There are four concurrent planning processes now going on:

1. Inclusionary Housing Ordinance to implement the County Housing Element.  The County has hired a consultant who is preparing a draft inclusionary housing ordinance which would require an affordable housing component to be included in development projects.   The parameters of a draft ordinance have not been determined but should identify the contribution to affordable housing (The percentage of units to be affordable or alternatives ways to satisfy requirement, income group served, term and method of maintaining affordability, etc.).

• Comment:   On the Masonite project by Ryder Homes, Ryder is suggesting a 10% inclusionary allocation.   According to the Housing Element, the unincorporated County's share of the regional housing need is 3,391 units between 2001 and 2008. Of these units, 1,967 units must be affordable to low and moderate-income households. Inclusionary ordinance parameters for Mendocino County are being evaluated.

2. Ordinance Amendments.  The County has hired a consultant to prepare draft amendments to various regulations (such as Land Division and Zoning) to imple-ment Housing Element requirements, allow multifamily and mixed use develop- ment as 'permitted uses', and reduce regulatory constraints to housing product- ion as identified in the Housing Element (see pertinent policies and actions attached).   Some components may facilitate density and design proposed by the Ryder project, such as zero lot line setbacks and reduced lot (i.e., the current lot size allowed under the requested Planned Development combining zone is 4,000 sq ft-- Ryder is asking for lot sizes between 2500-3000 square feet).

• Comment   Many elements of these amendments as currently envisioned would not pertain to the Ryder project according to Senior County Planner Pam Townsend.   However, some components could apply, depending on what is ultimately proposed and adopted.   Mixed use, high density and integrated housing types, and safe and walkable communities are encouraged in Housing Element (see attached).   The ordinance amendments should be drafted in 2005, however it is difficult to predict total timeline due to the uncertainty of the public hearing process.

3. General Plan Update.  This is going on Countywide at the present. 

• Comment   Although the General Plan defers discussion of the Ukiah Valley due to the Ukiah Valley Area Plan process, no one is sure of the effects of this update on Ryder and other projects. It is possible that the Ryder and Big Box development projects could precede completion of the General Plan.

4. Ukiah Valley Area Plan.   The Draft EIR for this draft element of the General Plan is being circulated for public review.   The plan proposes to change the General Plan on the Masonite property from Industrial to ' North State ' which allows consideration of residential uses compatible with other uses in the vicinity. If this plan is adopted prior to completion of the Ryder application, it may negate the General Plan amendment for the Ryder project.   (However rezoning will still be necessary.)

Selected Housing Element Policies

Policy 3.3: Support land use entitlements that expand or preserve a wide variety of housing opportunities affordable to the County's households, consistent with other policies.

Policy 6.3: Reduce constraints to the development or conservation of housing, particularly housing that is affordable or serves special needs populations , through flexible development standards for qualifying projects , when public health, safety, and welfare are not impacted.

Policy 8.1: Reduce energy costs for housing through energy efficient siting , design, construction methods, and weatherization.

Policy 8.2: Reduce electricity and natural gas demands by promoting the use of renewable energy technologies in residential and mixed-use projects.Strongly promote solar energy and use of solar water heaters for new housing and, especially, multi-family housing. Encourage retrofitting older housing where feasible.

Policy 9.1: Promote a sense of community through residential development with mixed housing densities and types that promote diversity and human Mendocino County General Plan II. Housing Element interaction , neighborhood-scale services and facilities, and connectivity to schools, neighborhoods, and commerce. 

Policy 9.2: Promote safe and healthy living environments for residents of all income levels , with safe, sanitary, and decent housing. Minimize the effects of excessive noise, light, traffic, and exposure to hazardous industrial facilities and uses.

Action 2.3: Persons with Disabilities: Facilitate housing for persons with disabilities by .... (4) encouraging "universal design" for new and renovated housing through an informational handout.

Action 3.1: Range of Housing Opportunities : Encourage housing developments exceeding 10 residential units, to include a range of housing types, such as smaller single-family homes, second units, duplexes, and multi-family units , including rental units for lower-income large families. Consider reduced setbacks or other incentives. (Policies 1.1 and 3.3)

Action 3.11: Inclusionary Zoning: Develop and adopt an inclusionary housing ordinance that requires market-rate residential development to supply onsite affordable housing or alternatives such as offsite housing or infrastructure , land donations, in-lieu fees, or other reasonable alternatives . The ordinance measures will include requirements for housing affordable to lower income households and reflect the real costs of housing development. (Policies 1.1 and 3.3)

Action 6.4: Density Bonus: Conform the County's density bonus ordinance to Section 65915 of the California Government Code and SB 1818 effective January 1, 2005. (Policy 6.3)

Action 6.6: Reduce Constraints to Housing Production: (1) Amend the Zoning and Land Division Codes to allow exceptions to standards to facilitate affordable project feasibility, such as setbacks, lot configuration, lot coverage , lot size, building height, and others; and (2) evaluate and where appropriate reduce or modify the standards above to facilitate market rate housing production. Allow reduced parking standards for second units, senior housing and specified housing for disabled persons.

(3) The County will initiate amendments to the General Plan, zoning ordinances and other regulations to conform to the Housing Element; in the interim period County regulations and decisionmaking shall conform to Housing Element policies to the maximum extent possible. (Policies 2.3, 6.3 and 6.4)

Action 9.1: Safe and Healthy Living Environments: Promote safe and healthy living environments for residents of all income levels, with safe, sanitary, and decent housing. Minimize the effects of excessive noise, light, traffic, and exposure to hazardous industrial facilities and uses. (Policies 8.2 and 8.3)

Action 9.2: Community Principles: During the General Plan Update, incorporate principles of community with mixed housing densities and types for all income levels, access to recreational/park facilities, pedestrian and bike paths , and access to transit; allowance for neo-traditional designs, neighborhood-scale services and facilities, and connectivity to schools, child care, neighborhoods, and commerce. (Policies 8.2 and 8.3)