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HomeMy WebLinkAbout2007-08-01 PacketCITY OF UKIAH CITY COUNCIL AGENDA Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 August 1, 2007 6:00 p.m. ROLL CALL 2. PLEDGE OF ALLEGIANCE 3. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS 4. PETITIONS AND COMMUNICATIONS 5. APPROVAL OF MINUTES a. Special Meeting Minutes of May 7, 2007 6. RIGHT TO APPEAL DECISION Persons who are dissatisfied with a decision of the City Council may have the right to a review of that decision by a court. The City has adopted Section 1094.6 of the California Code of Civil Procedure, which generally limits to ninety days (90) the time within which the decision of the City Boards and Agencies may be judicially challenged. 7. CONSENT CALENDAR The following items listed are considered routine and will be enacted by a single motion and roll call vote by the City Council. Items may be removed from the Consent Calendar upon request of a Councilmember or a citizen in which event the item will be considered at the completion of all other items on the agenda. The motion by the City Council on the Consent Calendar will approve and make findings in accordance with Administrative Staff and/or Planning Commission recommendations. a. Approval of Publishing Services by Ukiah Darly Journal for Fiscal Year 200712008, in the Amount of 6.25 Per Column Inch for the First Insertion and $4.26 Per Column Inch for Additional Insertions of the Same Advertisement, Plus aNon-Optional $3.00 Per Online Ad Charge b. Adoption of Ordinance Amending Marijuana Cultivation Ordinance c. Award Purchase of Biosolids Hauling Services for aTwo Year Period to Totaf Waste Systems at the Unit Price of $57.00 Per Ton For an Approximate Total Amount of $102,600.00. d. Item pulled. e. Adoption of Ordinance Amending the Airport Industrial Park Planned Development 8. AUDIENCE COMMENTS ON NON-AGENDA ITEMS The City 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 listed on the agenda. 9. PUBLIC HEARINGS (6:15 PMl 10. UNFINISHED BUSINESS a. Review and Approval of City Council Comment Letter Responding to the Ukiah Valley Area Plan (UVAP) Environmental Impact Report Notice of Preparation 11. NEW BUSINESS a. Budget Discussion for Fiscal Year 2007/08 for the Planning & Building Department 12. COUNCIL REPORTS 13. CITY MANAGER/CITY CLERK REPORTS 14. CLOSED SESSION a. Labor Negotiations; Police Department and Management Units (§ 54957.6) Negotiator: Candace Horsley, City Manager b. Conference with Real Propertv Negotiators (§ 54956.8); Property: APN 156-240-02, 03, 06, 07, 08 (Ukiah); Negotiator: Candace Horsley, City Manager; Negotiating Parties: City of Ukiah & David Hull/Ric Piffero; 15. 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 Hall, located at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting set forth on this agenda. Dated this 27th day of July, 2007 Linda C Brown, Deputy City Clerk 5a CITY OF UKIAH CITY COUNCIL MINUTES Special Meeting Civic Center Council Chambers SEWER LATERALWORKSHOP 300 Seminary Avenue Ukiah, CA 95482 May 7, 2007 5:00 PM ROLL CALL The Ukiah City Council met at a Regular Meeting on May 7, 2007, the notice for which being legally noticed on May 4, 2007. Vice Mayor Crane called the meeting to order at 5:04:33 PM. Roll was taken with the following Councilmembers present: Thomas, Crane, McCowen, and Baldwin. Mayor Rodin arrived late at 5:23 PM. Absent: None. Staff present: City Manager Horsley, City Attorney Rapport, and Deputy City Clerk Brown. Consultants: Mary Grace Pawson, Winzler & Kelley; and Rick Kennedy, Public Works Project Manager The Pledge of Allegiance was recited. 2. City Manager Horsley introduced the item stating the City Council requested that Staff return with information on several sewer lateral program topics. Mary Grace Pawson and Rick Kennedy shared in the presentation. Included was a report on "Sewer Lateral Assistance Program" prepared by Winzler & Kelley; and "Approval of Forms and Standards", and "Re-Defining Sewer Main Repair" by Rick Kennedy. Recommended action: Discuss and provide direction. Mayor Rodin arrived at 5:23 p.m. and assumed the gavel. Public Comment Opened: 5:52:06 PM Public speaking to the item: John Graff, John Bogner, Howard Egan, Ernie Wifp, Jeff Trouette, and Ken Marshall. Public Comment Closed: 6:22:55 PM The Sewer Lateral Ordinance adopted February 28 needs to be implemented within 90 days, and we are very close to that date now. Items of Discussion for further research or continuing action• • research possibility of sewer lateral insurance for homeowners or groups redefine "repair to the sewer main" to exclude relining and grouting of joints and • Revise the provisions of paragraph 3799.2 D.6. of Ordinance 1091 to exclude the necessity of cleaning, inspecting, and testing of the sewer lateral in conjunction with the re-lining or joint grouting of the sewer main to which the lateral is connected (policy change: Attorney Rapport to come back with a revised definition with more specifics for the Ordinance) subcontract for camera work vs. adding capacity to city staff discussion • City to implement a test study area comparable to the project which the Sanitation District is contemplating doing to create a data base as to the rate of failure of the sewer laterals and how this would affect funding needed to mitigate sewer lateral failures. • forms and standards: more consideration given to the definition of "failure" so that repair is made to that standard • Continue the discussion of revising the ownership of the street lateral--discuss ramifications with NCRWQCB staff if City were to accept ownership of the street lateral. • lateral assistance program: loans vs. grants, and Credit Union or Bank to service loans as possible consideration • change 85 gallons per day/lateral allowable leakage to 2-1/2 times that, as an interim standard By Consensus it was determined to not yet eliminate the water pressure test requirement as an interim practice. By Consensus the City Council delayed accepting the proposed standards being submitted tonight until the May 16 Regular City Council Meeting, in anticipation of having in front of the City Council the standards being adopted by the Ukiah Valley Sanitation District. 3. ADJOURNMENT There being no further business, the meeting adjourned at 8:08:28 PM Linda C. Brown, Deputy City Clerk ITEM NO. 7a DATE: Aucaust 1.2007 AGENDA SUMMARY REPORT SUBJECT: APPROVAL OF PUBLISHING SERVICES BY UK/AHDAILYJOURNAL FOR FISCAL YEAR 2007/2008, IN THE AMOUNT OF 6.25 PER COLUMN INCH FOR THE FIRST INSERTION AND 4.26 PER COLUMN INCH FOR ADDITIONAL INSERTIONS OF THE SAME ADVERTISEMENT, PLUS ANON-OPTIONAL $3.00 PER ONLINE AD CHARGE As the Ukiah Daily Journal is the only newspaper that qualifies for the designation as "a newspaper having general circulation" in Ukiah, a formal process requesting bids for legal publishing services was not used. The Ukiah Daily Journa/ submitted a letter outlining its proposed 2007/2008 fiscal year contract rates for legal advertising with the City of Ukiah. 1t is proposing that the first run be $6.25 ($5.96 previous year) per column inch and additional runs $4.26 ($4.06 previous year) per column inch. The Joumal has also added a $3.00 per online ad charge which they have indicated is not optional. Upon approval by the City Council, Staff would issue a Purchase Order to the Ukiah Daily Journal for legal advertising costs. RECOMMENDED ACTION: Approve the legal publishing services by Ukiah Daily Journal for fiscal year 2007/2008, in the amount of 6.25 per column inch for the first day and 4.26 per column inch for additional days, plus a $3.00 per online ad charge. ALTERNATIVE COUNCIL POLICY OPTIONS: N/A Citizen Advised: N/A Requested by: N/A Prepared by: Linda Brown, Deputy City Clerk Coordinated with: Candace Horsley, City Manager Attachments: 1. Proposal letter from Ukiah Daily Joumal dated July 20, 2007 APPROVED: Candace Horsley, City Man er ASR: Publishing Contract 2007-2008 UDJ 1 ne uKlan Attuc;hment # ------ DAI L ~ The Ukiah Unity 7ournai P.O. Box 749 Ukiah, CA. 95482 July 20, 2007 Linda Brown City ofUkiah 463.62(3 Ukiah, California 95482 Dear Linda Brown, This letter serves as our proposed rate stmenue between the Ukiah Daily Journal and the City of tJlriah for legal advertising for the period of August 1, 2007 to July 3 1, 2008. The legal Advertising rates for the City of Ukiah will be 56.25 per mltrnw inch for the fast ioscrtion and 54.26 per cohunn inch for cach subsequent insertion of the same advertisement. The first nut of any legal ad receives a 53 per ad charge for online. All classified advertising is included on rnv online version of The Ukiah Daily Journal. Although this charge is broken out on our billing for bookkeeping proposes; it is not optional and is pert of all classified advertising. In addition m the following guidelines, all coatracr terms, conditions and general iofonmadon specified on The Ukiah Daily Journal's currwrt rate card (available online) apply to this agreeruent between The Ukiah Daily ]otunal and the City of Ukiah: Frrors azid omissions: The Ukiah Daily lourrud is liable only for the cost of the space containing an error and is not responsible for costs associated with omissions. Legal ads received and published after established deadlines will «at lte eligble for credit or a re-run in case of error. Copy Acceptance: copy for legal ads will be accepted from printed copy, via email (as a tent attachment only), an a CD (in text format only), and via fax. Proofs will be made available for copy received before deadline upon request. Sectxtd requests for tear streets after 30 days from publication are to be provided by etechonic means (adobe trUF format). These will incur an additional charge of SS per request. Requests far ads to rm otter published deadline will be considered as space and time allows, with no guarantee of pubhcath~n. Cancellations: Ads canceled after published deadlines will incur a 25 io cancellation penalty, if indeed we have not printed said ad, in those cases the charges will stand. Advertiser must notify The Ukiah Daily Jouroal within 30 days of receipt of bill of arty discrepancies. The bill will be due in full 15 days upon receipt Finance charges will na be waived for amounts due over ti0 days. Arty previous tronttacted terms expire 30 days after the date of this notice. Thank yo ~~"~-~_ e ' cCOtrmell The Ukish Daily Jwtna! ,Nen~k>tcmb G[iorly:c I.acdf ntw.s/ra~er ITEM NO: 7b MEETING DATE: August 1 2007 AGENDA SUMMARY REPORT SUBJECT: ADOPTION OF ORDINANCE AMENDING MARIJUANA CULTIVATION ORDINANCE SUMMARY: The City Council introduced an ordinance amending Ukiah City Code Section 9254 at a continued regular meeting on July 23, 2007. The ordinance is ready for adoption at the regular City Council meeting of August 1, 2007. RECOMMENDED ACTION: Adopt ordinance ALTERNATIVE COUNCIL POLICY OPTIONS: Revise ordinance before adoption or refuse to adopt. If ordinance is revised, it cannot be adopted at the August 1 meeting. Citizens Advised: N/A Requested by: City Council Prepared by: David J. Rapport, City Attorney Coordinated with: Attachments: Attachment 1-Ordinance Amending UCC §9254 Approved: Candace Horsley, Cit) Manager Attachment 1 ORDINANCE NO. 1097 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING SECTION 9254, ENTITLED: "MARIJUANA CULTIVATION," OF THE UKIAH CITY CODE The City Council of the City of Ukiah hereby ordains as follows: SECTION ONE. Section 9254 of the Ukiah City Code is hereby amended to read as follows. §9254: MARIJUANA CULTIVATION: Section 1. Definitions. As used herein the following definitions shall apply: 1. "Cultivation" means the planting, growing, harvesting, drying, or processing of marijuana plants or any part thereof. 2. "Fully enclosed and secure structure" means a space within a building, greenhouse or other structure which has a complete roof enclosure supported by connecting walls extending from the ground to the roof, which is secure against unauthorized entry, and which is accessible only through one or more lockable doors. 3. "Immature marijuana plant" means a marijuana plant, whether male or female, that has not yet flowered and which does not yet have buds that are readily observed by unaided visual examination. 4. "Indoors" means within a fully enclosed and secure structure. 5. "Mature marijuana plant" means a marijuana plant, whether male or female, that has flowered and which has buds that are readily observed by unaided visual examination. 6. "Outdoor" means any location within the City of Ukiah that is not within a fully enclosed and secure structure. 7. "Parcel" means property assigned a separate parcel number by the Mendocino County Assessor. 8. "Primary caregiver" means a "primary caregiver" as defined in Health and Safety Code Section 11362.7(d). ORDINANCE NO. 1 9. "Qualified patient" means a "qualified patient" as defined in Health and Safety Code Section 11362.7(f). Section 2. Cultivation of Marijuana. A. Outdoor cultivation: It is hereby declared to be unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any Parcel within any zoning district in the City of Ukiah to cause or allow such Parcel to be used for the outdoor cultivation of marijuana plants. B. Indoor cultivation in residential zoning districts: It is hereby declared to be unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any Parcel within any residential zoning district (R-1, R-2, R-3 and CN districts) in the City of Ukiah to cause or allow such Parcel to be used for the cultivation of more than twelve mature and twenty-four immature marijuana plants within a fully enclosed and secure structure on the Parcel. C. Indoor cultivation of marijuana restricted to Qualified Patients and Primary Care Givers: It is hereby declared to be unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any Parcel within the City of Ukiah to cause or allow such premises to be used for the cultivation of marijuana, unless the person is a Qualified Patient or Primary Care Giver. D. Public nuisance arohibited: It is hereby declared to be unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any Parcel within the City of Ukiah to create a public nuisance in the course of cultivating marijuana plants or any part thereof in any location, indoor or outdoor. A public nuisance may be deemed to exist, if such activity produces (1) odors which are disturbing to people of normal sensitivity residing or present on adjacent or nearby property or areas open to the public, (2) repeated responses to the Parcel from law enforcement officers, (3) a repeated disruption to the free passage of persons or vehicles in the neighborhood, (4) excessive noise which is disturbing to people of normal sensitivity on adjacent or nearby property or areas open to the public, or (5) any other impacts on the neighborhood which are disruptive of normal activity in the area. Section 3. Enforcement. A. The violation of this ordinance is hereby declared to be a public nuisance. B. A violation of the ordinance may be abated by the City Attorney by the prosecution of a civil action for injunctive relief and by the summary abatement procedure set forth in subsection C below. C. Summary abatement procedure. ORDINANCE NO. 2 1. The Code Enforcement Officer and the Director of Planning, or his or her designee (hereafter, the "Enforcement Official"), are hereby authorized to order the abatement of any violation of this Section 9254 by issuing a notice to abate. The notice shall: a. Describe the location of and the specific conditions which represent a violation of the Section and the actions required to abate the violation. b. Describe the evidence relied upon to determine that a violation exists, provided that the Enforcement Official may withhold the identity of a witness to protect the witness from injury or harassment, if such action is reasonable under the circumstances. c. State the date and time by which the required abatement actions must be completed. d. State that to avoid the civil penalty provided in subsection C.1.h below, and further enforcement action, the Enforcement Official must receive consent to inspect the premises where the violation exists to verify that the violation has been abated by the established deadline. e. State that the owner or occupant of the property where the violation is located has a right to appeal the notice by filing a written notice of appeal with the City Clerk by no later than three business days from the service of the notice. The notice of appeal must include an address, telephone number, fax number, if available, and email address, if available. The City may rely on any of these for service or notice purposes. If an adequate written appeal is timely filed, the owner or occupant will be entitled to a hearing as provided in subsection C.3 below. f. State that the order to abate the violation becomes final if a timely appeal is not filed or upon the issuance of a written decision after the appeal hearing is conducted in accordance with subsection C.3 below. g. State that a final order of abatement may be enforced by application to the Superior Court for an inspection and/or abatement warrant or other court order. h. State that a final order to abate the nuisance will subject the property owner and the occupant to a civil penalty of $500 for each day that the violation continues after the date specified in the notice under subsection C.1.c, when the violation must be abated. The penalty may be recovered through an ordinary civil action, or in connection with an application for an inspection or nuisance abatement warrant. i. State that in any administrative or court proceeding to enforce the abatement order the prevailing party is entitled to recover a reasonable attorneys fee from the other party or parties to the action, if the City elects, at the initiation of an ORDINANCE NO. 3 individual action or proceeding, to seek recovery of its own attorneys' fees. In no action, administrative proceeding, or special proceeding shall an award of attorneys' fees to a prevailing party exceed the amount of reasonable attorneys' fees incurred by the City in the action or proceeding. 2. The notice described in subsection C.1 above shall be served in the same manner as summons in a civil action in accordance with Article 3 (commencing with Section 415.10) of Chapter 4 of Title 5 of Part 2 of the Code of Civil Procedure, or by certified mail, return receipt requested, at the option of the City. If the owner of record, after diligent search cannot be found, the notice may be served by posting a copy thereof in a conspicuous place upon the property for a period of 10 days and publication thereof in a newspaper of general circulation pursuant to Government Code Section 6062. 3. Not sooner than five business days after a notice of appeal is filed with the City Clerk, a hearing shall be held before the City Manager or a hearing officer designated by the City Manager to hear such appeals. The appellant shall be given notice of the date, time and place of the hearing not less than five days in advance. The notice may be given by telephone, fax, email, personal service or posting on the property. At the hearing, the Enforcement Official shall present evidence of the violation, which may include, but is not limited to, incident and police reports, witness statements, photographs, and the testimony of witnesses. The property owner and the occupant of the property where the violation is alleged to exist shall have the right to present evidence and argument in their behalf and to examine and cross-examine witnesses. The property owner and property occupant are entitled at their own expense to representation of their choice. At the conclusion of the hearing, the City Manager or hearing officer shall render a written decision which may be served by regular first class mail on the appellants. 4. A final order to abate the nuisance will subject the property owner or owners and any occupant or occupants of the property who are cultivating marijuana in violation of this Section 9254 to a civil penalty of $500 for each day that the violation continues after the date specified in the notice under subsection C.1.c, when the violation must be abated. The Enforcement Official or the City Manager or hearing officer hearing an appeal pursuant to subsection C.3 may reduce the daily rate of the civil penalty for good cause. The party subject to the civil penalty shall have the burden of establishing good cause, which may include, but is not limited to, a consideration of the nature and severity of the violation, whether it is a repeat offense, the public nuisance impacts caused by the violation, and the violator's ability to pay. The daily penalty shall continue until the violation is abated. The penalty maybe recovered through an ordinary civil action, or in connection with an application for an inspection or nuisance abatement warrant. D. Cultivation of marijuana on parcels within the City that does not comply with this Section 9254 constitutes a violation of the zoning ordinance and is subject to the penalties and enforcement as provided in Article 22, commencing with § 9350. E. The remedies and penalties provided herein are cumulative, alternative and non-exclusive. The use of one does not prevent the use of any others and none of these ORDINANCE NO. 4 penalties and remedies prevent the City from using any other remedy at law or in equity which may be available to enforce this section or to abate a public nuisance. SECTION THREE 1. COMPLIANCE WITH CEQA. The City Council finds that this ordinance is not subject to the California Environmental Quality Act ("CEQA") pursuant to Sections 15060(c)(2) (the activity will not resulf in a direct or reasonably foreseeable indirect physical change in the environment), 15061(b)(3) (there is no possibility the activity in question may have a significant effect on the environment). In addition to the foregoing general exemptions the following categorical exemptions apply, Sections 15308 (actions taken as authorized by local ordinance to assure protection of the environment), and 15321 (action by agency for enforcement of a law, general rule, standard, or objective administered or adopted by the agency, including by direct referral to the City Attorney as appropriate forjudicial enforcement). 2. SEVERABILITY. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby. The City Council hereby declares that it would have adopted this Ordinance and any section, subsection, sentence, clause or phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional or otherwise invalid. 3. EFFECTIVE DATE. This Ordinance shall be published as required by law in a newspaper of general circulation in the City of Ukiah, and shall become effective thirty (30) days after its adoption. Introduced by title only on July 18, 2007, by the following roll call vote: AYES: Councilmember Thomas, Crane, McCowen, and Mayor Rodin NOES: None ABSENT: Counciimember Baldwin ABSTAIN: None Adopted on August 1, 2007 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Mari Rodin, Mayor ORDINANCE NO. 5 ATTEST: Linda Brown, Acting City Clerk 6 ITEM NO: 7c MEETING DATE: August 1, 2007 AGENDA SUMMARY REPORT SUBJECT: AWARD PURCHASE OF BIOSOLIDS HAULING SERVICES FOR A TWO YEAR PERIOD TO TOTAL WASTE SYSTEMS AT THE UNIT PRICE OF $57.00 PER TON FOR AN APPROXIMATE TOTAL AMOUNT OF $102,600.00. Submitted for the City Council's consideration and action is Staff's recommendation that the purchase of services to haul biosolids for a two year period be awarded to Total Waste Systems in the amount of $57.00 per ton, for an approximate total of $102,600.00. In April/May of this year, Staff had sent out bid requests, and at the May 16, 2007 Council meeting Staff made a bid recommendation to the Council. Council pulled the item from the Consent Calendar, and requested Staff to research additional sources to procure these services from. After doing the requested research, Staff had identified 4 additional companies that stated their ability to perform the requested services, and their interest to bid on them. As a result, Staff recommended at the June 20'h, 2007 Council meeting to reject all bids received, and enable the other trucking companies the opportunity to bid on this work. Council accepted that recommendation, and bid requests were once again sent out. Bids for the subject services were requested from a total of 8 companies. Responses were received from 3: Synagro, Gregg Simpson Trucking, and Total Waste Systems. Total Waste Systems was the low bidder. Please refer to the bid summary table below for a complete listing of the bid amounts. Comoanv Total Hauling Per Ton Extended 1) Synagro 1 yr @ approx. 900 tons $73.50 $ 66,150.00 2 yr @ approx. 1800 tons N/A N/A 2) Gregg Simpson Trucking 1 yr @ approx. 900 tons N/A N/A 2 yr @ approx. 1800 tons $71 74 $129,132.00 3) Total Waste Systems 1 yr @ approx. 900 tons $57.00 $ 51,300.00 2 yr @ approx. 1800 tons $57.00 $102,600.00 RECOMMENDED ACTION: Award purchase of Biosolids Hauling Services for atwo-year period to Total Waste Systems at the unit price of $57.00 per ton, for an approximate total amount of $102,600.00. ALTERNATIVE COUNCIL OPTIONS: Reject all bids and provide direction to Staff. Citizens Advised: N/A Requested by: Candace Horsley, City Manager Prepared by: Mary Horger, Purchasing Supervisor Coordinated with: Jesse Pagliaro, Wastewater Treatment Plant Supervisor Horsley, ITEM NO: 7e DATE: August 1, 2007 AGENDA SUMMARY REPORT SUBJECT: ADOPTION OF ORDINANCE AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT SUMMARY: On July 23, 2007, the City Council conducted a public hearing and discussed proposed amendments to the Airpor[ Industrial Park Planned Development ordinance. At the close of the discussion, the Council voted to approve the recommended Mitigated Negative Declaration and to introduce the ordinance. The Ordinance has been prepared in final form and is ready for adoption. RECOMMENDED ACTION: i) Adopt the Ordinance amending the Airport Industrial Park Planned Development. ALTERNATIVE COUNCIL POLICY OPTION: Do not adopt the Ordinance and provide direction to Staff. Citizen Advised: N/A Requested by: Properly owners (Agent Gary Ackerstrom) Prepared by: Charley Stump, Director of Planning and Community Development Coordinated with: Candace Horsley, City Manager Attachments: 1. Amended Airport Industrial Park Planned Development Ordinance APPROVED: Candace Horsley, City Manag r 1 Attachment No. i ORDINANCE NO. ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT The City Council of the City of Ukiah hereby ordains as follows: Section One The purpose of this amendment to the Airport Industrial Park (AIP) Planned Development Ordinance is to change the Land Use Designation on approximately 8 acres currently designated Industrial/Automotive Commercial to Light Manufacturing/Mixed Use, and to change the Land Use Designation on approximately 6.5 acres currently designated Industrial to Light Manufacturing/Mixed Use. Section Two The overall purpose of the Airport Industrial Park Planned Development is to provide for a coordinated development of compatible industrial, office, and commercial land uses. It details both allowed and permitted uses within each land use category, regulate nuisances, and provide development standards and design guidelines. The AIP Planned Development is consistent with the "Master Plan" land use designation for the property contained in the Ukiah General Plan. Section Three This ordinance also formally amends the Land Use Map that illustrates which land use designations are assigned to the various properties throughout the Airport Industrial Park. The map shows the approximate 14.5 acres east of Airport Park Boulevard in the southern portion of the Park being redesignated from "Industrial/Automotive Commercial" and "Industrial" to "Light Manufactu ri ng/M fixed-Use." 2 The land use designations apply to the 138-acre Airport Industrial Park in the following manner: 1. Professional Office: Applies to the northwest portion of the site, bounded by Talmage Road on the north, Airport Park Boulevard on the east, and Commerce Drive on the south (approximately 12.6 acres). 2. Highway Commercial: Applies only to the northeastern portion of the site, bounded by Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 to the east, and the existing large commercial retail store property to the south (approximately 1.4 acres) 3. Retail Commercial: Applies to 13.44 acres north of Commerce Drive, and approximately 23.41 acres south of Commerce Drive, bounded by Airport Park Boulevard on the west, and Highway 101 on the east. (approximately 37 acres). 4. Industrial: Applies to the property situated at the southern end of the Airport Industrial Park (approximately 18.3 acres). 5. Industrial/Automotive Commercial: Applies to the 8 acres east of Airport Park Boulevard south of the Retail Commercial Designated lands. These 8 acres include APN 180-080-56,57,64,65,66 and 67. 8. Light Manufacturing/Mixed-Use: Applies to the lands west of Airport Park Boulevard south of Commerce Drive. Includes the (2) acres adjacent to and north of the existing Mendocino Brewing Company parcel, and the approximate one (1) acre west of and adjacent to the existing pond. It also includes the approximate 8 acres east of Airport Park Boulevard south of the Industrial Automotive Commercial designated lands (approximately 46.5 acres). 7. Roads and landscaping: Approximately 14.2 acres. 8. Total Acreage AIP: Approximately 138 acres. Section Four 3 The Airport Industrial Park Planned Development was originally approved by City Council Resolution No. 81-59 on March 3, 1981, embodied in Use Permit No. 81-39. It was amended and further articulated in 1991 when the City Council adopted Resolution No. 91-4. In 1993, the City Council adopted a revised Ordinance (929) to allow "General Commercial" in addition to the approved "Highway Oriented Commercial" land uses in the area bounded by Talmage Road on the north, Highway 101 on the east, Commerce Drive on the south, and Airport Park Boulevard on the west. This Ordinance also Acreated= the Planned Development Ordinance out of what was previously a Use Permit. On May 1, 1996, the City Council adopted Ordinance 963, which amended the AIP Planned Development to make it a more organized and useable set of regulations. On June 19, 1997, the Planned Development was amended again by the adoption of Ordinance 964, which created an Industrial/Automotive Commercial Land Use Designation for the 16 acres directly south of the home improvement center/hardware store facility east of Airport Park Boulevard. On April 2, 1997, the Planned Development Ordinance was amended by the adoption of Ordinance 991, which permitted drive-thru restaurants on the lands designated as Highway Commercial. On November 3, 1999, the Ordinance was amended to designate the 32 acres south of Hastings Avenue and west of Airport Park Boulevard as Industrial Mixed-Use. On September 6, 2000, the Ordinance was revised to list hotels and sit-down restaurants as "allowed" uses in the Professional Office Land Use Designation. On January 7, 2004, the 4 Ordinance was amended to change the "Industrial Mixed Use" designation to "Light Manufacturing Mixed Use," and to establish new standards for commercial, professional office, light manufacturing, and low density residential land uses in the Light Manufacturing/Mixed-Use area that are separate from those contained in Section "G" of this Ordinance. Section Five Airport Industrial Park Planned Development, as amended herein, provides a mixture of industrial, commercial, low density residential, and office land uses within a Planned Development (PD), consistent with the City of Ukiah General Plan Master Plan land use designation. Section Six The Development Map (Generalized Land Use Map) for this Planned Development, as well as the design guidelines and development standards constitute the Concept Development Plan, as required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Code. The Development Map (Generalized Land Use Map) attached as Exhibit "A", is approved. The Traffic Circulation Plan for this Planned Development is discussed in Section "I" on page 24, and the Circulation Map, attached as Exhibit "B", is approved. Section Seven Development standards not addressed in the Planned Development regulations shall be those specified in the City of Ukiah Zoning Code. Section Eis~ht Amendment to this ordinance requires City Council action. All Major Variance, Use and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Minor permits are subject to the review and action by the 5 City Zoning Administrator. Decisions on Major and Minor Variance, Site Development and Use Permits made by the City Planning Commission or Zoning Administrator are appealable to the City Council pursuant to section 9266 of the Ukiah Municipal Code. Section Nine Some small commercial land uses may be permitted on the Industrial designated land if they are primarily intended to provide commercial type services to employees within the Airport Industrial Park. Section Ten This version of the Airport Industrial Park (AIP) Planned Development supersedes all past versions, and shall govern and regulate the growth and development within the AIP. Section Eleven The regulations for this Planned Development, as required in Article 14, Chapter 2 (Zoning), of the Ukiah Municipal Code are as follows: A. INDUSTRIAL DESIGNATION 1. Allowed Uses The following industrial uses are allowed in the Industrial designation with the securing of a Site Development Permit. a. Manufacturing -activities or operations involving the processing, assembling, blending, packaging, compounding, or fabrication of previously prepared materials or substances into new products. b. Warehouse and Distribution Activities -includes warehousing, and storage not available to the general public; warehousing and distribution activities associated with manufacturing, wholesaling, 6 or non-retail business uses; delivery and transfer services; freight forwarding; moving and storage; distribution terminals for the assembly and breakdown of freight; or other similar use involving shipping, warehousing, and distribution activities. c. Wholesaling and Related Uses -includes establishments engaged in wholesale trade or warehousing activities including maintaining inventories of goods; assembling, sorting, and grading goods into large lots; breaking bulk and redistribution in smaller lots; selling merchandise to retailers, industrial, commercial, institutional, or business users, or other wholesalers. d. Contractor's Offices - includes business office for building, plumbing, electrical, roofing, heating, air conditioning, and painting contractors including storage of incidental equipment and supplies. e. Agricultural -allowed as a continuation of the existing land use, including all necessary structures and appurtenances. f. Research and Development Laboratories, and computer and data processing. g. Accessory Uses and Structures -activities such as administrative offices and warehouses which are related and ancillary to an allowed use. Ancillary structures containing ancillary uses shall be located on the same parcel as the primary use/structure, and shall not exceed 25% of the gross floor area of structure(s) containing the primary use. 7 2. Permitted Uses The following small commercial, business support, and repair service land uses may be permitted in the Industrial land use designation with the securing of a Use Permit, provided they are situated on a parcel no larger than one-half acre in size, and do not exceed 20 percent of the total land dedicated to the Industrial Land Use Designation: a. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants shall be permitted). b. Small grocery or convenience store. c. Banking facility. d. Child day-care facility. e. Industrial and business support services -establishments primarily engaged in providing services to business and industry, such as blueprinting and photocopying, janitorial and building maintenance, equipment rental and leasing, medical labs, commercial testing laboratories and answering services. f. Public Facilities -includes all public and quasi-public facilities such as utility substations, post offices, fire stations, and government offices. g. Repair Services -includes repair services such as radio and television, furniture, automotive repair, body and fender shops. 8 h. Communication Installations - includes radio and television stations, telegraph and telephone offices, cable T.V., and microwave stations. B. PROFESSIONAL OFFICE DESIGNATION 1. Puraose The purpose of the Professional Office Land Use Designation is to provide opportunity for a variety of business and professional offices, as well as a limited number of highway commercial land uses. Land uses such as child care facilities, delicatessens, and small retail stores and shops are intended to be ancillary components to professional office development projects, and the limited highway commercial land uses. 2. General Requirements a. Child care facilities, delicatessens, and small commercial retail stores and shops shall not exceed 20 percent of the total developable square footage of any one parcel. The resulting square footage that comprises this 20 percent shall only be developed with individual store/shop spaces that do not exceed 2,000 square feet in size. 3. Allowed Uses The following uses are allowed in the Professional Office designation with the securing of a Site Development Permit: a. Professional and business offices such as accountants, engineers, architects, landscape architects, surveyors, attorneys, advertising, 9 consultants, bookkeeping, medical and dental offices, and other similar activities. b. Business and office support services -includes services such as branch banks, savings and loan, credit unions, insurance brokers, real estate sales, blueprinting and photocopying and answering services. c. Child day-care facility. d. Retail commercial in the built-out northwest portion of this area outside the boundaries of the Redwood Business Park. e. Hotels and sit-down restaurants (no drive-thru restaurants). 4. Permitted Uses The following uses are permitted in the Professional Office Designation with the securing of a Use Permit: a. Delicatessen and sandwich shop. b. Small grocery or convenience store. c. Small retail commercial stores and shops of 2,000 square feet or less, and in combination not exceeding 20 percent of the total developable square footage on a parcel. C. HIGHWAY COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Highway Commercial designation with the securing of a Site Development Permit: a. Businesses such as motels, sit-down and drive-thru restaurants, service stations, and other similar uses that provide services and merchandise primarily to highway travelers. 10 b. Retail commercial stores. D. RETAIL COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Retail Commercial designation with the securing of a Site Development Permit: a. Retail commercial stores. b. Child day-care facility. c. Delicatessen, sandwich shop, and ice cream parlor. 2. Permitted Uses The following uses are permitted in the Retail Commercial designation with the securing of a Use Permit: a. Restaurants (no drive-thru restaurants). b. Small grocery or convenience store. c. Banking facility. E. INDUSTRIAL/AUTOMOTIVE COMMERCIAL DESIGNATION 1. Allowed Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Site Development Permit: a. All the allowed industrial uses listed in Item A (1) above. b. Automobile dealerships, except for those that exclusively sell used vehicles. 2. Permitted Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with the securing of a Use Permit: 11 a. All the permitted industrial land uses listed in Item A (2) above. b. Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants). c. Automotive service (gas) station. d. Small grocery store, mini-market, or convenience store. e. Uses related to automobile dealerships such as tire stores, auto parts stores, car-washing facilities, automobile repair business, etc. F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION 7. Purpose and Intent The purpose of the Light Manufacturing /Mixed-Use land use designation is to provide for a compatible mix of light manufacturing activities, commercial land uses, professional offices, and limited low-density residential uses. The intent is to provide an opportunity for a diversity of land uses to locate near each other that would typically be viewed as incompatible, but because of creative site planning and design, they can function in harmony without adversely impacting one another. For example, the Ordinance permits "live-work" land uses where small dwelling units can be incorporated into low intensity light manufacturing or warehousing operations. There is also opportunity for low-density apartments to be situated above commercial shops and professional offices. The purpose of the Light Manufacturing /Mixed-Use designation is also to promote Smart Growth and New Urbanism planning techniques. The Ordinance contains design standards that will lead to the development of office, light 12 manufacturing, commercial, and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use neighborhood. The Ordinance requires light manufacturing land uses, if proposed, to be situated along the railroad tracks on the rear of the parcels, and to develop other land uses along the front of the parcels on Airport Park Boulevard, except for the parcels east of Airport Park Boulevard where light manufacturing land uses can occur anywhere on the parcels with the required yard setbacks. The majority of parking facilities are required to be situated in-between the light manufacturing and commercial land uses in the middle of the parcels, rather than along the Airport Park Boulevard frontage. The land uses along Airport Park Boulevard are held to a higher design and site planning standard than the light manufacturing land uses, because it is situated in the more visible location, and because light manufacturing land uses are highly desired and a lesser design standard provides an inherent incentive. It is possible to develop full light manufacturing, office, or commercial land uses on a parcel, provided they are laid out and designed to be compatible with surrounding land uses. Professional office and commercial land uses, if proposed as stand along developments must adhere to a high site planning and design standard. The regulations are intended to create a compatible mix of land uses with ample landscaping and strategic open areas, pedestrian walkways, and attractive architecture in an inviting scale, with hidden parking and practical functionality. 2. General Requirements a. Light manufacturing and warehousing land uses should be located along the 13 railroad tracks on the western portion of the current parcels or anywhere on the designated parcels east of Airport Park Boulevard with the required yard setbacks. Light manufacturing and warehousing can be situated along Airport Park Boulevard if it conforms to the site planning and design standards for commercial development. b. The majority of parking spaces for mixed-use development shall be located in- between the light manufacturing/warehousing land uses and the land uses along Airport Park Boulevard. Every attempt shall be made to create parking that cannot be seen from public streets. c. Shared access is strongly encouraged between land uses on the same and adjacent parcels to reduce encroachments onto Airport Park Boulevard. d. Street trees and a meandering sidewalk are required along Airport Park Boulevard. e. The architectural facades for buildings situated along and facing Airport Park Boulevard shall be consistent with Section 5(f) of this Subsection, and shall be designed to soften height, bulk, and mass. f. The orientation, height, and design of buildings, as well as the theme for property development shall be based on creating compatibility between land uses. g. There is opportunity for low density residential land uses such as apartment units above offices or commercial spaces, but densities are limited west of Airport Park Boulevard because of airport constraints to a total of 60 people per acre on a given parcel. 3. Permitted Land Uses a. Notwithstanding Subsection "K", all light manufacturing, commercial, professional office, low density residential, and mixed-use projects require the securing of a Use Permit from the City Planning Commission. The Use Permit process shall include an 14 analysis of site planning and architecture, pursuant to Section 9262 of the Ukiah Municipal Code. 4. Required Findings a. Prior to approving a Use Permit for a project situated on land in the Mixed-Use designation, the Planning Commission and/or the City Council shall make the following findings: 1. The proposed land use is consistent with the goals and policies of the Ukiah General Plan, the provisions of the Airport Industrial Park Planned Development Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan. 2. The proposed land use is compatible with surrounding land uses and will not be detrimental to the public's health, safety and general welfare. 3. There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) to avoid monotony and/or a box-like uninteresting external appearance. 4. For all land uses other than light manufacturing, there is uniqueness and an exemplary approach to the site planning, design, and architecture, consistent with the Site Planning and Design Standards contained herein, that results in a quality and sophisticated development. 5. The Findings shall not be vague. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap between the evidence and the decision-maker's conclusions, and shall be based upon evidence contained in the administrative record. 5. Site Planning and Design Standards -Commercial Development The following site planning and design standards are specifically adopted for the Light 15 Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial, professional office, low-density residential, and mixed-use development projects not involving light manufacturing/ warehousing unless it is situated along the Airport Park Boulevard street frontage. The Development Standards contained in Section "G" and the Design Standards in Section "I" of this Ordinance shall apply to the Light Manufacturing/Mixed Use designation unless superseded by the following specific standards: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way. Architectural features, such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two-feet into the required front yard setback. 2. Side and Rear: The side and rear yard setbacks shall be determined in the discretionary review process. Factors that shall be considered include, but are not limited to Building Code requirements, traffic circulation, landscaping requirements, softening of the bulk and mass of structures, and compatibility with adjacent structures and land uses. 3. Relief: Relief from the front yard setback requirements may be granted through the approval of a variance, pursuant to Chapter 2, Article 20 of the Ukiah Municipal Code. b. Maximum Building Height: 1. The maximum height of any building or structure shall be 40 feet, provided it complies with the side-slope criteria for the Ukiah Airport. 2. Mechanical penthouse and equipment may extend an additional 10 feet 16 beyond the maximum height provided it is adequately screened from view. 3. Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. c. Minimum Lot Area: 1. The minimum lot area for parcels in the mixed-use area shall be determined through the subdivision and/or discretionary review process. In no case shall lots be created that are less than 20,000 square feet in size. d. Maximum Lot Coverage: 1. Commercial and mixed land uses may cover up to 40 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2. Relief: Relief from the lot coverage standard may be granted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. e. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling 17 loads in the summer. 2. Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality. f. Architectural Design: 1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels, and/or other fealures to provide relief to large open blank walls. 2. Architectural features such as arches, raised and decorative parapets, decorated and flared cornices, extended eaves and overhangs, balconies, entry insets, and a variety of roof angles and pitches are required to make buildings unique and interesting. 3. Windows shall be used to break up the mass and volume of buildings into smaller components. Buildings shall use different shaped and framed windows in a coordinated theme. Awnings and other attractive window treatments are strongly encouraged. 4. A!I four elevations of buildings shall incorporate the architectural design requirements listed above in a reasonable and feasible manner. 5. The use of strong or loud colors as the dominant building color shall not be permitted. The dominant colors used on buildings shall be subdued and earth tone in nature. Colors of buildings shall be compatible with adjoining buildings. 6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. All roof mounted 18 electrical and mechanical equipment and/or ductwork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial uses to screen the outdoor storage of building materials, supplies, construction equipment, etc. The Planning Commission may consider fences exceeding six (6) on a case-by-case basis during the review of Site Development and Use Permit applications. g. Signs 1. The colors, materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed twelve feet in height from finished grade. If a freestanding sign is placed on a berm, the Planning Commission shall have the discretion to limit its height to less than twelve feet from finished grade. No pole signs are permitted. Freestanding signs shall have a decorative support base. 3. The size and amount of signs shall generally comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site. 4. Signs are not permitted on the roof or projecting above the roof of any building. 19 5. Relief: Relief from the sign standards may be granted through the discretionary review process provided a finding is made that the proposed sign is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. h. Pedestrian Orientation 1 Pedestrian walkways shall be included that directly and safely link all parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. 2. Outdoor pedestrian spaces shall be landscaped and include such features as planters along sidewalks, pedestrian oriented signs, attractive street furniture, low-level lighting, and outdoor seating areas. 3. Lots with frontages along the primary street shall provide a 5-foot wide meandering sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 4. Secondary streets accessing the rear portion of parcels shall include 5- foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. i. Lighting 1. Exterior lighting shall be subdued and of low wattage. It shall enhance building design and landscaping, as well as provide safety and security. 2. Exterior lighting shall not spill out and create glare on adjoining 20 properties, and shall not be directed towards the night sky. 3. Light standard heights shall be predicated on the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. 4. Lighting fixtures, standards, and all exposed accessories shall be harmonious with building design, and innovative in style. 5. All pedestrian and building access areas shall be adequately lighted to provide safety, security, and aesthetic quality, without violating number 2 above. j. Energy Conservation 1. Passive solar orientation is required. Active solar design is strongly encouraged. 2. Deciduous trees and/or other vegetation shall be planted on the south side of buildings whenever feasible to increase energy efficiency. 3. Sunlight shall be used for direct heating and illumination whenever possible. 4. Solar heating equipment need not be screened, but shall be as unobtrusive as possible and complement the building design. Every effort shall be made to integrate solar panels into the roof design, flush with the roof slope. k. Outdoor Storage and Service Areas 1. Storage areas shall be limited to the rear of a site, and shall be screened from public view with a solid fence or wall using concrete, wood, stone, brick, or other similar material. 2. All outdoor storage areas and enclosures shall be screened, when 21 possible, with landscaping. 3. If trash and recycling areas are required in the discretionary review process, they shall be designed to harmonize with the building and landscaping, and shall be consistent with the size and design requirements of the Ukiah Municipal Code. I. Landscaping 1. Landscaping shall comply with Section "I" of this Ordinance. 2. Landscaping Plans shall include outdoor shaded sitting/resting areas for employees and the general public, unless infeasible. m. Ukiah Airport Master Plan 1. All development within the Airport Industrial Park shall comply with the Federal Aviation Administration side slope criteria, density requirements (AB1" Compatibility Zone = 60 persons per acre / AC=_ Compatibility Zone = 150 people per acre) and all other applicable provisions of the Ukiah Airport Master Plan. n. Public Utility Easements, Public Streets, and Access Driveways 1. All Public Utility Easements, Public Streets, and Access Driveways shall comply with Section "H" of this Ordinance. 6. The Site Planning and Design Standards for Light Manufacturing and Industrial development are less demanding than those for commercial, professional office and mixed-use development. The lesser design standards are meant to encourage and promote light manufacturing and industrial development, particularly along the western portion of the parcels. The Following Site Planning and Design Standards shall apply to 22 all Light Manufacturing and Industrial Development: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the frontage. If the development does not have frontage along Airport Park Boulevard, and is served by a private access easement, the front yard setback shall be determined in the discretionary review process. Architectural features, such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two-feet into the required front yard setback. 2. Side and Rear: The side and rear yard setbacks shall be determined in the discretionary review process. Factors that shall be considered include, but are not limited, to Building Code requirements, traffic circulation, landscaping requirements, softening of the bulk and mass of structures, and compatibility with adjacent structures and land uses. 3. Relief: Relief from the front yard setback requirements may be granted through the approval of a variance. b. Maximum Building Height: 1. The maximum height of any building or structure shall be 50 feet, provided it complies with the side-slope criteria for the Ukiah Airport. 2. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum height provided it is adequately screened from view. 3. Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and 23 safety of the general public. c. Minimum Lot Area: 1. The minimum lot area for light manufacturing and industrial development parcels in the mixed-use area shall be determined through the subdivision and/or discretionary review process. In no case shall lots be created that are less than 20,000 square feet in size. d. Maximum Lot Coverage: 1. Light manufacturing and industrial land uses may cover up to 60 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2. Relief: Relief from the lot coverage standard may be granted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. e. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter, and to control solar cooling loads in the summer. 2. Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality. f. Architectural Design: 1. Buildings shall incorporate projecting columns, exterior wainscoting, framed panels, and/or other features to provide relief to large open blank walls. 2. The use of strong or loud colors as the dominant building color shall not be 24 permitted. The dominant colors used on buildings shall be subdued and earth tone in nature. Colors of buildings shall be compatible with adjoining buildings. g. Signs 1. The colors, materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed eight feet in height from finished grade. If a freestanding sign is placed on a berm, the Planning Commission shall have the discretion to limit its height to less than eight feet from finished grade. No pole signs are permitted. 3. The size and amount of signs shall comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site. 4. Signs are not permitted on the roof of any building. 5. Relief: Relief from the sign standards may be granted through the discretionary review process provided a finding is made that the proposed sign is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. i. Lighting 1. Exterior lighting shall be subdued. It shall enhance building design and landscaping, as well as provide safety and security. 25 2. Exterior lighting shall not spill out and create glare on adjoining properties, and shall not be directed towards the night sky. 3. Light standard heights shall be predicated on the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. k. Outdoor Storage and Service Areas 1. Storage areas shall be limited to the rear of a site, and shall be screened from public view with a solid fence or wall using concrete, wood, stone, brick, or other similar material. 2. All outdoor storage areas and enclosures shall be screened, when possible, with landscaping. I. Landscaping 1. Landscaping shall generally comply with Section "I" of this Ordinance, although a lesser amount of landscaping may be approved depending upon the scale, intensity, and visibility of the development. m. Ukiah Airport Master Plan 1. All development within the Airport Industrial Park shall comply with the Ukiah Municipal Airport Master Plan. n. Pedestrian Orientation 1. Pedestrian walkways shall be included that directly link all parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. 2. Lots with frontages along the primary streets shall provide a 5-foot wide meandering sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to 26 link developments with attractive and accessible pedestrian facilities. 3. Secondary streets accessing the rear portion of parcels shall include 5-foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. G. NUISANCES 1. No lot shall be used in such a manner as to create a nuisance to adjacent parcels. Proposed uses shall comply with the performance criteria outlined below. a. All activities involving the storage of flammable and explosive materials shall be provided with adequate safety devices against the hazard of fire and explosion by adequate fire-fighting and fire suppression equipment and devices standard in industry. All incineration is prohibited. b. Devices which radiate radio-frequency energy shall be so operated as not to cause interference with any activity carried on beyond the boundary line of the property upon which the device is located. c. The maximum sound level radiated by any use of facility, when measured at the boundary line of the property upon which the sound is generated, shall not be obnoxious by reason of its intensity or pitch, as determined by standards prescribed in the Ukiah Municipal Code and/or City General Plan. 27 d. No vibration shall be permitted so as to cause a noticeable tremor beyond the property line. e. Any use producing emissions shall comply with all the requirements of the Mendocino County Air Quality Management District. f. Projects involving the use of toxic materials or hazardous substances shall comply with all Federal, State, and all local Laws and regulations. 2. Prohibited Uses or Oaerations Industrial uses such as petroleum bulk stations, cement hatching plants, pulp and paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards, auto wrecking, and similar "heavy industrial" uses which typically create external and environmental effects are specifically prohibited due to the detrimental effect the use may have upon the general appearance, function, and environmental quality of nearby uses. G. DEVELOPMENT STANDARDS The following standards have been established to ensure compatibility among uses and consistency in the appearance and character of development. These standards are intended to guide the planning, design, and development of both individual lots and the entire Airport Industrial Park. Projects shall be reviewed on a case-by-case basis for high quality design, efficient function, and overall compatibility with surrounding land uses. 1. Minimum Lot Requirement The minimum lot area shall be 20,000 square feet. Each lot shall have a minimum frontage of 100 feet on a public street. Except for lots fronting on Airport Park Boulevard, or other public streets shown on the Land Use Map, 28 access easements to a public street may be authorized in lieu of public street frontage in the discretion of the appropriate decision-maker and with the approval of the City Engineer. Proposed access easements shall be consistent with the standards contained in Table 4-1. The Planning Commission may approve a public street frontage of less than 100 feet for lots located on cul-de-sacs, street curves, or having other extraordinary characteristics. 2. Maximum Lot Coverage No more than 40 percent of the lot shall be covered by buildings or structures. Above ground parking lots and landscaping areas shall not be included in the calculation of lot coverage. Industrial land uses may cover a maximum of 60 percent of a lot provided that the site planning, architecture, parking, and landscaping are consistent with the requirements of the AIP Planned Development Ordinance. 3. Minimum Building Setbacks All buildings and structures shall be setback from the property line a minimum of 25 feet along the entire street frontage. Lots abutting U.S. Highway 101 shall maintain a minimum setback of 60 feet from the property line adjacent to the freeway. Side yard setbacks shall be determined in the Site Development or Use Permit review process. 4. Maximum Building Height The maximum height of any building or structure shall be 50 feet. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum 29 building height. 5. Ukiah Airport Master Plan All development within the Airport Industrial Park shall comply with the Federal Aviation Administration side slope criteria, density requirements (A61" Compatibility Zone = 60 persons per acre / AC=_ Compatibility Zone = 150 people per acre) and all other applicable provisions of the Ukiah Airport Master Plan. 6. Screening Storage areas, loading docks and ramps, transformers, storage tanks, refuse collection areas, mechanical equipment, and other appurtenant items of poor visual quality shall be screened by the use of masonry walls, landscaping materials, or decorative fencing. All roof mounted electrical and mechanical equipment and/or ductwork shall be screened from view by an enclosure which is consistent with the building design. Fences exceeding six (6) feet in height may be appropriate for some commercial and industrial uses to screen the outdoor storage of building materials, supplies, construction equipment, etc. The Planning Commission may consider fences exceeding six (fi) on a case-by-case basis during the review of Site Development and Use Permit applications. 7. Public Utility Easement All lots shall provide a 5-foot easement in the required front setback for the provision of utilities. 8. Sidewalk Requirements 30 Lots with frontages along the primary street shall provide a 5-foot curvilinear sidewalk located within the required front setback. The sidewalk may be located over the public utility easement. Every effort shall be made to link developments with attractive and accessible pedestrian facilities. 9. Bicvcle Lanes Class III Bicycle lanes shall be provided on all primary streets according to CalTrans standards. 10. Develoament Integration Every effort shall be made to "master plan" development within the Airport Industrial Park. Applicants shall be encouraged to coordinate development proposals to ensure compatible architectural themes, high quality site planning, efficient and functional traffic circulation, coordinated pedestrian circulation, and compatible land uses. 11. Required Public Streets Lot line adjustments, parcel maps, tentative and final subdivision maps, and Site Development and Use Permits shall not be approved, unless public streets identified on the Land Use Map serving the parcels covered by the lot line adjustment, map or permit have been or will be dedicated to the City of Ukiah upon approval of the lot line adjustment, map or permit. 12. Street Width Standards The following street standards have been established by the Ukiah Department of Public Works. All primary and secondary streets shall be designed and constructed in accordance with these standards: 31 Table 41: Minimum Street Standards Airport Park Boulevard and Commerce Drive Primary Secondary 1 2 3 4 5 Right-of-way Pavement a. travel lanes (2) b. left turn lane Curbs (both sides) Cul-de-sac (turn-grounds) Curb Returns Radius 66 feet 44 feet 64 feet 40 feet 14 feet 15 feet 12 feet 12 feet 1 foot 1 foot 100 feet diameter 35 feet 35 feet Access Easement 32 feet 30 feet 20 feet 13. Access Drivewavs and Deceleration Lanes a. Every effort shall be made to minimize access driveways along Airport Park Boulevard. All driveway and intersection radii shall be designed to accommodate heavy truck turning movements, consistent with the requirements of the City Engineer. b. Every effort shall be made to design common driveways for individual developments. c. No Talmage Road access shall be permitted for the parcel or parcels located at the southeast corner of Talmage Road and Airport Park Boulevard. d. All major driveways, as determined by the City Engineer, shall have left turn pockets in the median area where feasible. e. Deceleration and acceleration lanes shall not be required unless the City Engineer determines they are necessary to ensure safety and efficient traffic flow. 14. Minimum Parking and Loading Requirements 32 a. No loading or unloading shall be permitted on the street in front of the building. A sufficient number of off-street loading spaces shall be provided to meet the needs of the approved use. Adequate apron and dock space also shall be provided for truck maneuvering on individual lots. b. The number of entrance/exit driveways shall be limited to one per every 100 feet of street frontage with a maximum curb cut of 40 feet. The Planning Commission may relax these standards when a comprehensive plan for an entire block has been prepared and presented to the City Planning Commission for review and approval. c. Adequate off-street parking shall be provided to accommodate the parking needs of employees, visitors, and company vehicles. The minimum number of off-street parking spaces shall generally be provided according to the requirements of the Ukiah Municipal Code. d. The Planning Commission may deviate from the parking requirements contained in the Ukiah Municipal Code on a case-by-case basis. Any deviation must be supported by findings related to a unique use, such as a Mixed-use development, or use not specifically described in the Ukiah Municipal Code, and findings that otherwise demonstrate no on-street parking congestion will result. 75. Signage 33 Except as indicated elsewhere in this Ordinance, building identification and other signs shall generally comply with the sign regulations for industrial, commercial and office land uses contained in the Ukiah Municipal Code All proposed development projects shall include a detailed sign program. DESIGN GUIDELINES The following guidelines shall be used by the Planning Commission when approving a Site Development or Use Permit to ensure high quality design, and the coordination and consistency of development. 7. Landscaping and Oaen Space a. A comprehensive landscape plan shall be submitted for review and approval as a part of the Site Development or Use Permit process. a. Existing trees shall be retained whenever possible. c. A variety of tree species shall be used that provides diversity in form, texture. and color. d. Landscaping at corners should be arranged to maintain traffic visibility. e. Landscaping along an entire street frontage should be coordinated to achieve a uniform appearance. f. Landscaping shall be proportional to the building elevations. g. Landscape plantings shall be those which grow well in Ukiah's climate without extensive irrigation. Native species are strongly encouraged. h. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in three years. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; non-deciduous street species shall 34 be restricted to areas that do not inhibit solar access. j. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of 50 percent over all paved areas within ten years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. k. Parking lots shall have a perimeter planting strip with both trees and shrubs. I. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process. m. Street trees may be placed on the property proposed for development instead of within the public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors. n. All new developments shall include a landscaping coverage of 20 percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of 50 percent (50%) of the landscaped area shall be dedicated to live plantings. o. Landscaping Plans shall include an automatic irrigation system. p. All required landscaping for commercial development projects shall be 35 adequately maintained in a viable condition. q. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a Landscaping Plan depending upon the size, scale, intensity, and location of the development project. 2. Orientation and Location of Buildings a. The location of buildings shall be coordinated with other buildings and open space on adjacent lots, and should include design elements, oriented to pedestrian usage, such as, linked walkways and sidewalks. b. Buildings should be sited to preserve solar access opportunities, and should include passive and active solar design elements. c. Buildings should be oriented to minimize heating and cooling costs. d. Buildings should be creatively sited to provide open views of the site and surrounding environment. e. Buildings shall not be sited in the middle of large parking lots. 3. Architectural Design a. Individual projects shall exhibit a thoughtful and creative approach to site planning and architecture. b. Projects shall be designed to avoid the cumulative collection of large structures with similar building elevations and facades. c. Buildings shall be limited in height, bulk, and mass, and shall be designed to avoid abox-like appearance. 4. Building Exteriors 36 a. Colors and building materials shall be carefully selected, and must be compatible with surrounding developments, and shall be finalized during the Site Development or Use Permit process. b. The Planning Commission may permit exterior walls of architectural metal where it is compatible with adjacent structures, and the overall appearance and character of the Airport Industrial Park. 5. Liphting a. Alighting plan shall be submitted for review and approval with all Site Development and Use Permit applications. All lighting plans shall emphasize security and safety, and shall minimize energy usage. b. Lighting for developments shall include shielded, non-glare types of lights. c. Lighting shall not be directed towards Highway 101, the Ukiah Municipal Airport, adjacent properties, or upwards towards the sky. 6. Design Amenities a. Bicycle parking facilities shall be provided near the entrance to buildings. One (1) bicycle space shall be provided for every ten (10) employees, plus one (1) space for every fifty (50) automobile parking spaces. b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and other quality design amenities are encouraged. J. CIRCULATION PLAN 37 The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit "B". As shown, the plan includes points of access at Talmage Road at the north, Hastings Avenue at the northwest, and Airport Road at the southwest. In lieu of the originally envisioned southern access road (Airport Park Boulevard to Norgard Lane) an emergency access is provided through the airport to a future gated encroachment along the southern portion of Airport Road. Internal access includes an extension of Airport Road from the west into the southern portion of the site; Airport Park Boulevard from Talmage Road on the north, extending south to intersect with the Airport Road extension; and Commerce Drive from west to east in the northern portion of the AIP. All streets within the AIP shall be public. Property owners of parcels with frontage along the railroad right-of-way are encouraged to plan for possible future use of the railroad. K. DISCRETIONARY REVIEW The discretionary permit review process for development projects within the Airport Industrial Park (AIP) is the same as for discretionary permits elsewhere in the City. As articulated in Section 9 of this ordinance, a Site Development Permit or Use Permit is required for development projects proposed in the AIP. 1. Site Develoament Permits and Use Permits a. As articulated in Section 9 above, development projects within the Airport Industrial Park are subject to the Site Development or Use Permit process, depending upon the proposed use and its location. A Site Development Permit shall not be required for any development proposal requiring a Use Permit. Within the Use Permit review process, all site development issues and concerns shall be appropriately analyzed. b. All Major Use Permits, Variances, and Site Development Permits for proposed developments within the Airport Industrial Park require City Planning Commission review and action. Minor Use Permits, Variances, and Site Development Permits shall be subject to Zoning Administrator review and action. c. Decisions on Site Development and Use Permits made by the City Planning Commission and Zoning Administrator are appealable to the City Council pursuant to Section 9266 of the Ukiah Municipal Code. d. Major modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director, shall require the filing of anew application, payment of fees, and a duly noticed public hearing before the Planning Commission. Minor modifications to approved Site Development Permits and Use Permits, as determined by the Planning Director shall require the filing of a new application, payment of processing fees and a duly noticed public hearing before the City Zoning Administrator. e. The Planning Commission's decision on major modifications to an approved Site Development Permit, Variance or Use Permit is appealable to the City Council. The Zoning Administrator's decision on minor modifications to an approved Site Development Permit, Variance or Use Permit is appealable directly to the City Council. 2. Building Modifications a. Exterior modifications to existing buildings shall be designed to complement and harmonize with the design of the existing structure and surrounding developments. b. A Site Development Permit shall be required for all substantial exterior modifications to existing structures, site design elements, and landscaping within the Airport Industrial Park. The application procedure shall be that prescribed in Article 20 the Ukiah Municipal Code. Section Twelve Whenever a use is not listed in this Planned Development Ordinance as a permitted or allowed use in any of the land use designations, the Planning Director shall determine whether the use is appropriate in the land use designation where the subject property is situated, and make a decision as to whether or not it is an allowed or permitted land use. In making this determination, the Planning Director shall find as follows: 1. That the use would not be incompatible with existing nearby land uses, or the allowed and permitted land uses listed for the particular land use designation. 2. That the use would not be detrimental to the continuing development of the area in which the use would be located. 3. That the use would be in harmony and consistent with the purpose and intent of the Airport Industrial Park Planned Development Ordinance and Ukiah General Plan. 4. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a Use Permit, the Planning Director shall find that the proposed use is similar in nature and intensity to the uses fisted as allowed uses. All determinations of the Planning Director regarding whether a use can be allowed or permitted in any land use designation within the Airport Industrial Park shall be final unless a written appeal to the City Council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by Gity Council Resolution, is filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance to the applicable procedures as set forth in this chapter. At the close of the public hearing, the City Council may affirm, reverse, revise or modify the appealed decision of the Planning Director. All City Council decisions on appeals of the Planning Director's actions are final for the City of Ukiah. Section Thirteen This Ordinance shall be published as required by law and shall become effective thirty (30) days after it is adopted. Introduced by title only on July 23, 2007 by the following roll call vote: AYES: Councilmembers Thomas, Crane, and Mayor Rodin NOES: Councimember McCowen ABSENT: Councilmember Baldwin ABSTAIN: None Passed and adopted on by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Linda Brown, Deputy City Clerk Mari Rodin, Mayor ITEM N0: 10a DATE: August 1. 2007 AGENDA SUMMARY REPORT SUBJECT: REVIEW AND APPROVAL OF CIfY COUNCIL COMMENT LETTER RESPONDING TO THE UKIAH VALLEY AREA PLAN (UVAP) ENVIRONMENTAL IMPACT REPORT NOTICE OF PREPARATION SUMMARY: On July 23, 2007, the City Council was scheduled to discuss and possibly approve a letter to Mendocino County in response to the Ukiah Valley Area Plan Environmental Impact Report Notice of Preparation (NOP). The Council continued the matter to August 1~`, and this agenda item is intended to provide the Council with an opportunity to review and approve the City Council Subcommittee comment letter responding to the NOP. At the direction of the Council, City Staff is preparing a "technical" letter that will be submitted to the County prior to the August 6, 2007 deadline. Also, attached is the July 24, 2007 letter sent to the Board of Supervisors asking for an extension of time and a joint meeting. RECOMMENDED ACTION: Review and approve letter to Mendocino County responding to the Notice of Preparation for the Ukiah Valley Area Plan Environmental Impact Report. ALTERNATIVE COUNCIL POLICY OPTION: Do not approve letter and provide direction to Staff. 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: July 24, 2007 Letter APPROVED: ~--'~~~~ ~"r Candace Horsley, City Manager Attud~ment # _ ~~tl, f ~~11 f ~i~~~~7 July 24, 2007 Honorable Board of Supervisors Mendocino County 501 Low Gap Road Ukiah, CA. 95482 Phil Gorny, Planning Team Director Mendocino County Planning Department 501 Low Gap Road, Rm. 1204 Ukiah, CA. 95482 Re: Ukiah Valley Area Plan, Notice of Preparation and Joint Meeting on Preferred Alternative Dear Honorable Chairperson Smith, Members of the Board, and Mr. Gorny: I am writing at the direction of the Ukiah City Council to make two requests. The first request is for an extension of time to respond to the Notice of Preparation of the Environmental Impact Report for the revised Ukiah Valley Area Plan. The second request is for the scheduling of another joint meeting between the City Council and the Board of Supervisors to discuss project alternatives before the Board selects a preferred alternative. The NOP was issued on July 2, 2007, and requires the submission of written responses by August 6, 2007. The NOP describes the revised UVAP in general terms. From that general description, it appears that the three alternatives to the existing general plan from which the Boazd is being asked to select a preferred alternative aze quite different from the alternatives as presented at the Apri124, 2007, joint meeting with the City Council. Apparently, up-to-date maps describing the alternatives and study areas are not currently available through the County Planning Team. Finally, the City is being asked to comment on the scope of an EIR for a project which has not been determined, because the Board has not selected the preferred alternative. Since the Board isn't scheduled to make a decision about the preferred alternative until August 21st, the City requests that the County extend its time to file comments responding to the NOP to a date that is 10 days after the Boazd selects a preferred alternative. Without this extension the City does not have sufficient information describing the project and its potential environmental effects to enable the City to make a meaningful response to the NOP. An additional joint meeting before the Board will provide an opportunity for a further exchange among the Board and City Council members concerning the specific project 300 SEMINARY AVENUE, UKIAH, CA 95482-5400 County of Mendocino UVAP NOP July 24, 2007 Page 2 alternatives as they have been revised before the Board makes a decision that will have profound and long-term impacts on the City of Ukiah. Thank you for your consideration of these requests. Sincerely Mari Rodin, Mayor City of Ukiah cc: City Council City Manager ITEM NO: 11a MEETING DATE: August 1, 2007 AGENDA SUMMARY REPORT SUBJECT: BUDGET DISCUSSION FOR FISCAL YEAR 2007/08 FOR THE PLANNING & BUILDING DEPARTMENT Due to the fact that the Director of Planning & Building will be out of town during the August 13-14 budget sessions, we have agendized this item for purposes of discussion at this meeting. The final budget will be approved by resolution during the regular budget hearings. RECOMMENDED ACTION: Receive Report ALTERNATIVE COUNCIL OPTIONS: N/A Citizens Advised: N/A Requested by: Prepared by: Linda Brown Coordinated with: Candace Horsley Attachments: Budget Documents Approved: Candace Horsley, City fpnager ~~ 2 ~ W pp ~ ~ O = O ~ ~ N a Z ~ a 0 ~ W V O N J ~ Q W E-Z(7~~ U~Z~U J Q ~ W J W ao N U N C ._ ~ O _N N O- W .C ~ C (0 O o ~ ~ m ~ U U C L jp ~_ N N ~ U d N ~ ~ 'O p ~ O N f0 N c ~ ~ ~ N O C U ~ c ~ Y E o a o a E = d N O U >~ c U N ~ N N ~ ~/j C f0 N F- d U O ~ E~ C N N jp dU c l6 ma °~ m ~ ~ ~ c m c C N y Q 30 ~ "' N m O U c N N tq N N m j Q N d ~' O ._-. p~ w N (0 y 0- N ~ C ~ 0) E ~~ D ~ `o o ~ ~ O ~ C ~ ~ C p- N T N L N G ~ a a ~ a~ c-'o c o m v U m d> m o= m ani a ~ ~ w °s o o a W "O ~ U C "O 'O Y O (0 c c~ m U~ w ~ m J~ d lL N C oEL'~~g`°~° m o ~ Y =p L` N N N E N c m > > $ c o ~ 4 0 0 ~' ~ U 0_ r d U m rn ~ ~ ~;~ .L.. C O Y Y 'O O) C c w m m c c s 1°cEEc°~m 3 n N c c 3 o c N N d... c O O > ~ E L 3 ~ IN N o E E ~ ~ ~ .~ m U ~ a v d j m mr ov-o `? 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