HomeMy WebLinkAboutDRBM_12112008 MINUTES
DESIGN REVIEW BOARD
December 11, 2008
MEMBERS PRESENT OTHERS PRESENT
Estok Menton, Vice Chair Lori Rosenberg
Jody Cole John Surri
Tom Hise Renee Felciano
Tom Liden Judy Pruden
Alan Nicholson
MEMBERS ABSENT STAFF PRESENT
Richard Moser, Chair Jennifer Faso, Associate Planner
Nick Thayer Kim Jordan, Senior Planner
Kathleen Moller, Economic
Development Coordinator
Cathy Elawadly, Recording Secretary
1. CALL TO ORDER
The meeting of the Design Review Board was called to order by Vice Chair Menton at 3:00 p.m.,
at Ukiah Civic Center, Conference Room No. 3, 300 Seminary Avenue, Ukiah, California.
2. ROLL CALL
Roll was taken with the results listed above.
3. RIGHT TO APPEAL
Vice Chair Menton read the appeal process. For matters heard at this meeting, the final date for
appeal is December 22, 2008.
4. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
No one came forward.
5. APPROVAL OF MINUTES: October 30, 2008 minutes
M/S Liden/Cole to approve the October 30, 2008 minutes, as submitted. Motion carried by an all
AYE voice vote of the members present.
6. NEW AND MODIFIED CONSTRUCTION
6A. Site Development Permit 08-38 Ukiah Natural Foods, 721 S. Street,
APN 002-226-08; Applicant: Lori Rosenberg, Site Development Permit for proposed
3,725 sq. foot expansion to an existing building along with modifications to the existing
parking lot and landscaping. New outdoor seating at the north side of the building is
proposed and a new exterior stairway will be added for egress. Recommendations to the
Planning Commission.
Associate Planner Faso commented:
• The project involves an expansion to the north end of existing natural foods store to
include a 2,008 square foot first floor addition and a 1,719 square foot mezzanine. A new
seating area is also proposed outside the addition along Gobbi Street and the existing
landscaping and parking stalls in front of the building will be modified and enhanced. New
canopies, awnings and trellis are proposed to soften the hardscape.
• The project complies with the Airport Compatibility Zone as the subject property is
located in the B-2 Airport Zone, the Ukiah General Plan and zoning designation for this
commercial property.
• Staff recommends the DRB address the criteria for consistency with the Commercial
Downtown Development Design Guidelines relevant to the site as provided for on page 1
Design Review Board December 11, 2008
Page 1
of the staff report and possibly make a recommendation to the Planning Commission
concerning the building and landscaping design aspects.
• Member Nicholson provided written comments as follows:
➢ In designing a remodel and addition to such a popular and visible community
resource, it is a worthy endeavor to bring a sense of unity of design to the urban
fabric rather than a patchwork of unresolved elements patched onto the original, and
not very distinguished commercial box. Every project has the potential add a
beneficial element the city when it is derived from design sensitivity to the client's
goals and the context of the site.
1. The North Elevation is discordant and confusing and is not a proper Street front
Fa�ade. I suggest moving the stairs off this elevation and place them on the
Porzio Lane East Elevation; on the exterior and perhaps to line up with the
interior stair landing on the Mezzanine level.
2. The West Front Fa�ade is also confusing and awkward. The bottom of the
awnings and attached roods are all at different elevations and overhang the
building in multiple dimensions and shapes. Please review and try to unify this
element of the plan.
3. West Elevation again; the multiple entry and exit doors are of different
proportions and elevations. Either raise the existing entry windows to match the
new windows or lower the new window sill to match the existing.
4. The Trellis on the East Elevation near the north corner ramp could be more
unified in size.
5. What is the specific proposed landscape planting plan?
➢ There are so many design decisions made here that seem to be driven purely from
function without a concern about how they create a cumulative impact to the building
and the human experience. Rather than a cohesive overall design we are given a
hodge-podge of elements that are unrelated to each other or the building.
➢ The best urban streets are lined with buildings that welcome people with charm and a
dignity of human scale. The north elevation is an afterthought and cut off from the
street with a private and exclusive courtyard wall, and a stair that looks like an
expedient egress / fire escape. I hope the applicant will do better at this important
intersection of Downtown Ukiah.
• Member Thayer provided written comments as follows:
➢ I am glad to see the Ukiah Natural Foods moving forward with a remodel of their
existing facility.
➢ I have reservations about the proposed design.
➢ It seems the interior have been well thought out as to the space planning needs
of the store itself, but the buildings exterior appears to have been an after
thought.
➢ The new addition seems to have been tacked on to the existing structure without
much though to integrating the whole. I understand this may have been a budget
driven design constraint, but I would hope for something better.
➢ I am supportive of the comments and suggestions made by Mr. Nicholson.
➢ As to the remodeled landscape portion of the project, I am glad to see a
professionally created plan drawn to scale with some details provided. Having
spoken with Ms. Felciano regarding the project, I understand that the client had
requested the use of endemic plant materials, of which I am supportive.
➢ The current plan does not reflect the design criteria. I assume that an updated
plan will reflect that element and I look forward to seeing it. I would also hope that
a little more seasonal variety would be added that could be addressed by adding
some large scale planters at the store front. I would like to see the vine planting
that is proposed on the other portions of the building used again on the front
fa�ade.
➢ The front enclosure wall could be opened to the west with a small portion of
walling around the bike rack added to connect these areas.
Design Review Board December 11, 2008
Page 2
➢ The proposed low water use irrigation system is a welcome element in the
design. The backflow prevention unit needs careful siting.
• Vice Chair Menton— Requested review of plans relevant to the north elevation.
Staff/DRB/applicant comments:
Member Hise is in agreement with Member Nicholson's comments regarding the project.
1. Form, color and texture of the roof should be considered an inteqral part of the buildinq
desiqn.
❖ More design attention and/or design criteria other than the paint scheme should
be given to the exterior elements of the building in order to make the proposed
expansion more compatible with the existing building.
❖ The mezzanine is very `vulnerable' to Ukiah's intense hot western summer sun
wherein a covering or some sort of protection is necessary.
❖ The building essentially has two fronts, a western and northern elevation wherein
the existing parapet theme should continue around to the north addition. This
would improve/enhance the overall function and aesthetics of the building, since
these elevations are the `anchors' of the shopping establishment.
❖ Member Liden stated his project concerns pertain to parking and traffic
congestion on Gobbi Street. There was a discussion about the parking
accommodations and site constraints relevant to the parcel configurations for the
shopping complex. Consideration should likely be given to whether closure of the
Co-op's Gobbi StreeUPorzio Lane-Main Street artery is a good idea.
❖ The applicant inquired about purchasing the property adjacent to Ukiah Natural
Foods to the south wherein this is not an option. The coffee kiosk in the center of
the parking lot was `grandathered in' wherein nothing can be done about this
situation in terms of parking and traffic circulation in the business complex.
❖ Staff noted the issue of parking, site circulation/patterns and traffic problems on
Gobbi Street during peak hours will be addressed by the Planning Commission
during discretionary review for the Major Site Development Permit.
❖ Member Cole supports the proposed three color palette/color scheme for the
project.
❖ It was noted the sign on the western elevation will be moved more toward the
north elevation to provide better visibility and it will be illuminated at night in
compliance with the International Dark Sky Association.
2. Emphasize pedestrian orientation bv creatinq attractive, friendlv pedestrian spaces.
❖ The site plan presented was very helpful.
❖ John Surri, Architect, stated the project and design aspects are subject to
budgetary constraints. The comments made by the DRB will be considered.
❖ Member Menton stated the western elevation can be incredibly hot in the
summer and inquired whether there are plans to plant shade trees in the parking
lot.
❖ Lori Rosenberg stated the owner of the dry cleaners also owns portions of the
parking lot and does not support planting trees in the parking lot. While
Mendocino Department of Social Services also owns portions of the parking for
the shopping complex, it is amenable to planting shade trees. However, they do
not want to share in the cost. Ukiah Natural Foods does not own any portion of
the western parking lot wherein the property line ends at the sidewalk.
3. Accent buildinq entries with stronq architectural definition.
❖ The site plans show the proposed new windows and exit-only door coming out of
the food area.
❖ The outdoor seating is on the north elevation that is accessed only from inside
the store.
Design Review Board December 11, 2008
Page 3
❖ There was a brief discussion concerning the problems with undesirables in the
area.
❖ Accent building entries pertain to what is existing.
❖ Moving the sign on the western fa�ade farther to north will guide customers to
the entrance, particularly since it will be lit having a brighter presence. Also, the
roofline and corresponding eves/awnings will provide for a nice architectural
presentation/definition.
❖ The proposed new planters will also provide for a nice entrance presentation.
❖ The site has little space for landscaping features.
❖ There was a brief discussion concerning the north elevation and architectural
design features wherein the project architect stated a 42-inch high barrier will be
implemented in the outdoor seating area.
❖ There was discussion concerning elements to keep non-customers from stepping
over the wall and into the outdoor seating area.
❖ There was discussion concerning landscaping features to help screen the
outdoor seating area from a privacy perspective.
❖ Landscape Architect Renee Felciano stated the plant selection has addressed
the screening issue.
4. Plant species which are well adapted to the climatic conditions in Ukiah are preferred.
Permanent plantinas should be generally hardy and not require extensive maintenance.
Trees on the south and west sides should be primarily deciduous. Color accents and
annual plantinqs area encouraqed.
5. The scale and nature of landscape materials should be appropriate to the site and
structures.
❖ Renee Felciano stated the plant species selected for the north elevation will
mature to a 4 - 5-foot height, which will sufficiently screen traffic on Gobbi Street,
Safeway and the Gobbi-Street-Porzio Lane-Main Street intersection while still
permitting a view of the western hills. In her opinion, allowing for an 8-foot high
vegetative species is too psychologically confining. The plants would be on the
outer perimeters of the 42-inch wall except for the area adjacent to the bus stop
on Gobbi Street, which is another area that will require landscape screening
relative to the outdoor dining area. Her intent is to propose a landscaping species
that are durable, drought tolerant, looks good all year round, and require
somewhat low maintenance. The proposed landscape plan does provide for
some native plant species. Moraine Ash is proposed for the planter areas in the
front of the building and street trees on Gobbi Street. She addressed street tree
species chosen in other communities, noting one of the best street trees is the
Chinese Pistachio located in the Downtown. Because these trees are very
popular, growers have difficulty producing decent sized trees. Junipers, low
growing Manzanita and Toyon Berries are part of the proposed Landscape Plan.
She added Safeway has Junipers and Rosemary as part of the landscaping and
supports using the same vegetative species in neighborhoods as opposed to
each project having a different species. She addressed how the landscaping
should be appropriately maintained/irrigated. Member Thayer supports using
native plants and suggested such vegetative species as Bucyrus, Wildrose, and
Snow Berry. There is not a lot of square footage for landscaping on the subject
property. She supports implementing a `strong design' to include native
Manzanita (ground cover type)and Toyon Berry.
❖ Vice Chair Menton supports the outdoor seating area be sufficiently screened
for privacy purposes and that the western fa�ade be sufficiently shaded from the
hot summer sun and that the vegetation selected for screening will be as high as
the existing parapet.
❖ Member Cole was not particularly supportive of Junipers as part of the
Landscape Plan.
❖ Vice Chair Menton generally concurs with Member Nicholson's comments and
reemphasized the importance pertinent to providing for an architectural pleasing
Design Review Board December 11, 2008
Page 4
visual presentation of the north fa�ade. The closing of the Porzio Lane exit is an
acceptable proposal. He acknowledged the proposed two stairways for the
project and supports the stairway on the north elevation be minimized so that it is
visually less prominent. He noted the importance for the remodel to aesthetically
complement the existing building relevant to providing for `stronger' treatments
for the north elevation and recommends specific attention be given to the design
of the upper parapet and windows on the west elevation in order to provide for a
more cohesive presentation for both the north and west elevations.
❖ Member Liden concurs with Member Nicholson's introductory comments and
first three statements.
❖ Member Cole concurs with Member Nicholson's comments for the project.
M/S Hise/Liden to recommend the project move forward to the Planning Commission for
discretionary review of the Major Site Development Permit application. Motion carried by an all
AYE voice vote of the members present.
Member Cole left at 4:00 p.m.
Member Nicholson arrived at 4:00 p.m.
6B. Historic Downtown Direction Signs File No. 08-40, Ukiah Main Street Program,
Proposed sign structures to be located at various locations within the downtown area to
identify and provide direction to shopping, restaurants and other amenities.
Recommendations to the Ukiah Redevelopment Agency.
Staff referred to the revised Shopping, Directional & Event Signage in Downtown Ukiah narrative
and noted the addition of one paragraph. It was further noted the narrative provides drawings of
the proposed signs.
Judy Pruden commented:
• Main Street has worked on the matter of directional signage for approximately two years.
• The signs are viewed as a pedestrian amenity rather than for use from vehicles.
• Five signs are proposed in strategic locations to include the post office parking lot, north
side of School Street on the Courthouse corner of Perkins and School Streets, Alex
Thomas Jr. Plaza, Grace Hudson Museum, and the Main Street parking lot north of the
Library.
• The signs include a post encompassing two perpendicular arms containing information
that point in different directions. Main Street when reviewing the type of information the
signs should contain concluded in terms of effectiveness that general information be
included, such as pointing toward the Post Office, Courthouse, historical homes, Civic
Center etc.
• The directional signs will be of inetal and powder coated; The color scheme is plumb
and/or of a burgundy color. There is a cut-out on top of the signs that shows the City Oak
tree logo on a copper background if available, otherwise gold. The signs will be slightly
off-white with dark-brown writing and attached to the post will be a clear
plastic/waterproof material holder containing the map and location of shops/eateries in
the Downtown area.
• The intent of the holder is to provide flexibility wherein the signs can be changed and new
signage added when necessary to include advertising for a special event and/or allow for
any other changes necessary. Specially, the arrows containing the information will point
in the appropriate direction for shopping and/or location of a significant building or special
event.
• Main Street has established a maintenance fund for the signs.
• The posts will be placed on the inside of the sidewalks and/or where appropriate for ease
of reading/understanding.
Design Review Board December 11, 2008
Page 5
• The matter of the shopping, directional and event signage will come before the RDA on
January 7, 2009.
Member Hise recommended the signs be comprised of a dark background with white lettering as
opposed to a light background with dark lettering.
The DRB supports the project.
M/S Liden/Hise to recommend the matter of coordinated signage for selected blocks within
Ukiah's Historic Downtown for the purpose of attracting and directing shoppers and diners to the
amenities and events within this District to include Member Hise's suggestion of changing the
background and lettering from a light background with dark lettering to a dark background with
white lettering move forward to the RDA in January 2009. Motion carried by an all AYE voice vote
of the members present.
7. MATTERS FROM THE BOARD
None.
8. MATTERS FROM STAFF
8A. Review, comment and discuss revised Fa�ade Improvement Program Application
including submittal requirements.
The DRB deferred discussion of this agenda.
9. SET NEXT MEETING/ADJOURNMENT:
The next regular meeting will be at p.m. at 3:00 p.m.
There being no further business, the meeting adjourned at 4:22 p.m.
Estok Menton, Vice Chair
Cathy Elawadly, Recording Secretary
Design Review Board December 11, 2008
Page 6