HomeMy WebLinkAbout1098 airport industrial park PD 2ORDINANCE NO. 1098
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
Man ufacturing/Mixed-Use."
The land use designations apply to the 138-acre Airport Industrial Park in the following manner:
1. Professional Office: Applies to the northwest portion of the site, bounded by
Talmage Road on the north, Airport Park Boulevard on the east, and Commerce
Drive on the south (approximately 12.6 acres).
2. Hiphwav 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.
6. 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 landscaaina: Approximately 14.2 acres.
8. Total Acreage AIP: Approximately 138 acres
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Section Four
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 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 Eight
Amendment to this ordinance requires City Council action. All Major Variance, Use and
Site Development Permits for proposed developments within the Airport Industrial Park require
City Planning Commission review and action. Minor permits are subject to the review and action
by the City Zoning Administrator. Decisions on 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.
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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
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,
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.
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.
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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.
h. Communication Installations - includes radio and television
stations, telegraph and telephone offices, cable T.V., and
microwave stations.
B. PROFESSIONAL OFFICE DESIGNATION
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,
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.
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c. Small retail commercial stores and shops of 2,000 square feet or
Tess, and in combination not exceeding 20 percent of the total
developable square footage on a parcel.
C. HIGHWAY COMMERCIAL DESIGNATION
Allowed Uses
The following uses are allowed in the Highway Commercial designation with the
securing of a Site Development Permit:
a. Businesses such as motels, sit-down and drive-thru restaurants,
service stations, and other similar uses that provide services and
merchandise primarily to highway travelers.
b. Retail commercial stores.
D. RETAIL COMMERCIAL DESIGNATION
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:
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
Purpose and Intent
The purpose of the Light Manufacturing !Mixed-Use land use designation is to
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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
manufacturing, commercial, and residential uses in a pedestrian oriented,
aesthetically pleasing, mixed-use neighborhood.
The Ordinance requires fight 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
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
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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
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
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
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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
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:
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
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.
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. 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. All 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
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.
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
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shall be made to Zink 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.
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
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
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
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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
All Public Utility Easements, Public Streets, and Access Driveways shall
comply with Section "H" of this Ordinance.
6. Site Planning and Design Standards for Lioht Manufacturing and Industrial Development
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
all Light Manufacturing and Industrial Development:
Yard Setbacks:
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
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.
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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.
Architectural Design:
Buildings shall incorporate projecting columns, exterior wainscoting, framed
panels, and/or other features to provide relief to large open blank walls.
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.
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.
Lighting
1. Exterior lighting shall be subdued. 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 properties,
and shall not be directed towards the night sky.
3. Light standard heights shall be predicated on the lighting need of the
12
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.
Landscaping
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.
Pedestrian Orientation
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.
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
link developments with attractive and accessible pedestrian facilities.
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
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.
13
d. No vibration shall be permitted so as to cause a noticeable tremor
beyond the property line.
e. Any use producing emissions shall comply with all the
requirements of the Mendocino County Air Quality Management
District.
f. Projects involving the use of toxic materials or hazardous
substances shall comply with all Federal, State, and all local Laws
and regulations.
2. Prohibited Uses or Operations
Industrial uses such as petroleum bulk stations, cement batching plants, pulp and
paper mills, lumber mills, refineries, smelting plants, rendering plants, junk yards,
auto wrecking, and similar "heavy industrial" uses which typically create external
and environmental effects are specifically prohibited due to the detrimental effect
the use may have upon the general appearance, function, and environmental
quality of nearby uses.
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 Reauirement
The minimum lot area shall be 20,000 square feet. Each lot shall have a
minimum frontage of 100 feet on a public street. Except for lots fronting on
Airport Park Boulevard, or other public streets shown on the Land Use Map,
access easements to a public street may be authorized in lieu of public street
frontage in the discretion of the appropriate decision-maker and with the approval
of the City Engineer. Proposed access easements shall be consistent with the
standards contained in Table 4-1. The Planning Commission may approve a
public street frontage of less than 100 feet for lots located on cul-de-sacs, street
curves, or having other extraordinary characteristics.
2. Maximum Lot 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 Buildina Setbacks
Ali 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 Buildina 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 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 (AB1"
14
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 (6) 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
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. Bicycle 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:
Table 41: Minimum Streef Standards
Airport Park Boulevard and Commerce Drive
Primary Secondary Access
Easement
1. Right-of-way
2. Pavement
a. travel lanes (2)
b. left turn lane
3. Curbs (both sides)
4. Cul-de-sac (turn-grounds)
5. Curb Returns Radius
66 feet 44 feet 32 feet
64 feet 40 feet 30 feet
14 feet 20 feet 15 feet
12 feet 12 feet
1 foot 1 foot
100 feet diameter
35 feet 35 feet
15
13. Access Driveways and Deceleration Lanes
a. Every effort shall be made to minimize access driveways along Airport
Park Boulevard. All driveway and intersection radii shall be designed to
accommodate heavy truck turning movements, consistent with the
requirements of the City Engineer.
b. Every effort shall be made to design common driveways for individual
developments.
c. No Talmage Road access shall be permitted for the parcel or parcels
located at the southeast corner of Talmage Road and Airport Park
Boulevard.
d. All major driveways, as determined by the City Engineer, shall have left
turn pockets in the median area where feasible.
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 Parkins and Loading Requirements
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.
15. Si na e
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.
Landscaaing and Oaen Saace
a. A comprehensive landscape plan shall be submitted for review and
approval as a part of the Site Development or Use Permit process.
16
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.
I. Deciduous trees shall constitute the majority of the trees proposed along
the south and west building exposures; non-deciduous street species
shall be restricted to areas that do not inhibit solar access.
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
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 presence 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.
17
3. Architectural Desian
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
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.
The Planning Commission may permit exterior walls of architectural metal
where it is compatible with adjacent structures, and the overall
appearance and character of the Airport Industrial Park.
5. Lighting
a. 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. Desian Amenities
a. Bicycle parking facilities shall be provided near the entrance to buildings.
One (1) bicycle space shall be provided for every ten (10) employees,
plus one (1) space for every fifty (50) automobile parking spaces.
b. Fountains, kiosks, unique landscape islands, outdoor sitting areas, and
other quality design amenities are encouraged.
CIRCULATION PLAN
The Circulation Plan for the Airport Industrial Park is illustrated on the attached Exhibit
"B". As shown, the plan includes points of access at Talmage Road at the north,
Hastings Avenue at the northwest, and Airport Road at the southwest. In lieu of the
originally 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.
18
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. Buildinsa 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:
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.
That the use would not be detrimental to the continuing development of the area
in which the use would be located.
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.
In the case of determining that a use not articulated as an allowed or permitted
19
use could be established with the securing of a Use Permit, the Planning Director
shall find that the proposed use is similar in nature and intensity to the uses listed
as allowed uses. All determinations of the Planning Director regarding whether a
use can be allowed or permitted in any land use designation within the Airport
Industrial Park shall be final unless a written appeal to the City Council, stating
the reasons for the appeal, and the appeal fee, if any, established from time to
time by City Council Resolution, is filed with the City Clerk within ten (10) days of
the date the decision was made. Appeals may be filed by an applicant or any
interested party. The City Council shall conduct a duly noticed public hearing on
the appeal in 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 August 1, 2007 by the following roll call vote:
AYES: Councilmembers McCowen, Baldwin, and Vice-Mayor Crane
NOES: None
ABSENT: Councilmember Thomas and Mayor Rodin
ABSTAIN: None
l~ ATT -_ _-~
\ ~'
-- ~ -
\_
Linda Brow y City Clerk Mari Rodin, Mayor
20
EXHIBIT A
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EXH181T "8"
AIRPORT INDUSTRIAL PARK
GRCULATIONPLAN
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