs groups Overcrowded households Housing units needing rehabilitation Housing units needing replacement Five-year projected new construction needs Revision of COG regional housing needs justification Employment and population trends Land inventory Housing constraints Quantified objectives Public participation of all economic segments Adopted by the City Council: December 6, 1995 City of Ukiah Jl[li, Mendocino County Ukiah Valley General Plan and Growth Management Program 11.4. General Plan mandated contents and issues 4, Page 17 ',, Key to Column 1: ge '~ · k - Applies to City of Ukiah ~ r::o~~'-e '~° := '~ '~ ltl ~-AppliestotheCou~ofMendocino ~ ~~ ~ ~ ~ ~ ~~ ~ O-Applies to C~ and Coun~ ~ ~ ~ ~ ~ ~ ~ .~ E Shaded mlumn~ amth~ 8tats-mandated ~l~m~nt~ ~ ~ o o .... ~ ..... ~ ~:~....,:;~, ~,....,:~ m m 0 ~ ~ ~ ~ ........ ~ .... ~ :: ~:: :~: :~::::: ::::: ~: :~: :~::: :~:~ , Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California II1.1. The Vision Statement ~, Page 2 The Vision Statement WE ENVISION A creative, mixed economy with both large and small employers, jobs that attract and satisfy our citizens, and businesses that retain dollars within the community We envision development that provides a mix of housing types and prices. We envision that IIii~ii!ii!iIIIi~~Ii/i~!i~~~iill development of adequate water, sewer and utility resources to I liiiiiiiiiiiiiiii!ii!iiii!ig !i ii iii i] support the future of our valley. We envision industries and ]ii!iiii/!!i/!!ii/i~iii!iiii/iiiiiiiliii~iiii!liiii~~~!i~~i!] businesses that use our resources wisely, and respect the carrying ~::::::~~:.~...~.~.~._:.~._::_:.~:;:;:;:;:;:;:::,:~.,:,:,:.:,~:,: .......... :,.~..:,:,:,:..,.,.,:~:~:,: ................ :~:~:~:~:~?: capacity of our valley. We envision businesses that provide remunerative and rewarding work, and that produce quality products through environmentally sound processes. W rE ENVISION CULTURAL, political and social institutions that involve as many citizens as possible in community life, and that interact effectively with one another. We envision a public life that builds upon and encourages the belonging that can be found here. We envision better communi-I "' ]iiiii!iii!iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii~~i~i"~iii~l~~'t":ill · :':':':': ':' :':' :' :' :':' ::::::::::::::::::::: :' :' :' :' :' :' :' :' :'~'~"~r[ ':':':':':'.T.'.~:':.' :::: :: :":~:::!::' :_::;:;:;:;:;:;:;:;:!:!:.'_:;:;:;:;:;:!:;:;: ~.~. ~i..:!.'~i~ i~ cation to all our citizens about matters affecting the community. We envision a community that brings people together to share thoughts and feelings and to participate actively in the further development of our valley. WE ENVISION THE conservation of our natural resources, which are the foundation of the financial well-being of our community. We envision the protection and upgrading of our air quality, our water supply, our green space' ~i~*~!~!~i~i~i~!~!~!..`.:~i~i~i~!~.~i~i~iii~i~ and our freedom from unnecessary traffic and noise. We envision the protection of our farmland and the wholesome lifestyle derived from our agricultural tradition. We envision the maximum use of renewable energy, and the minimum use of fossil fuels. WE ENVISION DEVELOPMENT complements rather than compromises the natural beauty of that this valley. We envision pleasant places for people to come together: , beautiful public spaces, streets with greenery and good design, and a downtown plaza. We envision outdoor i~iiiii~iii~ii~ii{iii~i~!iiii~i~i~i~i~ii~i~i~~:~:..~ii~]~i!~[.~~i~~ ~~ ~ recreational development, including trees and shady spaces for l iiiiIi iiiiiii! iii!iiiiIii!iiiiiii iiiiii iiii!iiiiiIiii iiiiii!ii Iii iiii people to enjoy. We envision a~sthetically designed, affordable .... housing, planned to encourage walking, bicycling, and public transit. We envision the esthetic enhancement of commercial development along highways and roads, especially through tree planting. We envision agricultural lands and native greenery in the Valley enhancing and conserving the natural beauty woven into places we go everyday. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California 111.2. Overall General Plan and Growth Management Goals and Policies ~, ?age 4 Policy GP-2.3: Goal GP-3: Identify those characteristics that support local substantiative businesses, and take the steps necessary to maintain and enhance such characteristics over time. Support the creation of combined public-private facilities in downtown areas for educational, business, civic, and personal growth purposes. Policy GP-3.1: Locate public-private facilities so that they enhance existing downtown businesses. Poffcy GP-3.2: Goal GP-4: Promote the private development of a Downtown to promote a seven day a week economy. Establish specific criteria for project approval and provide better explanation and clarification of the permitting process. Policy GP-4.1: Develop land development codes and regulations that streamline the permitting process. Poffcy GP-4.2: oal GP-5: oal GP-6: oal GP-7: oal GP-8: Coordinate permitting requirements with all other regulatory agencies. The City shall have a one-stop permitting process where possible. Encourage housing in a price range to match the income of residents. Encourage housing for local workers and jobs for current residents. Coordinate construction of infrastructure with planning for development. Assure a diverse and healthy natural environment. 3.02.02 Community involvement WE envision cultural, political and social institutions that involve as many citizens as possible in community life, and that interact effectively with one another. We envision a public life that builds upon and encourages the caring, warmth, friendliness, and sense of belonging that can be found here. We envision better communication to all our citizens about matters affecting the community. We envision a community that brings people together to share thoughts and feelings and to actively participate in the further development of our valley. Goal GP-9: Coordinate connecting of community services, resource persons, and programs and activities. Policy GP-9. I: Facilitate community scheduling, calendaring and communication. Goal GP-10: Ensure that there is an ongoing process of community involvement for the purposes of providing input and monitoring the success of the general plan. Policy GP-lO.l:Planning for facilities for community meetings and activities shall be a City priority. Policy GP-lO. 2:Develop an ongoing evaluation process which incorporates targeted surveys of community groups (surveys, interviews, community meetings, focus groups). Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California 111.2. Overall General Plan and Growth Management Goals and Policies ~, Page 6 Goal GP-19: 3.02.03 Encourage public use of City meeting space and other City facilities. Responsible use of resources WE envision the preservation and conservation of our natural resources which are the foundation of the financial well-being of our community. We envision the protection and upgrading of our air quality, our water supply and quality, our green space, and our freedom from unnecessary traffic and noise. We envision the protection of our farmland and the wholesome lifestyle derived from our agricultural tradition. We envision the maximum use of renewable energy, and the minimum use of fossil fuels. Goal GP-20: Maintain and enhance area natural resources balancing the use of the resources, replenishment, and remaining supply. Policy GP-20. l:Create natural resource guidelines for use in future planning and development decisions. Policy GP-20.2:Protect water supplies from adverse impacts. Policy GP-20. 3:Maintain and enhance air quality. Goal GP-21: Conserve open space, hili,~ides, stream courses, and indigenous flora and fauna for the enjoyment of future generations. oal GP-22: oal GP-23: Promote reclamation, additional storage, and conservation of water. Conserve agricultural lands to enhance economic vitality and the sustained identity of Ukiah as a rural agricultural community. 0 0 0 3.02.04 .ZEsthetics in planning and development WEenvision development that complements rather than compromises the natural beauty of this valley. We envision pleasant places for people to come together:, beautiful public spaces, streets with greenery and good design, and a downtown plaza. We envision outdoor recre- ational development, including trees and shady spaces for people to sit and enjoy. We envision cesthetically designed, affordable housing, planned to encourage walla'ng, bicycling, and public transit. We envision the vesthetic enhancement of commercial development along highways and roads, especially through tree planting. We envision a greenbelt surrounding the city, and natural beauty woven into the places we go everyday. Goal GP-24: Conserve and enhance the natural beauty of the Ukiah Valley. Policy GP-24.1 :Work with the County and other entities to ensure that there are a variety of parks, recreational facilities, and points of river access. Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program 111.2. Overall General Plan and Growth Management Goals and Policies ~, Page 7 Goal GP-25: Ensure msthetic qualities in the design and construction of the community. Policy GP-25.1 :Establish a design review system that incorporates specific a,~sthetic quality standards for development. Policy GP-25.2:In areas to be developed or redeveloped, ensure usable open space and common spaces. Policy GP-25.3:Seek ways to return "neighborhood feel" to older residential areas through street, sidewalk, and landscaping improvements. Goal GP-26: Goal GP-27: Require that landscaping be a significant component of development and redevelopment. Maintain scenic viewsheds of the Valley. 3.02.05 Ecologically sustainable WE envision a community which is aware of who and what we are, living intelligently within our limits and in harmony with natural processes. We envision a way of life based on recycling and reuse rather than throw-away consumption. We envision convenient public transportation. We envision a community that respects cultural diversity, historical places, and valuable traditions. We envision creative human services and effective public safety. We envision intellectually sound educational institutions that inspire citizenship and academic growth. We envision good places for young people to be and constructive things for them to do. We envision responsive government. And at the heart of everything, we envision a community built on a shared concern for the quality of life that has brought us to this special place. G oal GP-28: Make Ukiah a leader in the development of responsible, resource-conserving ways of living and doing business, giving fullest consideration to the impacts of our actions on future generations. Policy GP-28. l:Make this goal central in the City's program to solicit businesses for the community. Policy GP-28.2:Provide incentives, wherever possible, to environmentally responsible activities, both business and personal. Poffcy GP-28. 3:Model the sustainable use of resources. This shall include investing in comprehen- sive conservation of energy, minimizing polluting activities, and avoiding needless consumption and waste. Goal GP-29: Conserve nonrenewable resources. Policy GP-29.1:Minimize the use of fossil fuels to the greatest feasible extent in all activities including investment in Iow and zero emission vehicles. Policy GP-29. 2:Encourage the use of low and zero emission alternatives to fossil fuels for all modes of transportation. Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program 111.2. Overall General Plan and Growt'h' Management Goals and Policies 4, Page 5 Policy GP-lO. 3:lncrease accessibility of community meetings by developing area-specific agendas with meetings held throughout the community. Policy GP-lO. 4:Increase the level of participation by utilizing modes of communication that are easily accessible by community media. Policy GP-IO. 5:Improve communication about decisions and implications of decisions arising from community meetings by utilizing all forms of communication. Policy GP-lO. 6:Ensure a City response to all citizen requests related to citizen involvement activities. G oal GP-11: Promote community training in the areas of facilitation, problem-solving and evaluation as to all aspects of the General Plan and other significant public issues. Policy GP-11. l:Lead and model these skills during the ongoing management of city business. Policy GP-11.2:Collaboration shall be modeled by training city employees in cooperative problem solving and planning skills. Policy GP-11.3:Encourage the development of programs within schools that provide skills and experiences in citizen participation and citizen democracy. G oal GP-12: Ensure that policies and decisions on community growth and development respect our all of community and our diversity of cultural heritages in order to enhance overall quality of life. Policy GP-I2./:Support celebrations that recognize our community's identity and cultural traditions. Policy GP-12.2:Support commemorative activities which honor past events or individuals which have contributed to the betterment of the community. Goal GP-13: Work with interested groups, organizations, and school districts to achieve excellence in education. Goal GP-14: Goal GP-15: Goal GP-16: Work with interested groups, organizations, and school districts to achieve excellence in providing services and opportunities to youth. Work to reduce cultural and language barriers that prevent citizens from participating in local government and community affairs. Increase voter participation in our democratic process. Policy GP-I6./:Work with organizations which represent diverse non-partisan groups to increase voter turn-out. Goal GP-17: Goal GP-18: Work with interested community groups and organizations to help achieve a community free from violence and crime. Plan City facilities for multiple public uses. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV. 1. Open Space and Conservation 4, Page 2 1.01.01 Summary of major findings Human, physical and spiritual health depends upon the understanding of and living within the interrelationship of living systems. The community at large can enjoy the open space effect of private property but must recognize and respect that it is private property when implementing policies. The City can combine development and open space through incentives for innovative projects to preserve vegetation, make wise/frugal use of resources, and generally enhance the environment. Because of the relationship between the overall Ukiah Valley and the incorporated City area, it is intended that the Open Space and Conservation Element apply to both lands within the City limits and the unincorporated area. While most publicly-owned lands that are designated as open space will remain in a public use or undeveloped state, privately-owned lands that may be shown as open space are not generally available for public access without the property owner's permission. 1.01.02 Goal OC-I: Policy OC-1.1: General Plan goals, policies, and implementing programs Recognize private property rights when designating open space lands. Identify all current privately-owned undeveloped parcels within the City's Planning Area so that the larger public is aware of their locations. Implementation Measure OC-l.l(a): Ensure that the undeveloped lands inventory is updated each year. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Planning] Implementation Measure OC-1. I (b): Provide information to people interested in learning about how undeveloped lands can be acquired as a means of preserving open space. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agen- cy~Department responsible: Parks and Recreation] Implementation Measure OC-I.l(c): When private organizations or public groups seek to acquire open space, provide staff support to answer questions and supply supporting information as needed. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council and Board of Supervisors] Policy 0C-1.2: New residential, commercial, and industrial development shall include open space as defined in the Land Development Code. Implementation Measure OC-1.2(a): The revised Land Development Code2 shall include standards for maintaining open space and green areas within new developments. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Planning Agencies] Policy OC-I. 3: Coordinate landscaping of public and private development with preservation and restoration of open space and native vegetation. :The "Land Development Code" is an umbrella term that refers to ordinances enacted to specify development, building, and subdivision standards. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 4 G the lead in developing an inventory in areas of appropriate responsibility, it may include sponsorship of studies found by the Council to be of immediate importance to the City, or it may include City contributions in kind or monetarily, if appropriate, to assist in funding such studies. [Timeframe for completion: Ongoing planning period ,t, Measure applies to: City and County e Agency/Department responsible: Planning] Implementation Measure 0C-5.1 (b): During the short-term planning period, prepare a list of resources to be included in the inventory. This list shall be utilized to develop the systematic program for preparing the inventory. [Timeframe for completion: Short- term planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning] Implementation Measure 0C-5.1(c): The City shall strive to start an inventory of at least one resource identified on its list or in its program every two fiscal years. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department re- sponsible: Planning] oal OC-6: Utilize natural resource guidelines in future planning and development decisions. Poffcy 0C-6.1: To create a balance between the natural habitat and area development, provide guidelines to encourage development styles and techniques that respect the natural terrain, topography, and habitat. Implementation Measure 0C-6.1 (a): The Land Development Code shall include provisions for review of the site terrain and natural characteristics as a part of site design and development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Planning Agencies] 1.02 Russian River 1.02.01 Summary of major findings The a resource public as well as critical to agricultural use Russian River is vital recreation for the in the Ukiah Valley. Conflicts between these uses shall not be avoided by preventing public uses. Rather the City of Ukiah, Mendocino County and other public agencies shall simultaneously encourage reasonable public use and access and protection of agricultural and other private uses from trespass and vandalism. The Russian River is a significant fisheries habitat, the major flood control channel, and the major source of water for supply and distribution as well as resupply for the underlying aquifer. Historically and today, the river has been a major source of reeds and willows that were gathered by the native American inhabitants of the area, and fabricated into the unique baskets that are now world- famous. Continued urbanization of the Russian River flood plain may result in impacts to the free flow of flood waters, increase exposure of persons and property to flooding, and cause deterioration or destruction of natural riparian habitats. The development patterns within the Valley have also resulted in the conversion of streams and creeks to channelized and tunneled drainage facilities. This destroyed natural habitat has not been replaced. Additionally, the channelization disrupted natural drainage patterns, which can result in increased flooding as more impermeable surfaces are created in the Valley. The implementa- tion program in the Plan provides mitigation that is applied to development proposals. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV.1. Open Space and Conservation ~, Page 6 Ongoing planning period ~, Measure applies to: County ~, Agency/Departmentresponsible: Planning Department] Poffcy OC-7. 4: Take measures to lessen flooding resulting from runoff. Implementation Measure 0C-7.4(a): The revised Land Development Code shall incorporate standards for retention or volume reduction of stormwater flows as a means of reducing flood potential from surface runoff from large paved areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: Public Works Departments and Planning Departments] Policy 0C-7.5: Maintain the Russian River as a natural riparian corridor. G Implementation Measure OC-Z5(a): Incorporate design standards in the Land Development Code to integrate riparian habitat into project design as a means of avoiding potential impacts of river sedimentation and lessening the effects of erosion. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Planning Departments] Implementation Measure 0C-7.5(b): Review project landscaping proposals, working with proponents, to avoid removal or damage to riparian habitat and develop programs to avoid or manage sedimentation and erosion of river channels and tributaries. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department responsible: Planning Departments] Implementation Measure 0C-7.5(c): The Land Development Code shall include either specified setbacks from the Russian River based on precise criteria or site-specific performance standards for each zoning district. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~, Agency/Department responsible: Department of Planning and Building Services] oal OC-8: Policy 0C-8.1: Public or commercial recreational use shall be preferred to residential, general commercial, or industrial development on riverfront property. Prohibit conversion of riverfront agricultural land to residential, general commercial, or industrial use. Implementation Measure 0C-8.1 (a): No lands within the one hundred year flood plain of the Russian River shall be converted from agricultural use to residential, general commercial, or industrial development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~, Agency/Department responsible: Planning] Implementation Measure 0C-8.1 (b): Establish land development programs that place an emph- asis on public or commercial recreation development of riverfront property, for lands converted from agricultural uses. [Timeframe for completion: Ongoing planning period ~, Measure applies to: County ~, Agency/Department responsible: Planning] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah I1~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 8 accomplish stream or creek restoration. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Departmentresponsible: City Council and Board of Supervisors] Policy 0C-9.2: Develop maintenance programs, ecosystem analysis, and hydrological studies for stream channels for creeks and waters through the Planning Area. Implementation Measure 0C-9.2(a): When maintaining creek and stream channels, the City shall be cognizant of the natural conditions, restoring them whenever possible. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Public Works] Implementation Measure 0C-9.2(b): During the short-term planning period, wherever feasible and safe, remove barriers and impediments to fish passage following appropriate study of the channel. [Timeframe for completion: Short4erm planning period ~, Measure applies to: City ~, Agency/Department responsible: Public Works] Implementation Measure 0C-9.2(c): The City shall maintain information available to the public about the use of riparian plants and vegetation for landscaping, including sources of plant material. [Timeframe for completion: Ongoing planning period ~, Moa- sure applies to: City ~, Agency/Department responsible: Planning] Implementation Measure 0C-9.2(d): Ensure that grading and development codes incorporate measures to protect and enhance fish habitat including riparian vegetation protection and restoration and erosion and sediment control measures. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department re- sponsible: Public Works, County Department of Planning & Building] Implementation Measure 0C-9.2(e): Development plans shall be reviewed to ensure that proposals are coordinated with adjoining development in design to maintain or enhance contiguous riparian corridors. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ,e Agency/Departmentresponsible: Public Works, County Department of Planning & Building] Implementation Measure 0C-9. 209: Support efforts of appropriate agencies to ensure instream water flows adequate to maintain and protect historic fisheries in the streams and creeks within the Planning Area. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Utilities, County Fish and Game Commission] Implementation Measure 0C-9.2(g): Work with the California Department of Fish and Game and community groups to inventory spawning streams in the Planning Area and establish population counts for important fish species. [Timeframe for completion: Ongoing planning period ~ Measure applies to: County ~, Agency/Departmentresponsible: County Fish and Game Commission] Implementation Measure 0C-9.2(h): During the intermediate and long-term planning period, the Redevelopment Authority shall consider among its projects the restoration of creeks within its jurisdiction. [Timeframe for completion: Intermediate and long-term planning period ,I, Measure applies to: City ~, Agency/Department responsible: Redevelopment Authority] Implementation Measure 0C-9.2(i): The City shall develop and implement a review procedure with the California Deparmaent of Fish and Game which provides each local agency Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California IV. 1. Open Space and Conservation ~, Page 10 Policy 0C-9.6: Establish a Stream and Creek Restoration Master Plan for each creek flowing through the City limits. Implementation Measure 0C-9.6(a): In the short term planning period, the City shall establish a citizen's task force for the Stream and Creek Restoration Master Plan and provide staff and technical assistance. [rimetmme for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-9. 6(b): The task force's final plan shall include recommendations for private and public funding sources and incentives to property owners to accomplish stream or creek restoration. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] 1.04 Hillside development 1.04.01 Summary of major findings p~reserving the hills on the western side of the Ukiah Valley will provide environmental benefits to the Valley. Additionally, the hillsides are an aesthetic and visual resource fundamental to Ukiah residents and to the tourist industry and they add economic value to property throughout the valley. Policies related to a~sthetics and viewsheds are established in the Community Design Element. More specifically, the hills help establish the identity of Ukiah and the Valley. The resource value of these hills is dependent on (1) fire protection, (2) minimizing landslide risks, (3) maintaining a healthy habitat for wildlife and (4) providing the condition for a healthy watershed. Scattered public ownership within the hills provide opportunities for the city and county to work with other public and private agencies to acquire or seek out easements to facilitate public access of the hills, trails, and other passive recreation resource values. The eastern hills of the Ukiah Valley, due to exposure of the afternoon sun, provide a different habitat and vegetation cover than that of the western hills. The eastern hills contain a number of drainage channels and small canyons which result in nearly continuous extensive oak woodland habitat. Ensuring that a continuous habitat remains is an important community value for wildlife conservation and esthetics. The use of flexible siting and development standards provide opportunities for efficient cluster development and maintenance of open space corridors. These are some of the methods available to conserve continuous habitat. Open space programs for public health and safety are incorporated in the General Plan's Safety Element in Chapter IV.4. 1.04.02 General Plan goals, policies, and implementing programs Goal OC-10: Conserve the natural woodlands environment of the area hill.q. Policy OC-lO.l:Prepare a "Habitat Conservation Plan" for conservation of hillside environment. Implementation Measure OC-lO.l(a): During the short-term planning period, a "Habitat Conservation Plan" shall be developed in cooperation with the California Department of Fish and Game for the purpose of conserving valuable grounds in Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.1. Open Space and Conservation 4, Page 12 Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-II.1 (b): Lands designated for conservation shall be developed with onsite density transfer provisions such as cluster housing. [Timeframe for comple- tion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-11.I(c): Utilize the provisions of the Land Development Code to allow density transfer within parcels that create cluster development to provide a balance between open space retention and the need to maintain a growing housing stock. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-11.1 (d): Density transfer shall be utilized as part of a project's subdivision review through provisions in the revised Land Development Code. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure OC-11.1 (e): Residential development density shall be allocated in relation to the availability of services and facilities to serve the property in the land use element. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy 0C-11.2: Development shall incorporate open space reserved for wildlife habitat and hiking. Implementation Measure OC-11.2(a): When new residential development is proposed in the hills, provide incentives to encourage cluster development as a means of maintaining and enhancing natural areas and public hiking access. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: City Planning Department and County Department of Planning and Building] f.05 Water resources 1.05.01 Summary of major findings 1.05.01(~) Surface water runoff Surface water runoff is generated by precipitation that cannot be absorbed into the ground in the period following a storm. The surplus of water moves downhill into drainage channels, forming creeks, streams, and ultimately entering the Russian River. The amount of surface run-off is a factor generated by the precipitation in the storm, ground saturation, and the available permeable ground surface. When land is devel- oped, ground is compacted or covered with paving. These surfaces are called impermeable surfaces. "Permeability" is Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ M®ndocino County, California IV.1. Open Space and Conservation 4, Page 14 1.05.01(B) Points of potential contamination There are two terms that apply to water pollution -- point and non-point sources of pollution. Point sources are those that can be "pinpointed" to a specific location. Non-point sources of pollution originate over broad areas from which no single place of beginning can be identified. Between 1991 and 1993, the California legislature updated many of the State's laws related to clean water. The regulations cover many methods of management, remediation, and enforcement. Some of the regulations assign responsibility to County Health Departments, however, most are assigned to the California Water Quality Control Board. In 1992 and 1993, the Congress updated and renewed the Federal Clean Water Act. Most management, responsibility, and enforcement has been assigned to the United States Environmental Protection Agency (EPA). Federal regulations address similar standards as California regulations. States are permitted to enact laws with more stringent standards than those applied by the Federal government but not standards which are less stringent. All public and private development in the Ukiah Valley will need to ensure protection of water sources -- the Russian River, its tributaries, and the groundwater system. For many years, treated and untreated water from municipal sewage disposal systems were discharged into water systems. Urban sewer plants were among the earliest targets for clean water actions and improvements. Sewage disposal methods are constantly improving, and reclaimed water can enhance conservation efforts by providing an alternative water source for certain uses, such as landscaping. Additionally, it may be possible to achieve an a~sthetic enhancement of treatment ponds. The emphasis for preventing surface water contamination is being placed on the individual. When surface water and stormwater runoff is controlled, the volume of contamination entering the Russian River system is reduced. Onsite management allows the City and County to cut down on the costs of containment through construction of less complex systems. Stormwater controls to cut down on contamination is a City- wide system that is needed. The City of Ukiah owns a landfill located on Vichy Springs Road east of the Russian River. The landfill is part of the overall waste management system for Mendocino County. At the present time, there have been concerns about the potential for groundwater contamination from the landfill. Landfills must be designed to contain any water that touches the fill area. Surface water is contained through collection ponds designed to trap any excess flow of water so that it cannot leave the landfill site. These issues must be resolved as part of the permit process. 1.05.01(C) Water supply and demand Water supply is not constant in the Ukiah Valley. The amount of water available for use varies with Table IV. 1-1: Water storage capacity, Russian River system Potter Valley 5% 4,500 9,000 Ukiah Valley 20% 4,500 35,000 precipitation, and intensity of water use. The right to use the available water is divided into three broad categories. Approximately forty percent of the more than 20,000 acre feet of water rights in the basin is controlled by "Pre-49" Water Rights, considered to be the preemi- nent water right. Another forty percent is held in various distribu- Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah tl~ Mendocino County, California IV. 1. Open Space and Conservation 4, Page 16 partment responsible: City Planning Department and County Department of Planning and Building] Goal OC-13: Protect the Valley's groundwater system. Policy 0C-13.1: Maintaining long-term sustained yield of the Valley's groundwater system shall be the standard for evaluation for groundwater protection programs. Implementation Measure OC-13.1(a): During the intermediate term planning period, assemble available baseline information describing the Valley's groundwater system -- physical and natural characteristics, quality and quantity, and demand and resupply. [Timeframe for completion: Intermediate-term planning period 4, Measure ap- plies to: City and County 4, Agency/Department responsible: City Planning Department and Mendocino County Water Agency] Implementation Measure OC-I3. I(b): Compile information necessary to prepare a comprehensive evaluation of potential impacts and standardize mitigation measures and project conditions related to groundwater protection. [Timeframe for completion: Intermediateplanning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Department of Planning and Building and Mendocino County Water Agency] Implementation Measure OC-I3.1 (c): When development proposals are received, ensure that there is adequate information from the baseline study, and the standardized impact analysis and mitigation program to determine whether the proposed project will result in a significant change in the Ukiah Valley aquifer. [Timeframe for completion: Ongoing (following completion of the groundwater studies) planning period 4, Measure ap- plies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal OC-14: Policy 0C-14.1 Strive to keep local water resources for local use and avoid water export. :Support actions to retain water in the Ukiah Valley. G Implementation Measure 0C-14.1 (a): Participate with other area agencies in hearings and petitions before state or federal agencies to oppose transfer of water rights or Ukiah Valley-source water from within the Ukiah Valley to other areas. [Timeframe for com- pletion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: Mendocino County Water Agency] oal OC-15: Protect surface and groundwater from adverse impacts from chemicals and soft sediments found in urban and agricultural runoff. Policy OC-15.1:Protect water quality from adverse impacts of urban and agricultural runoff. Implementation Measure OC-I5.1(a): Adopt grading regulations for purposes of reducing erosion and sedimentation. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Public Works and County Building and Planning] Implementation Measure 0C-15.1 (b): Support'public and private land management programs which aim to reduce erosion and agricultural mn-off. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: City Council and County Board of Supervisors] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California IV.1. Open Space and Conservation ~, Page 18 Widespread public interest exists in preserving agricultural uses as economic, visual and environmental resources. Protective programs with public and private financing or facilitation, including land trusts, open-space easements, and transfer of development rights could assist in conserving this valuable resource. Due to the combination of soils and climate, California agricultural lands are often noted as a natural resource of worldwide significance. In the Ukiah Valley, in addition to the prime soils on the valley floor, many of the bench lands are highly productive for grapes. Residents of the valley hold a position of trust and stewardship for the remaining agriculturally suitable areas within the valley. Absent drastic changes in circumstances, the large, contiguous areas presently zoned for agriculture will not be removed from agricultural use. This includes portions of the area west of Highway 101 north of Ackerman Creek and on the east side of the freeway into the Ukiah Valley. Other productive agricultural parcels should not be converted to urban uses while developable land remains that is unsuited for agriculture. Economic stability and sustainability in any industry is fostered by diversification and experimentation. Mendocino County has one of the largest concentrations in the state of organic farmers. As the Ukiah Valley continues to grow, there will be an increased need for lands to urbanize. Agricultural lands are scattered throughout the Valley. Much of the "prime" agriculture lands are not classified as Agriculture Preserves with Williamson Act contracts. The interest in agricultural preserves waned following enactment of Proposition 13, because property taxes were substantially reduced,g Some of the lands within the Ukiah Valley designated for agricultural use are too small for viable commercial agriculture. These parcels are scattered throughout the Planning Area. In addition to conserving prime agriculture lands in order to maintain a basic industry in the Ukiah Valley, policies to conserve agricultural lands are an important method of maintaining a rural appearing community and providing a rural quality of life. Policies for these latter two purposes should be subject to exceptions for land use conversions necessary to accommodate future populations and to accommodate existing scattered parcels too small for viable commercial agriculture.9 Long-term, programs to provide protection for existing commercial agriculture from encroaching residential development is important. The use of "right-to-farm" regulations -- combined with the required CEQA assessment of the impact of proposed development on adjoining agriculture uses -- are among the methods that can be used as a means of protecting existing agriculture from incompatible uses. 8Mendocino County General Plan, page 1-10. 9"Commercial agriculture" means an agricultural enterprise that generates enough net income annually to cover the proprietor's living expenses and the operation's equipment repair and replacement (Source: Steven Taylor, Pacific Coast Farm Credit). Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah I111' Mendocino County, California IV. 1. Open Space and Conservation ~, Page 22 The second category involves "park trees." These trees are located on public property in the various City- or County-owned parks throughout the Planning Area. Trees located on other publicly-owned lands, such as school playgrounds or Mendocino College, are also classified as "park trees." The third category covers mature or "stately trees", located entirely on private property, such as the proverbial "old oak tree" in the back yard. The vision of the General Plan focuses on conserving or enhancing these trees as part of project design rather than an unmitigated removal for convenient construction. ~2Prepared for the General Plan by Stephanie Hoppe, July 8, 1993. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Manac.:jement Program City of UkJah Jl~ Mendoclno County, Callfornl= IV. 1. Open Space and Conservation 4. Page 26 1.09.01 Urban open space Summary of major findings OPen space within the City is very limited. Urban open space needs to be def'med within the Planning Area. The established residential neighborhoods B particularly the West Side with its mix of residents and housing types and its extensive mature trees and landscaping -- give the city its character as a pleasant place to live. Increasing pressure to remove stately trees and preempt yard areas for larger houses and additions should be offset by in lieu fees or off-site substitution of landscaped areas or public gardens in neighborhood park districts, lot coverage limits, and other measures. Community gardens, which are touched on in this section, are addressed in detail with supporting policy programs in the Parks and Recreation Element in Chapter V.2 of the General Plan. 1.09.02 General Plan goals, policies, and implementing programs Goal OC-29: Maintain and enhance the "urban forests" which create a sense of urban space. Policy 0C-29.1: The development review plx)C~s shall incorporate measures to maintain and enhance the urban tree canopy. Implementation Measure 0C-29.1(a): Thc Land Development Code shall incorporate measures to maintain and enhance the urban tree canopy. [Timeframe for completion: Ongoing plann- ing period 4. Measure applies to: City 4. Agency/Department responsible: City Planning Department ] Implementation Measure 0C-29.1(b): Review construction and landscaping site plans to ensure that healthy trees are not removed unnecessarily. [Timeframe for completion: ongoing plann- ing period 4. Measure applies to: City and County 4. Agency/Department responsible: City planning Department and County Planning and Building Services Department] Policy 0C-29.2: Cultivate an un&xsmnding of and appreciation for the social, environment, and aesthetic values of trees. Implementation Measure 0C-29.2(a): Make available information on sound urban forest management practices. [Timeframe for completion: Ongoing planning period 4. Measure ap- plies to: City 4. Agency/Department responsible: City Planning Department ] G oal OC-30: Showcase the Civic Center area as an urban park and gathering place, Policy OC-30.I: Connect the Civic Center to the Courthouse through landscaping. Implementation Measure OC-30.1(a): Dining the short-term planning period, redesign the Civic Centex grounds/Seminary Avenue corridor as an urban park gathering place. Landscape the corridor that connects downtown to the Courthouse area via School Street. [Time- frame for completion: Short-term planning period 4. Measure applies to: C~y 4. Agency/De- partment responsible: Parks and Recreation] Implementation Measure OC-30.I(b): Maintain Seminary Avenue as a tree-lined boulevard. [Timeframe for completion: Ongoing planning period 4. Measure applies to: City 4. Agen- cy~Department responsible: Parks and Recreation] Policy 0C-30.2: Utilize undeveloped City-owned parcels as community gardens. Adopted by the City Council: December 6,1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJll Mendocino County, California IV. 1. Open Space and Conservation 4, Page 28 barriers, rapidly diluting and dissipating so that no health hazard remains. Conversely, still air often allows pollution levels to build up near where emission occur. Frequently in the Ukiah Valley, a phenomenon known as a "temperature inversion" occurs. During inversion conditions, a layer of warm air covers a cooler layer near the ground, trapping air and restricting vertical mixing. The base of these inversions usually occurs at 1500 feet or lower, well below the tops of surrounding hills. Data from the California Air Resources Board (ARB) shows that an inversion is present 98 % of mornings, and it is ground-based 85 % of the timeTM. The result is that pollutants emitted in the Ukiah Valley are effectively trapped, and cannot disperse vertically or laterally. Compounding this trapping effect, calm (near zero mph) surface winds occur about 50 % of the time. Two processes form surface-based inversions in the Ukiah Valley. During summer, warmer inland temperatures tend to create a low pressure zone, which pulls cooler marine air inland. This intrusion of cool marine air into the Valley near the ground lifts warmer air, creating an inversion on most summer days. Inversions also form nocturnally as air cooling on surrounding hills flows down canyons, pooling on the Valley floor. During winter, strong local inversions form as cold air sinks from surrounding hills. This happens on most nights in stable weather between storms. During these periods, pollution build-up from automobiles and stationary sources is often compounded by significant quantities of PM10 (smoke) from open burning and wood burning appliances. The Ukiah Valley's strong, persistent winter inversions, coupled with little wind (between storm periods) allows pollution to build for a period of days, with each day's new emissions added to the residual from the day before. At such times, violations of the state PM~0 standard can occur. Prevailing strong summer winds come from the northwest. However, winds can come from the south and east under several short-lived conditions. First, when a storm front approaches Northern California from the north-west, winds near the surface blow toward the storm front (an area of low pressure). These southerly winds usually last no more than a day, and as soon as the storm passes, winds again are still or blow from the north-west. Very hot weather in the upper Sacramento Valley can also cause cooler marine air to flow up the Russian River, causing weak to moderate south winds along the Valley floor. In early autumn, strong, dry offshore winds may occur for several days in a row. These winds, called "Santa Anas" in southern California, are usually caused by a large mass of cold air aloft subsiding over southern Utah and northern Arizona. As this air mass sinks, it compresses the air below it, causing heating and surface air movement toward the Pacific coast. During either of these regimes, air pollution created in the Sacramento Valley, Santa Rosa Plain, or even San Francisco Bay area may move into the Ukiah Valley. ~ 1.10. 02(B) Air Quality Management Responsibility for controlling air pollution rests with the Mendocino County Air Quality Management District. The County Board of Supervisors governs the District. The District's mission is to protect public health and welfare from the effects of air pollution. The District protects public health by maintaining all laPersonal communication with David Faulkner, Executive Director of the Mendocino County Air Quality Management District 0VICAQMD), July 29, 1994. lSPersonal communication with Phil Towle, MCAQMD, and Wilson Goddard PhD, Consulting Engineer, July 29, 1994. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV. 1. Open Space and Conservation 4~ Page 30 Ozone I hour ppm 0.09 0.12 ~g/m3 30.00 50.00 Annual ~g/2 PM10 24 hours /~g/m3 50.00 150.00 - .......................................................................... :::':'::;:=::: ............. ::;::::::~::*~:!*~*~*~*~*~:~!iiiilili!!ii!iiiiii!i! Sulfates 24 hour /~g/m3 25.00 - - Hydrogen 1 hour ppm 0.03 - - Sulfide (H2S) Scientists express concentration of ambient air contaminants in the following units: ppm refers to parts per million by volume, and/~g/m3 is micrograms per cubic meter. The federal government sets National Primary Standards at levels necessary to protect public health. Similarly, National Secondary Standards protect public welfare from any known or anticipated adverse effect of a pollutant. For all pollutants except as noted, California Standards must not be equaled or exceeded. For carbon monoxide and sulfur dioxide (1-hour averaging period) standards can reach the limit shown but must not exceed that level. For ozone levels of 0.10 or above, the state Air Resources Board uses a statistical computation to determine if the district becomes "non-attainment." The respirable particulate matter standard must not be exceeded. National standards, other than for ozone and those based on annual averages or annual geometric means, must not be exceeded more than once a year. The federal ozone standard is attained when the expected number of days per calendar year with maximum hourly average concentrations above the standard is equal to or less than one over a three year period. For respirable particulate matter, the federal annual standard is based on the arithmetic mean and the state annual standard is based on the geometric mean. '6In sufficient amount to produce an extinction coefficient of 0.23 per kilometer due to panicles when the relative humidity is less than 70 percent. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~/~ Mendocino County, California IV.1. Open Space and Conservation ~, Page 34 Caltrans reports that, between 1985 and 1992, driving on local streets and roads increased 4 % per year (from 275,421,000 AVMT to 345,010,000 AVMT).18 During the same period, county population grew at only 1.9 % per year (County Census data). Therefore, local auto traffic has grown twice as fast as population. Caltrans reports that statewide, vehicle use is increasing at about 5 % a year, while congestion is increasing at 15 % per year. In 1994, the state estimates that fully 25 % of all gasoline burned in the Los Angeles basin is wasted by vehicles idling in traffic. In 1993, average traffic speeds for all roads in the Los Angeles area was about 35 mile per hour. With increasing congestion, this speed will fall to about 18 miles per hour by 2010. While Caltrans has not performed such refined estimates for the Ukiah Valley, the trends are clear. Table IV. 1-5: Summary Annual Emission Inventory for Mendocino County (1991) Fuel Combustion 511 6,205 511 219 1,022 Waste Burning 73 1,022 37 - 110 Solvents 1,095 .... Industrial Processes 37 .... Miscellaneous Processes 146 402 - - 1,460 Total Stationary Sources 1,862 7,629 548 219 2,592 Entrained Road Dust 'l - - - 9,855 Petroleum Marketing 475 .... On-road Vehicles 2,701 26,280 3,139 219 256 Other Mobile 1,387 7,665 4,015 1,059 219 I Total Mobile Sources 4,563 33,945 7,154 1,2781 10,330 This General Plan forecasts a 60% increase in Valley-wide population over the next 30 years. If current documented trends continue, this would result in traffic increasing by 120% over present levels. Can serious congestion be far behind? With congestion comes a significant increase in motor vehicle emissions, as cars create high emission levels under acceleration (common in stop-and-go traffic). An analysis of some of the current causes of traffic growth can help one understand the problem. Much of the growth in motor vehicle use is caused by developing new housing in locations far from shopping, jobs, schools, childcare, and the other day-to-day necessities. Additionally, pedestrian, bicycle, ~SCalifornia Department of Transportation, District 1. Letter from Linda Goff-Evans to MCAQMD. March 7, 1994. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV. 1. Open Space and Conservation ~, Page 36 attainment. In addition to public health consequences, non-attainment status could have seri°us repercussions for local business and citizens. The 1988 California Clean Air Act2° mandates ozone non-attainment districts to develop plans to achieve the state standard by the earliest practicable date. Each district plan must achieve emission reductions of at least five percent per year, or 15 % averaged over three years. Among the required actions by air districts for attainment plans are: 1. Implement a permitting program for new stationary sources with potential to emit 25 tons per year designed to achieve no net increase. 2. Require stringent control technology for existing sources. 3. Adopt control programs for area-wide and indirect sources. 4. Develop a sophisticated emission inventory and analytical capabilities. 5. Develop public education programs to reduce emissions from transportation and area-wide sources. Additionally, the state will impose programs independent of local district actions, such as imposing mandatory biennial smog check for all vehicles, county-wide. This program alone would cost Mendocino county residents approximately $4.5 million per year. Clearly, the City's residents will benefit from maintenance of state ozone standards by reducing emissions from all new development projects, and continuing to reduce pollution from existing sources. The policies provided in this element, along with supporting policies in the rest of the General Plan, provide a very important tool for maintaining air quality. 1.10.03 Summary At a recent conference in San Francisco, Mary D. Nichols, Assistant Administrator for Air Quality with the Federal EPA was asked, "Now that the Bay Area's air quality almost meets EPA standards, what could we have done to achieve these standards sooner?" She replied, "If there is one area where I have some disappointment, it is that we weren't able to bring together local governments, through their land use and transportation planning agencies, sooner. Working with air regulators, they might have been able to develop plans that would have knitted together the transportation systems and land use plans of the region in a way that would have facilitated some of the efforts to maintain air quality in the region. It is a lot harder to come back after the fact and try to take people's cars away, make it more expensive for them to drive, or otherwise limit people's choices when, if we had planned better to begin with, we might have made it easier for everybody to rely less on driving than they do today.' G 1.10.04 oal OC-31: General Plan goals, policies, and implementing programs Reverse present deterioration of Valley air quality to maintain agricultural viability and human health. Policy 0C-31./.Concentrate development to encourage mass transit and limit automobile use. In~lementation Measure 0C-31.1 (a): Utilize the revised Land Development Code as a means of promoting improved siting of development to reduce vehicle emissions. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, 2°California Health and Safety Code §40918 et seq. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV. 1. Open Space and Conservation 4, Page 38 Implementation Measure OC-34. I(b): City and County project applications shall include a recommendation that applicants meet with the MCAQMD prior to submitting applications for processing if it appears that the proposes project may meet or exceed MCAQMD emissions thresholds. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-34.1(c): Conduct a pre-application air quality review with MCAQMD to identify issues or problems that might require redesign or major alterations of the project and recommend applicants submit formal air quality impact analyses to the District for adequacy review. [Timeframe for completion: Ongoing planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal OC-35: Support air quality and transportation modeling programs. Policy OC-35.1:Work for the creation of a Valley-wide Geographic Information System for modeling air and traffic impacts. Implementation Measure 0C-35.1 (a): In the short-term planning period, the City and County shall cooperate with the AQMD when developing transportation, air quality and other resource modeling, and when establishing geographic information system (GIS) technology. This policy supports data sharing with County, Regional, and State agencies and avoids redundant tasks. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council and Board of Supervisors] Goal OC-36: Support and participate in the air quality education programs of the MCAQMD. Policy OC-36./:Work with the MCAQMD to create public awareness and education programs about air quality issues. Implementation Measure 0C-36.1(a): The City and County shall assist the MCAQMD in educating developers and the public on the benefits of pedestrian and transit friendly development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Implementation Measure 0C-36.1 (b): Jointly develop and promote seminars on planning that enhances air quality and other community values. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Departmentresponsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Implementation Measure 0C-36.1(c): During the short term planning period, the City and County shall develop employee education programs about the possibilities of reducing air pollution through personal life-style choices. This program may include the importance of using wood burning appliances appropriately, developing employee rideshare matching, and programs to encourage employees to use non- polluting modes for commuting. [Timeframe for completion: Ongoing planning period Adopted by the City Council: December 6, 1995 City of Ukiah/~ Mendocino County Ukiah Valley General Plan and Growth Management Program G G IV. 1. Open Space and Conservation ~, Page 39 oal OC-37: · , Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Administration, and the Mendocino County Air Quality Management District] Support programs to reduce PM~0 emi~ions. Policy OC-37.1:Work with appropriate agencies to create programs to assist the agri-business community in developing programs to reduce ranch- or farm-generated dust. Implementation Measure OC-3Z 1 (a): During the short-term planning period, work with the Farm Bureau, the University of California, the MCAQMD and farm organizations on educational programs designed to share knowledge and techniques of reducing agri-business generated PMi0. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Policy 0C-37. 2:Work to reduce particulate emissions from construction activities. Implementation Measure 0C-37.2(a): Include paving requirements in the Land Development Code. [Timeframe for completion: Short-term planning period ,t, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure 0C-37.2(b): In the Land Development Code, require measures to reduce particulate emissions from road and site construction, grading, and demolition to the maximum extent feasible. [77meframe for completion: Ongoing plann- ing pedod ~t, Measure applies to: City and County ,e, Agency/Department responsible: City and County Public Works Departments] Implementation Measure 0C-37.2(c): The Land Development Code shall require that new access roads and parking areas shall be covered with pavement or other appropriate material to reduce or eliminate dust. [Timeframe for completion: Ongoing planning pedod ~, Measure applies to: City and County ~, Agency/Departrnentresponsible: City and County Public Works Departments] Implementation Measure 0C-37.2(d): Utilize recommendations from the MCAQMD on appropriate dust-control activities, suitable for soil, wind, slope, and other site particulars. Provide for regular inspection of the project's dust-suppression measures. Incorporate dust-control enforcement provisions in all construction permits, and consult with District enforcement staff if a nuisance issue arises from project earth-moving or construction-equipment exhaust. [Timeframe for completion: On-going planning period ~ Measure applies to: City and County ,1, Agency/Department responsible: City and County Public Works] Policy OC-37.3:Reduce dust emissions from City and County roads. Implementation Measure 0C-37.3(a): During the short-term planning period, the City and County, in consultation with the District, shall develop a program to reduce PMlo emissions from City and County maintained roads. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~1, Agency/Department responsible: City and County Public Works Departments] oal OC-38: Reduce air impacts from space heating. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~li Mendocino County, California IV. 1. Open Space and Conservation 4, Page 38 Implementation Measure 0C-34.1(b): City and County project applications shall include a recommendation that applicants meet with the MCAQMD prior to submitting applications for processing if it appears that the proposes project may meet or exceed MCAQMD emissions thresholds. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure 0C-34.1(c): Conduct a pre-application air quality review with MCAQMD to identify issues or problems that might require redesign or major alterations of the project and recommend applicants submit formal air quality impact analyses to the District for adequacy review. [Timeframe for completion: Ongoing planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal OC-35: Support air quality and transportation modeling programs. Policy OC-35.1:Work for the creation of a Valley-wide Geographic Information System for modeling air and traffic impacts. G Implementation Measure 0C-35.1 (a): In the short-term planning period, the City and County shall cooperate with the AQMD when developing transportation, air quality and other resource modeling, and when establishing geographic information system (GIS) technology. This policy supports data sharing with County, Regional, and State agencies and avoids redundant tasks. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council and Board of Supervisors] oal OC-36: Support and participate in the air quality education programs of the MCAQMD. Poffcy OC-36./:Work with the MCAQMD to create public awareness and education programs about air quality issues. Implementation Measure 0C-36.1(a): The City and County shall assist the MCAQMD in educating developers and the public on the benefits of pedestrian and transit friendly development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Implementation Measure 0C-36.1 (b): Jointly develop and promote seminars on planning that enhances air quality and other community values. [Timeframe for completion: Ongoing planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Department of Planning and Building, and the Mendocino County Air Quality Management District] Implementation Measure 0C-36.1(c): During the short term planning period, the City and County shall develop employee education programs about the possibilities of reducing air pollution through personal life-style choices. This program may include the importance of using wood burning appliances appropriately, developing employee rideshare matching, and programs to encourage employees to use non- polluting modes for commuting. [Timeframe for completion: Ongoing planning period Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.2. Noise 4, Page 2 NOISE IYI'E MEASURED ,~, Short-term Community O 24-Hour Community O Traft'ic ,SCALE IN FEET 0 1000 3000 5000 NOISE DATA SITES Mendocino Co~ NI t ! t Figure IV. 2-F: Noise measurement sites Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, Califomi= IV.2. Noise ~, Page 6 Table IV.2-6: Traffic Noise Contour Data distance (feet) from center of roadway to contours River Road to East Perkins Street 451 635 East Perkins St. to North State Street 496 635 North State St. to Lake Mendocino Dr. l 462 635 Central Ave. to Parducci Road 57 N/A Parducci Road to Hensley Creek Road 98 N/A Hensley Creek Rd. to KUKI Lane 121 N/A KUKI Lane to Garrett Dr. 178 N/A Garrett Dr. to Clara Ave. / 168 N/A Clara Ave. to Seminary Ave. 113 N/A Seminary Ave. to Freitas Ave 102 Ni~ Freitas Ave. to Washington Ave. 113 N/A Washington Ave. to Meadow Brook Dr. 145 N/A Meadow Brook Dr. to S.R. 253 l 80 N/A These calculations do not include consideration of shielding caused by local buildings or topographical features, so the distances reported in Table IV.2-1 are worst-case estimates of noise exposure along roadways in the community. Traffic noise contours were not calculated for all roadways within the City of Ukiah plan area. However, Figure IV.2-H, prepared using the FHWA Model, may be used to estimate the distance to the 60 dB Lan contour for projected volumes of arterial traffic. For arterial traffic, the predicted distance to the 60 dB Lan contour is determined by the Average Daily Traffic Volume (ADT) and the posted speed limit. Lan contours derived from Figure IV.2-H are only indicators of potential noise conflicts. A more detailed analysis is required to determine traffic noise levels at any given location. Railroad activity in the City of Ukiah includes freight activity on the Southern Pacific Transportation Company (SPTCo) line which travels north/south through the City of Ukiah. SPTCo officials at San Francisco Operations Office report that one scheduled local freight train operates through Ukiah 6 days per week. The scheduled operation generally occurs during the nighttime hours. According to SPTCo officials, the average speed of the local freight train is 19-20 mph. The operational information was used as inputs to the' "Simplified Procedure for Assessment of Noise Emitted by On-Line Railroad Operations", prepared by Wyle Laboratories in 1974. This methodology for Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California IV.2. Noise ~, Page 8 SCALE IN FEET I: LJ !-=LJ 0 1000 3000 5000 RAILROAD NOISE Figure IV.2-1: Existing railroad noise contours Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.2. Noise 4, Page 10 Implementation Measure NZ-1.2(b): New development of noise-sensitive uses shall not be permitted in areas exposed to existing or projected noise which exceed the levels specified in Table IV.2-4 unless the project design includes effective mitigation measures to reduce noise in outdoor activity areas and interior spaces to the level specific in Table IV.2-4. [Timeframe for completion: Intermediate-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Planning Department] Implementation Measure NZ-I. 2(c): Expansion of existing roads must be designed using ac- cepted acoustical engineering features -- examples include low landscaped berms, landscaping, below-grade construction, and speed control -- to minimize expansion of the existing DTC. [Timeframe for completion: Ongoing planning period 4, Measure ap- plies to: City 4, Agency/Departmentresponsible: Public Works Department] Policy NZ-1.3: Use appropriate construction techniques to reduce interior noise exposure for residences built within a DTC. Implementation Measure NZ-1.3(a): In the revised Land Develop- ment Code reference the standards of the Uniform Building Code to require construction methods to reduce indoor noise levels to acceptable Building Code standards. [Timeframe for completion: Intermediate-term planning period 4, Measure ap- plies to: City 4, Agency/De- partment responsible: Planning Department] Hourly L,q, dB 50 45 dMBaximum Level, 70 65 Policy NZ-1.4: Encourage programs to reduce impacts from aircraft. Implementation Measure NZ-1.4(a): During the short term planning period, the City airport shall initiate a notification program to notify pilots of the one thousand (1,000) foot ceiling for fixed-wing aircraft over congested areas. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Department of Aviation] Implementation Measure NZ-I.4(b): During the short-term planning period, the airport shall initiate a public education program designed to reach appropriate pilots to request that recreational overflights -- such as ultralight craft and balloon -- avoid hovering, circling, or making repeated passes over the same geographic area as a means of reducing noise nuisance to those on the ground. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Department of Aviation] Implementation Measure NZ-1.4(c): At such time that scheduled passenger aircraft begin to use the airport, require that commercial passenger service aircraft comply with the best available noise equipment standards to reduce noise impacts on the ground. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Department of Aviation] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV.2. Noise ~, Page 12 2.03.01(A) Major fixed noise sources The following descriptions of existing fixed noise sources in the General Plan study area are intended to be representative of the relative noise impacts of such uses, and to identify specific noise sources which should be considered in the review of development proposals. All of these fixed noise sources are outside of the City. The Masonite Plant operates 24 hours per day, 7 days per week. Major noise sources associated with the hardboard plant include industrial processing, stack scrubbers, blowers, conveyor systems, heavy trucks to and from the site, and front end loaders operating on the site. Operational noise level data was collected for the Masonite Plant on October 3, 1991. An average noise level of 63 dB and a maximum noise level of 68 dB were measured at a distance of 600 feet from the main plant, and approximately 100 feet from the property boundary. The estimated location of the 50 dB L~ noise contour is shown on Figure IV.2- -J. The Louisiana Pacific Sawmill and Planing Plant operates 24 hours per day, 7 days per week. Major noise sources associated with the plant include truck traffic to and from the site, blowers, large saws and wood planers. Noise level data collected near the plant site indicated an average noise level of 60 dB at a distance of 300 feet from the center of the lumber yard, and 50 feet from the entrance to the plant. The estimated location of the 50 dB L,q noise contour is shown on Figure IV.2-J. The Parnum Paving Company is located along North State Street, north of Pomo Lane. The Parnum Paving Company is an asphalt batch plant which operates during the daytime hours. Major noise sources associated with the Parnum Paving Company include heavy trucks to and from the site, front end loaders which move material on the site, and the operation of the batch plant. Noise level data collected at the plant indicated an average noise level of 54 dB at a distance of 250 feet from the asphalt plant. The estimated location of the 50 dB L~q contour is approximately 400 feet from the batch plant, and is located outside of the Plan Area map boundary. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California IV.2. Noise ~, Page 14 The Ford Gravel Company is a concrete batch plato which operates during the daytime hours. Typical noise producing operations associated with the Ford Gravel Company include the arrival and departure of heavy trucks, onsite from end loaders which move batch plato materials, loading of concrete trucks with ready-mix at the batch plato, and vibrating shakers on the batch plato. Noise level data collected at the plato indicated an average noise level of 62.5 dB at a distance of 100 feet from the property line. The estimated location of the 50 dB L~q comour is shown on Figure IV.2-J. Mendocino County Fairgrounds. The Fairgrounds were not being used during the preparation of the Noise Elemem. The facilities allow a variety of activities that may generate noise. These range from outdoor concerts to vehicle races at the track, as well as anything drawing a large crowd. 2.03.01(B) City of Ukiah Municipal Airport The City of Ukiah Municipal Airport is located at the south end of the City of Ukiah, and is bordered by South State Street to the west, U.S. 101 to the east and Hastings Avenue to the north. The City of Ukiah Municipal Airport is a public use airport which is operated by the City of Ukiah. According to the 1990 California Aviation System Plan (CASP), the airport has one runway with a heading of 15/33, and a runway length of 4,415 feet. The CASP reports that the airport has 103 based aircraft with a total of 50,000 annual operations. According to the CASP, the existing based aircraft include 92 single engine piston, 9 multi-engine piston and 2 rotorcraft. Discussions with the airport manager on October 2, 1991 indicate that the number of based aircraft reported in the CASP is consistem with 1991 estimates. Approximately 65 % of the aircraft depart on runway 15 to the south. However, depending on wind direction, this percent may change on any given day. The majority of residences in the City of Ukiah are located to the north and west of the airport. Approximately 90 % of the aircraft which depart to the north on runway 33 make a 15 degree right turn beginning at approximately Gobbi Street, and then proceed south. This procedure avoids flying over the majority of the residential developments. Some aircraft which depart on runway 33 will continue a straight-out departure, and will fly directly over residential developments. The most recem airport master plan was adopted on March 17, 1971, and the last airport layout plan was adopted in December 1974. The City updated its Airport Master Plan in 1995, and it is scheduled to be adopted by the City Council and the Mendocino County Airport Land Use Commission before the end of 1995. There are no Community Noise Equivalem Level (CNEL)2 comours which have been developed for the City of Ukiah Municipal Airport. Based upon discussions with the airport manager regarding flight tracks, aircraft operational procedures and runway usage, CNEL comours were developed for the Ukiah Airport for a peak day, which includes CDF firefighting tankers, and for an annual average day. See Figures IV.2-K and IV.2-L for predicted locations of the City of Ukiah Airport CNEL comours. Crop dusting aircraft City of Ukiah staff have expressed concern about the noise associated with crop dusting activities. Aerial application aircraft are frequently used to spray crops or to spread seed or fertilizers. There are many types of fixed or rotary wing aircraft used for aerial application, including aircraft with radial and 2CNEL: Comity Noise Equivalent Level means the average equivalent sound level during a 24-hour day, obtained after addition of approximately five decibels to sound levels in the evening from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels in the night before 7:00 a.m. and after 10:00 p.m. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.2. Noise ~, Page 16 ordinary conversation at over a mile. Fortunately, their flights are generally restricted to daylight hours from late June until mid October and then usually only when a fire is being fought. Corporate aircraft Corporate jets are also noisy and use the airport throughout the year. It should be noted that newer planes, especially jets, are both more efficient and less noisy than older models, with reductions in noise levels of about 15-20 decibels, a significant decrease (FAA, 1990). As CDF replaces its fire fighting aircraft, citizens can expect the newer equipment to be quieter. The same holds true for the corporate jets. On balance, the annoyance for noise is outweighed by the usefulness of the aircraft involved and their importance to the community. General aviation noise levels General aviation aircraft ordinarily do not pose a noise problem outside the perimeter of the airport boundary. Their noise levels are comparable to large trucks, and are less noisy than some leaf blowers. Noise levels typically are 90-100 decibels or below at 100 feet from the plane. However, a low overflight or a missed approach may result in episodic higher noise levels to those directly below the aircraft. 2.03.01(C) Methods of mitigation California standards have been developed for maximum aircraft noise levels. The California Administrative Code Title 21 states, "The standard for the acceptable level of aircraft noise for persons living in the vicinity of airports is hereby established to be a community noise equivalent level of 65 decibels" (Hodges and Schutt, 1991, Page 5-4). Moreover, the regulations stipulate that certain kinds of land uses are incompatible near airports. These include residences of all types, public and private schools, hospitals and convalescent homes, and places of public worship. These standards are identical to the ones set forth by the FAA. Hodges and Schutt (1991) state, "An important policy implication of overflight annoyance is that of disclosure to owners and prospective buyers of property near an airport of the nature and extent of the airport's activities and the plans for its future. Policies requiring some form of buyer notification for residential uses in an airport's vicinity are recommended. The intent of a buyer awareness or disclosure policy is to enable those who are particularly sensitive to overflights to avoid moving into the affected areas" (Page 5-7). Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ifil, Mendocino County, California IV.2. Noise ,e, Page 18 I I I I I I 65 dB CNEL ..... ~'eak Fire Day FIRE AIRCRAFT 60 dB Peak Fi Figure IV. 2-L: Existing peak day (fire fighting activities) CNEL airport contours Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/I~ Mendocino County, California IV.2. Noise ~, Page 20 noise level standards of Table IV.2-3 as measured immediately within the property line of the new development, unless effective noise mitigation measures have been incorporated into the development design to achieve the standards specified in the table. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure NZ-2.3(b): Noise created by new proposed non-transportation noise sources shall be mitigated to a level at or below the standards of Table IV.2-3, as measured immediately within the property line. This measure does not apply to noise sources associated with agricultural operations on lands zoned for agricultural use. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Policy NZ-2.4: Protect existing residential areas from future noise impacts. Implementation Measure NZ-2.4(a): When a new industry or an expansion of an existing industry will enlarge the DTC and impact adjacent or nearby non-industrial areas, noise-abating construction techniques or methods, such as berms, below-grade location, sound walls, dense vegetation screens, or similar technically acceptable methods shall be utilized to reduce the noise to levels within the existing DTC. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy~Department responsible: Planning Department] 2.04 Community noise levels 2.04.01 Summary of major findings E xcessive amplified sound for personal entertainment or self-expression can adversely impact another citizen's desire for peace and quiet. Short-term noise monitoring was conducted for the preparation of the Noise Element. Each site was monitored three different times during the day and night so that valid estimates of L~, could be prepared. Two long-term noise monitoring sites were established within the City of Ukiah to record day-night statistical trends. The data collected included the L~ and other statistical descriptors. Measured noise levels and estimated Lan values for each site are summarized in Table IV.2-5. Monitoring sites are shown in Figure IV.2-G. Community noise monitoring systems were calibrated with acoustical calibrators in the field prior to use. The systems comply with all pertinent requirements of the American National Standards Institute (ANSI) for Type I sound level meters. The community noise survey results indicate that typical noise levels in noise sensitive areas (such as residential neighborhoods) of the City of Ukiah General Plan study area are in the range of 48 dB to 53 dB L~n. Noise from traffic on local roadways, distant industrial activities, Ukiah Municipal Airport operations and neighborhood activities are the controlling factor for background noise levels in the majority of the study area. In general, the areas of the City of Ukiah General Plan study area which contain noise sensitive uses are relatively quiet. The Lg0 values shown in Table IV.2-5 represent background noise levels, where there are typically no identifiable local noise sources. The L~o values represent median noise levels. The L~ values in Table IV.2-5 represent the average noise energy during the sample periods, and show the effects of brief noisy Adopted by the City Council: December 6, 1995 City of Ukiah/1~ Mendocino County Ukiah Valley General Plan and Growth Management Program IV.2. Noise ~, Page 21 periods. The Lcq values were the basis of the estimated I_~ values. In~ values show the maximum noise levels observed during the samples, and were typically due to passing cars, aircraft overflights, or children playing. The 24-hour noise monitoring data in Figure IV.2-G show that ambient noise levels reach a minimum during the hours of 1-5 a.m., increasing during the daytime hours as a function of increased traffic and other human activities. Noise enforcement may be put into place through several different methods. First, enforcement usually rests with the Health Department. Although the Police Department may enforce "noisy vehicles" and "loud activities," the Health Department usually enforces ongoing or peak noises from business and industry. The City, which does not have a health department, could assign noise enforcement to a code enforcement officer. With proper training and equipment, the officer would respond to calls about ongoing noisy situations, make appropriate measurements and use the normal code enforcement process to abate the noise. 2.04.02 Goal NZ-3: Policy NZ-3.1: General Plan goals, policies, and implementing programs Respect individuals' rights to avoid exposure to excessive or unwanted noise. Enforce existing noise regulations. Implementation Measure NZ-3.1(a): Provide for effective enforcement of a Noise ordinance. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Planning Department and Police Department] Implementation Measure NZ-3.1(b): Enforcement shall be supported through appropriate training and budget allowance. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: City Council] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.3. Safety ~, Page 2 Earthquake faults identified in the Planning Area trend from the southeast to the northwest, a tendency that occurs in the Mendocino Highlands -- the geologic name for this area of the state. Over millions of years, portions of the Highlands were dropped by fault movement resulting in the main north- northwesterly trending valleys in the County, including the Ukiah Valley. Both native slopes and those modified by grading require special consideration in the Planning Area. Landslides have occurred in the Ukiah Valley over the years. Although the Ukiah Valley has not experienced landslides dropping houses into ravines or down the hills -- a more common occurrence in the Bay Area and Los Angeles area -- the potential for such incidents does exist. Geologic studies in the Valley have determined that there are several large ancient landslides located in Spanish Canyon, Gibson Canyon, and the Robinson Creek drainage. Steep mountain slopes are susceptible to "colluvial debris slides." These are rapidly moving types of surface landslides that occur during torrential rains. The landslide is eminent when the ground is already saturated by high rainfall and the water becomes trapped or "perched" between the surface soils and bedrock. The excess moisture causes the topsoil to literally lift up and slide off the bedrock by force of gravity. It is similar to hydroplaning in a car. Improper hillside grading practices have resulted in potentially unstable cut slopes and uncompacted fills in the Planning Area. The result of poorly engineered grading may be landslides or foundation failures that can adversely affect hillside residences and access roads. Much of the Valley is located over a rock formation called "serpentine." All areas underlain by serpentine are particularly susceptible to landslides, both debris flow landslides and deeper seated bedrock landslides. A study by the California Division of Mines and Geology in 1993 found that there are improperly compacted or uncompacted fills in the western Ukiah foothills. This may cause problems for foundations of homes built on the f'fils. The study also found that most of the bedrock units do not hold compacted falls wells. This is a result of over-sized rock fragments and an inadequate percentage of cohesive native material in the mix to ensure that a fill adheres to the side of a hill. When discussions occur about "slopes" and "grades," the terminology includes both percent of slope and degrees of slopes. Environmental and technical professionals utilize the terminology for different purposes -- even though both are descriptions of slope steepness. Table IV.3-10 provides a conversion of common slope factors. The fa:st column measures the slope in terms of a distance/elevation ratio. For example a horizontal to vertical ratio (horizontal distance:vertical distance) shows the distance on level ground (horizontal) it takes for the ground to rise a certain distance (vertical). This ratio is then shown as degrees of slope in the second column. The third column converts the ratio to a percentage. The fourth column provides very broad and general development considerations and comments describing the slope. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJlr, Mendocino County, California, Safety ~, Page 4 Table IV,3-fO: Slope Conversions and Development Considerations ½:1 =63° 200% Slopes that may be roughly termed "vertical cliffs" are actually about this steep. There are very few of these steep cliffs in the Ukiah area. 1%:1 =33° 66.6% Debris flows typically originate on slopes of 30 to 35 degrees. The angle of response of many earth materials is usually about 30 to 35 degrees, depending on grain size and angularity of particles. Fill slopes are nearly always unstable at this angle and erode by ordinary seasonal rainfall. Roadcuts in hard unjointed bedrock may locally be stable at this slope angle, provided the slope is carefully investigated by a Certified Engineering Geologist. lii~:On: ec~de ~ ~:lf~ .Pr' ~°s~ ~l ifioe~sb~]/O~gh aaPnt~ r7~(~ ~~ Tliis is ~ gtee~st fill slope ~i~h is recommended for grading in the ~ Ukiahareaii i ~I 3:1 = 18%° 33.3% Unsupported planes of discontinuity (joints, foliation, or bedding planes) which dip out-of-slope at about 18 degrees represent a slope stability concern if they occur on steeper natural slopes (on the order of 30 to 35 degrees). A theoretical maximum volume of landslide mass is thereby developed. 6%:1 =9.1° 16% This is the legal maximum design grade for a road which can be negotiated by a fire truck. 12:1 =5° 8.3% A paved state highway at about 8 percent grade is considered a very steep highway. Caltrans uses yellow warning signs for truck drivers at this grade. 50:1 =1° 2% ~Level" pads for homes should be designed for at least 2 percent grade for adequate positive drainage of rainwater away from the perimeter of the home. No house pad should ever be at less than a 2 percent grade. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, Californin IV.3. Safety 4, Page 6 Policy SF-2.2: Short-term planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: Department of Planning, Department of Planning and Building] Protect people and property from landslide danger. Implementation Measure SF-2.2(a): Geotechnical evaluations prepared by a California licensed geologist shall be submitted to the City or County prior to site development along identified areas of potential landslide or earth movement activity. If a discretionary permit is required, the geotechnical report shall be submitted with the application for the permit. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: Department of Planning, Department of Planning and Building] Implementation Measure SF-2.2(b): The Land Development Code shall contain provisions for development on hillsides in general and for development on hillsides that may be prone to slide or earth movement. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Department of Planning, Department of Planning and Building] Implementation Measure SF-2.2(c): Provisions of the Hillside Development ordinances shall be incorporated into the Land Development Code. [Timeframe for completion: Short- term planning pedod 4, Measure applies to: City and County 4, Agency/Department respon- sible: Department of Planning, Department of Planning and Building] 3.02 Flooding, dam inundation, high groundwater 3.02.01 Summary of major findings There are two types of flood hazards in the Ukiah Valley: One, potential inundation if the Coyote Dam at Lake Mendocino were to break; two, flooding which results from heavy rains overloading the drainage system. 3.02.01(A) Coyote Dam inundation The width and elevation of the Ukiah Valley on each side of the Russian River provides a large, wide channel through which water can flow if Coyote Dam were to fail. Because of the volume of water in the lake, the wall of water from a total failure and a full reservoir would travel north up the Russian River channel to a point north of Highway 20, and then south well out of the Planning Area. The topography of the channel would keep the water constrained between the bluffs and North State Street until the Rural Community of Calpella. The dam inundation area shows the potential for the community to be flooded. The greatest damage will likely occur to the south. Inundation is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west side of the Valley. The main channel of flooding would likely follow US 101 or State Street, whichever is further west. The depth of the inundation water is such that it could reach Pinoleville on either side of Ackerman Creek. Within the City of Ukiah, the inundation limits reach Dora Street between Gobbi Street and a line coming west from Talmage Road. Figure IV.3-N shows the projected innundation area. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.3. Safety 4, Page 8 In the southern portions of the Planning Area, the water has a large land area in which to fan both east and west of the Russian River, although the model projects that most segments of US 101 south of Talmage Road will be underwater. The Rural Community of Talmage would have portions of its west side inundated. All of the Valley's water treatment facilities and sewage disposal facilities are within the inundation limits of a Coyote Dam failure. The two hospitals in Ukiah are outside the boundaries, although Adventist Hospital on Hospital Drive is at the edge of the inundation area. The City's police, fire, and Civic Center are outside the inundation limits. The Ukiah Valley Fire Station on South State Street borders the limit line. The Mendocino County Sheriff's Department is also very close to the line. Ukiah's Municipal Airport has portions of the south end of the runway within the limits of the dam inundation area. 3.02.01(B) Flooding as a result of storms Studies by the Federal Emergency Management Agency (FEMA) with later supplemental studies submitted by the City or County report areas of potential flooding due to severe storms. Because of the size of the basin draining into the Russian River and its historic channels, the width of the Russian River channel through the Planning Area ranges from a narrow point of six hundred feet at the Rural Community of Calpella to a bulge of 7,500 feet just north of Plant Road. In normal years, the river maintains the current channel it has carved through the center of the Valley. During moderately severe storms (called ten year and fifty year storm events), the river can rise within this channel and overtop its current banks. Within flood plains established by FEMA, property owners may be required to obtain flood insurance as a condition of mortgage approval. The areas subject to flooding are shown on maps called the Flood Insurance Rate Maps (FIRM) that are prepared by FEMA. The City and County participate in the FEMA flood insurance program. This allows property owners to obtain subsidized insurance rates. It also requires the City and County to establish development standards for construction within the One Hundred Year Flood Plain. The "One Hundred Year Flood" refers to the severity of the storm; one hundred year floods have a one percent chance of occurring during any given year. Typically the standards developed by a City or County can range from limits on the intensity of development to requirements to raise the "habitable floor" of the structure to at least one foot above the One Hundred Year Flood peak elevation. Primary areas subject to one hundred year storm-induced flooding include The Forks Rural Community and North State Complex. Within the City, the one hundred year flood can reach as far west as US 101. Although flood-proofing measures have been used for many years to reduce flood damage in areas of inundation, development in the City and to the north increases the velocity of floodwater and expands the width of the flood zone in the agricultural lands south of the City. When the Russian River overtops its banks, flooding is also likely to occur on the tributary creeks that traverse the canyons into the river. Orr Creek, Doolin Creek, Gibson Creek, and Robinson Creek have flood channels with the potential to inundate significant portions of residential areas near the channels's centerline. Mill Creek and Sulphur Creek have a record of flooding a zone nearly one thousand feet wide through Talmage and the Vichy Springs Road area respectively. G 3.02.02 oal SF-3: General Plan goals, policies, and implementing programs Protect new development from flooding. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California IV.3. Safety ~, Page 10 and the District. The number of emergency responses in the Planning Area has increased significantly over the past 20 years. Combining District and City data, the average annual number of responses have increased from 793 (1973-1977) to 826 (1978-1982) to 1,130 (1983-1987) to 2,706 in 1993. The dollar loss from fire damage has been decreasing as a result of fewer emergency calls for fire suppression. The decrease in fire calls and losses come from a combination of sources. Increased training and more available full time and volunteer staff provide better response to fire calls. The equipment used by firefighters has improved and been modernized by the City and the District. New fire regulations and new building technology at the local and state level have improved the resistance of structures to fire. Development of low cost smoke detectors and requirements for mandatory installation of detectors in residences also has had a significant effect in the reduction of fire damage. There are still opportunities for improvement and enhancement to the fire services. As the Valley increases its role as the center of business and commerce for the Mendocino-Lake County areas, more commercial and industrial buildings will be constructed. Commercial and industrial uses have larger buildings, higher property values, and a greater number of persons exposed to risk. In addition, most commercial and industrial buildings have some hazardous or toxic materials stored or in use. Pre-planning from the permitting through the construction stage ensures that the primary fire responder has information about the design of the building, location of storage, and the types of materials in the building. In addition to pre-planning, a secure "key vault" allowing fire department access to the building can save time and damage when an emergency occurs. Fire control sprinklers greatly decrease risk from fire danger in these buildings. As residential development begins to move higher up the hillside, urban development is encroaching into high fire danger areas. Within the City, the western hills are a high fire danger area, where special development requirements are needed to ensure safe emergency access, appropriate onsite water supplies, and proper structural materials and landscaping to resist fire. Additionally, evacuation routes may be required to move residents out of fire-prone areas and move in fire equipment. In the County, similar conditions also occur within the Ukiah Valley Fire District territory. Some of the private property may be in areas in which the State imposes its "fire safe standards." To provide flexibility between both local needs and State requirements, the Land Use Element requires conformance to "fire safety standards" for all new subdivisions and building permits.~ In addition, the District has the flexibility to enact its own local ordinance or adopt development requirements. Ongoing development will increase demand for service in both the City and the County Fire Districts. The fire departments will need to accumulate funds for capital equipment or facilities. These funds can be collected through impact fees, special assessments approved by voters, or through the sale of voter- approved bonds. Imposing any special revenue program requires conformance to State laws related to public funding. The City has a Catastrophic Event Response Plan, sometimes called an "emergency response plan," that provides for emergency evacuation routes and the management of the emergency with other area agencies. This Plan is incorporated into the General Plan by reference so that the General Plan does not need to be revised every time the City revises the response plan. The Catastrophic Event Response Plan l"Fire Safe Standards," 14 CCR 1207, are the minimum requirements established for public and private development by the California Department of Forestry and Fire Prevention. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, Californi,~ IV.3. Safety ,t, Page 12 The Task Force recommended the formation of a Joint Powers Authority (JPA) to optimize the delivery of fire service in the Ukiah Valley. The JPA is intended to include representatives from the City of Ukiah and the Ukiah Valley Fire District. The goal of the JPA is to provide training, hazardous material response, and coordinated purchasing. 3.03.02 General Plan goals, policies, and implementing programs Goal SF-5: Standardize the delivery of fire protection services. Policy SF-5.1: Improve the quality of service throughout the Planning Area. Implementation Measure SF-5.1 (a): By the conclusion of the long-term planning period, achieve a maximum response time appropriate to the size of the territory served by the Fire Protection agency. [Timeframe for completion: Long-term planning period ,0, Measure applies to: City and Ukiah Valley Fire District ~, Agency/Department responsible: City Fire Department, Ukiah Valley Fire District] Implementation Measure SF-5.1 (b): Provide coordinated training between the City and District fire fighters. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and Ukiah Valley Fire District ~, Agency/Department responsible: Fire Departments] Goal SF-6: Policy SF-6.1: Improve Insurance Service Office (ISO) ratings. Optimize the ISO ratings of the individual fire service organizations, while continuing to balance cost/quality trade-offs. G Implementation Measure SF-6.1 (a): The City, County, Special Districts, and the State shall work together to implement ISO recommendations and take steps necessary to maintain or improve the areas' ISO ratings? [Timeframe for completion: Ongoing plann- ing period ~, Measure applies to: City, County,4 and Ukiah Valley Fire District; State involvement cannot be mandated ~, Agency/Department responsible: City Council, Board of Supervisors, Fire District Board] oal SF-7: Improve the fire safety of new buildings as appropriate to protect life and property. Policy SF-ZI: Improve fire safety systems as appropriate for residential, and appropriate commercial, and industrial uses. Implementation Measure SF-7.1 (a): Within the land development code or the building code, develop standards when to require the installation of sprinkler systems in att residential, and appropriate commercial and industrial uses as prescribed in the Uniform Fire Code as amended locally. [Timeframe for completion: Ongoing planning period ,e Measure applies to: City ~, Agency/Departmentresponsible: Division of Public Safety Department] 3It is recognized that based on ~murance Services Office ratings, the City and the District will ultimately reach an ISO level that is the best achievable level for either the City or the District. The intent of this measure is to ensure that the agencies work to maintain ISO levels that are cost effective for the communities. nCounty involvement is through the Development Review process. The County has the ability to enforce fire safety standards needed by the District through its Zoning, Subdivision, and other Development Codes. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, California IV.3. Safety ~, Page 14 plies to: City, County, and Ukiah Valley Fire Distdct ~, Agency/Department responsible: City Council, County Office of Emergency Services, Fire District] Implementation Measure SF-11.1 (b): The Action Plan shall be a practical, working document, which addresses the first seventy-two hours following the catastrophe. The plan shall, at a minimum, det-me emergency response process, identify available resources and a comprehensive communications strategy. [Timeframe for completion: Shod-term planning period ~, Measure applies to: City, County, and Ukiah Valley Fire District ~, Agency/Department responsible: City Council, County Office of Emergency Services, Fire District] Implementation Measure SF-I1. I (c): As part of the Plan's development, the Committee shall conduct a public assessment of local emergency needs and investigate how other areas are handling emergency preparedness. [Timeframe for completion: Short-term planning period ~, Measure applies to: City, County, and Ukiah Valley Fire District ~, Agen- cy~Department responsible: City Council, County Office of Emergency Services, Fire District] Goal SF-12: Policy SF-12.1: Establish "Fire Safety Standards." In coordination with the State Fire Safe Standards (14 CCR §1207), ensure locally- oriented fire safety requirements. Implementation Measure SF-I2.1 (a): During the short-term planning period, the City, County, and Ukiah Valley Fire District shall prepare and adopt "Ukiah Valley Fire Safety Requirements" that, at a minimum, are equal to or greater than the State of CalifOrnia's standards and that address site development standards, structure flammable vegetation clearance5, road access, and provisions for peakload water supply. [Timeframe for completion: Short-term planning pedod ~, Measure applies to: City, County, and Ukiah Valley Fire District ~, Agency/Department responsible: City Council, County Office of Emergency Services, Fire District] 3.04 Police services and public safety The City of Ukiah maintains a 24-officer Police Department, consisting of the Public Safety Director, 2 Captains, 5 Sergeants, and 16 Patrol Officers, in addition to 2 part-time Community Service Officers, and 1 part-time Animal Control Officer. The Department performs all the duties and assignments typically associated with protecting the community, and securing the public's safety, and the Department maintains an exemplary record in performing these functions to the highest standards. In addition to the typical police and public safety functions, the Department maintains the 9-1-1 emergency dispatch service; provides animal control; maintains both a police cadet and police reserve program; provides in-school programs to teach self esteem and drug awareness; contributes one officer to the Mendocino County Drug Task Force; cooperates and coordinates with outlying police agencies (sheriff, highway patrol, etc.) to provide service beyond the City limits; and maintains the Community Oriented Policing program which assists community groups such as Neighborhood Watch in deterring crime in various areas of the community. 5Fire clearance on hillside lots should be done to hillside development zone standards. Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program IV.3. Safety ~, Page 15 In order to provide the highest quality police services to the community, the Departmem functions according to a Mission Statement, which includes the following tenets: Provide the highest possible level of service to our community; · Ensure the safety of those who live and visit here; · Protect the lives and property entrusted to our care; · Defend the constitutional rights of all people, and; · Help create and preserve a safe and secure environment. Beyond the City limits, the Mendocino County Sheriff's Departmem provides police and public safety services for County residents. The Sheriff's Departmem also maintains the County jail, and provides bailiffs for Superior Court. Both the County jail and the Sheriff's Department headquarters are located within the City limits on Low Gap Road. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.4. Energy 4, Page 2 influence on energy use within their own jurisdictions. The efficiency of energy use within the Ukiah Valley can be increased by planning land use patterns to reduce dependence upon automobiles. This can be accomplished by locating relatively dense residential development, as well as major new employment and retail centers, along public transportation routes. Additionally, single family land uses should have safe bicycle and pedestrian access to shopping, employment and nearby residential neighborhoods. 4.02.02 General Plan goals, policies, and implementing programs Goal EG-I: Create land use patterns which facilitate the conservation of energy. Policy EG-I.1: Locate shopping, employment and recreation opportunities within walking or bicycling distance of proposed and existing housing. Implementation Measure EG-1.1 (a): The Land Development CodeI shall incorporate standards and incentives for new development to provide safe and reasonable access for pedestrians and bicyclists. [Timeframe for completion: Short term planning period 4, Moa- sure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure EG-1.1 (b): The Land Development Code shall allow for mixed-use developments. [Timeframe for completion: Short term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] 4.03 Transportation 4.03.01 Summary of major findings Transportation activities account for approximately 28 percent of all energy use within the United States. Personal passenger transportation is the largest consumer, accounting for about 58 percent of all transportation energy use. The personal auto is more energy intensive than other forms of passenger transportation, but not by as much as many may think. Average fuel efficiency for cars in use today is approximately 18 miles per gallon (mpg). In comparison, an urban transit bus achieves an average of 36 mpg per passenger. Consequently, an auto with two passengers, or an auto with one passenger but twice the average fuel economy, has roughly the same passenger fuel efficiency as a bus. Mass transit, however, has the added benefit of reducing traffic congestion and associated air pollution. Progress has been made toward raising average vehicle fuel economy. However, these gains have been countered by increases in overall travel. The Motor Vehicle Information and Cost Savings Act of 1975 introduced average fuel economy standards; the average fuel economy for new cars is 28 mpg. Various auto manufacturers have developed high fuel efficient prototype vehicles. Fuel economies of these vehicles have ranged from 50 to nearly 100 mpg. The prototype vehicles tend to be smaller with lower acceleration performance than today's cars. ~Land Development Code refers to a new compilation of ordinances that will replace the zoning ordinance, subdivision ordinance, and associated development ordinances by placing them all within a single code section Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California IV.4. Energy ~, Page 4 Policy EG-3.2: Support car-pooling. Implementation Measure EG-3.2(a): Work with Caltrans and large employers to promote car- pooling.[Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Local Transportation Commission through the Mendocino Council of Governments] Implementation Measure EG-3.2(b): Develop incentives, such as preferred parking places at government buildings, for city employees who car-pool. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department re- sponsible: General Services] 4.04 Site planning and landscape design 4.04.01 Summary of major findings Thelayout can play an important facilitating long-term energy of streets and lots role in conservation. Long after individual buildings are demolished and new buildings replace them, the initial layout of streets and lots continue to influence energy use demands and design options available to the community. Most developments in the Ukiah Valley were designed with little or no consideration of energy efficiency. Many of these developments cannot take advantage of solar energy due to their lot or building orientations restricting solar access. As familiarity with the relative low cost and simplicity of solar design increases, more and more people will be interested in developing solar energy sources for their homes and businesses. In order to facilitate future solar energy use, energy-related planning needs to occur now. In relatively low-density hillside development, lots should be laid-out so that the maximum number of building sites have solar access. Housing densities on wooded, north-facing slopes should be low, as these sites are likely to remain relatively cold and damp during the winter, creating a less comfortable living environment and requiring more energy to heat. On larger sites structures should be clustered to maximize solar opportunities. Energy requirements for heating and cooling buildings are also strongly influenced by local climatic conditions. Large areas of unshaded pavement, such as wide streets or parking lots, absorb and radiate heat which can significantly increase summer temperatures. This in turn can substantially increase the costs of cooling nearby structures. Trees create shade which can significantly reduce a building's cooling needs while providing a more comfortable outdoor environment. Trees which are too small, too tall, or too narrow should not be used because they will provide limited or no benefits. The best tree species for micro-climate enhancement are broad, low, and deciduous, preferably losing their leaves relatively early in the fall. 4.04.02 General Plan goals, policies and implementing programs Goal EG-4: Maximize on-site solar energy use, especially in new developments. Policy EG-4.1: Incorporate solar energy considerations into the design, review and approval of all development. Implementation Measure EG-4.1 (a): Streets and lots shall be oriented in such a way as to maximize design opportunities for passive solar heating and cooling. Streets shall Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California IV.4. Energy 4, Page 6 The City is in a unique position to encourage energy efficiency in building design because of its development review functions and because it owns the local utility agency. Simple passive solar design features which are both cost effective and energy efficient include orienting buildings and placing windows and roof overhangs to receive the winter sun and deflect the summer sun; windows which open; thermal drapes or shutters; increased wall, roof, and floor insulation; double glazing of glass doors and windows; and attached greenhouses or solariums for direct solar heat gain. In addition, there are a variety of active solar design features which can be cost effective under the right circumstances, such as solar water heating. Existing structures can increase their energy efficiency through upgrading their insulation, appliances, equipment and weatherization. They can also be retrofitted with solar design features. As an example, lighting retro-fits can greatly increase the energy efficiencies of existing commercial buildings. G 4.05.02 oal EG-6: General Plan goals, policies and implementing programs Promote energy efficiency features in the design of all new structures and in the retrofitting of existing structures. Policy EG-6.1: Design new buildings with the maximum feasible energy efficiency. Implementation Measure EG-6.1(a): The Land Development Code shall require energy efficiency standards which adapt State requirements to the Ukiah Valley for all new development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Building Departments] Policy EG-6.2: Public buildings shall operate at the highest energy efficiency level economically and operationally feasible. Implementation Measure EG-6.2(a): During the short-term planning period, the City and County shall perform an energy survey on all their buildings and create a plan for accomplishing needed upgrades. [Timeframe for completion: Shod-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: General Services and Administration] Implementation Measure EG-6.2(b): New buildings constructed for public agencies shall be to the highest energy efficiency level financially feasible. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: General Services and Administration] Policy EG-6.3: Promote retrofitting of privately-owned buildings to increase energy efficiency. Implementation Measure EG-6.3(a): The City, through its utility agency and other programs to conserve non-renewable energy resources, shall offer incentives to individuals and companies willing to retrofit their buildings to increase energy efficiency and install more energy efficient appliances. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Electric Utility] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Mana~lement Pro, ram CRy of Uldah Jllll M®ndoclno County, Callforn!~ IV.4. Energy o=, Page 8 then transmits the power over its own transmission line to its main sub-station located at Orchard and Gobbi Streets. The City's distribution system consists of approximately 50 miles of overhead lines and 25 miles of underground lines. Ukiah's peak demand for electricity occurs during the summer months. The peak demand for the summer of 1993 reached 25.7 MW while demand in the winter was approximately 16 MW. The summer peak demand is due to hot weather conditions and air-conditioning loads. In 1993, Ukiah had a total of 7,665 electric customers. Residential customers accounted for 80 percent, small commercial 19 percent and the remaining 1 percent were large commercial and municipal customers. In terms of electrical load, residential customers accounted for 30 percent, commercial customers 68 percent and the remaining 2 percent are industrial and municipal loads. PG&E serves those electric customers in the Ukiah Valley that are not served by the City of Ukiah. PG&E is one of the nation's largest investor-owned gas and electric utilities. PG&E obtains its electrical supply fi'om widely diversified resources. PG&E owns and operates an electrical distribution system throughout northern and central California, serving 11.8 million people, including facilities within the Ukiah Valley. PG&E electric customers within the planning area include residential, commercial, industrial, agricultural and governmental. The largest individual electrical loads within the planning area are industrial. PG&E also provides natural gas service to portions of the Ukiah Valley. These areas include the City of Ukiah northward to Redwood Valley. PG&E's sources of natural gas are derived fi.om Canada, the U.S. Southwest and California. Natural gas customers include residential, commercial, industrial and governmental. Both Masonite and LP Corporations use natural gas at their wood product plants. Other energy supplies used within buildings include propane, fuel oil and wood. Propane is used by residential and commercial customers in the Ukiah Valley, especially where natural gas service is not available. Fuel oil is used by the Masonite Corporation in combination with wood residue to fuel its steam boilers. Wood is used in the area by some residences for space heating. Both the City of Ukiah and PG&E offer energy conservation programs to their customers. The City of Ukiah through its power service contract is required to have an on-going Conservation and Renewable Energy (CR&E) Program. Ukiah's CR&E Program identifies eight activities. Three of the activities are related to renewable energy "supply" and the other five activities are related to "demand-side" management. The rene~le energy supply activities include the City's ownership and operation of a small hydroelectric plant at Lake Mendocino's Coyote Dam. This project has an installed capacity of 3.0 MW. Two other renewable energy supply projects have been initiated in conjunction with NCPA. The city, through NCPA, operates two 110 MW geothermal facilities at "The Geysers." Also, the City is a participant in the NCPA North Fork Stanislaus Project located in Calaveras County. This project is a 205 MW hydroelectric project. Demand-side energy management activities include equipment loans from Western to scan the City's distribution lines, pumping stations and buildings for electrical losses. The City also offers energy management programs to its electric customers. These include energy audits, commercial and residential rebates, and a compact fluorescent bulb rental program. Adopted by the City Coundl: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California IV.4. Energy ~, Page 10 Implementation Measure EG-8. I (b): Offer financial or other incentives to residential and com- mercial customers to install more efficient heating, ventilation, and air conditioning systems; lighting systems; and appliances. [Timeframe for completion: Ongoing plann- ing period ~, Measure applies to: City ~, Agency/Departmentresponsible: Electric Utility Department] Implementation Measure EG-8.1 (c): The City shall offer to new residential and commercial customers information on efficient energy use and energy audits, as part of hook-up process.. [Timeframe for completion: Ongoing planning period ,e, Measure applies to: City · , Agency/Department responsible: Electric Utility Department] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, Califomt=, V. 1. Airport 4) Page 2 enforcement agencies base their air equipment at the facility; air ambulance services use the field routinely; and there is also substantial commercial activity from cargo carriers including Federal Express and United Parcel Service. 1.02.01(A) Fire Protection operations The effectiveness of aircraft for fire fighting is well understood. Reinforcement of this belief was demonstrated in 1987 in the Mendenhall fires in Mendocino County and in October 1991 in the Oakland hills. Without tankers and spotters, the devastation and cost in both fires would have been far worse. The California Department of Forestry and Fire Protection maintains an air attack base in Ukiah. Two air tankers and a spotter plane are stationed at the Ukiah airport during the summer and autumn months. They provide an immediate response in case of brush or structure fire in the area. On average, CDF fights over 200 fires each year from this base. CDF also provides some $90,000 in annual revenues to the City due to its presence. The Department contracts with a private pilot to function as a cooperative spotter making flights from the Ukiah Airport over surrounding areas to watch for fires. Positive sightings are relayed back to CDF for fire fighting action. 1.02.01(B) Emergency Services Medical flights are routinely conducted to and from Ukiah by fLxed wing aircraft and by helicopter. The helicopters generally travel directly to the hospital but often take on fuel at the airport. There are about 75 such flights each year. Additionally, airplanes routinely deliver medical supplies, blood and plasma for use in hospitals. The Mendocino County Sheriff's Air Squadron has responsibility for nearly four thousand square miles of territory. The squadron serves the public by searching for downed aircraft, lost hikers, and victims of accident or crime. At least two training missions and about six actual search and rescue operations are conducted each year from the airport, using ten aircraft. 1.02.01(C) Law enforcement and public service Air patrols search for marijuana gardens and are used for highway traffic surveillance. Pacific Gas & Electric Company's patrol plane, which checks for gas leaks, routinely uses the airport. The FAA Flight Service Station briefs pilots, takes weather observations, accepts flight plans, and participates in search operations for lost or missing aircraft. The California Air Resources Board contracts with local pilots to perform air quality monitoring flights during burn seasons. 1.02.01(D) Commercial Operations Commercial activity important to the entire community occurs at the airport. United Parcel Service flies in three times each business day to deliver and take out packages. Federal Express has two flights each day as does Ameriflight, another air package service. In addition to packages and important papers, bank checks, property title reports, films for processing, blood, and government documents are all flown in and out of the Ukiah airport. As a whole, commercial companies have more than 1,800 flights each year of service into or from the Ukiah airport. While actual corporate revenues are not made public, it is estimated that over half a million dollars is generated by these three businesses.~ Federal Express Corporation is totally dependent on the airport since all of its three thousand packages per week come in ~Ukiah Airport Manager Don Bua and Growth Management Steering Committee member/Airport Citizen Advisory Committee liaison Rudy Light, 1991. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~/& Mendocino County, California V.1. Airport ,l, Page 4 ~.o2.o2(c) Safety Safety is an issue at airports because a crash event can be catastrophic. Over the last decade there have only been four accidents in the vicinity, and none with serious property damage or loss of life to peo- ple on the ground. Three did result in pilot deaths. There has never been a mid-air collision in Ukiah. Aviation accidents do occur. One national study demonstrated that fifty percent of accidents occur on the airport property or below the traffic pattern. The occurrences took place on the inbound or outbound tracks within forty-five degrees off the centerline of the runway. Nearly two-thirds of all accidents occur within one mile of the airport. Gen- erally, accidents occur along the extended runway (the imaginary line along the center of the runway away from the airport) or below the traffic pattern itself. It is very rare to have an accident along side a runway. This is one reason why it is critical that the airport have a zone of safety extending from the ends of the runways and below the volume of space where the airplanes actually travel. The FAA is continually updating its standards to ensure the safety of people and property on the ground as well as to provide safe approaches and depar- tures for aircraft. At the Ukiah airport, twin engine planes fly in literally everyday, and jets come in about one hundred times each year. For each runway, there are two areas to be considered off both ends of the runway. The first is an Object Free Area (OFA). This area is to have no structures on it (except those dedicated for the safe operation of aircraft). The second is a Runway Protection Zone (RPZ). The sizes of the OFA and the RPZ are determined by the size and speed of aircraft using the airport and by the presence or absence of instrument approaches. The actual traffic patterns flown are to the east of the airport, except for instrument approaches which are generally conducted from the north, coming in aligned with Runway 153 and passing just east of State Street near Gobbi Street and onto the runway. Local ordinance requires a turn to the east shortly after takeoff (at an altitude of fifty feet and before the end of the pavement) to avoid either the downtown area with a northbound departure or a group of commercial and residential areas with a southbound departure. Typically, a plane departing Runway 33 to the north will climb aligned with the runway to an altitude of two hundred to four hundred feet and will turn to the east near Talmage Road while still climbing. Once beyond Highway 101, the pilot will be perhaps six to eight hundred feet above the ground and will turn to the desired course. A similar procedure is conducted southbound except there is a twenty degree turn to the left, which turns the aircraft easterly. 1.02.03 Airport opportunities 1.02.03(A) Long term issues and opportunities 3Airport runways are numbered with the degrees from north. Runway "15" means 150 degrees from north; Runway 33 means 330 degrees. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, Californi:= V. 1. Airport ~, Page 6 In order to ensure the airport's long term community value, land use planning must be specific to the airport area. This planning may involve some restrictions to the use of the surrounding land for three reasons. Hodges and Schutt (1991) cite three, similar to those mentioned in the Airport Land Use Planning Handbook (Division of Aeronautics, 1983). The first is to avoid situations conducive to accidents, so there are height restrictions and required amounts of object free ground near the ends of runways. The second is for the protection of property and people on the ground, so control is put on the land use to limit density of people and buildings. The issues to be weighed are both the probability of an accident and the potential damage even if the probability of accident is very low. Finally, the land use is controlled so as to help the aircraft occupants survive a crash. Small airplanes have been successfully landed on an area as small as a football field. 1.02.03(B) Dual Jurisdiction of Land Use An issue facing the Ukiah airport is the fact that it is owned by the City of Ukiah but is only partly surrounded by land under the city's jurisdiction. The land to the southwest, south and east (once past Airport Industrial Park and Highway 101) is all in the County. Regulations, ordinances and zoning differ to some extent so the land use in the airport's area of influence cannot be adequately planned for at this time without County cooperation. There is a need for common development standards between the City and County zoning codes in the airport area. 1.02.03(C) Mendocino County Airport Land Use Commission California counties are required to appoint an Airport Land Use Commission (ALUC) to formulate a comprehensive plan for airports called an Airport Land Use Plan. The goal of this plan is to ensure that development in and around an airport is compatible with airport operations and that the public is protected from airport noise and crash hazards. The ALUC may include building height restrictions, allowable land uses, and determine building standards within the planning area of the airport. The relationship between the Mendocino County Airport Land Use Commission and the City of Ukiah is established in State law. The Commission, although funded by the County, is an independent board consisting of seven members (two from cities, two from the County, two persons with aviation expertise, and one member of the general public). Within the parameters established in state law, the decisions of the Commission are final. The Airport Land Use Plan is intended to provide guidance to the ALUC when it reviews land use plans and zoning regulations from cities and counties under its jurisdiction. The Commission has no authority over legally existing uses and no involvement with the operations of any airport. The Commission has review authority over new land uses within the airport area and the expansion of existing uses. The City of Ukiah was awarded a grant from the Federal Aviation Administration in 1993 for the preparation of an Airport Land Use Plan. The Plan -- completed by the City but not adopted as of the date of General Plan adoption -- will be presented to the ALUC for its review. Until the land use plan is adopted, the ALUC has the authority to review projects within two miles of the airport -- unless the Commission designates a differently sized area. The process for review, appeal, and recommendation are established in State law. While the ALUC has substantial .review authority, there are procedures by which the City could modify or change a Commission action. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program V.I. Airport,l, Page'8 City of Ukiah ~ Mendocino County, Californi= ,, t I I I I I ( ! ! Object Free Area Zones ~Runw, ay Protection ~Outer Safety ,Core Overlay ! ! ! ! ! ! ! Figure V. f-P: Location of airport combining zones for the Airport Land Use Plan Goal AE-3: Establish uniform ordinances and regulations for land use in the airport's core and peripheral overlay zones. Policy AE-3. I: Work with the County to develop a similar or duplicate implementing code for development in and around the airport. Implementation Measure AE-3.1 (a): The Uldah City Council shall adopt -- and the Mendo- cino County Board of Supervisors shall be encouraged to adopt -- zoning Adopted by the City Council: December 6, 1995 City of Ukiah Jl~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.I. Airport 4, Page 9 Policy AE-3.2: ordinances in conformance with the Airport Land Use Plan which provide for identical classifications and uses in the same zones in those areas around the airport in the Core and Peripheral Overlays as shown in Figure V. 1-P on page 8. [Time- frame for completion: Following adoption of the Airport Land Use plan in the short-term plann- ing period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Planning and Building Department] Promote acceptable land uses for both city and county zones in the core and peripheral zone areas. Implementation Measure AE-3.2(a): Adopt an ordinance creating an Airport Overlay Zone consisting of the Core Overlay and Peripheral Overlay in conformance with the Airport Land Use Plan? [Timeframe for completion: Following adoption of the Airport Land Use Plan in the short-term planning period 4, Measure applies to: City 4, Agency/De- partment responsible: Planning Department] Goal AE-4: Policy AE-4.1: Promote a "good neighbor policy" by the airport and its users. Develop a Noise Control program Implementation Measure AE-4.1(a): The City Airport Manager, with the assistance of the Airport Commission and interested members of the aviation community, shall develop a noise control plan. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Airport Department] Implementation Measure AE-4. I (b): During the short-term planning period, a written plan for reducing noise impacts shall be prepared and presented for adoption. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Airport Department] Policy AE-4.2: Identify common noise levels in and around the airport to identify "airport-specific" noise. Implementation Measure AE-4.2(a): The City of Ukiah shall identify common noise levels around Ukiah, both near the airport and away from it, to determine the impact of the noise associated with aircraft operations on the community. Implementation Measure AE-4.2(b): Ensure that regulations or noise reduction programs do not interfere with or reduce the effectiveness of the aerial tankers and other fire- fighting aircraft using the Ukiah Airport. nCore zones would restrict the types and densities of land uses within this overlay zone. The uses and restrictions would be enumerated in the land development code. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, California V.2. Parks and Recreation 4, Page 2 ( ' COLLEGE-f" Low G,,LP LAKE MENIX)CINO (Lake and adJoinin8 land) COW MOL~t'~AIN MILL CREEK Figure V. 2-Q: County and Federal park and recreation lands Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation 4, Page 4 2.01.01(E) The Russian River The Russian River traverses the Planning Area from north to south. The river provides various recre- ational opportunities such as swimming, fishing, inner tubing, and picnicking. There are four public access points to the river near the City of Ukiah: The City's Softball Figure V.2-S: Russian River access points and river-area parks Complex in the northeast portion of the City, the Vichy Springs/Perkins Road crossing, at the end of Gobbi Street in Riverside Park, and the Talmage Road crossing. These access points, except for the softball complex, lack improved facilities such as paved parking or restroom facilities. 2.01.Of(F) City of Ukiah parks and recreation. The City of Ukiah provides a variety of parks and recre- ational facilities and programs to its residents and visitors. There are neighborhood parks, a museum, the Civic Center, athletic fields, and community parks. Neighborhood parks are intended to serve the basic play and recreation needs of people living within a City neighborhood. McGarvey Park is located just north of the Civic Center. It is a passive park of a little less than one acre. Oak Manor Park serves the Oak Manor neighborhood, which is the only neighborhood park within the city limits located east of Highway 101. The park site is 4.76 acres and offers playground equipment, picnic areas and two tennis courts. Nokomis School Park is adjacent to the Nokomis School in southwestern Ukiah. It is approximately 1.3 acres in size and has two tennis courts. Vinewood Park is located in northern Ukiah and has 4.7 acres with playground equipment, basketball hoops, picnic areas and restrooms. Community parks are major facilities designed to meet active recreation needs for residents of the City as a whole. Todd Grove is located in the northwestern portion of Ukiah. It is 16.17 acres in size and offers two swimming pools, group and individual picnic areas, a playground, and restrooms. Todd Grove has the only public swimming pools in Ukiah. Riverside Park has only seven developed acres within its forty acres of total land area. Its proposed future uses are discussed later in the Element. There is a BMX (bicycle "moro-cross") track and three Little League fields. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 6 Anton Stadium is a community park located just southwest of Todd Grove Park on approximately twelve acres. It is comprised of three facilities: Giorno Park, a passive park; The Lion's Club Little League ball field; and a minor league-style baseball stadium with concession stand, and a girl's softball facility. Three facilities located on Main Street in central Ukiah include: Carpenter Park, a passive park; Grace Hudson Mu- seum; and a house museum known as the "Sun House," a registered State Historic Landmark. Combined, these facilities cover 3.89 acres. The Ukiah Civic Center is ~ ~ located downtown on Seminary Figure V.2-U: City park and recreation facilities in the Todd Avenue two blocks west of State Grove~Golf course area Street. The 7.44-acre Civic Center houses the City governmental offices and provides land for passive recreation activities. The City's Softball Complex is located in the northeastern portion of Ukiah adjacent to the Russian River. It occupies an eleven-acre site leased to the Ukiah Men's Softball Association. The facility has two lighted softball fields and includes restrooms and a concession stand. A third softball field has been planned since 1983. Ukiah Municipal Golf Course is located in the northwestern portion of the City. The course comprises 87.11 acres with an eighteen hole course. 2.01.01(G) School sites as play areas The various school sites within the City also serve as park and recreational facilities for residents. The schools have playgrounds and playfields. Some of the recreational programs offered by the City are conducted within the school buildings. In the future, with the conversion of many area schools to year- round facilities, schools may affect the availability for recreation use. 2.01.01(H) Bicycle routes A system of bike routes is a part of the 1992 Update to the Regional Transportation Plan as adopted by the Mendocino County Council of Governments (MCOG). Some marked bike lanes consist of painted stripes adjoining or within the paved sections of the roadway. Other routes do not have improvements or identification. The bike route system connects most park and school facilities. Bicycle routes and needed programs are discussed in the last section of this Element. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, Califomia V.2. Parks and Recreation 4, Page 8 I I I I I I ' Uki.'ah High School Ni I I I I II II II II II # # hool Figure V.2-W: Ukiah School Sites Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ~ Mendocino County, California V.2. Parks and Recreation 4, ?age 10 The major aspect of any continued regional services in parks and recreation is the amount of discretionary funds that the City and County area able to allocate from General Fund budgets. In many communities, it is only when the voters provide for special funding sources that parks and recreation facilities can keep pace with population growth and service demands. G 2.02.02 oal PR-l: General Plan goals, policies, and implementing programs Work to form an entity to provide City and County park and recreation services. Policy PR-I. I: Join forces with the County to investigate the feasibility of creating a City-County public entity for parks and recreation. Iii" .iii. il ............. i..iii= ............... Implementation Measure PR-I.1 (a): During the short-term planning period, either (1) allocate funding or (2) ask LAFCo to initiate a study for the formation of a public entity that will serve the Planning Area and to-be-defined population areas with parks and recreation services. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Parks and Recreation, County Administration] 2.03 Park security and maintenance 2.03.01 Summary of major findings There is a need to ensure maintenance and security of all parks and recreational facilities. The City of Ukiah has a responsibility to its residents to ensure that all parks and recreation facilities are kept safe, in proper repair and under proper security at all times. Property owners adjacent to parks and recreational facilities have the right to expect the City to ensure the safety of their property and improvements from those who use the Ukiah City facilities. The costs of park security and maintenance need to be shared between agencies or the work tends to be deferred. 2.03.02 Goal PR-2: General Plan goals, policies and implementing programs Establish a comprehensive maintenance and security program for all recrea- tional facilities, parkland, and trails in the Ukiah area. Policy PR-2. I: Establish a program to share maintenance costs in community parks with the County of Mendocino. Implementation Measure PR-2.1 (a): The City shall enter into an agreement as appropriate to share maintenance and security with the County of Mendocino. [Timeframe for com- pletion: Short-term planning period 4, Measure applies to: Ci~.y and County 4, Agency/De- partment responsible: City Community Services and Public Safety, County Administration and Sheriff] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4, Page 12 In order to serve the needs of families and (Figure V.2-X), a "needs assessment" must be prepared. This assessment is a systematic approach to examining which families will be using a proposed park, the land area available for development, existing and anticipated revenues, and other related factors. The assessment can be used to develop a park facility suited to the neighborhood. The types of facilities or activities that should be considered in the South of Washington Neighborhood include a sheltered play area with protection from the elements; playground equipment; grassy fields for running and playing active games; and basketball equipment. This list is by no means all-inclusive, but merely represents a small part of the broad spectrum of facilities that are not present in the neighborhood. G 2.04.02 oai PR-3: General Plan goals, policies, and implementing programs Develop parks and rec- reation facilities in the area south of Washing- ton Street. Policy PR-3.1: children in the South of Washington Street neighborhood Establish new neighbor- Figure V.2-X: "South of Washington" hood parks and recre- neighborhood as used in the General Plan ation facilities in the area south of Washington Street to serve the needs of residents. Implementation Measure PR-3.1 (a): The parks south of Washington Street shall be designed to serve a wide variety of children's play and recreation opportunities, based on the size of the site and the results of a "needs assessment" prepared prior to finalizing park plans. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Community Services] Implementation Measure PR-3.1(b): The City and County shall work together to identify suitable properties for acquisition for parks and recreation facilities south of the Washington Street area. [Timeframe for completion: Short-term planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: City Community Services, County Administration] Implementation Measure PR-3.1 (c): The City and County shall seek sources of funding for the purchase of the selected park property. [Timeframe for completion: Short-term planning Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah/l~ Mendocino County, California V.2. Parks and Recreation 4, Page 14 Implementation Measure PR-4.1(a): The parks shall be designed to serve a wide variety of children's play and recreation opportunities, based on the size of the site and the results of a "needs assessment" prepared prior to finalizing park plans. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Community Services] Implementation Measure PR-4.1(b): The City of Ukiah shall work with area residents to identify suitable properties for acquisition for parks and recreation facilities for the Orr Creek-Wagonseller neighborhood. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Community Services] Implementation Measure PR-4. I (c): The City shall identify methods to acquire the selected park property for the neighborhood. [Timeframe for completion: Short-term to intermediate-term planning period 4, Measure applies to: City 4, Agency/Department re- sponsible: Community Services] Implementation Measure PR-4.1(d): The City shall develop the lands in the Orr Creek-Wagon- seller neighborhood as parks within the five years following acquisition. [Time- frame for completion: Short-term to intermediate-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Community Services] Policy PR-4. 2: Develop a City program to collect in-lieu fees to supplement capital facility budgets for the Orr Creek-Wagonseller neighborhood park and recreational facilities. Implementation Measure PR-4.2(a): The City shall place in-lieu fees collected from new development in the Orr Creek-Wagonseller area into a park development trust fund. This fund is to be used expressly in conjunction with other capital funds for property acquisition and development of parks in the neighborhood. [Timeframe for completion: Ongoing planning pedod 4, Measure applies to: City and County 4, Agency/Department re- sponsible: City General Services and Planning Department] 2.06 Orchard Park 2.06.01 Summary of major findings Orchard Park is a new facility with construction started in 1995 on approximately three-quarters !of an acre in the Marlene Subdivision between Gobbi Street and Talmage Road adjoining Highway 101. Orchard Park is a neighborhood park that will provide grassy areas for passive play and a picnic area. A creek -- including points for limited creek access -- adjoins the park to the south and provides an attractive natural feature. 2.06.02 General Plan goals, policies, and implementing programs Goal PR-5: Develop the Orchard Park site with appropriate facilities. Policy PR-5.1: Serve the Marlene Subdivision area with a neighborhood park. Implementation Measure PR-5. I (a): Develop Orchard Park as a passive park with play and picnic areas. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: General Services] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation ~, Page 16 Access to the park is over Gobbi Street, which becomes River Road east of the Freeway. River Road narrows west of the park, with no shoulder, bicycle lanes, or pedestrian pathways. When the Riverside Park is expanded, appropriate improvements to the road should be made to accommodate vehicle, bicycle, and pedestrian traffic. 2.07.02 General Plan goals, policies, and implementing programs G oal PR-6: Develop Riverside Park into a City Park/Sports Complex. Policy PR-6.1: Collect in-lieu fees for the development of Riverside Park. Implementation Measure PR-6.1(a): Place designated in-lieu fees for Riverside Park into a Park Development Fund with funds used only for property acquisition and development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ,e Agency/Departmentresponsible: Community Services] Policy PR-6.2: Develop Riverside Park as a community park with improved, active park areas, with consideration to adjoining land owners, existing facilities and leases, partic- ularly those of an agricultural nature. Implementation Measure PR-6.2(a): Prepare and adopt a Riverside Park master plan. [ rime- frame for completion: short-term planning period ~, Measure applies to: City ~, Agency/De- partment responsible: Community Services] Implementation Measure PR-6. 2(b): Develop this park within the short- and intermediate-term planning period. [Timeframe for completion: Short- and intermediate-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Community Services] Policy PR-6. 3: Provide protection for park users and owners of adjoining property. Implementation Measure PR-6.3(a): A program-of security and patrol shall be prepared and funded prior to the commencement of park expansion to assure adjacent ranchers and property owners that their lands and improvements will be safe from damage. [Timeframe for completion: Short-term or intermediate-term planning period ~, Measure ap- plies to: City ~, Agency/Department responsible: Community Services and Public Safety] Implementation Measure PR-6.3(b): Recruit a resident caretaker to be housed at the park to provide park security and general maintenance. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departrnentresponsible: Community Services] Implementation Measure PR-6.3(c): The security program shall include necessary provisions to ensure that park activities do not interfere with the "right-to-farm." [Timeframe for completion: Ongoing planning period ~ Measure applies to: City ~, Agency/Department responsible: Community Services] Implementation Measure PR-6.3(d): Prior to the final approval of any design plans for the development of Riverside Park, the City and its Parks and Recreation Commission shall meet with area residents and landowners to develop site specific criteria to be implemented as a part of the security of the adjoining land from park users. These programs may include limitations on the areas of the park to be generally accessible, control over the hours of park operations, and special day or date restrictions as Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.2. Parks and Recreation 4, Page 18 completion: Ongoing planning pedod 4, Measure applies to: City 4, Agency/Department re- sponsible: Community Services] Implementation Measure PR- 7.1 (c): Promote the availability of neighborhood garden sites and establish an ongoing program of support. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departrnent responsible: Community Services] Implementation Measure PR-ZI(d): Continue to allow public use of the existing community garden at the Observatory site as long as compatible with other uses. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department re- sponsible: Community Services] 2.09 Community recreation facilities and activities 2.09.01 Summary of major findings As described in the opening section of this element, there is a lack of indoor recreational facilities and meeting rooms within the City of Ukiah. A Recreation Center could improve the City's recreation programs by making available another facility in which activities could be scheduled. A new recreation center could be a site for a City-mn "day camp" throughout the year to accommodate students that are "off track" at year-round schools. This is a current need the City is aware of but unable to address due to lack of appropriate facilities. The meeting rooms could be available for City and private functions. Additional gym space would be able to alleviate some of the "space crunch" experienced by the City recreational basketball and volleyball programs. A stage at the facility would allow for the production of community events other than those sponsored or performed at the Ukiah Playhouse. There are facilities with stages at some schools, fraternal organization buildings, and churches in the area. They are available on an intermittent basis for public use when not being used by the sponsoring organization. 2.09.01(A) Ukiah Valley Recreation Center To serve the need for both meeting facilities and indoor recreation, a multi-me facility will be needed. The multi-use facility must have adequate free-span floor space large enough for division into two basket- ball/volleyball courts. It would also be prudent to design the recreation center to include rooms and facilities for group meetings in order to increase its availability and usage. There are a number of different sites within the City that can be considered for this type of use. Consideration should be given fa:st to the property located to the west of City Hall. This location is ideal, as it represents the "center" of Ukiah. By expanding the role of the properties now used as the center of City Government, a feeling of oneness and unity with the community could be achieved. Locating such a facility close to City Government allows its utilization by City Government. As an enhancement to City Hall, a central facility should be utilized as an extension for large meetings, hearings, and City-hosted seminars. These activities are difficult to plan due to the insufficient space and limited group facilities. Other potential sites include the property located on Low Gap Road west of the existing jail facility land near the existing railroad depot on the east side of the tracks, and the property in the vicinity of the old police department on north Main Street. The one critical component to make the recreation center a reality is the need for its fund-raising and development to be a joint public-private effort. The City and the County need to work with community Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah JlJll Mendocino County, California V.2. Parks and Recreation 4, Page 20 The purpose of identifying routes within the General Plan is to provide guidance for final site selection and acquisition of lands for routes when the properties are proposed for a development change from existing uses. Failure to start this planning process now may result in future lost opportunities. The hills bordering the Valley present scenic vistas for hikers and riders when viewed from a trail that follows the course of the river. The Russian River is an under used recreational resource which should be conserved and developed to promote Ukiah's water resource recreation opportunities. The development of trails, particularly those along the Russian River, must be accompanied by mechanisms to ensure a high level of maintenance, security, and safety. This provides protection for the trail users and those owning property and running agribusinesses along the trail. A hiking trail alongside the Russian River could result in an unacceptable risk of vandalism to the pear orchards and other agricultural lands bordering it in the absence of a high level of maintenance and security along the trail. Although there may be a potential long-term need for public hiking and activity trails throughout the Planning Area and the City, the state of public finance in the mid-1990s makes planning for acqui- sition and development of new areas difficult. The City, the County, and various other public entities have control over a substantial amount of existing land with the potential for public access. There are under used publicly-owned lands within the Planning Area which could be developed for access and other facilities related to hiking and equestrian trails. This would be preferable to acquiring or purchasing private lands not voluntarily offered for trail use. Existing public ownership reduces the potential development cost by elimi- nating the need to acquire or purchase land. Of course, the focus of the public agencies on already- owned lands is not meant to discourage private or non-profit groups creating a trail network without the use of public funds. It is important to begin visioning and mapping such trails now before incompatible developments destroy the possibility of constructing a complete network of trails. Future trails on agricultural lands should be developed after the conclusion of agricul- tural use of the property. The City and County recognize that opening trails along commercial agricultural lands will create conflict: urban populations want to "get away from the hustle of City activities to the peace and quiet of a rural trail" and commercial agricultural is associated with noise, dust, and use of organic and chemical compounds. The approach in the General Plan is to identify Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ilJl, Mendocino County, California V.2. Parks and Recreation 4, Page 22 G Implementation Measure PR-9.2(a): The City and County may accept trail rights-of-way offered, but shall not develop such trails if the route will likely result in trespass onto agricultural lands, interference with agricultural operations, or damage to agricultural lands, equipment, or crops. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council, Board of Supervisors] Implementation Measure PR-9.2(b): When lands that are used for resource production -- including and not limited to agriculture, cattle ranching, orchards, vineyards, and mining -- are proposed for a change from the current use or zoning district to a non-resource production land use, require an "offer of dedication" of identified trail routes as a condition of approval or note on the parcel or f'mal map provided appropriate findings related to the "rough proportionality" of the dedication requirements can be adopted. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Planning and Building] Implementation Measure PR-9.2(c): The City or County shall not be required to accept an offer of dedication until a trail is ready for development through an area. If no trails are proposed to be developed in an area, or if the identified trail routes are amended, the City or County may abandon the route and any acquired lands for trail routes. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, Board of Supervisors] Implementation Measure PR-9.2(d): Development of the trail systems and opening for public access shall be deferred until the route may be used without interference to agricultural uses. [Timeframe for completion: Ongoing planning period 4, Measure ap- plies to: City and County 4, Agency/Department responsible: City Planning Department, Board of Supervisors] oal PR-10: Coordinate the creation of a hiking and equestrian trail (the rim trail) to encir- cle the Valley. Policy PR-lO.l:Coordinate the route selection and mapping of a hiking and equestrian trail that encircles the entire Ukiah Valley. Implementation Measure PR-lO. 1 (a): The City and County shall coordinate to assign staff or a consultant to initiate and coordinate the visioning and mapping of a hillside trail around the Ukiah Valley during the short-term planning period. [Timetrame for com- pletion: Short-term planning period 4, Measure applies to: City and County 4, Agency/De- partment responsible: City Community Services, Board of Supervisors] Implementation Measure PR-IO.I(b): Encourage private or non-profit organizations to acquire, develop, and maintain the rim trail route. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council, Board of Supervisors ] Goal PR-Il: Promote a recreation trail and/or an aquatic trail along the Russian River. Policy PR-11.1: Coordinate the identification of a recreation trail and/or an aquatic trail on the Rus- sian River. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California V.2. Parks and Recreation 4, Page 24 Co~ceptual for lhe rim lrail an co;meclions Io river tr~ Planning Area City Limits Figure V. 2-AA: Location of the Conceptual Trail Routes and connection with County trails Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.2. Parks and Recreation 4~ Page 26 Streets Signed routes Striped route: / BICYCLE ROUTES Figure V.2-BB: City designated bicycle routes II !1 Bike Route Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendoclno CountT, California V.2. Parks and Recreation .C. Pa8¢ 28 Ct~ently, bicycle travel in Ukiah is primarily for recreation, and the bicycle system is consistent with this type of use. Bicycle routes fall under one of three classifications: Class I are paths which physically separate bicycles from automobile traffic; Class II are bicycle lanes which have been striped along streets and highways; and Class III are routes where no specific facility for bicycles exists, but bicycle travel can be reasonably accommodated along side automobile traffic. Ukiah has Class II and III bike lanes. As Ukiah develops further, the use of bicycles for conan~g as an alternative to the automobiles with one occupant may increase and should be promoted. Bicycle routes currently exist in urbanized areas of the City, as well as certain urban areas just outside the City limits and in the County. The major routes are striped and/or signed, providing one major north-south corridor (most of Dora Street and portions of State Street), and three east-west routes (Talmage, Gobbi and Perkins Streets). However, it is noted that additional bike lanes in the Valley would provide a greater degree of flexibility, safety, and ~s for bicyclists, and that the planning and installation of more bike lanes likely would foster increased use of this alternative mode of transportation. The connecting network of bike paths must be developed with a number of priorities to ensure its success. First, the City and County need to ensure that there are safe bicycle lanes on streets accessing schools. The second priority must include streets with bike lanes to parks and playgrounds. The third priority is assigned to streets serving shopping areas of the City. The fourth priority will be directed to roads providing access to Lake Mendocino. The fifth priority is seen as the streets accessing the library. Bicycle lanes and routes are included in more detail in the Traffic and Circulation Element of the General Plan. 2.11.02 General Plan goals, policies, and implementing programs G oal PR-13: Identify safe bicycle lanes within the Ukiah Valley. Policy PR-13.1: Establish safe bicycle travel lanes. Implementation Measure PR-13.1 (a): Establish and maintain safe bicycle lanes on all streets that meet the standards for traffic, parking and bicycle lanes within its jurisdiction. [Time- frame for completion: Ongoing planning period ,l, Measure applies to: City and County .:- Agency/Department responsible: Mendocino Council of Governments as the Local Transportation Commission] Policy PR-13.2: Coordinate a connective network of existing and new bicycle lanes to enhance and enable the safe movement of bicycle traffic within the city and surrounding areas. Implementation Measure PR-I3.2(a): During the short-term planning period, identify all streets meeting standards for safe bicycle lanes and begin construction or identification of such lanes. [Timeframe for cornpletion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Mendocino Council of Governments as the Local Transportation Commission] Implementation Measure PR-I3.2(b): Establish an ongoing review program through the Mendocino Council of Governments to ensure that safe bicycle lanes are included in all road improvements or widening projects. [Timeframe for completion: Ongoing planning period e Measure applies to: City and County .~ Agency/Department responsible: Mendocino Council of Governments as the Local Transportation Commission] Policy PR-13.3: All new developments shall incorporate safe bicycle lanes in project street design. Adopted by the Oily Council: December 6, 1995 City of Uklah Jl~ Mendoclno County Ukiah Valley General Plan and Growth Management Procjram V.2. Parks and Recreation ~, Page 29 Implementation Measure PR-13~3(a): Amend the Land Development Code to require safe bicycle lanes or paths as appropriate in all new subdivision streets and in new projects. [Time- frame for completion: Short-term planning period 4, Measure applies to: City and County ¢. Agency/Department responsible: City Planning Department, County Planning and Building Department] Adopted by the C#y Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program V.3. Historic and Archaeological Resources ~, Page 2 City of Ukiah il~ Mendocino County, California Areas of high cultural sensitivity Areas with the outline only have the potential to be culturally sensitive. Figure V.3-DD: Areas of high archaeological sensitivity Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.3. Historic and Archaeological Resources 4, Page 4 Over the years, as the City and County seats of government have grown, moved, or rebuilt, many of the records of the area's history have been lost. Some pioneer families have donated their records to local organizations to maintain the written links to the past. Neither the City nor the County has a facility for maintaining the archival records of history. Although California law provides methods for disposal of records, some ingredients of the area's official actions and approvals should be retained for future research -- especially records related to development, building permits, or transactions of local government. While maintaining a strong vision of the past, the City must also ensure the quality of new development. The people who live and work in the Ukiah Valley appreciate the charm and patina of historic buildings which have withstood the challenge of time. Just as important is an assurance to future generations that the quality of development design in the life of the General Plan provides our future residents a legacy of homes, offices, stores, and industry in buildings of character and quality. 3.01.02 General Plan goals, policies, and implementing programs Goal HA-l: Create organizational, regulatory, and incentive programs to facilitate preser- vation. Policy HA-1.1: Create a Historic and Archaeological Resources Committee (HARC). Implementation Measure HA-1.1 (a): Within one year of adopting the General Plan, designate a committee with responsibility for Historic and Archaeological Resources. [Time- frame for completion: Short-term planning period 4, Measure applies to: City 4, Agen- cy~Department responsible: Planning Department] Policy HA-1.2: Establish a preservation program to integrate preservation as a component of government decision-making. Implementation Measure HA-1.2 (a): The City shall staff and assist the Committee with the implementation of historic preservation programs. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Planning Department] Policy HA-1.3: Establish clear and efficient procedures for processing applications affecting historic properties. Implementation Measure HA-1.3(a): Amend the Land Development Code to reflect preserva- tion concerns and adopt the State Historic Building Code (Title 24, California Code of Regulations, Section 8). [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City 4, Agency/Department responsible: Planning Department] Implementation Measure HA-1.3(b): The City and County Planning staff shall continue application review procedures with the Northwest Information Center at Sonoma State University. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Planning Department] Policy HA-1.4: Balance the need to rehabilitate affordable housing with maintaining historic character. Implementation Measure HA-1.4(a): Seek public funds for affordable housing to be used for repairs and remodels that maintain the historic fabric of homes, other structures, or Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California V.3. Historic and Archaeological Resources 4, Page 8 effective approaches to rehabilitation must be the essence of the work of the HARC. This spirit of cooperation has been successful in many towns. Although many communities mandate compliance, the Ukiah direction is to pursue the spirit of cooperation through education and leadership. Commercial use of historic buildings is not limited to Ukiah's downtown area. Mixed use areas have commercial and residential buildings side-by-side. Ukiah is in particular danger of losing some of these historic buildings -- such as the houses on Clara Street. If these neighborhoods do become predominately commercial in use, the historic buildings should be preserved and creative reuse encouraged. Other communities have prospered because they have used their historic resources for commercial benefit. Local trade, as well as tourism, will be enhanced when historic buildings are maintained. When older buildings are converted to new uses, the City sometimes runs into a conflict between the "current" Uniform Building Code (UBC) and the historic character of the buildings. At times, the historic integrity of a structure is needlessly damaged when remodeled to meet the current standards of the UBC. When preservation and new codes conflict, the City is able to turn to the Historic Building Code (HBC). The HBC was adopted by the State of California to provide optional methods that permit modem building safety standards to be achieved while retaining the historic integrity and patina of older structures. Ukiah has also adopted use of the HBC. 3.03.02 General Plan goals, policies, and implementing programs Goal HA-6: Protect the character and architecture of older commercial areas. Policy HA-6.1: Encourage new construction that is compatible with historic neighborhood charac- ter. Implementation Measure HA-6.1 (a): Utilize design standards in the Land Development Code to encourage and provide incentives for historically-sensitive new development when needed to conform to neighborhood character. Policy HA-6.2: Encourage the preservation, maintenance, enhancement, and reuse of existing his- torical buildings. Implementation Measure HA-6.2(a): Develop code provisions during the short-term planning period to ensure that historic buildings are preserved, maintained, or enhanced appropriately with the structure and neighborhood's character. Implementation Measure HA-6.2(b): Encourage the retention and renovation of existing residential structures in commercial zones and the relocation of these residential structures when on-site retention is not feasible. 3.04 Privately owned historic resources 3.04.01 Summary of major findings Throughout are examples important potentially important historical the Planning Area, there of and and archaeological resources. Although located on private lands, these sites have significance for the community in presenting a heritage and cultural history of the Valley. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.3. Historic and Archaeological Resources ~, Page 10 could and could not do with a property. Questions were raised about issues that dealt with the "greater public good." Today, one of those "greater public good" issues is the preservation versus protection of historical resources. There are strongly held opinions on both sides of this issue. It is not too difficult to f'md places where many old and historic buildings have been lost to demolition. The coming of the "modem age" in the 40s and 50s in communities, defined change as "out with the old and in with the new.' Many old buildings were either bulldozed or had their decorative trim removed. Exteriors were "modernized" being remodeled with "newer" looking materials like stucco and asbestos siding. Sometimes whole neighborhoods changed, with little thought given to preserving historical heritage. As time passed, some citizens became aware of the fact that the buildings from the past were becoming fewer. Of those that remained, many had received additions and remodeling which altered the original appearance. Downtown core areas were deteriorating with the shift from traditional downtown and neighborhood business to regional shopping centers and business parks. There was a need to create something unique and interesting in the old downtown areas to attract business. The "re-creation of yesterday" was a popular theme. The General Plan guiding the growth of the Valley for the next twenty years answers important questions regarding historical resources. The General Plan calls for preserving older buildings in a viable condition today so that future generations can enjoy them. The issues center on: What does it mean to be historically significant? Should mandatory rules be passed so that private property owners are required to preserve these older structures? If so, should the laws apply to all old buildings or just those with historical significance? Is it proper to place the full cost of preservation on the property owner? There is significant resistance on the part of pdvate property owners to all encompassing regulation. Can a balance be found to preserve truly historical buildings and that provides a support system of encouragement to pdvate property owners for their efforts to preserve and restore other viable older buildings and structures? 3.04.02 General Plan goals, policies, and implementing programs Goal HA-7: Participate in preserving privately-owned historical structures. Policy HA-7.1: Actively participate in the conservation and preservation of privately-owned histori- cal structures. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.3. Historic and Archaeological Resources ~, Page 12 Implementation Measure HA-ZI(a): When projects are proposed to be located in, or affect an area of historic or archaeological significance, utilize the Historic and Archaeological Review Committee for review and comment on proposed projects. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Historic and Archaeological Review Committee] Policy HA- 7. 2: Seek creative solutions to the problems of preservation and maintenance of historic properties. Implementation Measure HA-7.2(a): During the short-term planning period, require the Historic and Archaeological Resources Committee to prepare a solution-oriented Guidebook for historic preservation and maintenance of historic structures. [rime- frame for completion: Ongoing planning period ~ Measure applies to: City ~, Agency/De- partment responsible: Historic and ^rchaeological Review Committee] Implementation Measure HA-7. 2(b): Ensure that energy conservation measures (retrofitting) are compatible with preservation standards. Implementation Measure HA-Z2(c): Utilize the Historic Building Code provisions of the Uniform Building Code to protect the appearance of historic resources. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agen- cy/Department responsible: City Planning Department and County Department of Planning and Building] Policy HA-7. 3: Encourage appropriate adaptive reuse of historic resources. Implementation Measure HA-7.3(a): HARC shall develop its procedures for City Council action to encourage and focus on adaptive re-use of historic resources. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~ Agency/Department responsible: Historic and Archaeological Review Committee] Policy HA-7. 4: Encourage the use of fiscal incentives for preservation. Implementation Measure HA-Z 4(a): Establish a City policy for the acceptance of preservation easements, facade easements,n and other methods to preserve the exterior appearance of historic structures. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: City Council] Implementation Measure HA-7.4(b): In the event of unavoidable demolition of a historic re- source, utilize design review procedures to ensure that the replacement use of the site enhances the special character of the area from which the structure is removed. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy~Department responsible: Historic and Archaeological Review Committee] Implementation Measure HA-7.4(c): Require drawings or photographic records be prepared and architectural fixtures be salvaged or preserved from historic structures proposed for demolition. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Historic and Archaeological Review Committee] nA "facade easement" is an easement granted to the City that allows the City to become a participant in the design, remodeling, or change of the exterior appearance of the building. In some cases within historic districts, the City actually takes responsibility for the maintenance of the exterior in order to use public money to protect the historic character. The property owner receives tax breaks for the easement. Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.3. Historic and Archaeological Resources ~, Page 13 Implementation Measure HA-7. 4(d): Facilitate the salvage of materials from buildings that are not to be preserved in order to utilize or adapt the materials for new buildings. 3.05 Community education 3.05.01 Summary of major findings One of the important reasons for preserving archaeological and historic resources is for their educational value. Today's children can learn about the lifestyles of those who came before. The community needs to ensure a long-term understanding of the value of historic buildings, neighborhoods and sites. Understanding the past promotes a sense of pride and community spirit, which helps to create a strong sense of place. It is this shared experience that keeps a community viable and healthy. Information concerning historic events, historic architectural elements and the archaeological past will increase our citizens' awareness of the importance of preservation and foster respect for Ukiah's heritage. This allows different factions of society to come together for common goals and promotes appreciation of their diverse contributions. Many programs on Ukiah's history are already successful, such as the Grace Hudson Museum, Sun House Guild, Held-Poage Library, and the public library archives. Continued support for these groups, and others not mentioned, is essential. Promotion of area heritage will attract tourism and business. Education is always the first step toward understanding and implementation of effective programs. More can be done in the Valley to increase appreciation of cultural diversity, thereby lessening conflicts between groups and the cost those conflicts might incur. 3.05.02 Goal HA-8: General Plan goals, policies, and implementing programs Promote community heritage in order to educate citizens of all ages and build civic pride. Policy HA-8.1: Seek to educate the general public about Ukiah's heritage and how to protect sites and structures. Implementation Measure HA-8.1 (a): During the short-term planning period, make available informational brochures explaining the preservation process, renovation techniques, and the economic and cultural benefits of restoration. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Historic and Archaeological Review Committee] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah tl~ Mendocino County, Californi~, V.4. Community Facilities and Services 4, Page 2 The Task Force recognized that there are expensive improvements needed within the Valley but that revenues and operating incomes are fragmented. The Task Force proposed three recommendations related to water management in the Ukiah Valley. First, the Task Force recommended a reorganization of the Russian River Flood Control and Water Conservation Improvement District. The Task Force envisioned a seven member board (the current board has five members) elected by districts or zones in the Valley. The Task Force recommended that the RRFCD be given the responsibility of acting as the lead governmental agency for water management. Second, the Task Force recommended that the smaller districts -- Willow, Millview, and Calpella, as well as the Regina Water Company -- retain their separate and distinctive water rights and entitlements. The Task Force envisioned that the separate districts would continue to function as separate entities over the short term. However, the Task Force recommended that as financial constraints tightened, voters should be asked to consolidate the smaller agencies into a larger and more efficient district. The third recommendation of the Task Force called for the formation of an ongoing task force on water issues to meet regularly to coordinate water resource and supply development programs. The Task Force would also coordinate joint powers agreements between agencies for more efficient operations. 4.01.02 General Plan goals, policies, and implementing programs Goal CF-l: Maintain a safe and adequate water system to meet the needs of existing and projected development. Policy CF-1.1: Protect the "area of origin" and confirm all Russian River tributary water rights to which the Valley may be entitled. Implementation Measure CF-1. I (a): Define and confirm the "area of origin" of the Russian River's waters. [Timeframe for completion: Immediate planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Mendocino County Water Agency, City and County Public Works Department, Mendocino County Russian River Flood Control and Water Conservation Improvement District, State Department of Water Resources] Implementation Measure CF-I.I(b): Determine water needs and demand for the end of the short-term, during the intermediate-term, and for the long-term planning period. [Timeframe for completion: Each identified planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Mendocino County Russian River Flood Control and Water Conservation Improvement District] Implementation Measure CF-I.I(c): Coordinate with all land owners and land managers within the "area of origin" of the Russian River's waters to protect and enhance the quality and quantity of water flowing to the Russian River. [Timeframe for completion: Intermediate planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Mendocino County Water Agency, City and County Public Works Department] Implementation Measure CF-I.I(d): Coordinate with the Mendocino County Water Agency and area water purveyors to actively participate in hearings and actions involving water rights and distribution of area water. [Timeframe for completion: Ongoingplanning period 4, Measure applies to: City and County 4, Agency/Departmentresponsible: City Utilities, Mendocino County Water Agency, Board of Supervisors] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, California V.4. Community Facilities and Services ~, Page 4 necessary. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: City Utilities] Goal CF-5: Consolidate duplicate public services. Policy CF-5.1: Bring water suppliers together to create a Ukiah Valley Water Service Task Force which will look for areas in which duplicate services are provided and will recommended methods for terminating the duplication. Implementation Measure CF-5.1 (a): Maintain and participate in a Ukiah Valley Water Task Force made up of representatives from each water agency in the Valley, including the Russian River Flood Control and Water Conservation Improvement District, the Farm Bureau, and other special districts in the Valley. [Timeframe for completion: Short planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City Council, Board of Supervisors] Implementation Measure CF-5.1 (b): To the extent possible, the Ukiah Valley Water Task Force will implement the 1991 Task Force recommendations. Work through the Local Agency Formation Commission to consolidate water providers. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agen- cy~Department responsible: City Council, Board of Supervisors] 4.02 Sewage disposal and wastewater treatment 4.02.01 Summary of major findings TheCity County, as a special director, owns major sewage disposal system and district board of the in the Ukiah Valley, the Ukiah Valley Sanitation District (UVSD). The City operates the sewage disposal facility for the district. UVSD services an area which extends into the unincorporated area. An upgrade of the facility which resulted in providing higher quality discharges was initiated in 1994. When completed, the sewage treatment facility will meet all State and Federal requirements for sewage treatment and discharge. Currently the sewer district has the capacity to process 2.8 million gallons per day (mgd) during dry weather and 7 mgd during wet weather. The plant has different capacities for dry and wet weather because the district is allowed to release treated water into the river during wet weather. During dry weather UVSD maintains all treated water in onsite ponds. The District uses approximately 2.3 mgd of their capacity during the dry season and all 7 mgd of their capacity during wet weather. The major reason for this difference in capacity used is due to ground water infiltration into the sewer pipes during wet weather. Many of the City's sewer pipes were installed when the system was first built, before 1900, and ground water seeps into them when the water table rises during the wet season. The District recently completed an engineering plan for an expansion to occur over the next 12 years. It expects to increase dry weather capacity to 3.4 mgpd. This is based on an assumption of the need to serve 1,000 new homes, given an assumed demand of 208 gpd per household. Many homes and businesses outside of the City and the Sanitation District's boundaries dispose of sewage through individual onsite septic systems. Although the technology of onsite systems has improved Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.4. Community Facilities and Services 4, Page 6 G oal CF-7: Protect groundwater quality through modern sewage disposal. Policy CF-7.1: Extend boundaries of the Ukiah Valley Sanitation District. Implementation Measure CF-ZI(a): Extend the boundaries of the Sanitation District and provide services to those urban areas of the Valley which have been documented as in need of sewer service as a means of protecting groundwater. [Timeframe for com- pletion: Intermediate-term planning period 4, Measure applies to: Sanitation District 4, Agency/Department responsible: Sanitation Board of Directors (City Council and Board of Supervisors] Implementation Measure CF-7. I(b): Development of individual septic systems shall be permitted in rural areas when the Sanitation District cannot feasibly provide sewer service. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Planning Commission, Environmental Health] Implementation Measure CF-7.1 (c): Work with the Local Agency Formation Commission to prepare a logical service area and sphere of influence for the Ukiah Valley Sanitation District that coincides with the urban development areas identified in the Land Use Element. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County as operators and administrators of the Ukiah Valley Sanitation District 4, Agency/Department responsible: City Council and Board of Supervisors] Policy CF-7. 2: When possible implement new and innovative sewage treatment systems. Implementation Measure CF-Z2(a): Develop a treatment system that uses environmentally sensitive concepts to promote wetlands for bird/wildlife refuge and is accessible to the public. [Timeframe for completion: Long-term planning period 4, Measure applies to: Sanitation District 4, Agency/Department responsible: Sanitation District, City Utilities] 4.03 Public health and medical care 4.03.01 Summary of major findings pcoesidentsin the Ukiah havetobroadof medical Valley access a variety care including both nventional and alternative health-care methodologies. It is to the benefit of the community to aintain and enhance this diversity of choice. Also located in the City are two hospitals, owned by Adventist Hospitals. Currently these hospitals operate at around 75 percent of capacity. No sizable increase in demand is expected to occur during the next twenty years. People with an inability to pay for private medical services may receive medical care through the County Health Department. Additionally, several non-profit organizations provide health care support and educational services to specific populations within the County (farmworkers, victims of domestic violence, as examples). The City and a private carrier provide ambulance services and public safety personnel with emergency medical training (EMT) to City residents. Fire districts in the unincorporated area have personnel with EMT certificates. The City's ambulances are used in the Valley for emergency transport through a mutual aid program. The Mendocino County Emergency Medical Services (EMS) Department and County Health Department provide training, emergency response planning, and other service related to public health Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California V.4. Community Facilities and Services 4, Page 8 The City has an extensive number of public and private facilities that are available for meetings and general public use. These range from conference rooms in local businesses, to space in educational facilities, to the Ukiah Valley Conference Center that opened in Table V.4-f4: Sampling of Communitymeeting Downtown Ukiah in 1994. rooms The development of this General Plan has highlighted the need for public space as a method of encouraging and facilitating public involvement in community issues. It is more cost effective in terms of capital, operations, and maintenance costs to upgrade current facilities rather than build new competing facilities. As valley agencies expand their facilities opportunities, exist to provide for even more public meeting space. For example, if additional space is added to the airport, consideration could be given to including a meeting room. The majority of the existing meeting facilities are centralized in Downtown and the north end of Ukiah. While facilities are scattered throughout the Planning Area, the Ukiah.ValleY~conferenceCenter! '~.i~' ~uptogo0 .: BuddhiStUnive~Sity. ::i: · .' .'. 800 Frank. zeek :SChool 380 Ukiah CitY Hall :/:ii~ i .': :'~. :::" :": 210 MendocinoCommunitY College up to 400 Ukiah Playhouse ':160 American SavingsBank 60 West AmeriCa .Bank i:.... :~ :: 10-12 Mend°Cino.SaVings'Bank :::. :' - 15-20 south end of the City and the area immediately south of the City limits lack adequate community meeting space. The only meeting room available to these areas is at the Ukiah Valley Fire District building on South State Street. Eventually, a free standing multi-purpose community meeting center for special events and com- munity functions could be an asset to the area. Such a facility could service multiple goals for the valley, including providing a community recreation center. 4.04.02 General Plan goals, policies, and implementing programs Goal CF-10: Ensure adequate community meeting facilities. Policy CF-IO.l:Develop or identify adequate and appropriate community facilities available for public meetings and cultural activities. Implementation Measure CF-IO.I(a): Prepare and make accessible to the public a comprehensive inventory of available facilities in the community which are open for use by public groups. [Timeframe for completion: Short-term planning pedod 4, Measure applies to: City 4, Agency/Department responsible: Parks and Recreation, Community Services] Implementation Measure CF-IO.I(b): Develop a County/City/business network within the community to coordinate the use of existing facilities. [Timeframe for completion: Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.4. Community Facilities and Services 4, Page 10 any project having the potential to increase student enrollment within the District should be referred to the District for their review and comment. If, as a responsible agency, the District determines that a project has the potential to significantly impact them, they can require appropriate mitigation measures. Also located within the Ukiah Valley is Mendocino College. Mendocino College is part of the State's Community College system. The campus is located outside of both the city limits and sphere of influence of Ukiah. The College offers three semesters of classes each year and services approximately 6,000 students, the majority of whom attend part time. The College benefits the area by sponsoring social and cultural events, helping to train people for work within the local job market, and by providing a local opportunity for higher education. G 4.05.02 oal CF-11: General Plan goals, policies, and implementing programs Ensure adequate public school facilities necessary to sustain a quality learning environment as the population of the Planning Area increases. Policy CF-11.1:Support the efforts of the Ukiah Unified School District to provide adequate educational facilities for the Planning Area's increasing youth population. Implementation Measure CF-11.1(a): The Ukiah City Council and the Mendocino Board of Supervisors shall work with the Ukiah Unified School District to obtain funding to provide additional facilities necessary to accommodate projected enrollment. [Time- frame for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council and Board of Supervisors] Policy CF-11.2: Consider potential impacts on the Ukiah Unified School District during the review of discretionary projects. Implementation Measure CF-11.2(a): The environmental document for all discretionary projects which have the potential to impact the Ukiah Unified School District shall be referred to the District as a Responsible Agency under CEQA for review and comment. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CF-11.2(b): City and County staff will work with District staff to negotiate appropriate mitigation measures for any project which has the potential to significantly negatively impact the District. [Timeframe for completion: Ongoing plann- ing period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CF-11.2(c): Where a project has a significant negative impact on the District's capacity to accommodate the resulting enrollment growth, the City and County will condition project approval subject to agreed mitigation measures between the developer and the District. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Council and Board of Supervisors] Policy CF-11.3: Coordinate public schools with community facilities and land uses. Implementation Measure CF-11.3(a): Working with the School Districts, attempt to utilize accepted planning practices to determine appropriate future school sites to be Adopted by the City Council: December 6, 1995 City of Ukiah ~1~ Mendocino County Ukiah Valley General Plan and Growth Management Program V.4. Community Facilities and Services ~, ?age ! ! compatible with the character of neighborhoods.. [Timeframe for completion: Ongoing planning pedod ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Implementation Measure CF-11.3(b): Locate schools in coordination with transportation and land use plans, avoid highly trafficked areas and facilitate use of community parks and other public facilities by schools. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] Goal CF-12: Policy CF-12.1: Maintain the importance of Mendocino College within the Ukiah Valley. Support the presence of Mendocino College within the Ukiah Valley. Implementation Measure CF-12.1(a): Work with staff from the College to keep the State aware of the importance of maintaining Mendocino College within the Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Council and Board of Supervisors] 4.06 Cemetery District 4.06.01 Summary of major findings The Russian River Cemetery District operates a 47-acre burial ground on Low Gap Road in Ukiah. Sixty-three percent of the land, 30 of the 47 acres, is in use. The plot density of the cemetery is 1,200 plots per acre. The cemetery has "life span" to meet Valley burial needs for well beyond the long-term planning period. 4.06.02 General Plan goals, policies, and implementing programs Goal CF-13: Support the growing needs of the cemetery district. Policy CF-13.1:Work with the District to accomplish its long-term goals. Implementation Measure CF-13.1 (a): The City and County shall be responsive to the needs of the Russian River Cemetery District in terms of protecting its lands and future sites from incompatible development. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California V.5. Circulation and Transportation ~, Page 2 The cost of road improvements that serve both specific projects as well as general traffic needs is one of the most expensive components of development. As the Valley has grown, there has been a tendency to reduce or even avoid road improvement requirements on new subdivisions and other projects because of the cost burden. In a growing California rural community, this is not unusual. Additionally, local Valley government has had a hard time visualizing what type and style of road improvements would be needed in an area that is just beginning to be developed. Very little attention has been paid to the need to include bikeways, pedestrian access, and varieties of public transit in newly developing areas. Many times, local governments assume that when the need occurs, the financing will fall into place. Prior to the adoption of the California Tax Reform Initiative (commonly called "Proposition 13"), it was possible to quickly and easily pass a bond measure, special tax, or other financing mechanism to pay for needed improvements. When Proposition 13 prohibited the public t-mancing flexibility, many local communities were faced with a dual problem. First, some basically "raw land" subdivisions were beginning to develop, only now no means of generating the funds to improve the roads existed. Secondly, it was difficult to anticipate when the need for improvements would take place. Local governments hoped that as time passed, the California legislature would provide opportunities to finance needed infrastructure. In fact, what has occurred since 1978 is fewer opportunities for financing local infrastructure costs. Banking on future improvements has caused, in some por- tions of the Planning Area, street capacities to be reached during certain times of the day. Other neighborhoods have connecting streets in a less than congruous pattern, resulting in through traffic being forced into residential areas. Prior programs of installing traffic signs on a "by request" basis has created traffic flows which are not smooth. Recent road improvements attempt to counterbalance the lack of future capacity through a program of wide streets which may inappropriately encourage higher speeds and remove trees or natural area landscaping that enhance much of the area's rural character. The Circulation and Transportation Element is intended to provide long-term traffic solutions while maintaining the area's friendly, small scale char- acter. The need is to accommodate an ever-increasing volume of traffic without forcing private developers, the City, or the County into expensive road improvements. Non-traditional approaches to increasing capacity should be considered as a part of the planning process prior to undertaking expensive and urban- appearing street improvements. Simply accommodating cars first and looking for alternatives afterwards short changes opportunities for alternate transportation and a more spontaneous, diverse, and lively community. Air quality, land use, and circulation are closely interrelated. A commitment to reducing the primacy of the automobile is a key to effective transportation planning and will make the most of current capacities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 4 Implementation Measure CT-I.I(a): Population density and building intensity8 entitlements of the Land Use map shall be based on the classification of the street from which access to a parcel shall be derived. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-I.I(b): Approval of land use entitlements shall be conditioned upon an integrated circulation system which fully takes into account the efficient use of autos, transit, bicycles, and walking and: (a) an existing capacity which will not be exceeded by the proposed project; or (b) a time specific commitment by the proponent to construct improvements necessary to provide the capacity needed to serve the proposed project; or (c) a time specific commitment by the proponent to contribute the project's fair share to the cost of improving access to provide as a minimum standard the capacity needed to serve the proposed project as a minimum road improvement standard. [Timeframe for completion: Ongoing planning period ,0, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Policy CT-1.2: City and County Staff shall include traffic and circulation information in staff reports to their respective Planning Commissions. Implementation Measure CT-1.2(a): Among the environmental issues assessed for all discretionary projects, the City and County Staffs shall include an analysis of a project's traffic and circulation impacts and present recommended findings in written staff reports. [Timeframe for completion: Ongoing planning period ,1, Measure applies to: City and County ~, Agency/Department responsible: City & County Planning] Policy CT-1.3: All proposed development9 shall be reviewed for its immediate and cumulative transportation impacts. Implementation Measure CT-1.3(a): The City and County shall ensure that any impact fee programs are designed to fairly apportion Development Impact fees. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-1.3(b): Impact fees, if charged, may be utilized to fund all development related types of transportation projects -- including those which reduce the use of vehicles with only one occupant. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Departmentresponsible: Public Works] 8,Population density and building intensity" is a combined term that will be used extensively in the Circulation and Land Use elements. The terms are required as a result of major General Plan litigation. Population density means the number of persons per acre or unit of land area. Building intensity means the number of dwelling units or developed structures per acre or unit of land area. For non-residential projects, the intensity tends to be reflected as "lot coverage" or "floor area ratio." These terms will be defined in the land use element. 9"Development' means the improvement of land for the purposes of accommodating land use. "Proposed development" means the act of approving a land use entitlement such as -- and not limited to -- a building permit for any new construction that generates traffic, tentative subdivision, minor subdivision or parcel map, conditional use permit, planned development permit, or site development permit. The term proposed development does not apply to a building permit for one single family home proposed on an undeveloped existing parcel with a density permitting one single family residence. · adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1, Mendocino County, California V.5. Circulation and Transportation ~, Page 6 Goal CT-3: Design new development and redevelopment projects to be as accessible by foot, bicycle, and transit as they are by auto. Policy CT-3.1: New development and Redevelopment projects shall specifically include plans for pedestrian facilities, bike lanes, bike racks, and transit stops. Implementation Measure CT-3.1 (a): Working with the Mendocino Transit Authority and other appropriate agencies, the City and County shall include in the Land Development Code a menu of options to facilitate and encourage alternate modes of travel and transportation. [Timeframe for completion: Ongoing planning period ,t, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal CT-4: Provide for needed rights-of-way and resolve other traffic impacts from devel- opment. Policy CT-4.1: Acquire rights-of-way for transportation and circulation as a condition of project entitlements. G Implementation Measure CT-4.1(a): Require an offer of rights-of-way dedication as a condition of project approval. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-4.1 (b): Require that offered right-of-way include adequate width and land area to accommodate all forms of transportation, not merely roadway cross-sections. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department] Implementation Measure CT-4.1 (c): Acquisition of rights-of-way shall be directly related to the proposed project. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] ecl CT-5: Maintain an ongoing periodic evaluation process to inventory traffic and other circulation needs. Policy CT-5.1: Conduct traffic studies in association with required updates to the Regional Transportation Plan to update the General Plan and appropriately update and amend the Circulation and Transportation Element. Implementation Measure CT-5.1 (a): The traffic studies shall, at a minimum, assess the need to provide additional future roadway width based on the long-term projected traffic, transit, bicycle paths, and pedestrian access needs. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City and County Public Works Departments] Implementation Measure C~-5.1(b): Use the results of the traffic studies to update the Circulation and Transportation Element of the General Plan as appropriate. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, Califomia V.5. Circulation and Transportation ~, Page 8 single-user vehicles delivers a number of benefits to the Valley. First, fewer vehicles on the road reduces the vehicle emissions helps to maintain air quality. Second, the need for road widening or other road improvements may be deferred by lessening congestion. The Mendocino Transit Authority (MTA) provides a local and county-wide bus transit service. Currently, a fixed route service is provided within the City of Ukiah and to other Mendocino County communities. MTA also operates a Dial-a-ride service. The service runs as a "taxi" seven days a week and serves the entire Ukiah area. Other limited regional transit service is offered by such carriers as Greyhound, Santa Rosa Airporter and Amtrak's feeder bus with connections to San Francisco and Eureka. Improving the safety, location, and appearance of pedestrian access can increase and encourage walking for short errands. Sidewalks with shade in the summer cut down the blast of heat off the pavement. Separating pedestrian paths from the street with landscaping or even a bicycle lane or parking provide walkers with a greater sense of safety. Walking can be encouraged through providing a pedestrian path network connecting residential neighborhoods to each other and commercial areas, as well as providing shortcuts even when not interconnected by streets. The Ukiah Unified School District operates school busses throughout the Planning Area. Although the busses transport students to public schools, the transit mode is not technically considered public transit. However, new residential development design needs to consider convenient, safe locations for pick-up and drop-off of school children. Although electric or natural gas vehicles are not an alternative mode of transportation, but rather an alternative fuel source, by the year 1998, California will require that the total vehicle sales by each motor vehicle manufacturer include a minimum percentage of zero emission vehicles. Although a minimum of three percent was set in state law, the number may be changed as a result of pending litigation. Policies related to alternative fuels are in the Energy Element, Chapter IV.4 of the General Plan. 5.02.02 General Plan goals, policies, and implementing programs Goal CT-6: Increase the use of bicycle transportation. Policy CT-6.1: Work with the Mendocino Council of Governments to develop a safe and integrated circulation system of routes for bicycle transportation. Implementation Measure CT-6.1 (a): Utilize the Land Development Code to ensure that there is secure and safe parking for bicycles in new parking facilities. [Timeframe for com- pletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-6. I (b): Develop incentives to encourage retrofitting parking lots for bicycle parking. [Timeframe for completion: Ongoing planning period ~, Measure ap- plies to: City and County ~, Agency/Department responsible: City Planning Department, Mendocino Council of Governments or Mendoino County Air Quality Management District] Implementation Measure CT-6. I (c): During routine street cleaning and maintenance, ensure that bicycle lanes -- when developed, signed, or striped -- are maintained for safe usage. [Timeframe for completion: Ongoing planning period · Measure applies to: City .and County ~, Agency/Department responsible: City and County Public Works Departments] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 10 Implementation Measure CT-Z 1 (b): Pedestrian walkways shall be integrated and designed to provide direct access between areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure C~-Zl(c): Pedestrian access standards in the Land Development Code shall require sidewalks or paths to be separated from auto travel lanes by an appropriate combination of grade separations, parking lanes, or landscaping. [Time- frame for completion: Ongoing planning period ~I, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-7.1(d): Pedestrian access shall be accessible to the handicapped with appropriate curb cuts, grades, and ramps. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-Z1 (e): Pedestrian access design standards shall be included in the Land Development Code. The following will be considered within the Code: landscaped areas, tree shading when appropriate, and consider standards to utilize other streetscape amenities, such as lighting and litter baskets. [Timeframe for comple- tion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Goal CT-8: Policy CT-8.1: Encourage increased use of public transportation. Make it easier to utilize bus service. Implementation Measure CT-8.1(a): Allow the use of City or County rights-of-way for on-street bus stops and passenger amenities such as benches and shelters. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~ Agen- cy~Department responsible: City and County Public Works Departments] Implementation Measure CT-8.1 (b): Request the Mendocino Transit Authority to assess the feasibility of new bus routes serving new development areas. [Timeframe for comple- tion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-8.1(c): During the short-term planning period, work with the Mendocino Transit Authority (MTA) to create a program that will provide opportunities for developers to notify buyers/renters of transit routes, plans, and programs. [Timeframe forcompletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-8.1 (d): The City and County shall work with MTA and Caltrans to ensure that project design maximizes potential sources of transit ridership through the use of shelters, passengers amenities, and service schedules. [Timeframe for com- pletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-8.1 (e): Encourage the MTA and other public transportation providers to make bus routes connecting Ukiah with other areas bicycle accessible. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation 4, Page 12 Goal CT-10: Policy CT-10. I: alternatives to the automobile. These programs may include, and are not limited to, incentives for public transit ridership, or construction of nearby or convenient bus stops. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] Maximize opportunities for efficient transportation patterns through devel- opment of integrated Ukiah Valley transportation corridors. The City shall help to define the Ukiah Valley transportation corridors. Implementation Measure CT-IO.I(a): Work with Mendocino Council of Governments, Mendocino Transit Authority, Northwestern Pacific Railroad, and other agencies to help define and develop integrated transportation corridors. [Timeframe for comple- tion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 2: Facilitate development of Ukiah Valley transportation corridor integrating US 101, major arterials, rail, air, and public transportation.. Implementation Measure CT-IO. 2(a): Working with the North Coast Railroad Authority, the Mendocino Council of Governments, the Mendocino Transit Authority, and other interested agencies or organizations, develop design standards that specifically facilitate transit use and transportation systems along transportation corridor. [Time- frame for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-IO. 2(b): Using the discretion assigned to the City or County Planning Commission, review large or unique development proposals to ensure that there are measures incorporated in project approvals to support transit corridor concepts. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 3:Maximize the efficient use of transportation facilities within and adjacent to the corridor through the land use planning process. Implementation Measure CT-IO. 3(a): Incorporate into the Land Development code zoning and development standards which locate higher density and intense development proximate to the corridor. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] Policy CT-lO. 4: Fully develop and utilize public and rail transit within the transportation corridor. Implementation Measure CT-lO. 4(a): Working with the Mendocino Council of Governments, ensure that the Regional Transportation Plan reflects the City's public and rail transit needs. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] Policy CT-IO. 5: Support creation of a Downtown Transit Center. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 14 Parking in areas other than Downtown is less dependent on onstreet spaces. This is a result of the on-site (off-street) parking facilities becoming standard fare for new development. Parking requirements were initially developed utilizing "accepted standards" without regard for local parking demand. Although there are intermittent times during the year when a store's parking lot may be overloaded, most of the time local parking lots have space available. With the preparation of a new land development code, the City and County shall re-evaluate current parking standards. Onsite parking has not been a problem to date, and new regulations should ensure that it does not become a problem in the future. Opportunities for parking lot improvement lie with the design of parking facilities. Most parking lots are designed as a complete overcovering of the ground with asphalt, concrete, or other impervious surface. As development continues in the Valley, the cumulative effect of the impervious surfaces may result in storm water runoff problems, increases in local temperatures, and a loss of natural beauty. While aspects of design are detailed in the Community Design Element in Section VI.B., the Circulation and Transportation Element provides additional policy support by looking how parking lot design and amenities can contribute to better circulation. Parking requirements need to include space for secure bicycle parking. The typical pair of "straight-in/straight-out" parking spaces require nearly six hundred square feet of paved land area. This means that a parking lot with as few as ten parking spaces when combined with the street access results in paving an area the size of a typical single family residential parcel (7,000 square feet). This is the approximate parking requirement for a commercial structure of only 2,500 square feet. Alternative layouts can reduce the required paving area. Large expanses of parking create a hostile setting that may deter people from walking by creating a perception of long distances between buildings. Creative parking lot design will assist in retaining the small town character and people-oriented charm of Ukiah and its downtown. 5.03.02 General Plan goals, policies, and implementing programs Goal CT-12: Increase the convenience and attractiveness of off-street parking. Policy CT-12.1:Eliminate on-street parking along segments of City arterial streets where appropriate. Implementation Measure CT-12.1(a): By the end of the intermediate-term planning period, create adequate off-street parking in order to reduce or eliminate on-street parking from segments of City streets classified as arterials as identified in the Downtown Master Plan. [Timeframe for completion: Intermediate planning period ~, Measure applies to: City ~, Agency/Department responsible: Redevelopment Agency] Policy CT-12.2: Define alternatives to on-street parking. Implementation Measure CT-12.2(a): Study the potential of increasing parking using the guidance of the Downtown Master Plan. [Timeframe for completion: Intermediate plann- ing period ~ Measure applies to: City ~, Agency/Department responsible: Redevelopment Agency] Goal CT-13: Policy CT-13.1: Design attractive parking facilities. Utilize landscaping and other amenities to improve the appearance and traffic patterns of onsite parking facilities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, California V.5. Circulation and Transportation ~, Page 16 the potential of providing more comfortable and expedient alternatives for people and products to move between the Bay Area and the Ukiah Valley. 5.04.02 General Plan goals, policies, and implementing programs G oal CT-I5: Encourage multiple use of the rail lines into and through the valley. Policy CT-15.1: Take an active role in development of a rail transit corridor. Implementation Measure CT-15.1(a): Cooperate with, actively participate in, and influence the planning and evaluation of passenger rail services through the Ukiah Valley. Ensure that City and County interests are considered in the process. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/De- partment responsible: City Public Works Departments,Board of Supervisors, MCOG] Implementation Measure CT-15.1 (b) : In the short-term planning period, work with appropriate agencies to develop a plan of Ukiah Valley rail needs, including potential station location(s), that would enhance the economic vitality of the planning area. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments,Board of Supervisors, MCOG ] Implementation Measure CT-15. I (c): Ensure that project approval actions do not create land use or other conflicts that hamper or preclude passenger rail service in the Ukiah Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-15.1(d): Work with the Mendocino Council of Governments, Mendocino Transit Authority, and passenger rail planning agencies to develop an integrated transit corridor that ensures a connection from passenger station into the Valley's transportation corridors. [Timeframe for completion: Ongoing planning period · , Measure applies to: City and County ~ Agency/Department responsible: City Public Works Departments, MCOG, AQMD] Policy CT-15.2: Encourage continued freight service on the rail lines. Implementation Measure CT-15.2(a): Work with appropriate agencies and members of the private sector to ensure that freight transportation via rail is not discouraged or eliminated as a use on the track system. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~I, Agency/Department responsible: City Council, Board of Supervisors] Implementation Measure CT-I5.2(b): Work with appropriate agencies and members of the private sector to increase utilization of freight transportation on rail as a regional approach to decreasing truck traffic on area roads and improving air quality. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Public Works Departments, Board of Supervisors] Implementation Measure CT-15.2(c): Facilitate the use of rail for freight by siting appropriate industries and land uses near the rail line. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation ~, Page 18 Dropping the level of service from "B" to "D" may be a potentially significant effect that will require addi- tional information submitted with the application as part of the initial study to determine if the effect is significant. One method of facilitating the construction of road improvements and other circulation improvements needed to preserve or maintain level of service is collection of a fee called an "impact fee." Impact fees are funds placed into a trust account to be combined with other monies in the fund to complete improvements to infrastructure that are needed to accommodate the direct impacts of the project providing the money. An impact fee allows development to defer certain infrastructure improvements for as long as five years. The developer pays the fees, but the money is held by the City to be combined with other new development for more cost efficient improvement work. G 5.05.02 oal CT-16: General Plan goals, policies, and implementing programs Development shall be permitted with- in road capacities. Policy CT-16.1: Level of service shall be the standard to judge whether a road has adequate remaining capacity to service the traffic generated by a pro- posed project. Implementation Measure C- T-16.1(a): The annual average daily traffic volume shown on the following two tables shall def'me segment level of service: Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California V.5. Circulation and Transportation 4, Page 20 changing the road's priority from "future" to "immediate," then approval of the project shall be based on one of the following options: (a) the project approval and issuance of any grading or building permits may be deferred until the road improvements have been scheduled and funding allocated; or (b) the project proponent may construct the improvements to City or County standards -- including those improvements not directly related to the project's impact -- and the City or County shall create a zone of benefit assessment in which the non-direct project costs shall be collected from future development and reimbursed to the proponent; or (c) The project may be denied with a finding that the existing circulation and access network is not adequate to accommodate the traffic and circulation needs of the proposed project. Failure to incorporate one of the options of this implementation measure within a project approval results in a project that is not consistent with the General Plan. ~4 [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] ln~lementation Measure ET-16.2(d): When a road segment is found to be approaching Level of Service D -- def'med as ADT (Average Daily Trips) being within ten percent of the highest LOS C [as identified in Implementation Measure 16.2(e)], traffic volume threshold, the City shall initiate plans for improvements designed for the intermediate and long-term planning periods to increase capacity. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/De- partment responsible: City and County Public Works Departments] In~lementation Measure CT-16.2(e): The improvements shall be initiated by the time traffic volume is approaching Level of Service E, which is defined as being within ten percent of the highest traffic volume for Level of Service D. This program may result in the generation of impact fees as a means of accumulating funds for the im- provements required by private development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.2(f): The thresholds of maximum traffic volume of segment levels of service C and D for scheduling these measures shall be: Ten Percent Threshold for ADT LOS 2 lane 4 lane C 7,830 21,600 D 10,890 24,300 [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department, County Building and Planning Department] lei'his measure and its components duplicates Implementation Measure 18.2(f) from Section V.5.09 to identify options that are applicable in this section of the General Plan as well as the latter section. Duplication ensures that the Measure applies in both sections of the Plan. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 22 planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.3(d): The improvements shall be designed to be initiated by the time traffic volume is approaching Level of Service D, which is defined as being within ten percent of the highest traffic volume for Level of Service C. This program may result in the generation of impact fees as a means of accumulating funds for the improvements required by private development. [Timeframe forcomple- lion: Ongoing planning period e Measure applies to: CiW and County ~, Agency/Depart- ment responsible: City and County Public Works Departments] Implementation Measure CT-16.3(e): The thresholds of maximum traffic volume of segment levels of service B and C for scheduling these measures shall be: Ten Percent Threshold for ADT LOS 2 lane 4 lane B 4,950 18,900 C 7,830 21,600 [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-16.309: Residential streets or roads with a Level of Service of D or E at the time the General Plan is adopted shall be exempt from the "no permit" requirement until mitigation measures are in place to provide for increasing level of service to LOS C within five years of Plan adoption. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City Planning Department, County Building and Planning Department] Policy CT-16. 4: Balance the circulation demands of new development with methods of accommodat- ing increasing traffic. Implementation Measure CT-16.4(a): Review project traffic generation to ensure level of service remains within the City's thresholds. [Timeframe for completion: Ongoing plann- ing period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-16.4(b): Require that applications for discretionary projects~7 include a generalized traffic study providing an estimate for the proposal's average daily traffic and distribution of traffic through the street network. [Timeframe forcom- pletion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Depart- ment responsible: City Planning Department, County Building and Planning Department] Implementation Measure CT-16.4(c): For roads on which the base segment level of service is rated at A, B, or C, the following standards of review shall apply to project propos- als: (a) The City shall determine if the proposed project will increase the traffic generated by the subject property by more than ten percent over existing site- generate traffic volume. ~7Discretionary projects mean an application for an approval that is granted at the discretion of the Planning Commission or City Council. The meaning is the same as 14 CCR {}15357. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation e Page 24 cluding an assessment of the impacts of the proposed project on the street's future level of service. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~ Agency/Department responsible: City and County Public Works Departments] Implementation Measure C~-I6.5(b): The detailed traffic study shall provide recommendations related to overall improvements -- or use improvements recommended in any traffic improvement program prepared by the City or County -- needed in the area to prevent degradation of level of service and shall also define the proportional share of the improvements that are attributable to the proposed project conditions. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-I6.5(c): If the road has an existing level of service of E or F, the proponent shall be required to use the services of a licensed traffic engineer to prepare a more detailed traffic study, including an assessment of the impacts of the proposed project on the street's future level of service. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department re- sponsible: City and County Public Works Departments] Implementation Measure CT-16.5(d): The detailed traffic study shall provide recommendations related to overall improvements -- or use improvements recommended in any traffic improvement program prepared by the City -- needed in the area to increase the segment level of service, or decrease the traffic demand on the segment served by the project to level of service D. The study shall also define the proportional share of the improvements that are attributable to the proposed project conditions. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] 5.06 Street classifications 5.06.01 Summary of major findings The area by a transportation system consisting highways, county roads, is served of state and city streets. This section of the Circulation and Transportation Element defines the roads into classifications and purpose. Definition of road classifications can be found in Table V.5-4. U.S. 101 is an important north-south highway which links different areas within the city of Ukiah and also connects the community with northern California. The freeway has four lanes through Ukiah and controlled access which is limited to local street interchanges. State Route 20 (Highway 20) is a two lane rural highway connecting the Ukiah area with Interstate 5 (I-5) and the Northern Sacramento Valley. Highway 20, an east-west route, is the northern border of the planning area located north of Lake Mendocino and intersecting US 101 near the unincorporated com- munity of Calpella. State Route 253, also known as Ukiah-Boonville Road, links Ukiah with Highway 128 and ultimately Highway 1 on the Mendocino Coast. This two lane rural arterial road intersects US 101 at the South State Street Interchange. Adopted by the City Council: December 6, 1995 City of Ukiah · Mendocino County Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation 4, Page 25 The City of Ukiah curremly maintains nearly fifty-two miles of city streets including arterial, major collector, collector, and residemial streets. These road classifications, including County roads within the Planning Area are defined in Table V.5-18. The classifications of individual roads are listed in Table V.5- -18. Mendocino County also maintains paved and unpaved roads which are within the Planning Area but are outside the current city limits. Table V.5-17: Street, highway, and road classifications, land uses, and parking guidelines Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California V.5. Circulation and Transportation ~ Page 26 Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 28 Implementation Measure CT-17.3(b): For new roads to be classified as major collector roads, the route and alignment shall generally originate at an arterial road and terminate at another arterial, a collector, or at an entrance to a neighborhood. Policy CT-I 7.4: Major Collector roads shall generally be intended to serve commercial, employ- ment centers, and high density residential types of land uses. Implementation Measure CT-I7.4(a): Multi-family residential, commercial, and employment center land uses are consistent with roads classified as major collectors. Policy CT-1Z5: Utilize minor collector roads to move traffic from arterial roads within the City and Planning Area. Implementation Measure CT-17.5(a): Roads classified as minor collectors shall be used for the purpose of moving traffic from arterial streets into and out of residential and commercial areas of the City and Planning Area. Implementation Measure CT-1Z5(b): For new roads to be classified as minor collector roads, the route and alignment shall generally originate at an arterial road and shall terminate at another arterial, a collector or at an entrance to a neighborhood. Policy CT-17. 6: Minor Collector roads shall generally be intended to serve low intensity commercial uses and high density residential types of land uses. Implementation Measure CT-17.6(a): Multi-family residential, and low intensity commercial uses are consistent with roads classified as minor collectors. Policy CT-I 7. 7: Utilize residential and rural roads to primarily serve areas where people live. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation ~, Page 30 5.07 Neighborhood Traffic Management 5.07.01 Summary of major findings Atthe of health and is its residential Ukiah has core any COITlInunity' S well-being neighborhoods. a vested interest in preserving the small town character and integrity of its neighborhoods. As traffic volumes continue to increase in response to area-wide development, improvements to major arterial and collector streets have not kept pace causing increasing volumes of traffic to diffuse into residential areas. A residential street's function includes not only its place in the transportation system but its role as part of a community's living environment. Many of Ukiah's neighborhoods are at risk of losing their intimacy and identity to excessive traffic impacts. It is imperative that the community act to preserve its residential streets for all their intended functions. Different streets have different functions and need to be designed accordingly. In this respect, blanket standards are inappropriate. There is a need for flexibility in the design or modification of a street to meet the needs of its residents while serving its fair share of the circulation and public safety needs of the community. In some cases, traffic management may be considered a preferable means of enhancing Ukiah's character while ensuring that transportation needs are met. G 5.07.02 oal CT-18: General Plan goals, policies, and implementing programs Preserve and enhance the small town character and integrity of all residential neighborhoods and streets. Policy CT-18.1:Provide for mitigation from traffic volumes and speeds not conducive to neighborhood character. Implementation Measure CT-18.1(a): During the short-term planning period the City and County shall develop a Neighborhood Traffic Management Program. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agen- cy/Department responsible: Public Works Departments] 5.08 Future street and circulation patterns 5.08.01 Summary of major findings The in the Ukiah have followed the main roads and created existing growth patterns Valley a pattern in which relatively dense development (commercial uses) are accessible by only one road or one main road with an inconvenient alternative access. To accommodate the future growth of the Valley and improve circulation patterns, a series of new roads or road extensions will need to be constructed over the life of the General Plan. The five-year Circulation and Transportation Element update process discussed under Goal CT--4 in Section V.E. 1 will be used to assign development priority for new roads. Priority will be based on traffic studies, changes in levels of service, and pattern of development. Based on an analysis of current traffic patterns, the'City's most critical needs are for an additional north-south arterial road and at least one major east-west arterial road. North-south traffic within the City travels primarily on State Street. Within the older residential areas, an additional north-south route exists Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation ~, Page 32 may be feasible in order to provide better north-south traffic flows. These routes are shown on Figures V.5-FF and GG and listed in Table V.5-FF. In addition to the street route changes, community sentiment seeks changes to the points of access -- called "interchanges" with US 101. The Freeway has nine interchanges within the Planning Area (Refer to Table V.5-20 the exception of the softball field, all interchanges provide north- and south-bound access. Caltrans has indicated that the interchanges are designed for substantially less traffic than is currently moving on and off the ramps. In 1991, the northbound US 101-North State Street interchange operated at level of service "F" dur- ing peak hours. Nearly two hundred vehicles above capacity used the ramp.~8 As part of the same 1991 traffic study, US 101/North State Street Southbound, and all US 101-Perkins Street ramps were reported at Level of Service "E". Unless significant changes are made to the interchanges, and new interchanges added, Freeway access in the Valley will be a significant problem for regional traffic. During the vision process, members of the community identified a number of needs associated with US 101 Freeway improvements. General agreement centered on the need to redesign the Gobbi and Perkins interchanges so that they allowed freeway ingress and egress without requiring vehicles to make left turns across traffic. Additionally, the community envisions that a new interchange could be constructed at Brush Street or Ford Road to connect with the extension of Orchard Avenue in order to take pressure off the Perkins and North State interchanges. Improvements to the interchange of US 101 and Talmage are to be constructed as a part of the Airport Industrial Park off Talmage Road, which is a short distance west of the existing interchange. Other desired freeway improvements include the addition of an acceleration lane between Gobbi and Perkins (both directions) to allow a safer mix of accelerated and decelerating traffic in the short distance between the two interchanges. Sometimes it becomes necessary or desirable to abandon a street. This is a practice common in redevelopment areas where it is necessary to eliminate little-used streets in order to combine parcels for public purposes or to encourage development in an area. At other times, streets, easements, or rights-of- way are abandoned to make room for new road alignments. It is not uncommon for older subdivisions to have recorded easements, rights-of-way, or "future" roads that will never be developed. Abandonments must be reviewed by the City and County Planning Commissions to make a finding of "General Plan consistency" prior to the City Council or Board of Supervisors taking action to abandon the roads. When abandoning a little-used or undeveloped street or road results in a greater public benefit, the abandonment should proceed. ~SAnderson, Kenneth D., PE, Transportation and Circulation Resource Directory (Roseville, CA: KDAnderson Transporta- tion Engineers, November 15, 1991), Table 4, page 16. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program V.5. Circulation and Transportation ~I, Page 34 City of Ukiah ~1~ Mendocino County, Califomi,~ i RIVER CROSSING IN THE CALPELLA AREA REDEMEYER ROAD EXTENSION OVER THE RUSSIAN RIVER HENSL EY CREEK RD EXIENSION 10 ORCI'IAR£ ORR SPRINGS RD UPGRA I) r/IMf'RO V£ [XI[ND 10 ORC'I lARD ORCHARD A VENUE EXIf: N510N Planning Area City Limits roules wiIhin Ihe A ! Figure V.5-GG: Future roads and road extensions ~ Planning Area Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation ~, Page 36 5.08.02 General Plan goals, policies, and implementing programs Goal CT-19: Establish alternate North/South and East/West access routes. Policy CT-19.1: Develop a program to extend existing roads or construct new roads to meet existing traffic demands. Implementation Measure CT-I9. I(a): During the short-term planning period, the City and County shall identify which road extensions and new roads will be needed in order to maintain or improve existing levels of service based on current traffic patterns. These shall be the "immediate need" new roads or road extensions. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agen- cy~Department responsible: City and County Public Works Departments] Implementation Measure CT-19.1(b): Roads identified as "immediate need" shall have the proposed routes identified and surveyed during the short-term planning period, and shall be incorporated into the City or County Road Improvement Budget as high priorities. Preparation of a budget and cost of improvements shall be a City or County responsibility. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-19.1(c): During the latter portion of the short-term planning period and the beginning of the intermediate-term planning period, the City or County shall allocate funds for the "immediate need" road construction. [Timeframe for completion: Intermediate-term planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-19.1 (d): Road improvements shall be required as a condition of project approval related to the extension of any road or construction of a new road in conformance with the requirements of the Land Development Code and City or County Road Standards. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Public Works Department] Policy CT-J9.2: Develop a program to extend existing roads or construct new roads to meet future traffic demands. Implementation Measure CT-19.2(a): During the short-term planning period -- as well as each five year update -- the City and County shall identify which road extensions and new roads will be needed in order to maintain or improve future or projected levels of service based on pending or proposed traffic patterns. These shall be the "future need" new roads or road extensions. [Timeframe for completion: Short-term planning period ~, Measure applies to: City and County ~, Agency/Departrnentresponsible: City and County Public Works Departments] Implementation Measure C~-I9.2(b): In the event of an amendment to the General Plan or the proposing of a project that will result in a shift in priorities, roads classified as "future need" may be reclassified as "immediate need" when necessary to mitigate potential traffic impacts. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California V.5. Circulation and Transportation 4, Page 38 Implementation Measure CT-20.1 (b): During the annual review of the General Plan the City or County may propose to delete identified road routes or road extensions by amendment to the General Plan. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-20. I(c): Once a proposed road extension or new road is constructed, it shall be deemed to be removed from the "proposed road and road extension" list. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Goal CT-21: Improve freeway access. Policy CT-21.1: Work to improve the existing freeway interchanges. Implementation Measure CT-21.1 (a): Working through the Mendocino Council of Gov- ernments, seek improvements to allow access in all directions to the interchanges of US 101 at Gobbi, Perkins, and North State Street. [Timeframe for completion: Short-term planning pedod 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Implementation Measure CT-21.1 (b): Work with MCOG and Caltrans to develop an off ramp to Perkins Street via Orchard Avenue. [Timeframe for completion: Short-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City and County Public Works Departments] Goal CT-22: Policy CT-22.1: Ensure abandonments result in a public benefit. Provide for abandonment of undeveloped or little-used roads when there is a general public benefit to the Valley. Implementation Measure CT-22.1 (a): The Planning Commission and the City Council (for the City) or the Board of Supervisors (for the County) may find that an abandonment is consistent with the General Plan if it also finds that there is a greater public benefit from the abandonment than from maintaining public ownership of the road, easement, or right-of-way. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] 5.09 Major circulation improvements to the existing street system 5.09.01 Summary of major findings WithinPlanning Area, are numerous segments that need to be the there intersections and road improved in order to provide for a better traffic flow. Some improvements may be minor, such as removing a four-way stop from an intersection that does not warrant the traffic control. Other cases may require that a four-way stop be added to increase traffic safety. Additional improvements can range from replacing four-way stops with traffic signals, synchronizing traffic signals, adding lanes, and realigning intersections. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California V.5. Circulation and Transportation ~, Page 40 the change in traffic control. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure CT-24.1 (b): When intersection levels of service at a four-way stop controlled intersection are at risk of dropping to an "E" or "F", prepare a study to determine if a signal is needed. [Timeframe for completion: Ongoing planning period ,e Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure CT-24. I(c): Signal sequencing shall be given a high priority, particularly where lights are numerous. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Departmentresponsible: City and County Public Works] Poffcy CT-24.2: Improve traffic movement when improving intersections. G Implementation Measure C~-24.2(a): When intersections are improved or designed, provide large curb radii at arterial intersections as often as possible. [Timetrame for comple- tion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department responsible: City and County Public Works] Implementation Measure CT-24.2(b): Bus stops shall be downstream from intersections. [Time- frame for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: Mendocino Transit Authority] eel CT-25: Develop programs to improve traffic flows without requiring publicly-funded improvements. Policy CT-25.1: Seek to establish programs which reduce the amount of traffic on the road during peak hours. Implementation Measure CT-25.1(a): Work with employers to evaluate peak times of em- ployee traffic and evaluate spreading work hours or allowing flexible scheduling. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department and Mendocino Council of Governments] Implementation Measure CT-25.1 (b): Cooperate with government and commerce employers to encourage work-at-home programs. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~, Agency/Department responsible: City Planning Department, County Planning and Building Department and Mendocino Council of Governments, Board of Supervisors] Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.I. Housing ,t, Page 2 The proposed General Plan anticipates continued residential and population growth, as well as expansion in economic activity, in the Ukiah Valley over the planning period which extends to the year 2015. Economic expansion 24,000 would be the result of continuing population growth in 22,000 the area and independent eco- nomic development activities. 20,000 18,000 g16,000 14,000 12,000 10,000 1980 198S 1990 199S 2000 200S 2010 Year Figure VI. l-l/: City of Ukiah Population Trends and Projections 2015 The General Plan will shape the intensity, location and distribution of growth during the planning period. However, the amount of growth which can be expected during the planning period will be regulated primar- ily by the prevailing rate of growth in the area regardless of the provisions of the General Plan. For the purposes of en- vironmental assessment, as- sumptions have been made about expected residential, com- mercial and industrial growth, with related circulation improvements. 1.02.01 Current population information The City of Uldah had a population of 14,599 in 1990, according to the final 1990 US Census Data provided by the California Department of Housing and Community Development. The population was housed in 5,825 housing units (dwellings) covering 5,666 households. Of the dwelling units, 2,850 (48.93%) were owner occupied, 2,812 (48.27%) were renter occupied. The remaining 163 housing units (2.80 %) were vacant. The California Depamnent of Finance Population Research Bureau prepares official estimates of population between census data collection. The Department estimates that the City's 1995 population is 15,783, a growth of 8.11 percent over the five year period. This is lower than the City and Planning Areas' typical 2',6 percent annual growth rate. 1.02.02 Population projections The probable maximum annual growth rate for residential development is about two percent per year, which compounds to a simple annual growth rate of about 2',6 percent annually. Between 1980 and 1990 the growth rate was just over two percent per year.: With a 1995 estimate of 6,364 City as a base, residential development over the twenty year planning peri. od may result in about 2,804 new dwelling units 2United States Census Data compiled for the 96067 zip code by CACI, Arlington, Virginia (Beltsville, MD: CompuServe Census Data Forum, June 20, 1992), Screen 1 of 2. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, Califomia VI.1. Housing ~, Page 4 community in the updating of the entire General Plan, including the Housing Element. The Citizen Advisory Committee, the Growth Management Steering Committee, and the Low-Moderate Income Housing Advisory Committee were all involved in the process. The various committees included representatives from Nuestra Casa--a Mendocino County-funded Hispanic Housing Agency, the Northern Circle Housing Authority--a US Housing and Urban Development-funded Indian Tribal Housing Agency, and local housing advocacy agencies--such as the Community Development Commission and the Rural Community Housing Development Corporation. Ukiah's multi-cultural community members were involved at every level of the process. The following members of the Housing Element Citizen Advisory Committee were responsible for preparing the foundation to the goals and policies that have been expanded and incorporated into the Housing Element: 1.03.01 Housing Element Citizen Advisory Committee To develop the General Plan revision and Growth Management program, the Ukiah City Council appointed fifteen Citizen Advisory Committees, one for each element, including Housing. The work of the Citizen Advisory Committees is detailed in Chapter II to the General Plan. The Housing Element Citizen Advisory Committee worked independently of the other committees to develop its policy recommendations for the Housing Element. The committee met approximately twenty-four times over a period of over two years to discuss housing issues, opportunities, constraints and strategies for Ukiah. The committee reviewed the draft document in May, 1992. The committee prepared the Preliminary Action Program for the Housing Element. Housing Element Citizen Advisory Committee members: Martin Bradley Irene Hardie Susan Crane Inge Dietrich Robert Castellanos Karen Poplawski Ron Cole Lyn Wood Angie Svendsen 1.03.02 Public comments during the scoping process During the process of developing the Housing Element, a number of comments and recommendations were received by the City from various individuals and organizations. 1.04 Evaluation of previously certified Housing Element Unlike other elements of the General Plan, the Housing Element must be reviewed and updated every five years. California law requires that the update include an evaluation of programs approved in the prior Housing Element to report to accomplishments. This section of the Housing Element provides the evaluation of the last certified element. le The City Planning Commission shall continue to review the Zoning Ordinance and Subdivision regulations to eliminate those items which decrease housing availability and affordability, but do not effect public health or safety. Annually in March, a complete review of the ordinance will be undertaken. Status: A complete review of the Zoning Code was completed by the Planning Commission ~ late 1992. These comprehensive revisions are being held until the revised General Plan is implemented. Staff has not yet completed an analysis of which modifications would Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing 4, Page 6 district to in fill properties. Modification of this requirement and continued use of the district regulations is recommended. . The City will continue to implement programs identified to address areas of need documented in the "Mendocino County Housing Needs Plan" (Fair Share Plan). The City will cooperate with the Mendocino Council of Governments in its review of these allocations every three years. Status: The City participated in Mendocino Council of Governments' 1992 "Housing Needs Plan" and continues to pursue programs which meet the documented need for affordable housing. We have continued to work with a firm in Sonoma County to complete approximately 30 housing units on Mulberry Street. The majority of units constructed in the last ten years have been in the affordable range with most being subsidized through a recognized program. Evaluation: The City is required to participate in the Mendocino Council of Government's (MCOG) Fair Share Plan. This action item is appropriate to ensure local input to the regional allocation. e The City will generate on an ann!mi basis appropriate housing related information using, as the basis, the various analyses provided in the Census. City staff shall report progress on implementation of the Housing Element annually in February. Status: The distribution of usable federal Census data has been extremely slow. In addition, State Department of Finance estimates since 1990 have not been as extensive or comprehensive as before. The General Plan and Growth Management Revision Program should provide the most reliable, updated information available. This evaluation comprises the annual progress report. Evaluation: The City depends upon the State Department of Finance for population projections and housing unit information. The new General Plan data can be used, but the resources are not available to provide in-depth analysis on an annual basis. The annual review of progress on the Element is an additional administrative activity which does little to increase the actual production of housing units. It would seem more efficient to conduct the review effort in conjunction with the State mandates for updating the Housing Element. e The City of Ukiah shall support the Mendocino County Housing Authority/Community Development Commi~ion as having primary responsibility for the following activities: application for CDBG funds, administering funds secured under State or Federal housing programs, providing assistance to developers of low and moderate income housing, managing public housing units or rental assistance programs. Local churches will be asked to inventory church holdings suitable for development of low or moderate housing, or a homeless shelter. They will be asked to provide leadership in developing the properties. Service clubs will be asked to assist in these efforts. Status: CDC is the primary resource for CDBG rehabilitation activities. Because of the difficulty in marketing rehabilitation grants and loans, the City has not pursued this activity recently. Currently, the City is processing a CDBG Planning Study to analyze the homeless population and prepare funding applications for at least two facilities for the Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~ Page 8 units; their programs are more oriented toward new construction. Demolitions are reviewed by the City Council, with recommendations from a newly constituted Demolition Permit Review Committee, comprised of the Chairman of the Planning Commission, and representatives of the building industry and general public. Evaluation: The Community Development Commission has indicated a preference to work with committed property owners and existing qualified housing. The City will continue to discuss demolitions with interested agencies. Specific reference to CDC should be eliminated and this item should be added to the list of potential implementation measures. 11. The City shall continue to inspect existing rental units upon written request, but at a reasonable cost, with a report presented to the owners and the occupants outlining the health and safety dangers (if any) and requiring compliance with the Housing Code, pursuant to Revenue and Taxation Code Section 17299 and 24436.5. Status: The City continues to provide building inspections upon request. Though the property owner is notified, the system has been improved to accommodate tenant inspection requests. Evaluation: This procedure is effective and has resulted in some housing upgrades. Continuation is appropriate. 12. City staff will assist the Community Development Commi~ion to prepare a smnmary of available rehabilitation loan programs and also study the feasibility of marketing revenue bonds to raise additional monies for this purpose. Status: CDC maintains information regarding rehabilitation; however, as noted earlier, marketing and administration of these programs is difficult. It is not the highest priority for local housing providers or most cost effective projects at this time. Some individual applications for Redevelopment Housing Set-aside Funds have been reviewed by the Low and Moderate Income Housing Advisory Committee but not funded because of the low efficiency factor. Revenue bonds at the local level are not the best method to finance rehabilitation efforts. Rehabilitation of individual single family homes, although important, conserve housing for one family at a time. For more families to be served with limited dollars, the programs focus on rehabilitation of multi-family housing so that more people and housing units are served by available dollars. Evaluation: This matter is still valid. The City has adopted the State Historic Building Code as well as the Uniform Code for Building Conservation. 13. The City will continue to preserve its architectural heritage through the State Historical Building Code and the Marks Historical Rehabilitation Act of 1976. Status: Evaluation: A proposed historic preservation ordinance was discussed by the Planning Commission with an ad hoc Historic Preservation Committee, but the entire issue was deferred to the General Plan/Growth Management Plan.program. This matter is still valid. The City has adopted the State Historic Building Code as well as the Uniform Code for Building Conservation. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing e Page 10 18. The City will notify the School District of any major development that may have impact on the local school system. Status: The Ukiah Unified School District is contacted regarding all subdivisions and major commercial projects. Also each building permit with new residential or commercial space requires School District approval of school impact fees. There is an agreement between the Ukiah Unified School District and the Redevelopment Agency relative to impacts caused by increased development. Evaluation: This is standard planning procedure which occurs through public noticing, environmental review, and participation in the Growth Management/General Plan process. Table VI. 1-23: Population displayed by Household Type 19. Investigate the feasibility of submitting applications for a mortgage bond allocation from the State Mortgage Allocation Committee or a Mortgage Credit Certificate. September 1987 is the deadline for this activity. Status: Mortgage Revenue Bonds have not been pursued because of their high cost to benefit ratio. The City is participating in the Countywide Mortgage Credit Certificate program administered by CDC. An application for $10 million has just been submitted to the California Debt Limitation Allocation Committee, with the effective date to be late November or early December. Evaluation: Though the deadline was not met, the City is not currently participating with the Community Development Commission in the countywide Mortgage Credit Certificate program. As several other action items, this is very specific and should be listed among several implementation measures to be pursued. 1.05 1.05.01 Community profile Population The City's population is primarily White with limited numbers of Blacks, American Indians, and Pacific Islanders. Whites represent 88 % of the population, down from 92 % in 1980. The fastest growing group in Ukiah is Hispanic persons of all races. Population and race data for 1980 and 1990 are shown on Table VI. 1-21. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/~ Mendocino County, California VI.1. Housing 4, Page 12 was $31,500 per year.4 Median household income for the City of Ukiah used in Table VI. 1-6 is $24,402. Median income is the point at which half of the households earn less income each year, half earn more. Median income is useful in assessing the ability of an average family to secure housing; however, it masks issues of critical need and over payment. In addressing affordable housing issues, income brackets are divided by the Department of Housing and Urban Development (HUD) into four main categories: very- low, low, moderate, and above moderate. The very low income household earns up to fifty percent of the City's median income. Some studies divide this in household incomes of 0-30 percent and 31-50 percent. For purposes of the housing element, the under fifty percent category is used for very low income families. Within this range are households at or below the poverty level. Low income households earn between 50-80% of the area median. Moderate income households earn 80-120%, and above moderate income households earn over 120% of the median income. Table VI. 1-27 shows the number of households by income group. The PG & E Profile projects a shift in income distribution for 1995 (see Table VI. 1-27). This could be the result of salaries increasing with employee tenure or promotions or salary increases due to economic development, or in-migration of households with a higher income than is typical for Ukiah. In- migration of more affluent persons is a possibility given the relatively affordable housing in Ukiah as compared with commu- nities in northern Sonoma County. As the Bay Area continues to grow outward, many households are increasingly willing to commute for longer time periods to be able to afford a home and maintain a high paying job. Traffic patterns on Highway 101 indicate an increase in commute traffic from the Ukiah Valley south to Sonoma County. Table VI. 1-26: Reported Value of Owner Occupied Units 1990 less than $50,000 42 $200,000 + $ 51,000- 99,999 834 37 $ 100,000- 149,999 913 40 $150,000 - 199,999 315 14 160 7 Another type of income measurement is the "family income."S Median family income for the City is $29,387, which is nearly $5,300 higher than median household income. Higher family income is often a result of two wage earners. The Ukiah Community Profile provides more income detail for City residents, as shown in Table VI. 1-27. nMendocino Council of Governments, Housing Needs Plan, 1991. SA "family" includes persons living together who are related by blood or marriage. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing e Page 14 In the 1990 Census Data provided by the HCD, 1,786 lower income households (earning 80% of median income or less) were paying more than a quarter of their income for housing. These households represent more than three-quarters of all lower income households. 1,424 of the households overpaying are renters -- representing 85 To of all lower income renters. The remaining 362 overpaying households are home owners. This latter group is 54 To of all lower income home owners. 1.05.05 Number of Overcrowded Households By definition, a housing unit is "overcrowded" if it has more than one person per room (of all rooms in a home, not just bedrooms). Overcrowding is an indication of high housing costs, low average incomes, limited supply of housing or a combination of all of these factors. The number of units which are over- crowded has varied from 227 in 1970 and 164 in 1980 to 381 units in 1990. Overcrowded units in 1990 represent 6.5 % of all housing units, approximately the same percentage as in 1970. There are substantially Table VI. f-28: Poverty level by household income and family size Very Low 11,600 13,300 14,950 16,600 17,950 19,250 Lower Moderate 18,600 21,250 2,390 26,550 28,700 30,800 Median 23,250 26,550 29,900 33,200 35,850 38,500 27,900 31,900 35,850 37,950 43,050 46,250 2O,60O 32,950 Ii 41,150 49,400 more "overcrowded" rental units -- 283 than the 98 owner-occupied overcrowded units.6 1.05.06 Condition of housing In 1985, a formal "Survey of Housing Conditions" was performed. The survey identified housing units as being either structurally sound, in need of minor repair, in need of major repair, or beyond repair. These data were supplemented in early 1995 by estimates and information provided by area insurance agents and builders. The central and northwest portions of the City contain the greatest percentage of housing units in need of rehabilitation or demolition. This area of substandard housing is primarily located within the Redevelopment Area. It may it may qualify for tax increment funding for improvements. According to staff at the Mendocino County Community Development Commission, the 1985 survey results are still valid; housing conditions have not changed markedly since 1985. An informal 1994 windshield inspection of areas in which there was housing in need of improvement during the 1985 survey finds that conditions are generally the same as 1985. This is a result of a combination of some homes being rehabilitated or repaired, other homes being converted to owner- occupancy and being improved by the new owners, and some homes that were "acceptable" in 1985 now falling into a "needs repair category." Based on the sampling of the areas, and allowing for a pending abatement proceeding against four homes, the City has an estimated 750 hmnes in need of minor repair. It is projected that there are less than 350 in need of major repair. These numbers are higher than another 61990 Census Summary Tape File lA. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ~, Page 16 Currently non-residential 38.32 1-28 Adequate 2.51 Other 11.08 1-28 Adequate 2.51 Total 311.70 2.51 Table VI. 1-30: Inventory of undevelo residential usee =ed land within the City of Ukiah suitable and zoned for 001-490-94 001-470-59 001-470-61 3,000 6,050 9,100 MLD 3,500 MLD MLD 001-470-62 9,600 MLD 2 001-470-63 5,000 MLD 1 001-470-64 4,800 MLD 1 001-470-66 3,500 M LD 1 001-470-67 MLD 1 001-470-68 5,000 MLD 1 001-470-69 4,400 MLD 1 001-470-70 5,500 MLD I 4,400 30,600 9,000 001-470-56 001-440-09 6,600 001-440-10 MLD LDR/HS LDR 001-440-08 7,600 LDR 1 001-440-06 8,000 LDR 1 001-410-16 82,500 LDR 9 001-410-18 75,500 LDR 9 001-410-20 68,750 LDR 8 001-410-29 11,000 LDR 1 001-410-35 15,225 LDR 2 001-410-36 17,425 LDR 2 001-430-25 56,000 MHD 18 10 001-430-24 MLD 1 001-060-44 19,375 MLD 001-060-4,5 0 MLD 0 0 001-082-36 3,025 MLD 1 1 001-082-37 5,400 MLD I 1 001-082-42 2,500 MLD I 1 001-071-19 6,300 MLD I I 1 I duplex ok I duplex ok 2 duplex ok I duplex ok I duplex ok 1 duplex ok I duplex ok I duplex ok 1 duplex ok 1 duplex ok 1 duplex ok 1 1 1 1 2 2 2 1 1 I multi-family I multi-~mily 8This list does not include any inventory of lands outside the City limits as of May 6, 1995. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, Califomla VI.1. Housing ~, Page 18 001-183-10 001-203-31 001-203-34 15,000 65,500 14,400 MLD MLD 3,600 MLD 11 001-240-08 42,938 LDR 5 001-230-08 341,510 LDR/HS 3 001-242-18 MLD I 001-243-05 12,100 MLD 001-252-47 8,000 MLD 2 001-253-23 20,250 MLD 3 001-271-16 7,150 MLD 1 001-271-18 2,000 LDR 1 001-275-10 7,125 MLD 1 001-283-25 10,000 MLD 2 001-291-29 14,000 MLD 2 001-292-14 6,300 MLD 1 001-304-02 9,100 HDR 6 001-321-25 39,000 MHD 13 001-420-14 363,250 HS 1 001-323-13 7,150 MHD 2 002-093-03 7,500 MHD 2 002-080-42 7,200 MLD 1 002-111-31 20,600 MLD 3 002-114-59 MLD I 5,000 5,400 002-102-03 15,000 HDR 10 002-153-14 HDR 3 002-146-37 10,200 MLD 2 002-281-02 14,375 HDR 9 002-281-14 13,650 HDR 9 002-281-15 13,650 HDR 9 002-302-37 7,000 MHD 2 002-311-04 2,700 HDR 2 002-311-10 72,000 HDR 46 25 002-311-15 82,925 HDR 53 29 003-010-36[Potion] 41,578 H$ 0 0 003-010-36 [Potion] 62,375 MLD 10 9 003-010-37[Potion] 55,250 MLD 9 8 003-010-37[Potion] 65,000 HS 0 0 003-021-23 19,000 MLD 3 3 003-021-24 5,000 MLD 1 1 003-030-47 6,000 MLD 1 1 003-030-48 5,000 MLD 1 1 003-030-49 7,000 MLD I 1 Ado~ ~ the Ci~ Coun~l: Novem~r, 1995 9 2 1 1 1 2 1 3 1 1 1 2 2 multi-family I multi-family 3 7 I slopes 2 2 duplex 1 3 1 5 2 duplex 2 5 5 5 2 duplex I multi-family Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~, Page 20 Abbreviations: LDR- Low Density Residential, 1-5 dwellings/acre. MLD -- Medium Density Residential, 6-7 dwellings/acre. MHD B Medium High Density Residential, 8-14 dwellings/acre. HDR- High Density Residential, 15-28 dwellings/acre. HS -- Hillside Development, no development assumed. General Plan densities taken as net densities. · Buildout one assumes maximum density. · bBuildout two assumes minimum density under General Plan. Roads assumed at 15% of gross land area when development would result in 33 or more units. Table VI. 1-31: Parcels with residential potential currently designated for commercial use~ 002-040-14 48,000 002-010-06 002-010-08 002-030-06 002-040-35 002-040-36 48,000 8 9,750 2 multi-family 60,80O 10 20,000 3 multi-family 20,000 3 multi-family 2 002-093-04 9,900 multi-~mily 002-121-08 6,600 1 002-122-01 6,750 1 002-146-15 5,400 002-146-35 6,500 002-153-27 5,000 4,500 1 multi-family 1 multi-family 1 1 002-153-32 002-146-36 6,000 1 002-193-16 13,500 2 002-200-39 15,000 2 002-200-40 7,500 1 002-175-06 12,500 2 002-182-19 9,600 2 002-186-02 7,225 1 002-186-19 13,300 2 multi-family 002-217-06 21,000 3 002-218-02 6,200 1 9This list does not include any inventory of lands outside the City limits as of May 6, 1995. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ~ Mendocino County, California VI.1. Housing ~, Page 24 Table VI. f-33: Assisted units inventory HUD §236 09/27/97 - Section 8 37 (J) (1) 05/29/99 - Section 8 92 CONV 04/26/2016 - HUD assisted units=92 48 et HUD §202 4/10/99- Section 8 48 ~iiiiNew New Construction 07/20/2019 - HUDunits=48assisted Total Construction FmHA 04/2014 42 Construction FmHA 11/18/2001 - Section 8 48 Ukiah, CA 95482 {515/8 (707) 468-0669 Holden Street Apartments Holden at Dora Street HUD §202 02/10/2003 - Section 8 Ukiah, CA 95482 New Construction 06/22/2023 6 (702) 468-9672 Creekside Village 44 237 E. Gobbi St. HUD §202 06/09/2003 - Section 8 40 Ukiah, CA 95482 New Construction 05/13/2023 - HUD Total (707) 463-0721 assisted 4 units=44 TOTAL: 190 HUD 266 Section 8 Abbreviations: HUD: Housing and Urban Development FmHA: Farmers Home Administration. LMSAJRAPV/CONV: Loan Management Set Aside, converted from an earlier Rental Assistance Payment Contract. Sources: California Coalition for Rural Housing Project. "Inventory of Federally Subsidized Low-Income Rental Units, 1990 Update". March 1, 1990. State of California, Department of Housing and Community Development. Revised Housing Element Amendment Date, Preserving Subsidized Housing Projects. 1991 1.08.01 Disabled According to 1990 Census data approximately two percent of Ukiah's population, 311 people, between the ages of 16 and 64 are expected to have a mobility or self care limitation. Approximately seven Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI. 1. Housing 4, Page 26 surrounding the City. Harvest time workers are mostly single men with short term housing needs. The Census reports that there are only 259 persons within the City who are employed in the agriculture, timber, and fisheries industries. Farmworker housing within the City is integrated with other low-income family needs. 1.08.05 Female head of family Single mothers with children represent 566 of the City's 2,100 family households with children. Single mothers with children have a high need for affordable housing. Many work at low wage positions in the service or retail sectors in order to support their families. This results in an allocation of a sizable portion of their income for child care. This leaves less income to be spent for housing. Encouraging higher wage positions or affordable child care facilities would help female-headed households meet their housing needs. Affordable housing options for this target group may include multifamily rental housing, homeownership opportunities, and homesharing programs. There presently are no funds available to produce new low-income family-oriented units to meet this housing need. 1.08.06 Homeless persons A study of homelessness was commissioned by the City of Ukiah to be used as an educational tool, for assessing the housing and related needs of the homeless people in the Ukiah area, and as a tool to be used in planning to address those needs. It was conducted by Kiichli & Associates and was adopted by the City of Ukiah in August of 1994. This study is incorporated into the Housing Element by reference. Section 1.08.06 is extracted from the Kiichli report. The Kiichli study provides: counts of the number of homeless people in the area; an analysis of the issues that cause or contribute to homelessness; an exploration of the immediate and longer term needs of homeless people; an analysis of the services and resources that are available in the Ukiah area to address those needs (Appendix 1 of the Kiichli report provides a detailed listing); an analysis of the availability and accessibility of housing for this population; an examination of the gaps in services and housing opportunities that exist; and recommendations for the role the City might play in addressing the needs. There are many avenues through which the City of Ukiah can work to reduce homelessness in this community, including supporting and encouraging the development of affordable housing, taking a leadership role in encouraging economic development and employment and training opportunities and supporting local service providing agencies in their efforts to develop a comprehensive continuum of care in this community. The task is large, but the need is clear. The information and recommendations in this study provide a basis for a caring and effective City and community response to homelessness in the Ukiah area. The following is a profile of homelessness in the Ukiah Area: There were more than 1,120 homeless households (2,044 people) in the Ukiah area during 1993 (Kiichli report page 11). There are 12,580 households (34,785 people) residing in the Ukiah area (Ukiah and surrounding area, including Calpella, Redwood Valley, Talmage, Hopland) (Kiichli report page 4). The homeless people represent 5.9 percent of the total population CKiichli report page 13). Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California VI.1. Housing 4, Page 28 The race of persons receiving AFDC has been compared to that race's representation in the popu- lation as a whole to demonstrate whether poverty is "color blind." On the basis of statistical probability, fewer Whites and Asians are living in poverty. Native Americans have a disproportionately high poverty level. 17 Families receiving public assistance are among the most impoverished in the community. If these households were given preferential access to the 448 units of assisted housing in the community, 375 of these households would still require assistance. In other words, a minimum of 375 additional units are needed in the assisted inventory. This does not include elderly, physically disabled persons on Social Security and SSI, the working poor or other low income persons. A second group at risk of becoming homeless are those facing the threat of eviction from their residence. The Mendocino County Municipal Court received an average of 23 unlawful detainer notices (tenants must vacate premises) per month for the Ukiah area in Fiscal Year 1991. A total of 160 notices had been filed between January 1 and July 17, 1991. More than 50 of these notices in 1991 resulted in evictions. ~8 1.08.08 Siting criteria for homeless facilities Homeless facilities can be grouped into two categories: transitional and emergency. Transitional facilities are those where the program objective is to provide a residential setting for up to six persons residing in the facility. These facilities can be a converted single family residence or have the appearance of a single family residence. Emergency facilities are designed to provide services on an immediate need basis. Some larger facilities may offer support services such as counseling or job placement. Transitional facilities may be appropriate within existing residential neighborhoods, because the use of the facility is the same as a home. The emergency facilities may be sited in areas near services. Housing for the homeless is permitted in all residential zones. The City has no special constraints that would block the use or development of a home as a homeless shelter. The types of units may have restrictions. For example, housing up to six homeless persons would be considered acceptable within a single family district. To provide multiple housing opportunities for families, the homeless shelter may need to locate within a multi-family district. In many cases, a use permit may be sought to allow a shelter in zones where the use is not permitted outright. ~7Mendocino County Welfare Departme[~t Case Information. tSMendocino Municipal Court, Mount San Hedrin District, Case Records. Mike Foss, State of California Judicial Council, telephone interview. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.I. Housing ~, Page 30 1.09.02 Housing production goals Ukiah is unique in that most of the property available for residential use would qualify as "in-fill". The vacant properties are scattered all over town and parcel sizes do not lend themselves to large scale development. The average parcel size of an undeveloped residential parcel is 1.68 acres, suitable for ten dwellings in a single family context or a small multi-family development.2° The Mendocino Council of Governments prepared a Housing Needs Plan in 1991 for all of the cities and unincorporated area of Mendocino County. This assignment of housing units needed is sometimes called the "fair share" allocation. The Housing Needs Plan establishes the number of housing units which need to be constructed in the city to accommodate expected increases in population. A second aspect of the fair share allocation is that it sets goals for the affordability of units and the numbers of units produced which will be affordable to different income groups.2~ Residential housing needs set by the Council of Governments for the incorporated City of Ukiah is 775 units to reflect both the new housing need and an offset for the number which may be converted to a non residential use, demolished, or otherwise removed from the housing stock. Meeting these goals will Table VI. 1-35: Affordable housing type, density, and land needs for the City of Ukiah during the short-term planning period Very Iow Low Moderate Above moderate 394 394 473 571 866 1,011 945 1,103 36,000 42,000 52,000 55,000 100,000 120,000 Greater than m- oderate housing 12-18 units 16 average 7-11 units 9 average 4-6 units 5 average Less than 4 units/acre 2.5 average Multi-family Mfg housing Mobile homes Mobile home pk Mfg housing Multi-family Duplex Single family Duplex to fourplex Mobile home park Condominium or townhome Single family Duplex Condominium or townhome 217 108 140 310 22 28 62 14 acres 12 acres 28 acres 124 acres Table generated in concept and original data by the Mendocino County Department of Planning and Building Services, Mendocino County Housing Element Technical Appendix Table 9.1-3, 1993. This table reflects the population density and building intensity provided for the Ukiah General Plan Revision and Growth Management Program 1995 update. The number of units per acre are based on the typical averages that have been constructed within the City of Ukiah over the past twenty years. 2°Calculation from Table I. 1-1 by dividing total residential acreage by number of parcels. 2~Mendocino Council of Governments. Housing Needs Plan. June, 1991 Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.I. Housing ~, Page 32 paymem of in lieu fees to a housing trust fund, construction of another unit, or comribution to construction of an existing project to make it more affordable. 1.09.03 Low and Moderate Income Housing Fund (L&M Fund) Estimated revenues available through the City of Ukiah Redevelopmem Agency's L&M fund through the end of June 1999 have been projected based on a 7.6 percem increase per year over the fiscal year 1996 - $284,025; 1997 - $351,011; 1998 - $423,131 and 1999 - $500,783. Anticipated L&M Fund expenditures can only be described in very general terms. It is estimated that expenditures will fall under one of three broad categories. Each of the three categories is listed as well as estimated percentage of yearly expenditures for each: New Construction Activities (60%): This may include but is not limited to down paymem assistance; SWEAT equity loans; direct comribution to matching funds for nonprofit agencies. Rehabilitation/Grants (20%): This may include but is not limited to activities such as 100% grams and direct assistance. Special Programs (20%): This may include programs including first/last rental deposit assistance; first- time homebuyer down paymem assistance. 1.09.04 Relationship of housing production to rents and prices Ukiah's rental market has generally held steady with the construction and development of new housing units for affordable markets. Although there is a shortage of rental housing in the low and low- Table VI. 1-37: Percent rentals in rent ranges moderate price ranges, it is not within the critical range. In a 1994 survey of remal units for the City, Kiichli Associates "Study of Homelessness" found the median gross rem in the City was $496 per momh. Table VI. 1-37 shows distribution of rental units by monthly rents. Mortgage payments are more widely distributed across the income spectrums. Current mortgage paymems in the City vary significamly depending on how long someone has been in their home and the interest rate. Newly constructed units in Ukiah, idemified in Table VI. 1-34 are offered at varying prices. The projects idemified as "low" or "low moderate" are priced to have either affordable mortgage paymems (including taxes and insurances) or affordable rems. The range of affordability is defined within the Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ~, Page 34 1.09.05 Summary Meeting growth needs over the General Plan planning period may require an increase in the land available for housing or increased efficiency on existing land. Annexation of vacam land suitable for residemial use increases land available for housing. Conversion of land now designated or used for non- residemial use for residemial purposes would also increase the supply of land without annexation. Other options include controlling the loss of housing through review of demolition permits, encouraging residential uses above ground floor in commercial districts, or increasing densities on residential lands throughout the city. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California VI. 1. Housing 4, Page 36 system ensures there is adequate infrastructure to meet long-term growth requirements beyond the year 2000. Market and inventory conditions 1.11.01 Employment trends Ukiah is the commercial hub for Mendocino County and portions of Lake and Sonoma Counties. Approximately 75,000 people are in the Ukiah market area. The City is located along the Highway 101 corridor making it a convenient stop for business travelers. Major manufacturing employers are in the lumber and agricultural products industries. Table VI-22 lists the major employers in the greater Ukiah area. Unemployment rates in Mendocino County have increased from 7.8% in 1989 to around ten percent in 1993, at a time when unemployment nationally was approximately one half that rate. Although the economic forecast and employment rates do not look good in 1994, Ukiah is positioning itself for growth and economic development in the future. 1.11.02 Governmental constraints Governmental constraints have been pointed out as a key deterrent to production of housing in adequate amounts and within affordable price ranges. Many of these "constraints" -- such as park land dedication requirements, infrastructure requirements, development standards, and delays in processing to allow public input -- are actually community demands for quality housing and living environments. Boards and commissions responding to this input will continue to require that housing developments meet community quality of life standards. 1.11.03 General Plan The bulk of the City's vacant land use inventory is designated Medium Low Density. A substantial portion is designated for High Density. Adequate sites have been designated for residential use to meet the growth needs of the regional fair share plan. The general plan is not viewed as a constraint to housing production goals. Without annexation, the General Plan provides for significant opportunities for residential development -- and the use of mixed use residential and commercial development in non- residential zones. 1.11.04 Zoning Densities Zoning districts are in place to allow development of land at one dwelling unit per acre to 28 dwelling units per acre. Residential zones require a 6,000 square foot minimum lot size for interior lots and 7,000 square feet on corner lots. Existing lots with less than the minimum square footage can be developed upon securing a site development permit or use permit. Creation of new lots less than 6000 square feet is accomplished in the Planned Development Zone. The General Plan calls for a revised Land Development Code to be enacted with certain specific performance standards for new construction -- especially related to multi-family dwellings. The requirements include provisions for design review, minimum landscaping standards, and site development designed for energy conservation and alternate methods of transportation. These performance standards Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ll Mendocino County, Califomia VI.1. Housing ~, Page 38 1.11.05 Improvement Standards The City is operating under the Uniform Building Code for building conservation applicable to all buildings constructed prior to 1972. This code relaxes building code standards for older structures. New construction must conform to the Uniform Building Code. The City has no additional building code requirements in addition to the UBC (and its associated codes) or State Building Code requirements (Title 25 Energy Standards). Table VI. 1-39: Utility connections fees 1.11.06 Fees and Exactions Ukiah has not taken advantage of the full range of fees and exactions which have been made available to cities and counties. For example, the City has not adopted a comprehensive traffic impact fee program, sales tax increase, or utility fees for flood control or storm drainage. Tax overrides have been approved for school district needs, and sanitation. Total tax overrides amount to 0.154 dollars per $100 of assessed valuation, or an increase of 1.54 % to the average property tax bill. As a result, Ukiah compares favorably against many other jurisdiction in the opportunity for construction of affordable housing. Ukiah does charge standard building permit fees, in lieu park fees, and connection charges for city operated utilities. Fees and charges for these utilities are shown on Table VI. 1-39. The per unit cost for connection charges ranges from $1,995 for a detached single family house, to $1,104 per unit in a ten unit apartment building. The current schedule of fees encourages multi-family development and affordable housing. 1.11.07 Processing and Permit Procedures Residential building permits require no public review. Permits are issued as quickly as plan checks are completed, generally two to three weeks. When a discretionary permit is required, changes in state law have increased the amount of time required for environmental review. In addition, recent case law standards result in an increased need for Environmental Impact Reports (which can take 12 to 15 months to complete). Locally, the City has streamlined this process with policies in the General Plan to reduce the need for lengthy environmental review and establish more uniform design and review standards. These Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ~, Page 42 increase by approximately 256 persons per year to a projected population of 17,159 in the year 2002.23 If the number of persons per household remains the same, building starts will need to average 156 units per year during the short-term planning period to keep up with the demand for regional housing projected by the Mendocino Council of Governments? Undeveloped land is available in the City which can be used to meet the growth needs in the near term. 1.15.01 5 Year strategy Table VI. 1-42: Quantified Objectives Very Low-income 217 50 125 Low-income 108 35 100 Moderate-income 140 25 100 Above Moderate 310 10 1 O0 1.15.01(A) Housing concepts Location and density of new development The location and density of new residential development is shown on the Land Use Map. Density is a numeric expression of the number of dwelling units per acre. Density is often a more important consideration in the service demand of a project and its impact on the neighborhood than the distinction between single family and multi-family uses. Zoning establishes whether the property is developed with multi-family or single family uses. Infill development in residential areas is directed by policy to be compatible with the neighborhood. Protection of existing stable residential areas The largest investment many people will make in their lifetime is for their primary residence. To recognize the material and psychological impact of this investment, it is important for the City to minimize land use activity which is perceived by residents as undesirable in the area. Demolition or conversion of housing stock One of the most important tools in promoting affordable housing is to protect what presently exists. One means of preserving affordable housing is through the control of demolition permits. Sound housing may be demolished to make way for a different use of the land, or a more intense development pattern. Housing is also lost when the unit is converted to a non-residential use. There are examples in the city where older homes have been converted to commercial uses and professional offices. Not all houses should be saved. Those which are in serious disrepair, or damaged by fire may not be economically feasible to rehabilitate. :3California Department of Finance, Population Research Unit and Mendocino Council of Governments, 1991 Housing Needs 24Ibid. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.1. Housing ~, Page 44 the differences between a rural City like Ukiah and major urban centers and metropolitan areas within the State. In reviewing the needs of the community against the requirements for a Housing Element, it is believed by a majority of those participating in the process that the Housing Element imposed by statute and liberally interpreted through State regulations and guidelines is not in conformance with the needs, goals, and aspirations of the people of Ukiah. 1.15.02(B) Hearing and notice The Growth Management Steering Committee conducted final hearings on the Housing Element at its meeting of August 10, 1994. Additional hearings were then conducted before the Planning Commission and City Council between December, 1994 and June, 1995, with the Council reaching conceptual approval of the entire General Plan, including the Housing Element, on June 10, 1995. The Growth Management Steering Committee spent four meetings in February and March, 1994, covering the Housing Element. Public notices were published for all the meetings, representatives of community housing groups were extended personal notices, and notices were posted at City Hall. 1.15. 02(C) General Plan consistency The Housing Element was prepared as part of the complete rewrite of the City of Ukiah General Plan. The goals, policies, and implementing programs in the Housing Element proposed by the Growth Management Steering Committee are consistent with the General Plan. Additional policy requirements imposed by State review and regulation have been modified to ensure internal consistency although in many cases the Growth Management Steering Committee opposed these goals --although consistent -- as being at variance with the Vision Statement and overall objectives of the Plan. An explanation of General Plan goals, policies and implementing programs, what the measures mean, and the level of General Plan detaiF6 The General Plan's overall vision recognizes that there are many priorities within the City of Ukiah. The vision of the people, as reflected in the Vision Statement (Element III of the Plan), is an attempt to acknowledge the broad interest of the community. It provides a cohesive approach to improving the local quality of life. The goals and policies of the Housing Element support the Vision Statement and are compatible with the regulations guiding its structure and content. Goals are the broad objectives of the Plan that help carry out the Vision Statement. The Vision Statement is the overriding foundation from which the entire Plan is written. Each goal must be consistent with the Vision Statement to represent what the hundreds of community participants desire for the City of Ukiah. The policies are in effect the direction of the City Council as to how the Plan is to be carried out. Policies further define goals into action programs. The implementation measures are the base for making the Plan work. An implementation measure is not an ordinance, nor is it a specific program. Implementation measures provide direction to another action that needs to be carried out by the City. Implementation measures call for the development of a active program within the timeline of the Plan (short-, intermediate-, and long-term planning periods of 0 to 5, 5-10, and over 10 years respectively). The measures do not define the program. The reason implementation measures do not detail a program is that once the program is initiated, it must have the flexibility to evolve into something that works for the ~I'his section is provided to explain the relationship of goals, policies, and implementation measures to Housing Element reviewers that may not be reading the complete General Plan in context. This section is to be removed upon final adoption of the Plan because it repeats information from the Introduction. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.I. Housing 4, Page 46 Goal HS-2: Maintain a balance between the loss of affordable housing and new affordable housing. Poffcy HS-2.1: Encourage construction of new affordable housing when there are losses of affordable housing due to demolition or other conversion. Implementation Measure HS-2. I (a): During the annual report to the Planning Commission of General Plan achievement, the Planning Department shall identify the number of affordable housing units lost during the year. The Commission shall then consider recommending that the City implement programs to encourage a like number of replacement units to be added into the affordable housing inventory. Programs may include and are not limited to: (a) Redevelopment funds from the twenty percent that must be set aside for housing may be set into a pool that can be used as an incentive for housing stock replacement or rehabilitation; or (b) The City may utilize the State-pass through grants from the HOME program to "buy down" the cost of housing ownership combined with a program to recapture the grants to reinvest in the "buy down" pool; or © Seek or create special grants or development incentives to assist with housing affordability programs for renters and first-time owners. (d) Utilize private financial institutions' Community Reinvestment Fund commitments to direct resources into housing affordability programs; or (e) Other programs that may become available over the life of the Housing Element's 5-Year review cycle. [Timeframe for completion: Short-term planning period 4, Measure applies to: City 4, Agency/Department responsible: Special Projects 4, Special timing provisions related to the Housing Element: Programs shall be prepared and adopted within the short-term planning period with a target of completion in Fiscal 199727,2s] f. f 7 Rehabilitation and maintenance of existing housing 1.17.01 Summary of major findings One way to address housing needs is to ensure that existing housing does not deteriorate. When neighborhoods are well-maintained and homes are in good repair, the quality of life remains higher than areas where housing stock deteriorates. People tend to strive within personal economic means to maintain a level of appearance for their home that is similar to the "best maintained" homes in the neighborhood. This underlying tradition in American life is one of the factors that resulted in the old concept of "keeping up with the Joneses." 27Housing Elements are certified in five year cycles, which is the entire short-term planning period. For purposes of Element implementation, special timing targets are identified to avoid time-specific actions all being deferred to the last year of the certification cycle. ~S"Fiscal 1997" or "Fiscal Year 1997" refers to the City's fiscal management year which runs from July 1 through June 30. "Fiscal 1997" covers July 1, 1996 through June 30, 1997. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/I~ Mendocino County, Califomia VI.1. Housing ~, Page 48 Policy HS-3.2: Identify deteriorating housing stock. Implementation Measure HS-3.2(a): As part of the periodic Housing Element review, the City shall identify the locations and neighborhoods of deteriorating housing. [Timeframe for completion: Short-term planning period ~ Measure applies to: City ~, Agency/Depart- ment responsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: Prior to preparing the next Housing Element update, prepare a new and comprehensive housing condition study. This should be placed in the budget for Fiscal Year 1998 or 1999] Implementation Measure HS-3.2(b): Provide a mechanism at the City Building Department to record and track reports of deteriorating or substandard housing when reported to the City. [Timeframe for completion: Short-term planning period ~t, Measure applies to: City ~, Agency/Departmentresponsible: Special Projects Administration] Policy HS-3.3: Support and enhance area self-help programs. Implementation Measure HS-3.3(a): During the short-term planning period, the Low and Moderate Income Housing Advisory Committee shall work with community service agencies, the area Board of Realtors, area Building Association, and utilize private and public volunteers to create a program of bartering repair and remodeling services as a means of reducing the costs of affordable housing repair and rehabilitation. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ,e, Agency/Department responsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: Beginning in Fiscal Year 1996, the LMIHAC shall proactively set up meetings with area private groups to serve as a catalyst for a volunteer help program] Implementation Measure HS-3.3(b): The City shall work with public and private community organizations to assist people in becoming skilled and trained for home repair. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: During Fiscal 1997, the City will work with the school district and community college district to develop self-help programs or assist in promoting existing self-help programs offered by the educational institutions. Other options, some of which were suggested by representatives of the Board of Realtors and the Community College District, in- clude City Staff assistance to coordinate a program that uses services provided by the Board of Realtors or local builders to offer in-kind services for the needy for the self-help rehab programs] Implementation Measure HS-3.3(c): Continue to support self-help programs through the Redevelopment Agency as a means of sustaining and improving the downtown area. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration ~ Special timing provisions related to the Housing Element: This measure provides another option for the implementation and funding for Implementation Measure 3.3.c] Goal HS--4: Policy HS-4.1: Bring homes up to acceptable minimum standards of repair. Substantially reduce substandard homes or homes in need of major repairs. Implementation Measure HS-4.1(a): During the short-term planning period provide non- General Fund revenue -- such as Redevelopment Agency 20 percent set aside funds -- each year for the repair and rehabilitation for a five year total of at least 35 Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.1. Housing ~, Page 50 Providing opportunities for people to achieve a stake in the community is one of the goals of home ownership. Neighborhoods in which there is a substantial number of owner occupied dwellings are more stable, generally in better repair, and offer a higher quality of life than areas in which there is absentee ownership. A variety of housing opportunities is the best method of providing more ownership chances for new and established residents. One factor related to encouraging economic development is to ensure that there is a broad range of housing types and costs. Many communities have discovered that a lack of "executive" housing stock places the area at a competitive disadvantage when trying to attract a facility relocation. Some local employers have complained that it can be difficult to recruit new employees because area housing is not available within the income range of the new household. 1.19.02 General Plan goals, policies, and implementing programs Goal HS-6: Ensure that home ownership is both obtainable and sustainable. Policy HS-6.1: Take active steps to help increase the number of people in the area who are able own their own home. Implementation Measure HS-6.1(a): Work with the Mendocino Board of Realtors and community services agencies to offer a biennial program explaining how to become a homeowner. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: Target for Fiscal 1997 and Fiscal 1999] Implementation Measure HS-6.1 (b): When approached by tenant organizations, the City shall provide technical assistance and guidance to tenants in apartments, motels, and mobile home parks who desire to purchase their facilities for conversion to ownership or cooperative ownership opportunities. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~ Agency/Departmentresponsible: Special Projects Administration]2° Implementation Measure HS-6.1 (c): Using community services organization, during the short- term planning period, the City shall develop programs to provide information, referrals, and non-financial assistance to families in danger of losing their homes. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Special Projects Administration] 1.20 Construction of affordable housing 1.20.01 Summary of major findings Based on projected housing needs -- including regional share needs of 112 units per year through 1997 -- Ukiah needs to plan for the construction of new housing units. The projected needs of all income levels must be considered. The major issue to be satisfied is to ensure that there is a diverse set of housing types and within broad price ranges so that all components of the housing market can fred housing ownership opportunities. Affordable housing is not only housing focused on households with low and moderate incomes. Affordable 29"Ongoing' implementation measures are carried out all the time and generally will not require "special Housing Element timing provisions to be identified. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah ~ Mendocino County, California VI.1. Housing ~ Page 52 situation in which it is no longer feasible to allow an unrestricted issuances of building permits. In the late 1970s and through much of the 1980s, for example, the City of Petaluma had a growth management program to ration limited residential land areas. The Lake Tahoe basin limits the number of permits issued each year for environmental reasons. The Ukiah Plan has no proposed policies along this line. The Plan, however, does establish an affordable housing protection program. Goal 9 and its associated policy and implementation measures provide that should some type of permit rationing occur, permits shall be made available to ensure adequate housing for all income levels. The City of Ukiah has an active Redevelopment Area that encompasses a significant portion of the City's central land area. A minimum of twenty percent of Redevelopment funds must be allocated to affordable housing. In addition, the Redevelopment Agency can recommend changes in the land use mix to increase housing opportunities. The Redevelopment Authority has an adopted allocation program that utilizes its funds in a manner that allows non-profit groups to leverage City funds with other funding sources to open more housing opportunities. G 1.20.02 oal HS-7: General Plan goals, policies, and implementing programs Encourage construction of housing units to meet projected housing needs for all income groups. Policy -7.1: Ensure adequate land area for a diverse housing stock. Implementation Measure HS-7.1(a): The Land Use Element shall reflect land areas in the City with appropriate locations and densities to meet the City's five year housing need. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agen- cy/Department responsible: Planning Department] Implementation Measure HS-7.1 (b): Maintain an updated inventory of buildable housing sites existing within the City limits. [Timeframe for completion: Short-term planning period ~, Measure applies to: City ~, Agency/Department responsible: Special Projects Administration ~, Special timing provisions related to the Housing Element: Create a permit tracking system that includes purchase price or rental cost information by Fiscal 1997] Policy HS-7. 2: Create incentives for developers of affordable housing. Implementation Measure HS-7.2(a): The City shall ensure that the Land Development Code is prepared with standards for density bonuses and other affordable housing incentives. [Timeframe for completion: Short-term planning pedod ~ Measure applies to: City ~, Agency/Department responsible: Planning Department ~, Special timing provisions related to the Housing Element: Latter half of 1996] Goal HS-8: Allow construction or permitting of second residential units. Policy HS-8.1: Maintain the City's established policy program for permitting second units. Implementation Measure HS-8.1(a): Second units within single family zoning may be conditionally permitted if the site is appropriate following a public hearing and consideration of issuance of a use permit. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ,$ Agency/Department responsible: Planning Department] Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing 4, Page 54 ordinance, a copy which has been filed with the Department Housing and Community Development, allow nearly 'negotiated" building and site development standards in exchange for benefits to the community. Standard conditions typically include establishing the number of parking spaces per unit, type and design of landscaping and open space areas, building setbacks, and other special provisions related to the site development. Building design and neighborhood compatible design is likely to be a part of future project reviews following adoption of the new land development code during the certification cycle of the Housing Element] Implementation Measure HS-9.2(c): Continue to utilize the Density Bonus provisions of the Land Development Code to provide opportunities for affordable housing projects by distributing infrastructure costs across more units which reduces the cost per unit of infrastructure development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Planning Department] Implementation Measure HS-9.2(d): Utilize the Planned Development zoning district or its equivalent to allow development design flexibility for affordable housing projects. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agen- cy~Department responsible: Planning Department] Goal HS-IO: Continue to utilize redevelopment funds for affordable housing. Policy HS-IO. 1: Appropriately utilize the twenty percent redevelopment housing fund allocation to create or leverage affordable housing. Implementation Measure HS-IO. 1 (a): Coordinate efforts between the Redevelopment Agency and the Low and Moderate Income Advisory Committee to determine and meet affordable housing needs. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City 4, Agency/Department responsible: Planning Department] Implementation Measure HS-IO. 1 (b): Utilize Redevelopment funds, when feasible, as leverage with private and other funding sources to generate more housing. [Timeframe for completion: Short-term planning pedod 4, Measure applies to: City 4, Agency/Department responsible: Special Projects Administration 4, Special timing provisions related to the Housing Element: This measure provides further coordination with the requirements in Implementation Measure 3.1.b] Implementation Measure HS-IO.I(c): The Redevelopment Agency housing mix incentives shall include provisions for mixed uses and combinations of residential and commercial development. [Timeframe for completion: Ongoing planning period 4, Moa- sure applies to: City 4, Agency/Department responsible: Special Projects Administration] 1.21 Meeting special housing needs 1.21.01 Summary of major findings Some of the groups in the Ukiah area which have special housing needs include the elderly, disabled, homeless, seasonal workers, and single mothers with children. Although there is a def'mitive need for support services for special populations, the City's current construction programs have resulted in the addition of new housing stock to meet special population needs. 1.21.02 General Plan goals, policies, and implementing programs Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.1. Housing ~, Page 56 to the area or relocating to the Ukiah Valley would most likely bring key employees with it as part of the relocation. Because of this approach, a relocating business examines not only the available pool of labor, the costs of doing business locally, and the expense of the relocation, the business also looks to ensure that there is quality housing affordable to its relocating staff. Maintaining a balance between available jobs and locations for housing is the issue. In order to maintain this balance, a community must ensure that when it is making land available for employment development opportunities that it also has appropriate land suitable for new housing to accommodate the change in the labor force. The siting of lands for residential purposes is within the Land Use Element in Chapter VI.4 beginning on page VI-1. Encouragement for new job generation is in the Vision Statement and the Economic Development Element in Chapter VI.C beginning on page VI-65. The focus on the Housing Element is to guide siting and recruitment policies as a means of directing that housing locations be near employment centers. 1.22.02 General Plan goals, policies, and implementing programs Goal HS-14: Achieve an employment-housing balance. Policy HS-14.1:Ensure that lands for housing are located near designated areas that will serve as employment centers. Implementation Measure HS-14.1(a): Identify and coordinate housing development with existing and future job(s) so that lands near job centers are designated for appropriate residential development. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Planning Department · , Special timing provisions related to the Housing Element: The Land Use Element reflects this in siting new residential areas] Implementation Measure HS-14.1 (b): In reviewing residential development proposals near job centers, the City shall incorporate into staff reports an inventory of the proposed new housing and its purchase price along with an inventory of the number of jobs available in the area by income bracket. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Department responsible: Planning Department] Implementation Measure HS-14.1 (c): Establish land development regulations that encourage subdivisions to offer a diversity of housing stock to match the family affordability index for the Valley. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~ Agency/Departmentresponsible: Planning Department] 1.23 Non-traditional housing styles 1.23.01 Summary of major findings One way to help alleviate the burden of providing more housing to a given population is to use the existing housing in a more effective way. One way of doing this is to have shared housing. Shared housing often occurs on its own when people have lost all other options and move in with family and/or friends as a way to avoid homelessness. Planned shared housing allows residents to become involved out of choice rather than necessity. Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah Jllll Mendocino County, California VI.1. Housing 4, Page 58 Implementation Measure H$-16.1(a): The Low Income Housing Advisory Committee shall prepare a report with the City's Annual General Plan review to identify the progress in achieving the Housing Element to be a pan of the Community Development Deparunent's annual report on the General Plan. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Departmentresponsible: Special Projects Administration] Implementation Measure HS-16. I(b): The Low Income Housing Advisory Committee shall identify in its report fiscally achievable recommendations to the Planning Commission and City Council concerning those areas in which the City may not be meeting its goals. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agen- cy/Department responsible: Special Projects Administration] 1.25 Fair housing and anti-discrimination 1.25.0'1 Summary of major findings TheCity of Ukiah has long supported fair The housing opportunities. City makes available booklets providing information about resources to assist those believing that they have been the subject of discrimination related to housing opportunities. Complaints fielded by the City are turned over to the District Attorney for investigation and prosecution, if needed. This has been the system used by the City for the past ten years, and appears to have been successful in resolving the limited number of complaints received. 1.25.02 General Plan goals, policies, and implementing programs Goal HS-17: Support fair housing regulations. Policy HS-17.1: Provide information on enforcement and assistance for housing discrimination complaints. Implementation Measure HS-1Z 1 (a): Continue to make available information on resources to assist persons believing that they have been denied fair housing opportunities. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Special Projects Administration] Adopted by the City Council: November, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, Califomia VI.2. Community Design 4, Page 2 Newer residential neighborhoods also present design opportunities during subdivision review. Increasingly narrow lots and ever larger garages are turning many newer neighborhoods into monotonous streetscapes dominated by garage doors and driveways in place of inviting porches and facades which characterize older neighborhoods. Alleyways for accessing garages, roomy front porches, or other tradi- tional small town design characteristics could be encouraged through design standards to ensure that new neighborhoods mimic the positive visual qualities of the City's older neighborhoods. County staff will function as the primary reviewing body for design review once the Guidelines are adopted. Both the City and County staffs have the ability to draw upon technical advisors when needed, much as the City Planning Commission has provided design and technical advice for the Redevelopment design review process. 2.01.02 General Plan goals, policies, and implementing programs Goal CD-l: Establish a design review program appropriate for the Ukiah Valley. Policy CD-1.1: Encourage appropriate scale, materials, setbacks, and landscaping to enhance the Valley's beauty and historic fabric. Implementation Measure CD-I.I(a): Ensure that the design standards in the Land Devel- opment Code include standards for material compatibility with the visual fabric of the area in terms of material, siting, scale, and landscaping. [Timeframe for comple- tion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Depart- ment responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-I.I (b): Develop a resource list showing where design amenities can be acquired by property developers. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy CD-1.2: Ensure consistent design guidelines throughout the Ukiah Valley. Implementation Measure CD-1.2(a): To streamline and provide consistency to the design review process, create a combined City-County Ukiah Valley Design Review Committee to prepare the Uk/ah Valley Design Guidelines. ['timeframe tor completion: Shod-term planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-1.2(b): The City shall administer the Design Review Guidelines through a Design Review Committee that passes advisory recommendations during the Site Development Review process. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department responsible: Planning Department] Goal CD-2: Policy CD-2.1: Seek out future designs to become "preservable" structures. Encourage developers to construct new buildings and settings of such quality that Ukiah's future citizens will wish to protect them. Implementation Measure CD-2.1 (a): Utilize design standards in the Land Development Code which help to create quality designs which future residents will want to preserve. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah J~ Mendocino County, California VI.2. Community Design 4, Page 4 [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] 2.02 2.02.01 The Ukiah Valley setting Summary of major findings The scenic setting of the Ukiah Valley is the city of Ukiah's primary a;sthetic asset. Views of wooded or chaparral covered mountains provide a dramatic backdrop for all parts of the City and the Ukiah valley. The City's western neighborhoods abut directly against wooded hillsides, while views of the steep Mayacama Mountains across the valley can be seen to the east down City streets. While most of these ridges are too steep for significant development, pressure to develop the lower flanks will likely increase, with possible adverse a;sthetic impacts due to grading or insensitive building or landscape design. The City has recently proposed revisions to its hillside development standards due to this con- cern. Vineyards and pear orchards dominate much of the open space surrounding the City, particularly to the east and south. These intensive agricultural areas provide a strong and pleasant contrast with the developed urban areas of the Ukiah valley and provide much of its rural, attractive character. The Russian River, and its associated riparian groves of trees, also provide a major visual element as it flows through the valley. Much of the river flows through undeveloped flood plain or agricultural areas, which has helped to preserve some of its natural qualities. Creeks flowing from the western hills flow through parts of the city and contain vestiges of native vegetation. However, because of urban development, some of the natural scenic quality of these creeks has been diminished. Public vantage points in terms of views of the river and area creeks are also somewhat limited. Throughout Ukiah and in scattered areas throughout the valley are surviving groves of valley oak forests which originally carpeted much of the valley's floor. Because of their large size, these remaining trees provide a significant silhouette and add immeasurably to the visual character of the area. Many outstanding large trees of all species, which are significant visual resources and part of the heritage of the community, can be conserved or protected through creative site design. Part of the role of community design in maintaining this panorama and the attractive first impression of the Valley is to ensure that the areas in which "urban scale" development is likely to occur -- Ukiah, Calpella, The Forks, and Talmage -- continue to be separate and distinct areas. These areas are considered likely to develop due to the availability of public services and community facilities. Retaining this requires green space between the communities. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ilJl, Mendocino County, California VI.2. Community Design ~, ?age 6 These beautiful gateway views of the Valley can become cluttered with large scale buildings of "utilitarian" design and a proliferation of signs and billboards. Thus the beauty which could otherwise be both an attraction to visitors and source of pride for residents would be lost. The second gateway level is the entrance into the City itself. There are six main gateways to the City and its environs: North State Street, South State Street, Perkins Street, Gobbi Street, Talmage Road, and Low Gap Road. The City gateways are less of a panorama, in that one sees a more narrow scope of view -- the streetscape and immediately-visible buildings or lots. Much of the discussion about "how Ukiah looks" when one enters the City is based on the impressions of the area's heaviest concentration of commercial development with the Crossroads Shopping Center (which is in the unincorporated County) at the north, Orchard Plaza at Perkins, and the new WalMart at Talmage. Although Gobbi still retains some large mature treecover, the area close to the railroad opens to "satellite" or "strip-style" commercial development. The corridor of commercial development along State Street is a strong, visually dominant element in both Ukiah and other parts of the Ukiah valley. For visitors and residents alike, generally both the initial and most frequent impressions of Ukiah are made while traveling along this thoroughfare. To a lesser extent this is also true of Perkins Street, Gobbi Street, and Talmage Road. Outside the City's immediate downtown area, much of State Street is dominated by a typical strip development type of streetscape. While street trees have been installed along some property frontages, the trees species used for the most part lack the ultimate growth size needed to provide a more significant visual presence in softening or unifying the streetscape. 2.03.02 General Plan goals, policies, and implementing programs Goal CD-7: Improve the appearance of area gateways. Policy CD-7.1: Establish public policy to enhance and improve the appearance of area gateways. Implementation Measure CD-7.1 (a): Utilize redevelopment powers and other property im- provement incentives to encourage property owners to rebuild, restore, or generally enhance the appearance of gateway areas. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City and County ~l, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-7.1 (b): Utilize volunteer efforts and make available public rights- of-way for planting trees and flowers to improve the gateway streetscape. [Time- frame for completion: Ongoing planning pedod ~ Measure applies to: City and County ~, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6, 1995 Uldah Valley General Plan and Growth Management Procjram City of Uklah il~ Mendoclno County. California, VI.2. Community Design .:o Page 8 2.05.01 Downtown 2.05.01(A) Summary of major findings The most attractive features of the urban environment of Uldah include the historic buildings, which are mostly found in the downtown area and the tree-lined streets in older neighborhoods. Downtown Ukiah also includes streets dominated by small scale commercial buildings with a pedestrian orientation. ~~.:?;::::..:.....-:~:...-...-:~ ............ ::::::::::::::::::::::::::::::::: ~q;..~.'.(~.~,~;.-.~ ~ ]~~i~'::':c':~iiii.,...:~......':¥:::"'+'~ ":';"'"" '"'""":'"'"'' '"'"~8.:~i~i:''':[''''~.' :.::.~ :::::::: ~'~'~"<'!!!:~' .~...:::.~ :x~,:<::± '.'.'-'--.-~e.x~ ' ':':':':':i~,{~ · *-'--' .......... '-'-:--' ........... ": ........ ~~.~5 -:,, ~ · :-:-:.x-. I I I I Downtown Ukiah has been undergoing the initial stages of a renaissance in its appearance, partially inspired by redevelopment efforts, partially generated by the need to enhance the appearance of buildings for market value, and partially due to the change in the downtown business market. In 1992, the City adopted a Downtown Master Plan with concepts for design, plazas, and improved area appearance. Maintaining appropriate design standards com- patible with the mix of the existing buildings' design and ages is a formidable task. F'mal definition is left to the Land Development Code. However, the concepts of the design guidelines are addressed below. Goal CD-9: Policy CD-9.I : General Plan goals, policies, and implementing programs Improve and enhance the appearance of Downtown Ukiah. Utilize redevelopment powers to improve the appearance of Downtown Ukiah. Implementation Measure CD-9.1(a): Use the Redevelopment Plan and the ability to acquire funds for the Downtown area in order to improve the appearance of the area. [Timeframe for completion: Ongoing planning period ~. Measure applies to: C~y ..'. Agency/Department re- sponsible: City Council] Implementation Measure CD-9.] (b): Provide incentives and other support to downtown property owners to improve and restore the appearance of buildings. [Timeframe for completion: Ongoing planning period ~. Measure applies to: City ~. Agency/Department responsible: Planning Department] Implementation Measure CD-9.I (c): Ensure that new and rebuilt downtown properties maintain the character and sense of place for the downtown area. [Timeframe for completion: Ongoing planning period ~. Measure applies to: City .~ Agency/Department responsible: Planning Department] Policy CD-9.2: Ensure compatibility of new development in the downtown area. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah/1~ Mendocino County, California VI.2. Community Design ~, Page 10 Figure VI. 2-JJ: Redevelopment Area Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.2. Community Design ~, Page 14 Policy CD-10./:Ensure that new construction in established neighborhoods maintains or enhances existing neighborhood character. Implementation Measure CD-lO. 1 (a): Utilize provisions in the Land Development Code to en- sure that there are design guidelines which assist property owners in selecting materials and styles for new construction in established residential neighborhoods. [Timeframe for completion: Ongoing planning period ~e Measure applies to: City and County ,~ Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal CD-11: Conserve the character and architecture of its neighborhoods. Policy CD-II./:Encourage neighborhood groups to be actively involved in the preservation of their neighborhoods. Implementation Measure CD-11.I(a): Support efforts of neighborhood groups to become interested and active in neighborhood preservation. [Timeframe for completion: Ongoing planning period ~, Measure applies to: City ~, Agency/Departmentresponsible: Planning Department] Goal CD-12: Conserve the character and architecture of Ukiah and Valley neighborhoods. Policy CD-12./:Maintain and improve Ukiah's streets, lighting, trees, landscaping, and parks in a manner that enhances the City's beauty and historic fabric. Implementation Measure CD-12.1(a): Establish public design standards for street furniture and landscaping that enhance the streetscape and general fabric of the City. [Timeframe for completion: Ongoing planning period ~ Measure applies to: City and County ~, Agen- cy~Department responsible: City Planning Department and County Department of Planning and Building] 2.06 Signs 2.06.01 Summary of major findings Thenumber, sizes, appearance signs and of is a concern within the valley. Sign regula- tions generate significant controversy on all sides of the issue. Somewhere in the debate over sign regulations is a fair balance that meets objectives from all concerned. Design Review regulations can be used to provide a base from which fair sign regulations and appearance standards can be created to serve the community. Sign regulations should focus on creating an environment in which signs can serve marketing needs in an attractive and informative manner. The regulations should not get bogged down in the minute details -- such as the style of letters or color of the placard. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah · Mendocino County, California VI.2. Community Design 4, Page 16 and cable television -- underground. Undergrounding utilities takes the wires from the skyline and places them out of sight. 2.07.01(C) Public places Public facilities and buildings sometimes leave design considerations out of the budget in order to save funds. This often results in unattractive public buildings. Because public buildings often set the tone for the areas in which they are located they should adhere to quality design standards. Therefore they should be subject to the same design guidelines as private development. Parking lots are often public areas to which little attention is directed during the project design. Changes in the City's approach to parking lot design are apparent in the approved plans for WalMart and K-Mart, both parking areas which required extensive landscaping. As parking areas are built or improved throughout the City, more conscientious design standards are to be incorporated in order to downplay "fields of asphalt." 2.07.02 General Plan goals, policies, and implementing programs Goal CD-14: Require design standards for sound walls and other noise barriers. Policy ¢D-14./:Utilize sound walls as a last resort for noise mitigation. Require design review when used. Implementation Measure CD-14.1(a): Avoid sound walls for noise mitigation wherever feasible; if unavoidable, require the design be reviewed for a~'sthetics, function and sound reducing capabilities. [Timeframe for completion: Ongoing planning period 4, Mea- sure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Goal CD-15: Work to place overhead utilities underground. Policy CD-15./:Place utilities underground where feasible and safe. Implementation Measure CD-15. I(a): The City shall establish a utility fund for the costs of undergrounding its City-owned power lines. [Timeframe for completion: Ongoing plann- ing period 4, Measure applies to: City 4, Agency/Department responsible: Electric Utilities Division] Implementation Measure CD-I5.1 (b): Coordinate cooperation between utility providers to share costs and responsibilities for undergrounding their services, when feasible. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: Electdc Utilities, telephone, electric companies] G oal CD-16: Create attractive public places and buildings. Policy CD-16./:Work to create public places within the City. Implementation Measure CD-16.1 (a): Encourage creation of public places designed to serve City and neighborhood needs. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program G VI.2. Community Design 4, Page 17 Implementation Measure CD-16.1(b): Design public places to be safe and attractive for passive use. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy CD-16.2:Ensure attractive public buildings. Implementation Measure CD-16.2(a): New public buildings shall be subject to design review s~mdards. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-16.2(b): Design review applied to public development shall be sympathetic to the location and use of the building as well as the standards that would be applied to similar private development. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Implementation Measure CD-16.2(c): Seek cooperation of the state, school districts, and community college district in using the Design Review Guidelines for new buildings and facilities. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] oal CD-17: Require commercial and industrial parking lots to be designed and sited so as to increase the attractiveness of the areas in which they are located. Policy CD-17.1:Site commercial and industrial parking lots to be designed subservient to the structure it serves. Implementation Measure CD-1ZI (a): When feasible, locate parking facilities to the rear of main structures. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Policy CD-17. 2:Include parking lot design and landscaping standards within the land development code. Implementation Measure -17.2(a): Include within the land use development code a design requirement that parking lots include landscaping to increase attractiveness and to provide shade. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department responsible: City Planning Department and County Department of Planning and Building] Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program VI.3. Economic Development ~, Page 2 City of Ukiah ~ Mendocino County, California income. They are also a source of volunteer labor for many non-profit and social activities. We should continue to attract retirees who are affluent enough to add economic strength to the community. Mendocino County's quality of life and ability to serve business results from a combination of factors: generally abundant water supplies, favorable climate, and available land for industry and agriculture. Capitalizing on these resources can be a positive attraction to improving the area economy rather than trying to compete for businesses needing resources the area must import. The Vision Statement identifies an "ecologically-sustainable community" and "responsible use of resources" among the major goals for the future. To meet these goals the community must maintain a balance between the area's renewable resources and the population that can be supported by sustained use of these available resources. In 1993, Mendocino College, the City, County, private groups, and other public agencies hosted a County-wide Economic Summit. This convocation not only highlighted the need for protecting the environment and enhancing the quality of life, but specifically provided direction to moving toward a sustainable resource-based economy. In concert with the overall intentions of the community driven General Plan process, economic development needs to be focused on the key values of the community as defined in the Vision Statement. From this perspective the enhancement of a "small town" identity becomes a central strategic element of this Plan. The Summit also focussed on the need for higher income producing employment as well. Mendocino County and the City of Ukiah both lag behind the State in per capita income. Of greatest concern is that with the decline of traditional manufacturing jobs and increases in the retail sales field, the gap between the State's per capita income and the Valley's is widening each decade. Building upon the existing resource-based economy (agriculture, forestry, fisheries, and natural environment) in a sustainable manner becomes the central guiding elements of the future economic development of the Valley. Eighty-five percent of business growth in rural Northern California communities is occurring from expansion of existing business. This success is derived from economic development strategies that look at niche marketing based on existing resources rather than expending resources on attracting business expansion from outside the area.5 Looking at long-term trends, the number of full-time jobs filled in Mendocino County has been going up coincident with proportionally smaller employment in the seasonal timber industry. The support for this is four fold: . In surveying the resource based jobs throughout the county and looking at expanding these job opportunities through remanufacturing it is clear that such jobs will provide higher wage and improved benefits to the community. The average wage of manufacturing jobs is 2.2 times the average wage of retail trade jobs. In turn manufacturing jobs will provide for greater tax revenues and support city and county infrastructure. Remanufacturing accomplishes another goal, one of reducing the seasonal cycles of unemployment. Logistically, building upon business sectors, with existing resources and services is more economical and feasible than creating entirely new businesses. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, Califomi:~ VI.3. Economic Development ~, Page 4 3.02 3.02.01 The Community's needs: Continued economic growth Summary of major findings In 1992, the City funded an economic study to provide recommendations and analysis of economic issues. The Study found that industrial and manufacturing employment had declined since 1980 in all fields except food processing. 10 The greatest amount of increased employment opportunities were found in the retail and service sectors. Government employment increased by about twenty percent in the 1980s -- although increases in Federal and City employment have been partially offset by attrition and lay-offs by Mendocino County in the 1990s. Traditionally, retail and service sector jobs pay employees lower wages with fewer benefits than manufacturing jobs. The City's economic study also cited the service sector's lower multiplier effect. This effect is the process by which activity in one industry catalyzes an activity in related industries, resulting in additional locally generated incomes. An example is the winery that purchases wooden gift boxes that are produced by a local woodshop which buys the wood from local timber companies. In this example, the process of selling a wine gift boxes generated income for two additional local businesses. In order to counter the trend towards increased retail employment, the Economic Study recommended that recruitment and attraction efforts focus on businesses paying higher than retail wages and offering year-round employment opportunities. The visioning process identified that these types of businesses were strongly desired by the community at-large. The challenge is to attract businesses that can function in the Valley's environment. Attracting new manufacturing may be difficult for industries that must ship large or heavy products. Although Ukiah is located on US 101 and has a good truck link to the Sacramento Valley, its distance from the Bay Area may make supplying a manufacturer difficult or at least more expensive. However, certain types of industries -- timber-related, food and food processing, mail order, and manufacturers of express shipper sized products -- could f'md the Valley an attractive setting that does not result in excessive shipping or production costs. While timber-related employment has been declining, other manufacturing-related employment has shown steady increases. The increases, however, have not been adequate to offset the timber industry job losses. In agriculture, the number of new jobs has increased nearly twenty percent since 1985. The largest acreage of agricultural crops are wine grapes and pears. Apple orchard acreage ranks a distant third. Retail employment has increased by nearly sixteen percent since 1985. As Ukiah becomes a regional shopping center for the North Coast, retail employment is expected to continue to grow, eventually producing the largest number of new jobs. The addition of WalMart and other proposed major retail expansion will add hundreds of new retail trade positions. Increased retail sales increase local sales tax dollars -- which is fast-becoming the largest source of unencumbered local government revenue -- but retail sales may not be contributing to the local private economy. The Ukiah Valley needs to achieve a sustainable economic balance. There must be a balance between the dollars generated by creating products within the region which are sold elsewhere and the dollars spent on products produced elsewhere and sold in the Valley. In industry, this concept is called "vertical integration." Some larger industries use this approach to control the complete development of a product from raw materials through distribution to resellers. For the Ukiah Valley, the concept would be to attempt to bring related industries to the area that would complement each other as suppliers and buyers of related products so that from raw materials to product, as much production, manufacturing, or assembly is complete in the region. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.3. Economic Development ,e Page 6 Job training improves the value of one of the area's important resources -- its people. As the timber industry continues to reduce its need for new employees, the focus must be on training people to provide labor for new and expanded local businesses. There are several job training facilitation agencies in the Valley. There are federal assistance programs. The school system needs to be integrated into the process as well. The Strategy calls for coordinated efforts which will educate, apprentice, and train members of the community for skills sought by local businesses. One avenue could be to create a youth-oriented job training or apprenticeship program. Such a program could teach needed skills that would provide employment opportunities for local youth. The components of the program could include: Initiate awareness and outreach programs with the designated job training coordinator and the educational community to orient youth to available job training programs; City, through the Ukiah Business Enterprise Center, would take the lead in establishing youth apprenticeships/mentoring programs within local government and small business; Encourage youth participation in economic development policy setting forums in our community; Under the auspices of the Ukiah Business Enterprise Center, develop plans for youth oriented businesses run by peers. 3.03.02 General Plan goals, policies, and implementing programs Goal ED-l: Support a strong local economy. Policy ED-I.I: Take steps to reinforce the Valley's economy. Implementation Measure ED-1.1 (a): Maintain.and keep current the Economic Development Strategy designed to meet the Valley's vision and needs. Implementation Measure ED-1.1 (b): Continue to carry out the Redevelopment Plan for the City. Implementation Measure ED-I.1 (c): Continue to carry out the Downtown Master Plan for the City. Implementation Measure ED-I.I(d): Continue to carry out the Economic Development Strategy as adopted by the City. Implementation Measure ED-1.1 (e): Provide a City-County coordinated effort to encourage expansion of agricultural opportunities to diversify the Valley's economic base. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Uklah il~ Mendocino County, California VI.4. Land Use ~, Page 2 If the market does not economically justify developing a parcel into a particular land use, it will remain undeveloped or under-developed until market conditions change. In some situations, a land use may be proposed that the public is willing to "subsidize" because of the overall or long-term benefit delivered to the community. The re-allocation of incremental taxes~ in the Redevelopment Area is an example of the public benefit subsidy of market forces. Other public subsidies to encourage new development or redevelopment in the area include fee waivers, fast-track permit processing, or special tax abatements. In limited situations, the City or County can provide financial support through the sale of bonds or interest reductions. The physical features of the Ukiah Valley make it an attractive place to live. These features also provide development constraints2 such as the flood plains, steep hillsides, prime agricultural lands, and unstable geologic conditions. These development constraints limit the likelihood of Ukiah turning into a sprawling hill-to-hill, developed, urban area. Infrastructureis commonly viewed as roads, water supply, and sewage disposal. It also involves all facets of connecting people to commerce. This includes telecommunications, electric power, police protection, fire protection, local staff personnel, public buildings, parks, and the ability of the City, County, and special districts to maintain or improve those services. Land cannot be relocated nor can it be renewed. Designation of its use will have a long-lasting effect on the particular parcel being evaluated and on other lands in the surrounding area. Although a parcel of land may have a number of potential uses -- some desired by the property owner, some desired by the public, and others directed by Plan policies -- some of these uses may have to be limited to ensure that the parcel's use reflects the goals and policies of the General Plan. The impacts and or requirements of one land use may be in direct conflict with other land uses. For instance, industrial land uses often produce loud noises and require the presence of hazardous materials. Were a residential land use to be located directly adjacent to an industrial use conflicts might exist between the two: the risks associated with the use of hazardous materials may be intolerable given the presence of young children and old people (sensitive populations) nearby, the noise produced by industrial uses may be intolerable given the residential nature of the adjacent land use. When two land uses adjoin that have mutually exclusive requirements, they are considered to be "incompatible." Sometimes incompatible land uses are separated with a "buffer."3 A buffer may take the form of a physical feature--such as the Russian River, US 101, the railroad, streams, or canyons. It may also be other land uses--such as landscaping, greenbelts, or even the nonaccess side of recreational areas. The Land Use Element is organized to identify the broad land use classifications and also the criteria that are used to classify a parcel of land within the classification. The term "land use classification" and "land use designation" both have the same meaning and refer to the written criteria and location on the General Plan Land Use Map. The terms "district" or "zone" refer to how a parcel is categorized in the land development code and on the zoning map. Although all zoning districts must be consistent with the General Plan classification (residential zones can only be located within residential districts), there may be 'Incremental taxes are the revenues collected by the Redevelopfnent Agency to reinvest in its Redevelopment Area. :A constraint is a physical characteristic of a site that limits potential development by increasing the potential cost beyond that of a feasible return or makes site development an unsafe public hazard. 3A buffer is a physical separation between developed portions of two adjoining parcels. The buffer may be a natural feature, such as the Russian River, or it may be an undeveloped strip of landscaping or native terrain that provides a physical separation. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use ~, Page 4 legal non-conforming land use, the Planning Commission considers the type of expansion and its effects on the surrounding area. The County also considers what type of conforming development has occurred surrounding the non-conforming land use. The expansion may warrant a need to upgrade buildings to meet the County's current building code and site development standards (such as parking, land- scaping, or other site development standards). The County has long maintained a policy that "similar" or "less intensive" uses may replace legally existing non-conforming land uses. Structures and uses which do not conform to land use regulations and cannot demonstrate their legal existence -- having been built (structure) or begun (use) without City or County permits -- shall not be afforded the same rights and protections of legally existing non-conforming structures and uses. California law has long established that a use, structure, or parcel of land that was created in violation of ordinances or regulations cannot be "grandfathered." The City and County development codes may establish an "amnesty" date before which all existing structures and uses are considered to be legally established. Record keeping for older projects in both the City and the County is far from comprehensive. This makes it difficult to determine when some older land uses were initiated or' structures built. Uses and structures that are determined to have commenced or been built before the amnesty date will be presumed to be legally existing land uses or structures. 4.02.02 General Plan goals, policies, and implementing programs Goal LU-I: Protect legally-existing, non-conforming land uses. Policy LU-I.I: Continued use of legally existing non-conforming land uses is allowed in confor- mance with approved permits. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use 4, Page 6 to be able to conform to current regulations shall not be a basis for approval of a variance as a remedy for the use's or structure's inability to conform to current land use or zoning codes. Abatement of an illegal use or structure pursuant to the City or County zoning codes shall be a permitted remedy. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: City and County Planning] Policy LU-2.2: Consider special circumstances when determining if a use or structure is not legally existing. Implementation Measure LU-2.2(a): City and County zoning codes sections addressing non- conforming uses or structures may, at the option of the agency, include a threshold date -- based on agency building or planning records -- to be used to def'me that a structure built or use established prior to the date is presumed to be valid. The property owner of a use or structure believed to be illegally existing shall provide tangible proof that the use or structure predates the cut-off date in order for the City or County to make the appropriate finding that the use is valid. [Timeframe for corn- pletion: Short-term6planning period 4, Measure applies to: City and County 4, Agency/De- partrnent responsible: Planning Departments] 4.03 Land use policies 4.03.01 Summary of major findings When it comes to land use policies, there are two significant competing sets of interest. One is the objectives of a property owner to maximize the financial value or equity of property. The other is local government's the overall vision of the Community, and maintaining an inventory to meet the long-range needs of its citizens. Sometimes the objectives of property owners and local government coincide. Sometimes the two interests diverge. The Land Use Element -- and its policies displayed graphically on the Land Use Map -- represents the balance between interests as defined by the City and the County for the area of the General Plan. Combining the policies from all of the elements provides a comprehensive foundation for assigning land use classifications. Some of the issues considered with land use include (1) constraints such as slopes, floodplain, and noise contours; (2) resources -- agricultural lands, the Russian River corridor, riparian corridors, and grazing lands; and (3) infrastructure -- transportation corridors, alternatives to the car, levels of service, sewer, water, fire protection, and other governmental services. Individual land use categories -- residential, commercial, industrial, and resource -- have siting criteria and characteristics that are used to fine tune the allocation of land uses in the General Plan. 4.03.01(A) Agricultural lands. Agricultural lands and urban areas need to be separated by a stable limit to urban expansion. This concept is to prevent the "domino" effect in which one agricultural parcel converts to an urban use followed by the next and the next and so on. Maintaining agricultural lands is an important land use policy within the General Plan. The Policy is built from the "right to farm" provisions in the Open Space and SAlthough this is assigned to the short-term planning period, the City or County may implement it at any point in time that the agency updates its zoning code or finds it appropriate to add an amendment for this measure. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~1~ Mendocino County, California VI.4. Land Use ~, Page 8 community has a mix of all densities and character of residential uses, commercial, and industrial land uses. Calpella is recognized as an area in which future community land uses may be sited. The Forks is a former train station at the forks of the Russian River branches. The area is a central commercial and industrial community that connects rural residential communities north and east of the Russian River branches with the main highway and the City of Ukiah. Talmage also has a mixture of residential densities, limited commercial uses, and agriculturally-related industries. It also has a private religious institution, the City of Ten Thousand Buddhists. Talmage has served as an agrarian center, and community belief is that this role should continue, and intense commercial or non-agriculturally related industrial uses should not be proposed in this area. The North State Complex is not a Rural Community of residential, commercial, and industrial uses. Rather, it is a central point of business and commerce for portions of the unincorporated County. The area has long been developed with heavy industrial uses, such as the Masonite Mill and the Louisiana Pacific Mill. The intent of the North State Complex is to become an exclusive commercial and industrial area. Master Plan Areas are a new classification in the Ukiah Valley. Master Plan Areas are intended to cover lands proposed for "specific plans," "area plans,' or as "planned unit developments, l0 A Specific Plan is called out in California law as an adopted plan that provides precise development standards and policies for an area of land. State law specifies what must be included in a Specific Plan.. Sometimes a private developer, the City, or County would prefer to have a less precise development proposal to be considered for adoption. The role of the Master Plan Area is to permit an area within the Ukiah Valley to be designated for more precise, site specific studies prior to approving subdivisions or other uses. This is to be called a "Master Plan Area." A Master Plan area permits the following: Amending the General Plan to show an area of one or more ownerships as a location for which a separate planning document has been prepared. Preparing an area plan for the Master Plan Area that will identify land use and other development and environmental policies applicable to the defined area. Master Plans need not address all elements of the General Plan, but only those elements and policies applicable to the area. However, General Plan policies not addressed in the Master Plan still apply to the Master Plan area. · Master Plans must be consistent with the General Plan. The Master Plan Area land use classification is to be applied to the parcels contained within a Master Plan or a Specific Plan at the time of adoption by the City or County. If the General Plan is undergoing an update or revision, and a Master Plan or Specific Plan is being prepared, the revised or updated General Plan may show the subject property as a Master Plan Area. 4.03.02 General Plan goals, policies, and implementing programs Goal LU-3: Protect agricultural lands from urban encroachment. Policy LU-3.1: Retain agricultural lands as areas in which urban land uses shall be precluded. ~°While the General Plan was being prepared, a Specific Plan proposal is pending for the Lovers Lane area north of the City. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use 4, Page 10 G Implementation Measure LU-4.1 (a): As a condition of annexation of residemial lands from the County, the City's Housing Elemem shall be amended to increase the City's housing fair share by the number of needed housing units the County is surrendering. The County's Housing Element shall be amended to reflect the reduction in housing "fair share." [Timeframe for completion: Ongoing Measure applies to: City 4, planning period 4, Agency/Departrnent responsible: City Council] Implementation Measure LU-4.1(b): In reviewing applications for developmem within the unincorporated County submitted to the City for comment, the City shall give consideration to the County's regional "fair share" housing needs. [Timeframe for completion: Ongoing planning period 4, Measure applies to: City 4, Agency/Department re- sponsible: Planning Department] oal LU-5: Generally urban residential land uses shall be located west of the Russian River. Policy LU-5.1: Locate Low Density, Medium Density, and High Density Residemial Land uses predominantly west of the Russian River and near urban areas. Implementation Measure LU-5. I (a): The following table shall identify where urban residemial land use densities may be located within the Ukiah Valley: [Timeframe for completion: Ongoing planning period 4, Measure applies to: City and County 4, Agency/Department re- sponsible: Planning Departments] Table Vl.4-42: Urban Residential Land Use Siting Goal LU-6: Utilize Master Plan Areas to meet precise planninE needs. Policy LU-6.1: Allow the use of Master Plan Areas to provide for mixed use developmem, transit- oriented development, and other precise-planning needs for larger ownerships or groups of ownerships. Implementation Measure LU-6.1 (a): Master Plan Areas may be initiated through General Plan Amendments by property owners, the City, or the County as a means of meeting comprehensive planning needs or special and unique circumstances that are best served through a planning document that focuses on a particular area. [Timeframe Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah l~ Mendocino County, California VI.4. Land Use 4, Page 12 4.04.01(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Single family dwellings, orchards, row crops, irrigated pasture, grazing land, vineyards, Christmas tree farms, farm and ranch labor housing, agriculturally-related industries, wineries, food processing; mineral resource extraction. Siting issues for new parcels or new construction: Location: Parcels to be included in the AG land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and the remainder of the Unincorporated Planning Area. Access: No requirements for farming, orchards, or ranching. Processing and production may have limitations based on the proposed use and traffic generation. Access to new structures: New related uses, such as food processing or wineries, may be required to have paved access depending on the type of general traffic, public access, and other issues. Design review: Exempt for individual single family dwellings, farms, ranches, and orchards. Wineries or processing facilities may be required to be reviewed. Maximum building intensity: No limitation for farms, ranches, and orchards. Agricultural product processing facilities may have limits through the use permit process. Maximum residential density: One dwelling unit per forty acres of land area. Second dwellings: One second dwelling subject to an administrative permit within the unincorporated Planning Area. Labor housing may be permitted with an administrative use permit or conditional use permit review. Special development issues: Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Development alternative: Density transfer and cluster development permitted. 4.04.02 Range and Resource Lands (RL) 4.04.02(A) Summary of major findings Purpose: The Range and Resource Lands (RL) classification applies to lands which are suited for and are appropriately retained for the grazing of livestock, timber production, and mineral extraction and production. The classification includes other lands generally in range use, intermixed smaller parcels and other contiguous lands, the inclusion of which is necessary for the protection and efficient management of range lands. The Range and Resource Lands classification includes lands which have been identified and are classified as mineral resource lands, and lands utilized for commercial timber harvest and reforestation. Range and Resource Lands may also include lands which are appropriate for conservation as natural resources, such as steep hillsides. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use ~, Page 14 Siting issues for new parcels or new construction: Location: Parcels to be included in the RMR land use classification may be located in the remainder of the Unincorporated Planning Area. Access: Paved or gravel, public or private road. Maximum density: One dwelling per forty to eighty or more acres. Second dwellings: One second dwelling subject to an administrative permit within the unincor- porated Planning Area. Special development standards: With the exception of density and parcel size, the standards of the RR classification apply. Development alternative: Density transfer and cluster development permitted. 4.05 4.05.01 Residential Land Use Density, Density transfer, and second units 4.05.01(A) Density and density transfer. The General Plan is prepared with each land use identified in terms of density. Density is the amount of land area needed for each dwelling unit. Although this is the reverse of how most people think of zoning -- which establishes a minimum size of a parcel -- density allows for more flexibility. By not establishing a minimum parcel size in the General Plan, the City and County Planning Commissions have more flexibility in developing zoning regulations, site development standards, and an ability to review a project based on site specific considerations. The following is an example of this flexibility: Assume a subdivider has a ten acre parcel with a General Plan density which allows up to four units per acre. This translates into an ability to create 40 developable lots. Were a minimum parcel size established, in this case ~A -acre lots, the subdivider would have to create 40 one quarter (0.25) acre parcels. This would allow the subdivider very little flexibility in lot layout and design. If the 10-acre original parcel contained sensitive land areas, such as wetlands, riparian corridors, landslide areas, etc., there would be very little a developer could do to avoid impacting these areas. However, if the General Plan designates a density only, the subdivider can design the subdivision to keep sensitive lands undeveloped and place the forty development sites on smaller parcels. The City and County can make the determination if the project meets General Plan goals. This process is known as a "density transfer;" the density from one portion of the property was transferred to other portions of the same property~ If the subdivision were to be approved with the forty units on eight acres with two acres remaining in open space, the City or County would zone the property into the appropriate base zoning district (Rural Residential (RR) or Single Family Residential (R1)) and combine it with a classification which restricts the property from being further subdivided. This General Plan classification is the Existing Lot Size (X) designation. The "X" nomenclature will be added to the City and County zoning codes as a "combining" l IDensity Transfers can also refer to the ability to transfer the development of one parcel to a completely different parcel. This, however, is not the type of density transfer referred to in this section. Adopted by the City Council: December 6. 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah l~ Mendocino County, California VI.4. Land Use 4, Page 16 intended to remain as large parcels unless it is infeasible for surrounding lands to be used for agricultural purposes. One of the objectives for retaining a larger parcel size in the Planning Area, even though a specific parcel may not be suitable for agricultural use, is to ensure that nearby or adjoining agricultural lands are not impacted by residential uses. Through the use of policies related to site characteristics, the RR classification is intended to have multiple densities beginning at one dwelling unit per one acre of gross land area. In extreme cases, up to eighty or more acres may be required. 4.05.02(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable land uses: Single family residences, small scale agriculture, businesses in the home or cottage industries, public facilities, conservation and development of natural resources. Although clustering of dwelling units is permitted, residential dwellings in the RR classification are to be detached single family homes. Siting issues for new parcels or new construction: Location: Parcels to be included in the RR land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and the remainder of the Unincorporated Planning Area, with the exception of the North State Complex. Access: Within the City, new parcels shall be served by roads with a level of service of A, B, or C. Within the unincorporated Planning Area, new parcels of less than five acres shall be served by roads with a level of service of A, B, C, or D. New parcels served by roads with levels of service of E, or F shall be five acres or larger. Access to new structures: Inside City limits, driveways shall be paved; in unincorporated areas, driveways may be gravel or paved. Design review? Not required, except in hillside areas. Planned Unit Developments and Master Plan areas within the RR land use shall include design standards in the Plan. Maximum density: One single family dwelling per one acre of gross land area~3, except as follows: A range of larger parcel sizes based on increasing average parcel slope shall be required on hillsides when the average parcel slope is equal to or greater than the percentage specified in the Hillside Development ordinance enacted to carry out the General Plan. For an interim basis, the percentage shall be 21% or greater; ~:Design review means the public or agency review of the aesthetics of development: building appearance and character, colors, landscaping, location of parking, siting of the structure on its building site, and other issues related to the appearance characteristics of the development. '3Within the unincorporated area of the County, parcels within the RR-1 or RR-2 classification may be 40,000 or 80,000 square feet of gross land area respectively. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.4. Land Use 4, Page 18 Location: Parcels to be included in the LR land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and fronting North State Street between The Forks and Calpella Rural Communities. Access: New parcels may be located on roads classified as County Rural Collector, Major Collector, Minor Collector, Residential, or on North State Street between The Forks and Calpella Rural Communities, with a level of service of A, B, or C, and on roads with a Level of Service D in the unincorporated Planning Area. Access to new structures: Paved surface required for densities higher than one dwelling unit per acre. Design review: Not required. Planned Unit Developments and Master Plan areas within the LR land use shall include design standards in the Plan. Maximum density? One to six dwelling units per one acre of gross land area with public water and public sewer; one dwelling trait per 12,000 square feet of gross land area with public water or public sewer; one dwelling unit per one acre of gross land area with well and septic system. On roads with a Level of Service of C and D in the City only, E, or F, the maximum density is one unit per five acres of gross land area. Second dwellings: Discretionary upon review and approval of a conditional use permit within the City; discretionary upon review of an administrative permit in the unincorporated Planning Area. Special development issues: New dwelling units in the LR classification may be attached or de- tached single family units. When parcels are in areas that for environmental or other reasons cannot be further subdivided, the Existing Lot Size (X) classification is combined with the LR classification. A designation of LR-X means that the property cannot be further subdivided. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Density transfer and cluster development permitted. 4.05.04 Medium Density (MDR) Residential 4.05,04(A) Summary of major findings Purpose: Medium Density Residential lands are intended to provide land area for a range of densities and a variety of housing types and ownerships, including townhomes, multiple family residential development, mobile home parks, and more urban-scale density development. Lands classified for MR densities shall be located within the incorporated City, Ukiah Sphere of Influence, Master Plan areas, or Rural Communities. MR lands are intended to be located in proximity to parks, schools, and public services. ~4In the AG, RMR, RL, LR, and the Medium and High Density Residential classifications, density is used as the standard for number of units per acre rather than parcel size to allow flexibility in development design. The size of parcel is an issue reviewed as a part of the overall project design related to its specific site. The maximum density within the classification cannot be exceeded. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah ~ Mendocino County, California VI.4. Land Use 4, Page 20 4.05.05(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Single family dwellings, duplex or triplex units, apartments, townhomes, planned unit development, mobile homes parks, places of assembly, public facilities, businesses in the home that do not generate or require onsite customer traffic in order to succeed. Condi- tional uses may include neighborhood-directed commercial uses in high density residential neighborhoods -- a convenience store, video rental, laundromat, hair stylist, or similar types of uses that are sized and intended to serve the needs of the immediate neighborhood area are appropriate uses. Three or more units on a single parcel are considered "multiple family residential," even if the units are detached. Siting issues for new parcels or new construction: Location: Parcels to be included in the HR land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas. Access: New parcels may be located on roads classified as Arterial, Major Collector, Minor Collector, or County Rural Collector with a level of service of A, B, C, or D. Access to new structures: Paved access required. Design review: Required; individual single family residences on an existing single family parcel, unless part of a planned development or other project where design review is required, are exempt. Maximum density: One to twenty-eight dwelling units per one acre of gross land area with public sewer and public water; one dwelling unit per 12,000 square feet of gross land area with public water or public sewer; one dwelling unit per one acre with well and septic. Second dwellings: Not applicable. Two single family dwellings or a duplex are permitted uses. Special development issues: Landscaping and onsite open space or recreation areas are required if design review is required. On roads with a level of service of E or F, the maximum density is one dwelling unit per existing parcel. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Density transfer and cluster development permitted. 4.06 4.06.01 Economic development land uses Commercial (D 4.06.01(A) Summary of major findings Purpose: The Commercial © classification applies to lands appropriate for a variety of commercial uses. Lands classified Commercial shall sited be within the City of Ukiah, Ukiah Sphere of Influence, Master Plan Areas, or Rural Communities. Commercial lhnds shall be served by the publicly-maintained roads classified as Arterial, County Rural Collector, or Major Collector and in locations where future growth is anticipated. Commercial lands identify those areas of the General Plan where commerce and business may occur. Commercial uses may be managed and more precisely defined through the assignment Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah illlr' Mendocino County, California VI.4. Land Use ~, Page 22 Special development issues: Landscaping and onsite parking required when design review is required. Exterior lighting shall be shielded from glare onto off-site properties. Conformance to noise standards required. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. 4.06.02 Industrial (I) 4.06.02(A) Summary of major findings Purpose: Industrial lands are intended to identify those areas of the General Plan where manufacturing and major employment uses may occur. The Industrial classification applies to lands suited for industrial uses where public facilities and services (transportation systems, utilities, fire protection, water, and sewage disposal) exist or can be efficiently provided. Industrial uses may be sited where there can be the least impact to proximate uses and where the potential for environmental disruption is minimal or can be adequately controlled. Industrial uses may be managed through individual zoning districts to ensure a level of land use compatibility that reflects site specific conditions and requirements. New Industrial lands are intended to be located in the City limits, the Sphere of Influence, Master Plan Areas, or within the Calpella or The Forks Rural Communities or the North State Complex. Industrial uses are not permitted in the Talmage Rural Community. The Pinoleville Rancheria is a mixture of lands owned by the Pomo Indians and some private parcels. The County has long allowed a unique mixture of industrial uses on small parcels as well as property owner residences. Within the Pinoleville Rancheria, single family residences are allowed on lands designated as "I." Otherwise no residential uses, other than a caretaker, are permitted within the I classification. 4.06.02(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Primary uses: Processing and manufacturing, public facilities, places of assembly, fabrication and assembly, business centers, business parks, office parks, mixed commercial, office, and industrial sites. Siting issues for new parcels or new construction: Location: Parcels to be included in the I land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas except Talmage, North State Complex, and Master Plan Areas. Zoning discretion: The City and County have the discretion to control the building intensity through the use of different zoning districts within the "C" classification. The City and County may specify zones that manage land uses on the basis of compatibility with adjoining land use or zoning. These controls may include limits to the types of uses -- such as offices, "light" commercial, medical offices, or convenience services -- that are less impactive on the neighboring land uses, particularly as the proposal relates to adjoining residential land uses. Access: Industrial parcels may be located on County Rural Collectors, Arterial or newly constructed or improved Major Collector roads with a level of service of A, B, C, or D. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.4. Land Use ~, Page 24 Siting issues for new parcels or new construction: Location: Along North State Street from US 101 to the south boundary of The Forks Rural Community Area. Access: Industrial and commercial parcels may be located on County Rural Collectors, Arterial or newly constructed or improved Major Collector roads with a level of service of A, B, C, orD. Access to new structures: Paved surface required. Design review: Required. Maximum building intensity: Per the "C" or "I' classification requirements. Public facilities: Industrial uses in the unincorporated area may be exempt from water or sewer connection if approved by the Division of Environmental Health. Residential uses: Not permitted in the "I" classification. A single caretaker's unit in a mobile home may be allowed with an administrative use permit from the County. Second dwellings: Not permitted. 4.06.04 Rural Community (RC) 4.06.04(A) Summary of major findings Purpose: The Rural Community (RC) classification applies to Calpella, The Forks, and Talmage. This classification is directed to the unincorporated communities within the Planning Area. Calpella, The Forks, and Talmage provide a variety of community facilities and services, places of employment, and limited retail shopping. The RC classification used in the General Plan allows flexible and diverse land uses within the communities in order to provide a centralized area that serves its businesses and residents. A Rural Community serves as compact urban-style development. Land uses may be assigned through specific zoning in conformance with Table IV-4. There are exceptions to the general siting provisions: In Talmage, industrial uses are not permitted in order to maintain its agrarian nature. The Forks Rural Community is intended to be an area where higher density residential and commercial uses can be located. Rather than threaten the long-term economic viability of commercial and industrial uses in the North State Complex, The Forks RC is intended to focus on a mixture of residential, commercial, and industrial uses. One of the industrial uses in The Forks is the Parnum Construction materials yard. This long-established land use is the primary industry in The Forks. New residential development needs to be sited and site designed to protect the industrial uses in the area. Talmage was built in response to the construction of a State Mental hospital in the area in 1892. The State hospital was a huge, self sustaining complex, including a dairy, garden, houses for workers, staff, and patients. All of the buildings which were built in the late 1800's related directly to the hospital. The hospital complex currently serves as the City of Ten Thousand Buddhas Center. The Rural Community classification is used to maintain the town's existing character encouraging in-fill of undeveloped lots. Commercial is intended to be limited to uses that serve the area or are needed as to support agribusiness in the Valley. Industrial uses are not otherwise allowed. The community is not a growth area in the Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah il~ Mendocino County, California VI.4. Land Use 4, Page 26 Table Vl.4-43: Land Use/Zoning Criteria in Rural Communities~ Design review: Required for all uses except single family homes on individual parcels. Maximum building intensity: Maximum lot coverage for commercial uses shall be forty percem and industrial uses shall be thirty percent of the gross land area. Maximum density: Within water and sewer districts - One to twenty-eight dwelling units per acre; Within water or sewer districts -- one unit per twelve thousand square feet; Not in a water or sewer district -- one dwelling per acre. Selection of land use classification for zoning purposes: The following table shows the minimum siting criteria that are used in judging the appropriate zoning district for a parcel of land within a Rural Community. No industrial uses are permitted in Talmage. Public facilities: Connection to public water supply and public sewage disposal are required when available; for new commercial development. Fire safety standards per the requirements of the responsible fire protection agency shall be satisfied within both incorporated and unincorporated areas. Second dwellings: Permitted subject to discretignary approval and review of an administrative permit by the County on parcels within single family residemial zoning districts only and within the County's RC zoning district. Adopted by the City Council: December 6, 1995 Ukiah Valley General Plan and Growth Management Program City of Ukiah l~ Mendocino County, California VI.4. Land Use 4, Page 28 4.07.02 Public (P) 4.07.02(A) Summary of major findings Purpose: Public land uses include identification of lands owned by public agencies -- the City, County, School, and special districts, and quasi-public utilities such as Pacific Gas & Electric and Pacific Bell. Public land uses identify facilities that are unlikely during the life of the Plan to be considered surplus property because of the extent or nature of the existing facility. -The P classification is the equivalent of the County's Public Lands and Public Services classification. 4.07.02(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Public utility facilities, utility installations, school facilities, administrative and medical facilities, civic uses, cemeteries, conservation and natural resource conservation areas. Siting criteria: Based on project-specific requirements. Location: Parcels to be included in the P land use classification may be located in the City of Ukiah, City of Ukiah Sphere of Influence, Rural Community areas, Master Plan Areas, and the remainder of the Unincorporated Planning Area. 4.07.03 Open Space (OS) 4.07.03(A) Summary of major findings Purpose: The Open Space classification is intended to be applied as a combining classification with one of the base land use classifications (Residential, Commercial, Industrial, or Resource and Agriculture) to lands not suited for development or to land most valuable in its undeveloped state. Factors limiting the development of land would include such constraints as unstable soils, high fire hazard, remote location, poor access, or susceptibility to flooding. Valuable natural areas could include rare and endangered species and habitat, wildlife corridors, riparian vegetation zones, or wild and scenic rivers. The OS classification is the equivalent of the County's Open Space classification. 4.07.03(B) General Plan policies identifying standards and requirements for the implementing program for this zone Examples of allowable uses: Single family dwellings, agriculture, conservation and development of natural resources, mineral extraction, recreation, essential utility installations. Application requirements: One single family dwelling per parcel where compatible with the purpose of the Open Space classification. A conditional use permit is required in the unincorporated Planning Area. All other uses except for agriculture require a conditional use permit. Adopted by the City Council: December 6, 1995 City of Ukiah l~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~, Page I Adaptive reuse. "Adaptive reuse" means the conversion of an existing building of historic, ar- chitectural, or cultural value from the use for which it was constructed to a new use compatible with neighborhood land uses by maintaining exterior integrity and adapting the interior to the new use. Added value. "Added value" means the practice of processing a resource through additional steps in order to generate additional wealth/jobs within the community before the resource is sent outside the community. Adequate. "Adequate" means a threshold meeting minimum standards established by either regula- tion, ordinance, code, policy, or accepted standards. Affordability. "Affordability" (in relation to housing) means the ability of a family to spend less than thirty-five percent of its gross income on the cost of shelter, utilities, taxes, and insurance. Agriculture lands. "Agriculture lands" means lands devoted toward the commercial growing of food and fiber. Agriculture preserve. "Agriculture preserve" means lands under contract in concert with the provisions of the California Land Conservation (VVilliamson) Act. These lands are primarily devoted toward the production of food and fiber, but may also include other lands. Aircraft. "Aircraft" means jets, airplanes, helicopters, hang-gliders, motorized gliders, and any form of aircraft whether or not it is regulated by the Federal Aviation Administration (FAA). Ambient noise level. "Ambient noise level" means the composite of noise from all sources near and far. In this context, the ambient noise level constitutes the normal or existing level of environ- mental noise at a given location. And/or. "And/or" means "or." If the Plan's direction is to accomplish "A" and "B," the word "and" is used. If the Plan's direction is to accomplish either "A" or "B" the word "or" is used. In certain situations in the Plan, the choice may be to state "and/or." If this is the case, it is used to denote that the Plan's direction is to accomplish any or all of the stated options. Accomplishing one option is as appropriate as accomplishing two or more. Annexation. "Annexation" means the legal steps and actions taken to attach a territory of land to an incorporated City or a special district. Archaeology. "Archaeology" means the scientific study of material remains of past cultures or human life and activities. Area Plan. "Area Plan" means a component of the General Plan that provides more precise planning information for an identified territory covered by the General Plan. An area plan does not need Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~, Page 3 CNEL: Community Noise Equivalent Level "Community Noise Equivalent Level" means the average equivalent sound level during a 24-hour day, obtained after addition of approximately five decibels to sound levels in the evening from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels in the night before 7:00 a.m. and after 10:00 p.m.2 Commercial areas. "Commercial areas" means lands where the purchase, sale, or other transac- tions occur involving the handling of articles, substances, or commodities for the purpose of livelihood or profit. Commercial recreation. See "Recreation, commercial." Community development lands. "Community development lands" means lands devoted toward the principal uses of residential, commercial, industrial, or public facilities. Conserve, conservation. "Conservation" means the management of resources, including natural resources, cultural resources (includes archaeological and historic resources), and man-made resources in a manner that avoids waste, destruction, or neglect. Decibel (dB). "Decibel" means a unit for describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure, which is 20 micropascals (20 micro- newtons per square meter). Density. "Density" means for residential development, density is the number of residential dwelling units per acre. This tends to be reflected on parcels of one acre or less as "X units per acre of land area." For lands in which more than one acre is required for a residence, the density tends to be reflected as "X acres per dwelling unit." Department of Fish and Game. "Department of Fish and Game" means the California Department of Fish and Game. Design review. "Design review" means the public or agency review of the aesthetics of development: building appearance and character, colors, landscaping, location of parking, siting of the structure on its building site, and other issues related to the appearance characteristics of the development. Designated historic resource. "Designated histodc resource" means a structure that is identified as being listed on the National Histodc Register, a California Historical Landmark, included in the California Inventory of Historic Resources, or an identified point of interest. A designated historic resource may also apply to historic buildings within an identified historic district even if the structure is only contributing or is not included on any of the historic lists or registers. Developer. "Developer" means a person, firm, corporation, partnership, or association who proposes to divide, divides or causes to be divided real property into a subdivision or proposes to build, or builds a building or buildings. Development Elements. "Development Elements:" means the collection of the Land Use, Fiscal Impact, Economic Development, Community Design, and Housing Elements of the General Plan. 2CNEL and La, represent daily levels of noise exposure averaged on an annual basis, while L~q represents the average noise exposure for a shorter time period, typically one hour. Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary 4, Page 5 that provide a means for a reader of the General Plan to understand why a particular goal is proposed. Firebreak. "Firebreak" means a barrier of cleared or plowed land intended to check forest, brush or grass rites. Fiscal Impact Analysis. "Fiscal Impact Analysis." means a component of the General Plan Resource Directory that provides statistical information from which the operational, capital, or personnel costs of the General Plan's implementation may be estimated or understood in general terms. Future Ukiah. "Future Ukiah" means the name that has been used to describe the overall General Plan revision and Growth Management process. General plan consistency. "General plan consistency." means conformance with the legal require- ment that each element of the General Plan has equal weight in the eyes of the law. No one element can contain policy direction that conflicts with the policy direction of other elements. Goal. "Goal" is a broad statements that provide the blueprint for the future. Each goal establishes what the City desires to accomplish over the life of the Element. Goals are what the commu- nity desires to achieve. Grazing lands. "Grazing lands" means lands used for the open ranging of livestock for the production of food or fiber. Greenbelt. "Greenbelt" means publicly owned and maintained common lands in or surrounding specifically defined area of the City. Any greenbelt or similar land use restriction for agricultural land shall include as a prominent part thereof: a. Preservation of the existing irrigation water rights and supplies in full; b. Implementation of an effective right-to-farm ordinance; Reimbursement to the property owner for the value of development rights, forfeited or lost; d. Mandatory use valuation assessment for property tax purposes as currently provided on enforceably restricted lands; e. Preservation of the dghts for landowners to utilize new technology for farming purposes; and Appropriate mitigation by local planning agencies to facilitate long term agriculture viability of operations adjacent to urban phasing boundaries. Private and public lands that form a network which shall consist of, and is not limited to, open space, agricultural, scenic easements, dparian corridors, voluntary open space ease- ments, parks, wildlife refuges, and Iow density residential uses, to maintain community separation and identity, recognizing the urban/rural nature of the City and its position in the Valley. Adopted by the City Council: December 6. 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ~ Page 7 Initial Version of the Ukiah General Plan and Growth Management Program. "Initial Version of the Ukiah General Plan and Growth Management Program" (Initial Plan, Initial Version) means the General Plan workbook prepared by City staff and its consulting team for the use of the Growth Management Steering Committee. Intermittent streams. "Intermittent streams" means streams that flow during the wet season, continue to flow after the period of precipitation, and cease to flow during at least part of the dry season. Inundation. "Inundation" means to cover by flooding. Land capability. "Land capability" means the intrinsic ability of natural resource to support particular land uses. See also carrying capacity. Ldn: Day-Night Average Sound Level "[dn: Day-Night Average Sound Level" means the average equivalent sound level during a 24-hour day, obtained after addition of ten decibels to sound levels in the night after 10:00 p.m. and before 7:00 a.m. Legislative actions. "Legislative actions" means an action by the City Council on behalf of the of the City of Ukiah or the Board of Supervisors on behalf of Mendocino County to ordain or enact a law or code. A General Plan adoption, changing a zoning district, and enacting a noise control ordinance is are examples of legislative actions. Loq: Equivalent Sound Level. "Lq: Equivalent Sound Level" means the sound level containing the same total energy as a time varying signal over a given sample period. L.q is typically computed over 1, 8 and 24- hour sample periods. (Also see Footnote 37 on page VII-3). Lr,,x: Maximum loudness. "l~x: Maximum loudness" means the maximum sound level recorded during a noise event. Lr; Loudness percentage. "1_,: Loudness percentage" means the sound level exceeded "n" percent of the time during a sample interval. L~o equals the level exceeded 10 percent of the time (L~o, L5o, etc.) Local Agency Formation Commission. "Local Agency Formation Commission" means the Mendocino County Local Agency Formation Commission (LAFCo) appointed pursuant to the Cortese-Knox Local Government Reorganization Act. Local business. "Local business" is meant to describe businesses within the sphere of influence of the planning project unless specifically stated otherwise. Lot coverage. "Lot coverage" means the percent of lot area covered by a building footprint. May. "May" means a permissive action that generally will permit a choice between two or more mandatory options. The use of the word "may" without providing defined choices means that the directive or action is optional -- either to be implemented or ignored. Mineral resource lands. "Mineral resource lands" means surface and subsurface lands which naturally contain chemical elements or compounds, or groups of elements and compounds formed from inorganic processes and organic substances but excluding geothermal, natural gas, and petroleum resources. Adopted by the City Council: December 6, 1995 City of Ukiah ~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary 4, Page 9 as earthquake fault zones, unstable soil areas, flood plains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality. Overall General Plan Goals and Policies. "Overall General Plan Goals and Policies" means the primary goals and policies establishing the parameters within which all other goals and policies must fall. Park, pocket. "Pocket park" means a public space of greenery and places to sit or relax that is not large enough to provide land area for organized or active recreation activities. Generally pocket parks do not have picnic areas, but may have small playground areas. Perennial stream. "Perennial stream" means streams that flow throughout the year. Planning area (definition in law). "Planning area" means "any land outside of the [City's] boundaries which in the [City's] judgement bears a relation to its planning.'3 (Please refer to the second paragraph in Chapter II.A. 1 located on page 11-2) Planning periods. "Planning pedods" mean that timeframe in which an activity is to take place. The short-term planning period is from the date of adoption through year five; the intermediate- term planning period is from years five through ten; and the long-term planning period is from years ten to twenty. Policy. "Policy" means a further definition a goal to establish City policies. The policies provide direction to Staff, the public, and future councils as to how each project is to be reviewed under the provisions of the Circulation Element. A policy breaks the goal into achievable segments. Policy document. "policy document" means an adopted written program that is intended to provide direction to the City or County in reaching development-related and capital improvement- related decisions. Potential agriculture uses. "Potential agriculture uses" means unrealized or undeveloped uses of land which are related to the commercial production of food or fiber. Preliminary Version of the Ukiah General Plan and Growth Management Program. "Preliminary Version of the Ukiah General Plan and Growth Management Program (Preliminary Plan)" means the General Plan recommended by the Growth Management Steering Committee for the Planning Commission's action. Preserve, preservation. "Preservation" means the management of resources, including natural resources, cultural resources (includes archaeological and historic resources), and man-made resources in a manner to maintain and protect, preclude destruction, and otherwise keep from harm, spoilage, destruction, or danger. Public-private facilities. "Public-private facilities" means those facilities and/or grounds that are jointly developed, owned or operated by public and private entities. 3"Each planning agency shall prepare and the legislative body of each county and city shall adopt a comprehensive, long-term general plan for the physical development of the county or city, and any land outside its boundaries which in the planning agency's judgment bears relation to its planning. Chartered cities shall adopt general plans which contain the mandatory elements specified in Section 65302." (Government Code Section 65300) Adopted by the City Council: December 6, 1995 City of Ukiah il~ Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary ,I, Page 11 words precede permissive actions. "Should" also means that if circumstances permit an action may occur. "Could" also means that if there is support or desire to carry out an action it may occur. "Can" also means "could." Solar access. "Solar access" means direct, unobstructed exposure to the sun's rays. Sound level "Sound level" means the sound pressure level in decibels as measured on a sound level meter using the A-weighting filter network. The A-weighting filter de-emphasizes the very Iow and very high frequency components of the sound in a manner similar to the response of the human ear and gives good correlation with subjective reactions to noise. Special district. "Special district" means a local governmental entity formed under provisions of California law for purposes of providing a public utility or service. Sphere of influence. "Sphere of Influence" means a "...plan for the probable, ultimate, physical boundaries and service area of the [City] as determined by the [Local Agency Formation] Commission." (Government Code §56076) Structure. "Structure" means shelter, building, dwelling unit, or other physical development upon the land to house, protect, store, or cover persons or things. Subdivision ordinance. "Subdivision ordinance" means the legislative code enacted to regulate the review, process, and action associated with dividing land into more than one saleable parcel. Substantive businesses. "Substantive businesses" means businesses that provide for living wages and have a multiplying effect on business by creating or encouraging spin-off business activity. Suitability. "Suitability" means the ability of certain basic facilities (such as roads, water systems, sewage disposal systems, etc.) to support certain uses of land. Sustainable. "Sustainable" means any process which can maintain production over long time periods without harm to community and depletion of resources. Timber. "Timber" means trees of any species maintained for eventual harvest or forest product purposes, whether planted or of natural growth, including Christmas trees, but not including nursery stock. Traffic Management Plan. "Traffic Management Plan" consists of a plan or strategy for reducing demand on the road system, and a comprehensive strategy to address the problems caused by additional development, increasing trips, and a shortfall in transportation capacity. The "Traffic Management Plan" concept focuses on more efficiently utilizing existing transportation systems rather than expanding them. Unincorporated area. "Unincorporated area." means lands under the jurisdiction of the County of Mendocino. Viability. "Viability" means economic or physical feasibility. Viewshed. "Viewshed" means the area that can be viewed by a person when looking in a specific direction. Generally, a viewshed means a wide panoramic view that is unobstructed with no Adopted by the City Council: December 6, 1995 City of Ukiah ilJl, Mendocino County Ukiah Valley General Plan and Growth Management Program VII.4. Glossary 4, Page 13 Adopted by the City Council: December 6, 1995