The URL can be used to link to this page

Home My WebLink About2007-06-25 PacketCITY OF UKIAH CITY COUNCIL AGENDA Special Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 June 25, 2007 12:15 p.m. ROLL CALL 2. AUDIENCE COMMENTS ON NON-AGENDA ITEMS The Clty Council welcomes input from the audience. If there is a matter of business on the agenda that you are interested in, you may address the Council when this matter is considered. If you wish to speak on a matter that is not on this agenda, you may do so at this time. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments in which the subject is not Ilsted on the agenda. 3. UNFINISHED BUSINESS a. Discussion and Possible Input to the County Regarding Ukiah Valley Area Plan Land Use Scenarios/Alternatives and Proposed Development Areas 4. ADJOURNMENT Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or Interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the bulletin board at the main entrance of the City of Ukiah City HaII, located at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting set forth on this agenda. Dated this 22nd day of June, 2007. Linda C. Brown, Deputy City Clerk ITEM N0: 3a DATE: June 25, 2007 AGENDA SUMMARY REPORT SUBJECT: DISCUSSION AND POSSIBLE INPUT TO THE COUNTY REGARDING UKIAH VALLEY AREA PLAN LAND USE SCENARIO/ALTERNATIVES AND PROPOSED DEVELOPMENT AREAS SUMMARY: On June 20`", the City Council discussed how it would participate in the June 26`h Board of Supervisors discussion of the Ukiah Valley Area Plan land use scenarios/alternatives. It was decided that the Council Subcommittee would prepare a letter and the Council would meet in a special meeting on Monday, June 25`" to review and finalize the letter to the Board of Supervisors. The County Agenda Summary Report and associated maps and presentation materials were distributed to the City Council on Friday, June 22nd RECOMMENDED ACTION: Discuss and possibly provide input to the County regarding the Ukiah Valley Area Plan land use scenarios/alternatives and proposed development areas. ALTERNATIVE COUNCIL POLICY OPTION: N/A Citizen Advised: N/A Requested by: City Council Prepared by: Charley Stump, Director of Planning and Community Development Coordinated with: Candace Horsley, City Manager Attachments: None APPROVED:` Candace Horsley, City Manager MENDOCINO COUNTY BOARD OF SUPERVISORS BOARD AGENDA # AGENDA SUMMARY Agenda Summaries must be submitted no later than noon Monday, 15 days prior to the meeting date TO: Board of Supervisors DATE: Tune 12, 2007 FROM: Planning Team AGENDA DATE: Tune 26, 2007 DEPARTMENT RESOURCF,CONTACT: Phil Gorny PHONE: 467-2573 Present ® On Call ^ Consent ^ Regular Agenda ® Est. Time for Item: loam-12ym Urgent ^ Routine ^ AGENDA TITLE: Discussion and selection of potential land use alternatives for the Ukiah Valley Area Plan (UVAP) and related California Environmental Quality Act (CEQA) process ^ PREVIOUS BOARD OR BOARD COMMITTEE ACTIONS: On April 24, 2007, in a Joint Policy Session with the Ukiah City Council, the Board reviewed preliminary land use alternatives and gave direction for additional refinement of the alternatives. ^ SUMMARY: Consultant Moore, Iacofano and Goltzman (MIG) will present potential land use alternatives for the Ukiah Valley Area Plan for Board review, modification, and selection for inclusion as alternatives in the UVAP and CEQA process. Planning Team staff will present updates to the UVAP time schedule. See attached Report. ^ ALTERNATIVES: Do not approve alternatives and give further directions to Planning Team and consultant MIG. ^ WILL PROPOSAL REQUIRE ADDITIONAL PERSONNEL? Yes* ^ Number No .*If yes, has this been through the Persormel Process? Yes ^ No ^ FISCAL IMPACT: Source of Funding Current F/Y Cost Annual Recurring Cost Budgeted in Current F/Y BU #2853 In Contract N A Yes No ^ RECOMMENDED ACTION~MOTION: It is recommended that the Board select and approve an array of land use alternatives to initiate the CEQA process, to prepare for Board designation on August 21, 2007of a preferred/ project alternative for the UVAP and its associated Environmental Impact Report. ^ CEO REVIEW (NAME): Alison Glassey PHONE: 463-4441 RECOMMENDATION: Agree ® Disagree ^ No Opinion ^ Alternate ^ Staff Report Attached ^ BOARD ACTION 1) ^ Approved _ 3) ^ Other Date of Action _ 2) ^ Referred to UKIAH VALLEY AREA PLAN COMMUNITY PLANNING PROCESS BOARD OF SUPERVISORS JUNE 26, 2007 MEETING MATERIAL This packet includes materials intended to facilitate a conversation about potential land use alternatives for srudy in the EIR as part of the Ukiah Valley Area Plan (UVAP) reassessment process continues. Specifically, the packet contains: A. Initial Draft Land Use Menu; B. UVAP Potential Land Use Alternatives Maps and Summary Tables; C. Discussion Areas Map; D. Discussion Area Land Use Alternatives Maps and Summary Tables; and Appendix: Methodology and Assumptions. The materials are tools that will help the Board of Supervisors select land use alternatives to be studied as part of the EIR. A preferred alternative will not be selected at this meeting. Following analysis of the potential impacts of the land use alternatives, additional meetings will be held to review findings and determine the preferred land use plan for use in the UVAP. A. Initial Draft Land Use Menu This document presents the range of land use classifications that are used u7 the UVAP Land Use Alternatives. For each land use classification, the document defines allowable uses, presents proposed development intensifies, and provides images that are comparable to what the classification would allow. The Initial Draft Land Use Menu is intended to help readers associate specific building types with each dassification and visualize future development styles. B. UVAP Potential Land Use Alternatives Maps and Summary Tables Four potential land use alternatives for the entire UVAP area are presented as options fox discussion and refinement. The first alternative represents a "no project" alternative, which means it maintains all of the land use classifications currently in place under the existing County General Plan. Land Use Alternative A, Land Use Alternative B, and Land Use Alternative C represent different aggregated combinations of the land use options identified during the Apri124, 2007 Policy Boards Study Session. In addition to maps of the four alternatives, a summary table compares the amount of each land use classification, and the potential developmt nt allowed, within each alternative. Figures fox the City of Ukiah and the unincorporated region outside the Discussion Areas have also been included for comparative purposes. Page 7 Ukiah Valley Area Plan Potential Alternative Land Use Menu June 26, 2007 Version 1.0 Potential Draft Alternative Land Uses Land Use Category RESIDENTI AI. 1~1?IG HBORHOOD~ ~ Remote Residential 0 Rural Residential 0 Suburban Residential ~ Multi-Family Residential 0 Mixed-Use: Residential Focus AcT~n~rrv CBNTIiRS 0 Mixed-Use: Two Stories Mixed Use: 'I"hxee Stories INDUS'I'R~' AND C()M1[F:R(:L ~ General Commercial ~ Retail Oriented Commercial ~ Industrial ~ Agricultural Lands Ori:N Srncl: ~ Range Lands _ Public Lands 0 Parks and Recreation * Development rtandardr and guideliner will be rpedited in the Draft Ukiah L'a11ey Area Plan. JUNE 26, 2007 UKIAH VALLEY AREA PLAN 1 RE$IDENTIAt. NF.I6HBORH OODti ~ Remote Residential Allows one single family housing unit pez lot with a minimum of 20 to 40 acres. A detached second unit is also allowed. Ukiah, CA (upper left) Likiah, CA (lower left) 2 UKIAH VALLEY AREA PLAN JUNE 26, 2007 Potential Alternative Land Use Menu RESIDENTIAL NI?IGHBORHOODS 0 Rural Residential Allows one single family housing unit per lot Minimum lot sizes range from 40,000 sq.ft., 80,000 sq.ft., five acres or 10 acres. A detached second unit is also allowed. Napa, CA (upper left) Napa, CA (lower left) JUNE 26, 2007 UKIAH VALLEY AREA PLAN 3 Potential Alternative Land Use Menu RESIUEN'PIAL NsICH BORH OOllS 0 Suburban Residential Allows single family development at an average density of six du/ac. Second units are allowed on lots over 6,000 sq.ft. Ukiah, CA (top left) Napa, CA (bottom left) 4 UKIAH VALLEY AREA PLAN JUNE 26, 2007 '.A.~3'd'-MnWti^ f! a r. s- r.. ..._.. ._.. eyF... _....._..._._.~..e.-..._._... Potential Building Prototype (top, middle and bottom) Potential Alternative Land Use Menu j It li SIDFNTIAI, 1~81GIIB0 RHOOllS C]Multi-Family Residential Allows multi-family housing development on a single parcel by right. JUNE 26, 2007 UKIAH VALLEY AREA PLAN 5 Baldwin Park, FL (upper left) Baldwin Park, FL (lower left) Potential Building Prototype (upper right) Potential Alternative Land Use Menu RESIDENTI AI. Nba GHBORHOO DS ~ Mixed-Use: Residential Focus Allows mix of single-family and multi-family residential units. Also allows limited amounts of local serving retail and mixed-use development. Open space and recreation uses axe required. 6 UKIAH VALLEY AREA PLAN JUNE 26, 2007 Mixed Use Rendering (upper left) Sonoma, CA (lower left) Potential Building Prototype (upper right) Potential Alternative Land Use Menu ~ Mixed-Use: Two Stories Allows two story mixed-use development with commercial uses encouraged at street level. Cloverdale, CA (upper left) Sonoma, CA (lower left) JUNE 26, 2007 UKIAH VALLEY AREA PLAN 7 ACT R'1"fY CF.NTRRS ® Mixed-Use: Three Stories Allows three story mixed-use development with commercial uses encouraged at street level. 8 UKIAH VALLEY AREA PLAN JUNE 26, 2007 Healdsburg, CA (upper left) Windsor, CA (lower left) Potential Building Prototype (upper right) INDOST2Y AND COMMERCE ~ General Commercial Allows offices, small format retaIl, hospitality, and other consumer oriented services. JUNE 26. 2007 UKIAH VALLEY AREA PLAN 9 Ukiah, CA (upper left) Hopland, CA (lower left) Ukiah, CA (upper right) Potential Alternative Land Use Menu INDUSTRY AND COMMLRC L' ~ Retail-Oriented Commercial Allows large-format and regionally-oriented retail uses. Calabasas, CA (upper left) Petaluma, CA (lower lefr) 10 UKIAH VALLEY AREA PLAN JUNE 26, 2007 Potential Alternative Land Use Menu INDUSTRY AND COMMERCE ~ Industrial Includes R&D, limited industrial, logistics, offices, shipping, storage, agriculture product processing and general industrial. ~;:;; Berkeley, CA (upper left) Ukiah, CA (lower left) Ukiah, CA (upper right) Emeryville, CA (middle right) Emeryville, CA (lower right) JUNE 26, 2007 UKIAH VALLEY AREA PLAN 17 Potential Alternative Land Use Menu INDUSTRY AND COMMERCE ~ Agricultural Lands Includes cultivated agxicultuxal land. Ukiah, CA (upper left) Ukiah, CA (lower left) 12 UKIAH VALLEY AREA PLAN JUNE 26, 2007 Qp~N SPACH Range Lands Includes managed grassland and livestock grazing. Ukiah, CA (upper left) Ukiah, CA (lower left) tikiah, CA (upper tight) UKIAH VALLEY AREA PLAN 13 JUNE 26, 2007 Potential Alternative Land Use Menu OPHN SPACE ~ Public Lands Includes uses such as schools, civic facilities, libraries, hospitals, water treatment plants, corporation yards, etc. Lake Mendocino, CA (upper left) Ukiah, CA (lower left) Russian River corridor, CA (upper right) The Villages, FL (lower right) 14 UKIAH VALLEY AREA PLAN JUNE 26, 2007 Potential Alternative Land Use Menu OPP,N SPACE Parks and Recreation Includes City, County, Regional, State and National parks, and supporting services. JUNE 26, 2007 UKIAH VALLEY AREA PLAN 15 Ukiah, CA (upper left) River path rendering (lower left) Marin County bike trail (upper right) APPENDIX 1: METHODOLOGY AND PROCESS UTILIZED TO QUANTIFY POTENTIAL DEVELOPMENT WITHIN THE UKIAH VALLEY AREA PLAN INTRODUCTION The County of Mendocino Planning Team Staff in conjunction with the consulting team at Moore lacofano and Goltsman developed a process to create a set of numbers that will be utilized in the planning process. This document describes the process utilized to generate the information supplied for the June 26, 2007 Board of Supervisor's Meeting on the UVAP. INITIAL GIS DATA SOURCES The land use analysis process began with a selection of base geographic data. These were as follows: • The UVAP Boundaries • July 2006 Parcel Data for areas within the UVAP Boundary file • City limits for Ukiah • The nine Change Areas as identified by MIG • The three Redevelopment areas • 2004 and 2005 aerial images. • County identified multifamily Rezone Project target sites • City of Ukiah supplied layer identifying vacant and underutilized lands within city limits. • City and County Zoning shapefiles • Areas sloped at 15% or greater. • City, County and State road segments. These data sources were the initial ones drawn upon for land identification purposes. As the process progressed, additional GIS layers were added or created. (Layers will be identified when they are added or created) PLANNING DOCUMENTS UTILIZED Planning Team staff utilized the following documents for advice and guidance. • The 2003 UVAP document • The Mendocino County General Plan • The Mendocino County Zoning Code -Inland Division • The City of Ukiah Zoning Code • The Mendocino County Redevelopment Project Report, Volume 1 • The 2004 Mendocino County Housing Element PROFESSIONAL RESOURCES UTILIZED Communication with a number of city and county planning professionals provided additional guidance to the development of the baseline and alternative land use scenarios. These individuals will be noted in the document at the appropriate section. 1. Staff overlaid UVAP parcel data over the 2005 aerial data, excluding tribal and governmental lands. Staff selected all parcels that appeared to be vacant or under cultivation within the areas described above in the inclusions section. Comparisons were made against the 2004 aerial for additional clarification. Later review of the aerials and field visits removed some properties initially identified in this step. 2. The parcels identified as vacant or underutilized by the city of Ukiah Staff were added in. Staff consulted with the Planning Director, Charley Stump and City Planning Commissioner Judy Pruden to refine and update their identified parcels. Some properties were added and others deleted. 3. The parcels identified as vacant or underutilized by the Redevelopment Agency were added in. Many were already included from step 1, with the rest being included at this step. 4. Staff added Pipeline Project sites (if not already identified), specific requests by policy makers (e.g. a Supervisor) and the County-initiated Housing Element Action 4.2 Multifamily Residential Rezone Project. Parcels identified in steps 1-4 were aggregated together into a new shapefile called DEVELABLOCKS1. This file formed the basis for future calculations once all lands had been added into the set. At this point, the first part of the Potentially Developable Land identification process has been completed. It is important to note that this phase identified a number of properties were development is difficult or impossible due to regulatory or physical constraints. The succeeding phases of this study will refine this selection, removing some parcels from further consideration and assigning values to the rest. Two other identification phases needed to be conducted before those steps could be taken. UNREALIZED RURAL DEVELOPMENT The Ukiah Valley contains a number of parcels with residential zoning classifications (RR-, RMR-,RL and AG) that are more than twice their allowed minimum sizes (e.g. a 10 acre property zoned RR-5). These properties should also be included in the overall development calculations as their zoning classifications would allow for a relatively simple subdivision of land into smaller parcels, each of which could result in a new residential unit being created. Staff was interested in determining how many new residential properties in the UVAP region could be created in this manner and including those figures in the overall calculations of future development. This phase was separated from the preceding one due to the different nature and implications of this set of calculations. Analysis proceeded as follows 1. Planning Team created a new field in the UVAP parcel record called DIV_PARC and placed within it the calculated number of parcels that could be created by dividing the ACREAGE field by the MINPARI field (minimum lot size). 2. All residential property types with a DIV_PARC value of under 2.00 (meaning less than 2 legal sized properties could be created from the existing parcel) were excluded from further calculations. 3. All properties with a value of 2.00 or greater were coded as "Y--" and their respective zoning classification to reflect that they could be divisible under the existing Zoning Code. The DIV_PARC value was converted to an integer and placed into the NEW PARCEL field, without rounding up to reflect the fact all new parcels must be at the minimum lot size and that no "partial" parcels can be created. For example, a property with a DIV_PARC value of 3.98 would translate into a NEW_PARCEL value of 3. 4. The properties identified as "Y=' (able to be split) were overlaid against the existing data. • If the block is in the Flood Plain or an Airport zone. • If the property is currently being cultivated or under Williamson Act protection Additionally, staff manually assigned an ID number and a short code for the type of development possible for the property, which was based on the existing general plan and zoning code and a review of nearby parcel development patterns with a similar zoning classification. Examples of this include Commercial-Suburban or Residential-Multifamily. These codes were used tc assist in determining the appropriate land use formulas to use to calculate the potential housing units and leasable commercial space figures. ADDITIONAL VARIABLE DEVELOPMENT One additional factor-the coverage ratio-needed to be determined. The purpose of this variable is to express the percentage of the commercial lot that would typically be utilized as leasable square footage. Since the Mendocino County Inland Zoning Code does not express a maximum lot coverage amount, staff utilized the existing built environment as a guide to determine the appropriate coverage factor for each particular area. To determine the appropriate value, a series of tests were performed on most of the existing commercial areas within the UVAP area. The test proceeded as follows: 1. Staff created a shape that corresponded with the property lines of the commercial area being surveyed. The total square footage was calculated. 2. Staff utilized the aerial images to "remove' an area equivalent to the building's footprints. The square footage of the remaining area was calculated. 3. The remaining area was subtracted from the total area to produce a "covered" area total. 4. The covered area was divided by the (site) total to arrive at a coverage factor. Results of these commercial tests were arranged to select the best overall variable for a variety of situations in the No Project (Existing Plans) scenario. The following coverage ratios were used in the No Project calculations and were added to the DEVELABLOCKS layer: 1.0 - Commercial Outparcels in existing shopping centers 0.66 -Central Ukiah average individual parcel coverage 0.50 - Calpeila "core" commercial parcel coverage 0.40 -Downtown Ukiah average overall coverage factor (used for the larger developable areas) 0.30 -Typical non-downtown or core area commercial coverage factor The 0.3 coverage factor predominated fairly consistently from large regional-retail shopping centers to small service commercial spaces. Most areas identified for development utilized this ratio for the No Project alternative. Other coverage factors were added later for use with some of the alternatives. Those factors will be discussed in the appropriate section. HOUSING CALCULATION FORMULAS Staff also calculated a set of formulas that would help determine the number of single family and multifamily housing units that could be constructed on a developable parcel or area. Single Family • NP_DU_SF - Number of permissible single family homes that could be constructed under the existing plans • NP_DU_MF - Number of permissible multifamily homes that could be constructed under the existing plans. Unlike MUMFRMX, these units are located in residential zones, typically the R-2 and R-3 zones. NP_AG, NP_OS -Square footage of newly created AG/Open Space land (not used in the No Project Scenario) • NP_COMMENT -Short descriptive narrative on the particular area. These, when combined with the descriptive fields and identified formulas form the No Project data. NO PROJECT CALCULATIONS Staff manually entered the appropriate values and text to the following fields based on GIS analysis: NP_USE, NP_TYPE, NP_RET, NP_COVFAC, N_FLRS, NP_DU_AC and NP_COMMENT Using the calculated formulas, the geographic area tool, along with standard spreadsheet functions staff filled in the rest of the No Project table fields. Two types of commercial area calculations were preformed within the UVAP region. For potentially developable areas that encompassed single parcels or small groups of them within an already-built area (infill) staff utilized one of the standard commercial area coverage factors listed above. For larger developable areas where an internal street network did not exist, staff utilized the 0.40 factor that corresponds to the entire downtown core of Ukiah to determine potential the leasable commercial square footage. ERROR CORRECTION Staff and consultants to reviewed the resulting data in order to identify errors of any type. Crosschecks were also made on the mathematical calculations. ALTERNATIVE SCENARIOS As directed by the Board of Supervisors, staff developed a set of potential alternative land use maps for each discussion area. These maps were based on the range of expressed visions for the discussion areas from the March 10, 2007 Design Workshop and feedback from the Joint Policy Board meeting on April 24, 2007. In several discussion areas, conflicting visions gave rise to different alternatives. MAP CREATION Staff created the specific alternative maps for each of the various Discussion Areas, had them reviewed by the consultants and calculated the resulting area figures. Those maps were then overlaid against the development blocks to narrow down the calculations to only those areas previously identified as developable. ALTERNATIVES FIELDS The following fields were created for all three alternative scenarios: • Ax NAME -Alternative Number and name • Ax_USE12 A3_TYPE12 -First one or two uses possible in the development block AREAS WITH DEVELOPMENT POTENTIAL WITHIN THE UVAP ... Gs _ ' - F ^~i1~ W~. . " ,.. ' ' ,gin r ;~ GI+ w >~: :, ;; ~:: z g Y . %' 6 ' # ~ ' , .Y. ].131. ... _ . _ .. ~ ~ 5 ~ ~ ~ ^i. ~ .... _ _ .. . i .p~ .i~ "i "~ . i ^ ^ ~ ; s... ~y" ~ ~ i`. i ' ^ ~ : ~ r ^ .. . ^ ~~ Y ,_K' r,': y. ,tiPS~Ly+.,,L ~~ .. 5v ^ ,. ., ~~ ~ 'r. ,j. ~ ..r .~~ ~ ~ ~ i i' r ' ~ ~ Y 2' ice n ~ ~ ~~ ~ ^ ~ '~: ~' , ~ i CI Ty. s -q v it ' . ,,:: : - ^ lJ ~ ~ '~ ~~ : 1 1 ' ~ ~ ® ~ ^ ~ G ~ ^ ~ _ ~ ~ ~m~ ~(~~ ^ ~}y~ ~ ~ ^ ~ ~ * ~ ~ ^ ~ ~ ~ ~ .. ^ ~ ~. ~ ^ X51 d ^ • 4. ~ . .. ... . ~ .p:. u • .~~ a W _ A .. `. Y ~:-;~_ Area with o o.s ~ z 3 4 :~r~`d"~ 5 Development Miles /nl'~ ..,.,N..' Potential £ _ !ter .Iona ~nm _ nno.,,~~~~.,., r,,....+., o~.,....:..,. T .,... ---- Railroad L _ ~ Tribal Land River and Tributaries 1 700.Year Flood Plain e Freeway Arterial Local Road Discussion Area Remote Residential Rural Residential Suburban Residential Multi-Family Residential Mixed-Use: Residential Focus Mixed-Use: Two Stories Mixed-Use: Three Stories Retail-Oriented Commercial - General Commercial Industrial Existing General Plan ("No Project" Alternative) Community Planning Process Draft Ukiah I/alley Area Plan Agriculture Range Lands Public Lands Parks and Recreation 0 2,500' 5,000' 7,500' Source: Mendocino County Planning Team Map prepared by MIG, Inc. June 24, 2007 River and Tributaries Local Road Suburban Residential Retail-0riented Commercial Public Lands 100.Year Flood Plain ~, Discussion Area Multi-Family Residential General Commercial Parks and Recreation Mixed-Use: Residential Focus Industrial Potential Ukiah Valley Land Uses (Alternative A) ~-~~ 0 2,500' 5,000' 7,500' Community Planning Process Source: Mendocino County Planning Team Draft Ukiah Ualle Area Plan Map prepared 6y MIG, Inc. Y June 24, 2007 •--.~-- Railroad Freeway Remote Residential Mixed-Use: Two Stories Agriculture P Tribal Land Arterial Rural Residential ~ Mixed-Use: Three Stories Range Lands L._.i »-~~ Railroad L..- ~ Tribal Land River and Tributaries 104Year Flood Plain Freeway Arterial Local Road ~~ Discussion Area Remote Residential Rural Residential Suburban Residential Multi-Family Residential Mixed-Use: Residential Focus Mixed-Use: Two Stories Mixed-Use: Three Stories Retail-Oriented Commercial - General Commercial Industrial Potential Ukiah Valley Land Uses (Alternative B) Agriculture Range Lands Public Lands Parks and Recreation 0 2,500' 5,000' 7,500' `Li' Community Planning Process Source: Mendocino County Planning Team Draft Ukiah I/alleyArea Plan Map prepared byMlG,lnc. June 24, 2007 .-~~ Railroad i_ _ ~ Tribal Land River and Tributaries 1 100-Year Flood Plain e freeway Arterial Local Road Discussion Area Remote Residential Rural Residential Suburban Residential Multi-Family Residential Mixed-Use: Residential Focus Mixed-Use: Two Stories Mixed-Use: Three Stories Retail-Oriented Commercial - General Commercial Industrial Potential Ukiah Valley Land Uses (Alternative C) Agriculture Range Lands _ Public Lands ' Parks and Recreation 0 2soa s,ooa~ 7soo~ Community PlBnninrJ PrCCess Source: Mendocino County Planning Team Draft Ukiah Ualle Area Plan Map prepared by MIG, Inc. Y June 24, 2007 ,ti .-`- Railroad s Freeway ~. 100.year Flood Plain ~ Diuussion Area ~ City of Ukiah _ _ Disucssion I_ _.I Trihal land Arterial Cultivated Agriculture land Open Space/Agriculture /Conservation Area Area River and TrihuUries lttal Road ~ Po2ntial rystirn Center Locations O NonAgdculNral Existing USeS Discussion Areas o soo• s,coo• ~soo' Community Planning Process Draft Ukiah 1/alley Area Plan Source: Mendocino County Planning Team Map prepared by MIG, Inc. June 24. 2007 0 0 0 0 0 O O O O O O O O O O O O M m m 0 ~ 0 0 0 0 0 O Y m G m 1(1 G O 0 0 0 0 ~ N Y N ~U E ~ d ~ INO YMl O W N N o i0 o 0 m v m c E .: .x Y LL ~ Y M O ~ h ~_ 1(1 N E o ~ ° i u a c iEm O O O O O O O O O O O O O O O O O m N M 0 ~ Z.C 0 00 00 O N N 001 N 0 0 0 00 0 ~ ~~ M r ~ 0 Y ' m O N N 01 01 N N M N M A N ( A y y E O O N M M m M N ~ m N M N r ~ m N ~ I O m Eli an d v ~ a UV 1 ~a 0 0 0 0 0 O O O O O O O O O O O O M N m O W m O NO N N O Q O O O O N 0 0 0 0 ~ ~~ d C y m m r r N m ° O O Y m O O C axe u o o r m m o N ~ o r M m o 0 o m o ~ r N M Y Y n O O OJ N 1~ O N O Y O O O O O M O N m M 7 W d r N M OI N < M m N N ~ N N O A O ~ E m y m Y d Y (~ Q" a ° N m m r N O m m O m M N N O O N m ~ ~ N A m ci co rvi oN Ui o aim o 0 o ri o 0 0 y N N OI M M M O N N N O N OI N N W m N ~ ~- O O m .- ~p Y~ ~ N M N LL O ~ N O O O O O O O O O m O ~ 0 0 0 0 O~ ~ O~ ~ 0 0 O O O O N N m p '~ E a m M N W O V < ~ ° O t0 N V 1"J m O M d .p N m c E E M o ~ m ~ v ~ v i Y ELL m o - 1ri 0 o v E - aU V)..m O O O O O O O O 0 0 0 0 0 0 0 0 0 O N N O ~ Z.c 0 00 00 O N N 00 1E 00 0 00 0 ~ ON Q O E 'ZS O N m O N r M M r ~ W O y O V O m M y ~ ~ E 4~ ~ V M N .- m IL O) N I M 0 0 0' ~ y a U Vl ~a O O O O O O O O O O O O O O O O O N N~ O N 01 O Om NN O Q ~f OO O Om C .-C O m ~ M V O Mm tN0 r N N N N [[mO0 ~ b y r Cj O O C axe o o r m m o u> a o r ry m o 0 0 0 0 0 ~ m u~ Y m G O B N M O N r O~ ~ N O 0 0 0 0 M N m r ~ Y A c ,1 O N N 00 > a y «Y Q Q Y Q N r m m m O m N O m M ~ ~ 0 01 0 ~ N ~ M . M . N M M N O N N O Q ) M m O r m O 0 0 A N O0 1Mr N M O T O1r ~M W O m C M N Q R N O y Y ~p Y Al N M N a° ~¢ fSW 0 0 00 0 0 o m etr o O O O O O O V m O N O O O OO O ~ N m N N W m y a r m m M m W ° .~ E ~ O M m N Y O ~ N o n O m 'a ~ W 3 O r m ~ M ~ N LL 0 0 c E -° d U N .. A 0 0 0 0 0 O O O O O O O O 0 0 0 0 m N N O N r C 0 0 0 0 O N E O~ ro O O 0 0 0 0 N O N N 'jf O Y O N m < Gl < M M N o m E N M v.- ~ r 1 ~i v N O O O' ~ N a U N ~ a O O O O O O O O O O O O O O O O O N O O O m N N O V O O O O O m O ~ 0 0 N N m m M N Ol - C m m r m N N N m ~ vi y ~ r M O O C axe o o r m m o N 0 o r N N o 0 0 0 0 o r m 1n Y O O N O r O N m N 0 O O O O r Q n M~ N Q O N W Y ry 7 Q O N N N m, W > N Y Y Y ~( $ Y ~ Q W Q Nr mm m ol ?n o m~a m ~ om o a, ~ ro N o ~ 0 M 0 ci ri ei lti h o NCi p air lti ~ ~ r q N sf ~ M ~ N M N~ N Y N M N O 01 O C N N M N ~ W ~ m t $ a ~ a ` ° 0 0 0 0 0 0 0 o r ~ O O O O O O O O O ~ 0 0 0 0 0 0 0 ~ N ~ N 3 E r ~ op N o '? `m E a ~ rn a ol ~ 3 M N Y E IL ~ ° N 0 o cE - d U N .. m 0 0 0 0 0 O O O 0 0 0 0 0 O O O O N N m 0 0 0 0 0 0 O O O O N 0 0 0 0 0 0 0 h « ~ y r 0 d w E m a' M 'n M ~ c o c E.:d° m ~ m Y E LL 01 Y1 N O O O' ~ ry O.U N.ya 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m N M o O O m 0 0 0 0 0 O O O O N O ~ 0 0 N ~ ~ st (p Ol - c N N ~ ~ N y ~ r O O C axe 0 0 0 0 0 0 0 0 o N o ~ o 0 0 0 o ro r ~ o a 0 0 0 O O O O ~ O N O 0 0 0 0 c N m N C 0 ~ Y W < m N N ~ ` e i ~ N ~ I _~ 0 a Q m Y J y 3 ~ O N C N O U a C ~ d .- ~U 0 01 5 C d E U p Y u a y ~ ~ Q ~ C 10 E c N C L_ v 3 °1 a L Y 0 m 0 y Y Y N N C N Y a 10 Y T w E n Discussion Area 1: Calpella Existing General Plan ^ Use classifications include: o Rural Residential o Suburban Residential o General Commercial o Industrial o Agriculture o Public Lands Potential Land Use Alternative A ^ Converts approximately 19 acres of land classified as General Commercial and two acres of land classified as Suburban Residential to Mixed-Use: Three Stories. ^ Maintains Rural Residential, Industrial, Agricultural, and Public Lands classifications. Potential Land Use Alternative B ^ Identical to Potential Land Use Alternative A. • Converts approximately 19 acres of land classified as General Commercial and two acres of land classified as Suburban Residential to Mixed-Use: Three Stories. ^ Maintains Rural Residential, Industrial, Agricultural, and Public Lands classifications. Potential Land Use Alternative C ^ Converts approximately 19 acres of land classified as General Commercial and two acres of land classified as Suburban Residential to Mixed-Use: Three Stories. ^ Converts approximately 37 acres of land classified as Agriculture to Industrial. ^ Maintains Rural Residential and Public Lands classifications. 0 U b ~ ~ 4 °~ E £ W '~ m c ~ Z ~ ^~ E „ v m44 F V$ s3 3 ~8 4 E s CC 0 } 0 V E99 ~ Z g ~ E Sy $ O N .{ Existing General Plan a~ Q a U x~ kQ 2 >~~ N _N Q Q Q 0 0 Q Potential Alternative B Q >_ U ~~ ~ N ~~ -~~ n ~ Q 2 ~ .-~~ Railroad L_.__~ Tribal Land River and Tributaries 0 0 o Freeway Arterial Local Road Discussion Area Discussion Area 1: Calpella Potential Alternative A 20 Q V -tip ~~ Z ~~ N N n >~ 0 Q Potential Alternative C 20 Q s_ rJ Remote Residential Rural Residential Suburban Residential Medium-Density Residential Mixed-Use: Residential Focus a~ ~~' ~ ~ ~ ~ Q z ~ Q 0 Mined-Use: Two Stories Mixed-Use: Three Stories Retail-0riented Commercial - General Commercial Industrial Agriculture Range Lands - Public Lands Parks and Recreation 20 20 Community Planning Process Source: Mendocino County Planning Team Draft Ukiah Valley Area Plan Map prepared by MIG, Inc. June 24, 2007 Discussion Area 2: North State Street Existing General Plan ^ Use classifications include: o Suburban Residential o General Commercial o Industrial o Agriculture o Public Lands Potential Land Use Alternative A ^ Converts approximately eight acres of land classified as Agriculture to Multi-Family Residential. ^ Reclassifies approximately 30 acres of General Commercial and Industrial land to more accurately reflect existing uses. ^ Maintains Suburban Residential and Public Lands classifications. Potential Land Use Alternative B ^ Identical to Potential Land Use Alternative A. ^ Converts approximately eight acres of land classified as Agriculture to Multi-Family Residential. ^ Reclassifies approximately 30 acres of General Commercial and Industrial land to more accurately reflect existing uses, ^ Maintains Suburban Residential and Public Lands classifications. Potential Land Use Alternative C ^ Converts approximately 35 acres of land classified as Agriculture to Mixed-Use: Three Stories and Suburban Residential. ^ Reclassifies approximately 30 acres of General Commercial and Industrial land to more accurately reflect existing uses, ^ Maintains Public Lands classification. CI U i ~ y a ~J ~~ m ~ is ~ .E „o 8 -~ ~ m; r_ od m 3 0 4 £ r a b e c LC 9 m 0 C 2? I~~ ~ Existing General Plan Potential Alternative B ----•- Railroad i- _ ~ Tribal Land River and Tributaries e Freeway Arterial Local Road Discussion Area ~~ ;o 7 :~ -~ x t. O~ m Potential Alternative A Potential Alternative C Remote Residential Rural Residential Suburban Residential Multi-Family Residential Mined-Use: Residential Focus Discussion Area 2: North State Street Mined-Use: Two Stories Mined-Use: Three Stories Retail-Oriented Commercial _ General Commercial Industrial ~~ o.- ~~ 3 -~ C C Agriculture Range Lands _ Public Lands Parks and Recreation Community Planning Process Source: Mendocino County Planning Team Draft Ukiah Valley Area Plan Map prepared by MIG, Inc. June 24, 2007 Discussion Area 3: Lover's Lane Existing General Plan ^ Use classifications include: o Agriculture o Industrial Potential Land Use Alternative A ^ Maintains Agriculture classification north of Lover's Lane. ^ Converts approximately 16 acres of land classified as Agriculture to Mixed-Use: Residential Focus. Land is owned by the Pinoleville Tribe. ^ Converts approximately five acres of land classified as Industrial to Multi-Family Residential, per the County's Housing Element. Potential Land Use Alternative B ^ Identical to Potential Land Use Alternative A. ^ Mointains Agriculture classification north of Lover's Lane. ^ Converts approximately 16 acres of land classified as Agriculture to Mixed-Use: Residential Focus. Land is owned by the Pinoleville Tribe. ^ Converts approximately five acres of land classified as Industrial to Multi-Family Residential, per the County's Housing Element. Potential Land Use Alternative C ^ Converts entire area north of lover's Lane to Mixed-Use: Residential Focus. ^ Converts approximately 16 acres of land classified as Agriculture to Mixed-Use: Residential Focus. Land is owned by the Pinoleville Tribe. ^ Converts approximately five acres of land classified as Industrial to Multi-Family Residential, per the County's Housing Element. d .s nm o~ u '~ N N C O p~ Q O N O d ? V G N O E~ 3 ~P a m'~- ~ 8'g c m a 4 £ V ~ry b D G ~ ag N i Existing General Plan ~Ow G°p Rd s Potential Alternative B ~Ow ~°p Rd ~ S v~ Br-usr St Brush St Potential Alternative A ~Ow G°p Rd ~ J ,s Potential Alternative C •--.»- Railroad a Freeway Remote Residential ~_ _ ~ Tribal Land ~ Arterial Rural Residential River and Tributaries Local Road Suburban Residential I- i Discussion Area Multi-Family Residential Mixed-Use: Residential Focus Discussion Area 3: Lover's Lane ~Ow G~>v R~ ~ S rs N Z Brush St N Z Brush St Mixed-Use: Two Stories Agriculture Mixed Use: Three Stories Range Lands Retail-Oriented Commercial Public Lands - General Commercial Parks and Recreation Industrial Community Planning Process Draft Ukiah Valley Area Plan O z v O Z Source: Mendocino County Planning Team Map prepared by MIG, Inc. June 24, 2007 Discussion Area 5: South State Street Existing General Plan ^ Use classifications include: o Suburban Residential o Multi-Family Residential o General Commercial o Industrial Potential Land Use Alternative A ^ Converts approximately 14 acres of land classified as General Commercial to Multi-Family Residential and Mixed-Use: Two-Stories. ^ Converts approximately 16 acres of land classified as General Commercial to Public Lands to reflect a public school that has been constructed since adoption of the last General Plan. ^ Removes less than three acres from Suburban Residential and Industrial classifications. Potential Land Use Alternative B ^ Identical to Potential Land Use Alternative A. ^ Converts approximately 14 acres of land classified as General Commercial to Multi-Family Residential and Mixed-Use: Two-Stories. ^ Converts approximately 16 acres of land classified as General Commercial to Public Lands to reflect a public school that has been constructed since adoption of the last General Plan. ^ Removes less than three acres from Suburban Residential and Industrial classifications. Potential Land Use Alternative C ^ Identical to Potential Land Use Alternative A. ^ Converts approximately 14 acres of land classified as General Commercial to Multi-Family Residential and Mixed-Use: Two-Stories. ^ Converts approximately 16 acres of land classified as General Commercial to Public Lands to reflect a public school that has been constructed since adoption of the last General Plan. ^ Removes less than three acres from Suburban Residential and Industrial classifications. is q m g £ $ ~ .-y S ~x'm ~^ ~°- ~ m g 2 ~ g V ~, t 1 J 9 O V fYY 6 5 .~1 0 ~Y$y 6 } O q O } 3Q§ C .F .j a S E N e _ p Existing General Plan ~shington Ave ~' Potential Alternative B ~shington Ave Q' rn t p O _: -o -s S<`P~ , v 0 Potential Alternative A sringtor ,A~~~e `~~' 2~`~ `~ Potential Alternative C ~. shington. Ave ~ 222 ~ :~ G _,- -o 5~ PP ~~ 0 =;- -o 222 ~~ ~~'~:~; ,'n ~, 222 ,~? ~_ ,,,. .--.-.- Railroad ~_ _ ~ Tribal Land River and Tributaries 5~`pP ~~ freeway Arterial Local Road '~~ Discussion Area `..~ Remote Residential Rural Residential Suburban Residential Medium-Density Residential Mixed-Use'. Residential focus Discussion Area 5: South State Street ~11 St~p~ Mixed-Use: Two Stories Mixed-Use: Three Stories Retail-Oriented Commercial _ General Commercial ladustrial AgriculNre Range Lands - Public Lands Packs and Recreation Community Planning Process Source: Mendocino County Planning Team Map prepared by MIG, Inc. Draft Ukiah Valley Area Plan June 24, 2007 Discussion Area 6: Masonite Existing General Plan ^ Use classifications include: o Industrial Potential Land Use Alternative A ^ Converts approximately 165 acres of land classified as Industrial to Agriculture. Potential Land Use Alternative B ^ Converts approximately 240 acres of land classified as Industrial to Retail-Oriented Commercial and Agriculture. Potential Land Use Alternative C ^ Converts approximately 240 acres of land classified as Industrial to Mixed-Use: Three Stories, Multi-Family Residential, Retail-Oriented Commercial and Agriculture. i a z X Existing General Plan -~, s ' _ w ~~ ~ t ^, ^ ~, t. ers Lane Rd s Brush St Potential Alternative B ti ti.. / v , G /1 • M rte ( v / ers Lane t Rd `~ Brush St Potential Alternative A s rr .J -F~ ~ ~ ^` ^ W V y, ers Lane Rd J Potential Alternative C Brush St C s ;r ~ ~~ / v l ! If ~ W •V _ R y,_ / v I ers Lane R d `f Brush St --~~ Railroad a Freeway Remote Residential Mixed-Use:Two Stories Agriculture ~_ _ ~ Tribal Land Arterial Rural Residential Mixed-Use: Three Stories Range Lands River and Tributaries Local Road Suburban Residential Retail-Oriented Commercial Public Lands ! _j Discussion Area Multi-Family Residential Gene21 Commercial Parks and Recreation Mixed-Use: Residential Focus Industrial Discussion Area 6: Masonite Site Community Planning Process Draft Ukiah Valley Area Plan Source: Mendocino County Planning Team Map prepared by MIG, Inc. June 24, 2007 Discussion Area 7: Brush Street Triangle Existing General Plan ^ Use classifications include: o Industrial Potential Land Use Alternative A ^ Converts entire site to mix of Suburban Residential, Multi-Family Residential, Mixed-Use: Three Stories, General Commercial and Parks and Recreation. Potential Land Use Alternative B • Identical to Potential Land Use Alternative A. ^ Converts entire site to mix of Suburban Residential, Multi-Family Residential, Mixed-Use: Three Stories, General Commercial and Parks and Recreation Potential Land Use Alternative C • Converts approximately 65 acres of the site from land classified as Industrial to a mix of Suburban Residential, Multi-Family Residential, Mixed-Use: Three Stories and General Commercial. ^ Converts approximately 25 acres of land to Public Lands classification to accommodate the potential Criminal Justice Center. S 2 w 5 0 S U' 3 ~ ~g 3 ~ ~~ V b s ~ .Q Existing General Plan Lane J c S O sh St Perkins St C Potential Alternative B Lane c S O Perkins , C Potential Alternative A Lane G l J B Perkins St Potential Alternative C Lane +--~~ Railroad o Freeway Remote Residential ~_ _ ~ Tribal Land Arterial Rural Residential River and Tributaries Local Road Suburban Residential C Discussion Area Multi-Family Residential Mixed-Use: Residential Focus Discussion Area 7: Brush Street Triangle ~ O c S ~' B St Perkins St Gc Gc Mixed Use: Two Stories Agriculture ® Mixed-Use: Three Stories Range Lands Retail-Oriented Commercial Public Lands - General Commercial Parks and Recreation Industrial ~ Potential Justice Center Location Community Planning Process Draft Ukiah Valley Area Plan Source: Mendocino County Planning Team Map prepared by MIG, Inc. June 24, 2007 Discussion Area 8: East Ukiah Hills Existing General Plan ^ Use classifications include: o Range Lands Potential Land Use Alternative A ^ Maintains Range Lands classification. Potential Land Use Alternative B ^ Identical to Potential Land Use Alternative A. ^ Maintains Range Lands classification. Potential Land Use Alternative C • Converts entire area to Rural Residential classification. Due to topographical constraints, only approximately 70 acres of the 280 acres are developable. o. 's ~t II N L Existing General Plan N O.- Potential Alternative B 9... .-~- Railroad L _-~ Tribal Land River and Tributaries GUIDIVILLE NCHERIA . ~~~d t~~ ~~ GUIDIVILLE RANCHERIA ~d ~~~ ~~~~~ ~r~ e Freeway Arterial ~-~ Local Road i { Discussion Area Potential Alternative A N !';- Potential Alternative C o.- Remote Residential Rural Residential Suburban Residential Medium-Density Residential Mixed-Use: Residential Focus Discussion Area 8: East Ukiah Valley GUIDIVILLE NCHERIA ~a ~ ~d'S ~~ GUIDIVILLE RANCHERIA ~d ~~ Q~~~ ~~r Mixed-Use: Two Stories Mixed-Use: Three S[ories RetailAriented Commercial _ General Commercial Industrial Agriculture Range Lands _ Public Lands Parks and Recreation !~/~ Steep Slope -Not Developable Community Planning Process Source: Mendocino County Planning Team Draft Ukiah Ualle Area Plan Map prepared 6y MIG, Inc. Y June 24, 2007 Discussion Area 9: South Ukiah Valley Existing General Plan ^ Use classifications include: o Remote Residential o Rural Residential o Suburban Residential o General Commercial o Industrial Potential Land Use Alternative A ^ Converts approximately 20 acres of land classified as Suburban Residential to Mixed-Use: Two Stories and Multi-Family Residential. ^ Converts all land classified as General Commerciol to Retail-Oriented Commercial. ^ Maintains Remote Residential and Rural Residential classifications, Potential Land Use Alternative B ^ Identical to Potential Land Use Alternative A. ^ Converts approximately 20 acres of land classified as Suburban Residential to Mixed-Use: Two Stories and Multi-Family Residential. ^ Converts all land classified as General Commercial to Retail-Oriented Commercial. ^ Maintains Remote Residential and Rural Residential classifications, Potential Land Use Alternative C ^ Converts approximately 20 acres of land classified as Suburban Residential to Mixed-Use: Two Stories and Multi-Family Residential. ^ Converts approximately 20 acres of land classified as Suburban Residential to Retail- Oriented Commercial. ^ Converts all land classified as General Commercial to Retail-Oriented Commercial. ^ Maintains Remote Residential and Rural Residential classifications. T N y 0 i m m N a 0 N O_ T E P ~ C 9 6 L 7 O U t m ? ~ c 4 N Existing General Plan O Stipp ~' 253 ~~ ~GSSI p/ i ~% ~~. ~vssl~7i, ~ . r,` ~~ Potential Alternative B 'p{~SSj~n ~t~~~. l0i O S~\pp ~n 253 •~~ ~Y~ »--- Railroad L_._.~ Tribal Land River and Tributaries o Freeway Arterial Local Road Discussion Area Remote Residential Rural Residential Suburban Residential Medium-Density Residential Mixed-Use: Residential Focus Discussion Area 9: South Ukiah Valley Mixed-Use: Two Stories Mixed-Use: Three Stories Retail-Oriented Commercial - General Commercial Industrial Agriculture Range Lands - Public Lands Parks and Recreation Potential Alternative A Potential Alternative C Community Planning Process Source: Mendocino County Planning Team Draft Ukiah Valley Area Plan Map prepared by MIG, Inc. June 24, 2007 253 253 c~op~ eery ~f uk~a~ June 26, 2007 Honorable Board of Supervisors 501 Low Gap Road, Room 1090 Ukiah, Ca 95482 RE: Discussion and Possible Action Regarding Selection of Potential Land Use Altemadves for the Ukiah Valley Area Plan 1onorable Chair Smith and Members of the Board We urge you to assess the various land use alternatives in light of the vision and principles that were unanimously endorsed at the April 24~h joint study session. VG'c believe that application of the vision and principles, and other relevant data, to the land use alternatives will logically suggest some as being more appropriate than others. 1~'or example, the UVAP Economic Background Report prepared by Economic & Planning Systems, indicates a need for only 200,000 additional square feet of retail development countywide by 2025. Moreover, the Applied Development Economics report submitted June 19~h, suggests a need for slightly over one million square feet of retail in the trade area-which includes all of Lake County and parts of Humboldt and Sonoma-by 2026. Given an exacting ina~enaory of between 2.6 and over 5.2 million square feet of commcrciallp zoned land in the Valley (according to the "UVAP Totals" page included in your packet), there is no compelling reason to rezone additional land fox commercial purposes, including retail. The "UVAP Totals" page also shows that there axe 1,414 housing units that can be developed in the Valley with current zoning. Given the current requirement to rezone ~0 acres count}nvide to accommodate multi-family residential, a significant portion of which is likely to be in the Ukiah Valley, there appears to be little need at this time to designate significant additional land for housing development In keeping with the UVAP vision and principles, additional needed housing can most appropriately be provided with inftll and mixed use development that is sensitive to the small town rural character of our area. A fair and equitable agreement on tax sharing will reduce or eliminate economic competition, thereby positioning the City and County- to make land use decisions based on sound planning principles rather than anticipated revenue accordingly, we believe that a tax sharing agreement and consideration of related issues ought to be an integral part of the process and that their timel}' resolution will have a significant bearing on the successful implementation of the Ukiah Valley Area Plan. ~Ve look forward to working collaboratively with you on these vitally important issues. Very Truly Yours, Mari Rodin Doug Crane Phil Baldwin John McCowen Benj Thomas 300 SEMINARY AVENUE, UKIAH, CA 95482-5400 Phone# 707/463-6200 Fax# 7071463-6204 Web Addi ess: www cityofukiah.com