HomeMy WebLinkAbout1985-12-17; City Council; 8445; Establish standards for outdoor employee eat areaCI- OF CARLSBAD - AGENCI”BILL
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IEPT. PLN
ZONE CODE AMENDMENT TO ESTABLISH
STANDARDS FOR OUTDOOR EMPLOYEE EATING
AREAS IN THE 0, C-M, M AND P-M ZONES ZCA-184 - CITY OF CARLSBAD
W
DEPT. HD. @
CITY AT”
CITY MGR.=
RECOMMENDED ACTION:
Approve the Negative Declaration prepared by the Planning Director
and Introduce Ordinance No. 9786 , APPROVING ZCA-184.
This item is a zone code amendment which establishes standards for
employee eating areas outside of office buildings in the 0
(Office), C-M (Heavy Commercial-Limited Industrial), M (Industrial)
and P-M (Planning Industrial) zones. This amendment will establish standards for the provision of outdoor eating facilities for
employees working in office/industrial buildings that are larger
than 5,000 square feet. Often there are not any conveniently located outdoor employee eating areas in the City’s
office/industrial areas. Because of the year-round pleasant
climate in Carlsbad, combined with a lack of eating establishments
that can be reached by car within a typical lunch break, outdoor eating areas would be functional as well as visually pleasing.
The ordinance requires 300 square feet of outdoor eating area for every 5,000 square feet of building. This area must be readily
accessible to all employees and have tables, benches and trash
receptacles. It should also be designed to create a sense of privacy. Credit may be given for indoor eating areas or a
combination of indoor and outdoor eating areas. Projects within 500 feet, walking distance, of an approved mini-park or city park are exempt from this requirement. The design and location of these
outdoor eating areas shall be approved as part of the required
discretionary action (tentative map, site development plan, planned unit development or planned industrial permit) required under Title
21 of the Municipal Code. If no discretionary permit is required the design and location will be approved prior to issuance of a building permit.
This item was discussed at the October 9, 1985 and November 13, 1985 Planning Commission meetings. This item was approved by a
vote of 6-1. Through staff review and Planning Commission hearing, all issues on this matter have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not cause any significant environmental impacts and, therefore, has issued a Negative Declaration, dated September 28, 1985, which was recommended for approval by the Planning Commission on November 13,
1985. A copy of the environmental documents is on file in the Planning Department.
Page 2 of Agenda Bill No. 8JW
EXHIBITS
1. City Council Ordinance No. 9 786
2. Planning Commission Resolution No. 2500 3. Staff Report to the Planning Commission dated November
4. Letter from it011 Company.
13, 1985 w/attachments
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ORDINANCE NO. 9786
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA, AMENDING TITLE 21,
CHAPTERS 21.27, 21.30, 21.32, AND 21.34,
-OF THE CARLSBAD MUNICIPAL CODE BY ADDING
SECTIONS 21.27.050(16), 21.30.070, 21 -32.060
AND 21.34.070(3) TO PROVIDE FOR EMPLOYEE
EATING AREAS OUTSIDE INDUSTRIAL/OFFICE BUILDINGS
IN THE 0, C-M, M AND P-M ZONES.
The City Council of the City of Carlsbad, California, does
)rdain as follows:
Section 1: That Title 21, Chapters 21.27, 21.30, 21.32 an1
!1.34 of the Carlsbad Municipal Code is amended by the addition of
iections 21.27.050( 16), 21.30.070, 21 -32.060 and 21.34.070(3) to
read as follows:
Employee Eating Areas. Outdoor eating facilities for
?mployees shall be provided outside all industrial/off ice buildings
:ontaining more than 5,000 square feet, as follows, except as noted
>elow:
A) A minimum of 300 square feet of outdoor eating
facilities shall be provided for each 5,000 square fee
of building area. Credit towards the required amount
of square footage will be given for indoor eating
facilities on a 1:l basis, as determined by the
Planning Director.
B) The area shall be easily accessible to the employees o
the building.
C) The area shall be located such that a sense of privacy
is apparent.
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The area shall be landscaped and provided with
attractive outdoor furniture, i.e. metal, wood, or
concrete picnic tables, benches/chairs and trash
receptacles.
The site size, location, landscaping and furniture
required above shall be approved as part of the
required discretionary action (tentative map, site
development plan, planned unit development, or planned
industrial permit) required under Title 21 of the
Municipal Code. If no discretionary permit is
required, a site plan showing the location, landscapins
and facilities required above shall be submitted to thc
Planning Director for approval prior to the issuance of
any building permits.
This section shall not apply to industrial/office
buildings which are located within 1000 feet of an
approved mini-park or a City park which is accessible
by walking as determined by the Planning Director.
EFFECTIVE DATE: This ordinance shall be effective thirty
lays after its adoption, and the City Clerk shall certify to the
rdoption of this ordinance and cause it to be published at least
>rice in the Carlsbad Journal within fifteen days after its
idopt ion.
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INTRODUCED AND FIRST READ at a regular meeting of the
Carlsbad City Council held on the 17th day of December i
1985, and thereafter
PASSED AND ADOPTED at a regular meeting of said City
Council held on the 7th day of January 1986, by the
following vote, to wit:
AYES: Council Members Casler, Lewis, Kulchin, Chick and Pettine
NOES: None
ABSENT: None
ATTEST:
-3-
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PLANNING COMMISSION RESOLUTION NO. 2500
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF THE NEGATIVE DECLARATION AND A ZONE CODE AMENDMENT, AMENDING TITLE 21, CHAPTERS 21.27, 21.30, 21.32, AND 21.34, OF THE CARLSBAD MUNICIPAL CODE, BY THE ADDITION OF SUBSECTIONS 21.27.050(16), 21.30.070, 21.32.060, 21.34.070(3) TO PROVIDE FOR EMPLOYEE EATING AREAS OUTSIDE OFFICE BUILDINGS
APPLICANT: CITY OF CARLSBAD CASE NO.: ZCA-184
IN THE 0, C-M, M AND P-M ZONES.
WHEREAS, the Planning Commisson did, on the 9th day of
3ctober 1985, and on November 13, 1985, hold a duly noticed public
hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
zonsidering all testimony and arguments, if any, of all persons
fiesiring to be heard, said Commission considered all factors
relating to the Zone Code Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Cornmission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the
Commission recommends APPROVAL of ZCA-184, according to Exhibit "A", dated October 9, 1985, attached hereto and made a part hereof, based on the following findings:
Findinas:
1) Outdoor eating areas will provide a needed amenity for employees in off ice and industrial zones .
2) Outdoor eating areas will provide a functional use as well as be aesthetically pleasing in office zones.
3) This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Land Use Planning Manager on September 28, 1985 and recommended for APPROVAL by the Planning Commission on October 9, 1985.
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'lanning
:he 13th
LTTEST:
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Commission of the City of Carlsbad, California, held on
of November, 1985, by the following vote, to wit:
AYES:
NOES : &aiman Schlehuber.
Ccarmissioners: L'Heureux, I??cus, McFadden, Mth
Holmes and Hall.
ABSENT: :&ne.
ABSTAIN:
% CLARENCE SCHLEHUBER, Chairman
CARLSBAD PLANNING COMMISSION
/9&
IICHAEL J. HOLZMILLER /d
,AND USE PLANNING MANKGER
'C RES0 NO. 2500 -2- 7
MEMORANDUM
-
DATE : NOVEMBER 13, 1985
TO : PLANNING COMMISSION
FROM : PLANNING DEPARTMENT
SUBJECT: ZCA-184 - CITY OF CARLSBAD - Amendments to the Zoning Ordinance to establish standards for employee eating areas to be located outside of office buildings in the
0 (office), C-M (Heavy Commercial - Limited Industrial), M (Industrial) and P-M (Planned Industrial) zones.
This item was continued so that staff could distribute the proposed ordinance and receive comments from the Chamber of Commerce, The Koll Company and Rick Engineering. Rick Engineering responded by suggesting that credit be given for indoor eating facilities and for mini-parks located in the vicinity. Rick Engineering also requested consideration of putting the requirement in the form of a policy or a development guideline, instead of an ordinance.
Staff has revised the ordinance to include provisions for indoor
eating facilities and proximity to parks. Indoor eating may be
provided in the same proportion as required outdoors or the
facilities may be divided between inside and outside. In
addition, if the building is located within 500 feet (easily
walkable) of a mini-park within an industrial complex, or a city park, outdoor eating areas would not be necessary. Staff did not respond to the request to make the requirement a policy
rather than an ordinance. The Commission may want to consider that request. ,
Neither Koll Company nor the Chamber of Commerce responded to staff's request for comments.
ATTACHMENTS
1. Rick Engineering Company letter
2. Staff Report
NER: ad 11/5/85
3088 PI0 PIC0 DR. SUITE 202 CARLSBAO, CA 92008
P.O. BOX 1129 PHONE AREA CODE 619 729-4987
October 24, 1985
Ms. Nancy Rollman CITY OF CARLSBAD LAND-USE PLANNING DEPARTMENT 1200 Elm Avenue
Carlsbad, California 92008
RE: PROPOSED OUTDOOR-EATING ORDINANCE - INDUSTRIAL OFFICE AND INDUSTRIAL ZONE
Dear Nancy :
Per your request, I would like to respond with my thoughts on the proposed outdoor-eating ordinance.
If an ordinance is to be approved, there should be consideration given to providing credit for mini-parks in some of our planned industrial areas. In addition, if an indoor eating space is pro- vided, that should offset the need for outdoor eating areas. In addition, the cover page of the staff report eludes to some flexi- bility in the amount of space to be provided. I agree that a minimum of 300 square feet should be provided, but the ordinance very explicitly requires 300 square feet per every 5,000 square feet of space. There certainly is no flexibility in the current wording of the ordinance.
Because an outdoor eating area could be an attraction, or affect the physical design of a project, I would like you to consider a totally different approach; I think that the requirement or the
incentive should be in the form of a policy, a resolution or an
insertion in the development guidelines. In this way, if outdoor
eating areas are provided, flexibility would be assured and cred- it could be given by your staff. I think that if a developer wants to use the outdoor eating area as an attraction for his employees, he is going to do it; but I do not think it should it be forced upon him in all situations, as the ordinance would require.
In summary, I suggest that if there is any requirement for out-
door eating areas, a credit for mini-parks should be given for the areas that meet the requirements. In addition, it should not be in ordinance form, but in a policy or a development-guideline form.
Ms. Nancy Rollman
October 24, 1985 Page Two- RE: PROPOSED OUTDOOR-EATING ORDINANCE - INDUSTRIAL OFFICE AND INDUSTRIAL ZONE
Thank you for requesting our input. If you have any questions, please give me a call.
Sincerely,
Robert C. Ladwig
RCL : kd
cc: Mike Dunigan, THE KOLL COMPANY
Doug Yavanian, CARLSBAD CHAMBER OF COMMERCE
STAFF REPORT
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DATE : NOVEMBER 13, 1985
TO : PLANNING COMMISSION
FROM: LAND USE PLANNING OFFICE
SUBJECT: ZCA-184 - CITY OF CARLSBAD - Amendments to the Zoning Ordinance to establish standards for employee eating areas to be located outside of office buildings in the 0
(Office), C-M (Heavy Commercial - Limited Industrial), M
(Industrial) and P-M (Planned Industrial) zones.
I. RECOMMENDATION
That the Planning Commission recommend APPROVAL of the Negative Declaration issued by the Land Use Planning Manager and ADOPT
Resolution 2500 recommending APPROVAL of ZCA-184, based on the findings contained therein.
11. PROJECT DESCRIPTION AND ANALYSIS
The Planning Commission has directed staff to prepare an amendment to those sections of the zoning ordinance which allow office buildings as a permitted use within the zone. This
amendment would establish standards for the provision of outdoor
eating facilities for employees working in office/industrial
buildings that are larger than 5,000 square feet. It is felt that in the office zones, there are no places for employees to eat lunch, take breaks, etc. Restaurants are allowed under a conditional use permit, but only small deli-type operations have
opened, especially in the P-M zone. Because of the year-round
pleasant climate in Carlsbad, combined with a lack of eating establishments that can be reached by car within a typical lunch break, outdoor eating areas would be functional as well as visually pleasing .
In determining the amount of space actually provided, staff recommends that 300 square feet of improved outdoor eating area
be provided for every 5,000 square feet of building. Credit may
be given if mini-parks are provided as part of the project; or,
if indoor eating areas are provided at a similar ratio of square feet to building size. Projects applying for credit would be reviewed on a case-by-case basis. Staff considered, but found that it was not possible, to calculate a precise formula for space based on the number of employees or the total square footage of a building. First of all, industrial developers typically build "shells" which are then improved inside by individual lessors or buyers. There is no way to determine at the site development plan or planned industrial permit stage, the number of future employees. Secondly, although the total square footage of a building is known upon receipt of an application, it
is not known how intense the uses will be that occupy the building, i.e. a 10,000 square foot facility may have only a few employees.
Staff feels the design standards to be met for employee eating areas are quite minimal and, therefore, should be easily implemented by applicants. In addition to the square footage
requirements, the eating areas would have to be easily accessible to employees, and have a feeling of privacy. These elements could be incorporated into the site design as part of the landscape plan and would be implemented with the landscape
program.
111. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on September 28,
1985.
ATTACHMENTS
1. Planning Commission Resolution No. 2500
2. Exhibit "A" dated October 9, 1985
3. Environmental Document
NER: ad
9/25/85
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Exhibit 'A'
October 0, 1985
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA, AMENDING TITLE 21, CHAPTERS 21.27, 21.30, 21.32, AND 21.34, OF THE CARLSBAD MUNICIPAL CODE BY ADDING
SECTIONS 21.27.050(16), 21.30.070, 21.32.06d" '
AND 21 .34.070(3) TO PROVIDE FOR EMPLOYEE EATING AREAS OUTSIDE INDUSTRIAL/OFFICE BUILDINGS
IN THE 0, C-M, M AND P-M ZONES.
The City Council of the City of Carlsbad, California, does
irdain as follows:
Section 1: That Title 21, Chapters 21.27, 21.30, 21.32 ant
21.34 of the Carlsbad Municipal Code is amended by the addition of
Sections 21.27.050( 16), 21.30.070, 21.32.060 and 21 .34.070(3) to
read as follows:
Employee Eating Areas. Outdoor eating facilities for
2mployees shall be provided outside all industrial/of f ice buildings
2ontaining more than 5,000 square feet, as follows, except as noted
>elow:
A) A minimum of 300 square feet of outdoor eating
facilities shall be provided for each 5,000 square fee
of building area. Credit towards the required amount
I
I of square footage will be given for indoor eating I
facilities on a 1:l basis, as determined by the
Planning Director.
B) The area shall be easily accessible to the employees of
the bui Id ing
C) The area shall be located such that a sense of privacy
is apparent.
~ I
The area shall be landscaped and provided with
attractive outdoor furniture, i.e. metal, wood, or
concrete picnic tables, benches/chairs 'and trash
receptacles.
The site size, location, landscaping and furniture
required above shall be approved as part of the
required discretionary action (tentative map, site
development plan, planned unit development, or planned
industrial permit) required under Title 21 of the
Municipal Code. If no discretionary permit is,
required, a site plan showing the location, landscaping
and facilities required above shall be submitted to the
Planning Director for approval prior to the issuance -of
any building permits.
This section shall not apply to industrial/off ice
buildings which are located within 500 feet of an
approved mini-park or a City park which is accessible
by walking as determined by the Planning Director.
21 j EFFECTIVE DATE: This ordinance shall be effective thirty I ays after its adoption, and the City Clerk shall certify to the
22 IP
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23 adoption of this ordinance and cause it to be published at least I. adoption.
nce in the Carlsbad Journal within fifteen days after its
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2.5
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INTRODUCED AND FIRST READ at a regular meeting of the
3arlsbad City Council held on the ., day of I
L985, by the following vote, to wit: 6.
AYES:
NOES :
ABSENT :
MARY CASLER, Mayor
ITTEST :
4LETHA L. RAUTENKRANZ, City Clerk
[SEAL)
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DEVELOPMENTAL
SERVICES
LAND USE PLANNING OFFICE
..
1200 ELM AVENUE
CARLSBAD, CA 92008-1989
(019) 438-5591
PKlJECT ADDFESS/LOCATIoN: All pone designations with 0, CM, M, and
PM as described below,
PFOJECT DESCRIPTION: Zone Code Amendment to establish standards for employee eating areas to be located outside of office buildirqs in the Office (0) mne, Heavy (3mnercial-Limited Industrial (CM) zone, Industrial (M) zone and Planned Industrial (PM) mne.
The City of Carlsbad has mrducteh an'&viromental review of the above described project pursuant to the Guidelines for Implementation of the California Emirormental Quality Act and the Emirormental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not have a significant @act on the enviroment) is hereby issued for the subject project,
Land Use Planning Office.
As a result of said
Justification for this action is on file in the
A wpy of the Negative Declaration with supportive docments is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Caments fran the public are invited. Please subit aments in writing to the Land Use planning Office within ten
(10) days of date of issuance.
DATED: Septenhr 28, 1985
CASE NO: ZCA-184
APPLICANT: City of Carlsbid
Land Use Planning Fanager
*.
PUBLISH MTE: September 28, 1985
ND-4
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KOLL
7330 Engineer Road
San Diego
California 91111-1464
The Koll Company (619) 192-5551)
December 3, 1985
Mike Holzmiller Director of Planning City of Carlsbad
1200 Elm Street Carlsbad, CA 92008
RE: Proposed Outdoor Eating Ordinance Industrial Office and Industrial Zone
Dear Mike :
The Koll Company would like to formally respond to the above referenced proposal. issue necessitates that we voice our concerns to your department as well as the Carlsbad City Council.
Our sensitivity with regards to this
The following are several items that should be considered:
1. The Koll Company has carefully created mini parks for outdoor eating and enjoyment areas throughout the Carlsbad Research Center. These mini parks have specifically been created for those employees that wish to eat outdoors rather than indoors where their respective employers typically create facilities in the form of lunch rooms. In most cases, our tenants have built into their facilities suitable eating areas.
2. We feel that these type of amenities should be "market driven" and not ttlegislatedtt. The free enterprise system should reward those individuals who build a better product and our philosophy has always been to create projects nicer than our competition.
Because we have maximized the open space at the Research Center and have added outdoor eating areas in the form of mini parks, we feel that these designated eating areas are adequate for employee use.
The additional costs associated with the compliance of such an ordinance in its entirety suggests that the developer must absorb these costs in building an imposed
3.
.
Mike Holzmiller December 3, 1985
Page 2
amenity that in most cases has been provided and more importantly is not requested by tenants in the market place.
In summary, outdoor eating areas can often become an attraction, and in some cases affect the physical design or ambiance of a given project, this is why we have emphasized the use of mini parks in addition to those lunch facilities already created by the tenants.
If the developer wants to create additional outdoor eating areas as an attraction for employees he will incorporate them into the theme of the development, but we feel this burden should not be forced upon the developer in all situations as the ordinance would indicate. In addition, we feel this resolution should be one that is adopted as a policy versus an ordinance.
We appreciate this opportunity to respond, and thank you in advance for your consideration to this matter.
Sincerely,
THE KOLL COMPANY
Southern Division
BEF:pb
cc: Nancy Pullman, Assistant Planner Doug Yvanian, Carlsbad Chamber of Commerce Mike Dunigan, The Koll Company Charlie Abdi, The Koll Company Bob Ladwig, Rick Engineering
Carlsbad Journal
Decreed a Legal Newspaper by the Superior Court of San Diego County
3 138 ROOSEVELT ST. 0 P.O. BOX 248 0 CARLSBAD, CA 92008 0 729-2345
Proof of Pub licat ion
STATE OF CALIFORNIA, ss
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation,
published twice weekly in the City of Carlsbad, County of Sun Diego, State of California, and which
newspaper is published for the dissemination of local news and intelligence of a general character, and
which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established and published at regular intervals in the said
City of Carlsbad, County of Sun Diego, State of California, for a period exceeding one year
next preceding the date of publication of the
notice hereinafter referred to; and that the notice
of which the annexed is a printed copy, has been
published in each regular and entire issue of said
~ NOTICE OF PUBLIC HEARING ZCA-184
newspaper and not in any supplement thereof on
the following dates, to-wit:
NOTICE IS HEREBY GIVEN that the City Council of the City of Carls- bld will hold a public hearing at the City Council Chambers, 1200 Elm Avenue. Carlsbad. California. at 6:OO P.M.. on Tuesday. December 17.1985. toconsider amendments to the Zoning Ordinance to establish standards for employee eating areas to be located outside of office buildings in the 0 (Office), C-M (Heavy Commerical-Lin.i'ted In- dustrial) and P-M planned Iddust- rial) zones. If you have any questions please call the Land Use Planning Office at 436-5591. If YOU challenge the Zone Code Amendment in court, you may be limited to raising only those issues
YOU or someone else raised at the public hearing described in this notice, or in written correspon- dence delivered to the City ofCarls- bad at or prior to the public hearing. Applicant: City of Carlsbad CARLSBAD CITY COUNCIL CJ 4143: December 7. 1985
#202-2M-9:85
December 7 85 ............................... 19 ...
................................. 19 ....
................................. 19 ....
................................. 19 ...
................................. 19 ....
I certify under penalty of perjury that the foregoing is true
and correct. Executed a ark d County of San Diego, State of California on day of
![e 7th
0
I flu
Clerk of the Printer
c
NOTICE OF PUBLIC HEARING
Z CA- 18 4
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public
hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at
6:OO P.M., on Tuesday, December 17, 1985, to consider amendments to the Zoning Ordinance
to establish standards for employee eating areas to be located outside of office
buildings in the 0 (Office), C-M (Heavy Commercial-Limited Industrial) and P-M
(Planned Industrial) zones.
If you have any questions please call the Land Use Planning Office at 438-5591.
If you challenge the Zone Code Amendment in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this notice,
or in written correspondence delivered to the City of Carlsbad at or prior to the
public hearing.
APPLICANT: City of Carlsbad
PUBLISH : December 7, 1985 CARLSBAD CITY COUNCIL
-. c _-
I,DTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Phnning Cmission of the City of Carlsbad will
hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad,
California, at 6:OO p.m. on Wednesday, October 9, 1985, to consider approval of
amendments to the Zoning Ordinance to establish standards for employee eating
areas to be located outside of office buildinqs in the 0 (Office), C-P (Heavy Commercial-Limited Industrial), iY (Industrial) and P-M (Planned Industrial) zones.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearing.
Office at 439-5591.
If you have any questions please call the Land Use Planning
If you challenge the Zone Code Amendment in murt, you may be limited to raising only those issues you or someone else raised at the @lit hearing described in
this notice, or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing.
CASE FILE: ZCA-184
APPLICFNT: CITY OF CAFLSBAD
PUBLISH: September 28, 1985
CITY OF CARLSBAD PLANNING COMMISSION