HomeMy WebLinkAbout04112013 - packetThe City of Ukiah complies with ADA requirements and will attempt to reasonably accommodate
individuals with disabilities upon request. If possible, please contact the City of Ukiah (707) 463 -
6200 at least 72 hours prior to the meeting time.
City of Ukiah
Design Review Board
Agenda
Thursday April 11, 2013 3:00 P.M.
Conference Room # 3
The Design Review Board encourages applicants and/ or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #3
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Thayer, Hise, Nicholson, Hawkes
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from March 14, 2013 are included for review and approval.
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board welcomes
input from the audience. In order to be heard, please limit your comments to three (3) minutes per person
and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be
taken on audience comments.
6. NEW BUSINESS:
A. Mendocino County Historic Society – Annex Building (File No. 13-07-UP-SDP-PC). Review and
make design and landscaping recommendations to Planning Commission for a new annex building at 603
West Perkins Street, APN 001-229-03.
B. Ukiah Valley Medical Center - Hospital Support Building (File No. 13-09-UP-SDP-PC). Review and
make design and landscaping recommendations to Planning Commission for a new Hospital Support
Building at 275 Hospital Drive, APN 002-160-08.
7. MATTERS FROM THE BOARD:
8. MATTERS FROM STAFF:
9 . SET NEXT MEETING: May 9, 2013
10. ADJOURNMENT:
Mendocino County Historical Society Archival Annex
Design Review Board Review
603 West Perkins Street
File No: 13-07-UP-SDP-PC
1
ITEM NO. 6A 1
Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
planning@cityofukiah.com
(707)463-6203
2
DATE: April 11, 2013 3
4
TO: Design Review Board 5
6
FROM: Jennifer Faso, Associate Planner 7
8
SUBJECT: Request for review of a proposed new 3,000 square foot building 9
603 West Perkins Street, APN 001-229-03 10
File No. 13-07-UP-SDP-PC 11
12
13
REQUEST 14
15
Staff requests the Design Review Board review and make recommendations to the Planning 16
Commission on an application that includes a Use Permit and Site Development Permit. 17
18
PROJECT DESCRIPTION 19
20
An application has been received from Richard Ruff on behalf of the Mendocino County 21
Historical Society for a Use Permit and Site Development Permit to construct a new 3,000 22
square foot building with associated landscaping and parking. The building would be two stories 23
with approximately 1,500 square feet on each floor. The project site contains the Held-Poage 24
Home and Library. The primarily use of the proposed building would be storage of newspapers, 25
photographs and historic documents. There would also be space for meetings and research 26
work rooms and a parking area for five cars with access off of West Church Street. 27
28
ANALYSIS 29
30
General Plan. The General Plan land use designation of the parcel is Low Density Residential 31
(LDR). This designation is intended to provide lands for detached or attached single family 32
residences with traditional suburban style or city neighborhood style development density. 33
34
Zoning. The zoning for this parcel is Single Family Residential (R1). The Held-Poage Home 35
and Library has been operating at this site for many years. Within the R1 zone public buildings 36
are a permitted use with use permit approval. 37
38
39
Mendocino County Historical Society Archival Annex
Design Review Board Review
603 West Perkins Street
File No: 13-07-UP-SDP-PC
2
Ukiah Municipal Airport Master Plan. The project is subject to the requirements of the Ukiah 1
Municipal Airport Master Plan. The subject parcel is located in the D zone which has negligible 2
risk of impacts and has no limits on development type. 3
4
Ukiah Historical and Architectural Inventory. As previously noted the project site contains 5
the Held-Poage Home and Library which is listed in the 1985 Ukiah Historical and Architectural 6
Inventory and the 1999 Survey Update. The property is listed in the National Register of Historic 7
Places (See attachment 1 and 2). The proposed new building would be separate from the 8
existing building and no changes are proposed to the Held-Poage building. 9
10
Project Approvals. The project requires a Use Permit and a Site Development Permit. It is the 11
function of the Design Review Board to review all Site Development Permits applications to 12
ensure design consistency with the General Plan and Zoning Code. Attachment 4 contains the 13
required Site Development Permit findings that must be made by the Planning Commission. 14
15
16
17
Attachments: 18
19
1. Sheet from 1985 Ukiah Historical and Architectural Inventory. 20
2. Continuation sheet from 1999 update. 21
3. Section 9263: Site Development Permit Procedures and Findings 22
4. Project Description and Plans 23
24
25
26
27
28
29
30
31
Ukiah Valley Medical Center Hospital Support Building
275 Hospital Drive
April 11, 2013 DRB Meeting
File No: 13-09-UP-SDP-PC
1
ITEM NO. 6B 1
Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
planning@cityofukiah.com
(707)463-6203
2
DATE: April 11, 2013 3
4
TO: Design Review Board 5
6
FROM: Kim Jordan, Senior Planner 7
8
SUBJECT: Request for Review of Ukiah Valley Medical Center Hospital Support Building 9
275 Hospital Drive, APNs 002-160-08 and 002-193-23 10
13-09-UP-SDP-PC 11
12
REQUEST 13
14
Staff requests the Design Review Board review the proposed Support Building for the Ukiah 15
Valley Medical Center and provide a recommendation on the site plan and design elements of 16
the Project to the Planning Commission. 17
18
PROJECT DESCRIPTION 19
20
An application has been received from Charles Ackerley of Jennings Ackerley Architecture and 21
Design requesting Planning Commission approval of a Use Permit and Site Development 22
Permit to allow the construction of a new 11,200 square foot Support Building for the Ukiah 23
Valley Medical Center located at 275 Hospital Drive (see attachments 1 and 3). The building is 24
intended to centralize hospital support functions (loading dock, receiving, supply, biomed, 25
housekeeping, linen storage, dietary storage, maintenance, and administration) that are currently 26
distributed throughout the site in an assortment of buildings. All of these functions would be 27
located on the first floor, except administration which would occupy the second floor. The two-28
story section of the building is located on the northernmost part of the site (outside of the Airport 29
Zone which is shown on the plans). The building would be constructed in an existing parking lot, 30
resulting in the loss of 49 parking spaces. Construction staging and temporary parking are 31
proposed on lot 7 (northwest corner of Hospital Drive/Hamilton Drive). 32
33
On February 14, 2013, the DRB reviewed the Project on a preliminary basis. The minutes from 34
this meeting are included as attachment 2. 35
36
The Design Review Board is required by the city code to review all Site Development Permit 37
applications. 38
39
40
41
42
Ukiah Valley Medical Center Hospital Support Building
275 Hospital Drive
April 11, 2013 DRB Meeting
File No: 13-09-UP-SDP-PC
2
STAFF ANALYSIS 1
2
General Plan. The General Plan land use designation of the parcel is Commercial. This land 3
use designation identifies lands where commerce and business may occur. Commercial lands 4
are more precisely defined through the uses allowed in the individual zoning districts. 5
6
Zoning. The zoning of the parcel is Heavy Commercial (C-2). 7
8
Parking. The proposed Hospital Support Building would primarily contain offices and support 9
services. Within the C-2 zone professional offices and business offices require one parking 10
space for each three hundred (300) square feet of floor area. 11
12
Landscaping. The C-2 zoning district includes landscaping standards. New parking areas 13
would be required to comply with the landscaping requirements unless granted relief by the 14
Planning commission as allowed by the zoning ordinance based upon the size, scale, intensity, 15
and location of the development project. The landscaping requirements include the following: 16
17
landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless 18
based upon the small size of a parcel, it would be unreasonable and illogical with a 19
minimum of fifty percent (50%) of the landscaped area shall be dedicated to live 20
plantings; 21
22
landscaping proportional to the building elevations;. 23
24
One (1) tree placed between every four (4) parking stalls within a continuous linear 25
planting strip; 26
27
primarily deciduous species, designed to provide a tree canopy coverage of fifty percent 28
(50%) over all paved areas within ten (10) years of planting; 29
30
perimeter planting strip with both trees and shrubs. 31
32
defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas 33
and/or separated from automobile travel lanes; and 34
35
one (1) street tree every 30 feet of parcel frontage. 36
37
38
Ukiah Municipal Airport Master Plan. A portion of the one-story section of the building is 39
located in Airport Compatibility Zone B2 (attachment 3, sheet A-1). The Project area located to 40
the north of the B2 line is located entirely outside of the Airport Compatibility area. Multiple -41
story offices are “Uses Not Normally Acceptable” in the B2 zone. 42
43
Design Guidelines. The Design Guidelines apply to commercial projects. Since this is not a 44
commercial project, the design guidelines are not applicable to this project. 45
46
Ukiah Valley Medical Center Hospital Support Building
275 Hospital Drive
April 11, 2013 DRB Meeting
File No: 13-09-UP-SDP-PC
3
Site Development Permit. In order to approve a Site Development Permit, all of the findings 1
are required to be made and supported by information included as part of the application and 2
public record. 3
4
1. The proposal is consistent with the goals, objectives, and policies of the City General 5
Plan. 6
7
2. The location, size, and intensity of the proposed project will not create a hazardous or 8
inconvenient vehicular or pedestrian traffic pattern. 9
10
3. The accessibility of off-street parking areas and the relation of parking areas with respect 11
to traffic on adjacent streets will not create a hazardous or inconvenient condition to 12
adjacent or surrounding uses. 13
14
4. Sufficient landscaped areas have been reserved for purposes of separating or screening 15
the proposed structure(s) from the street and adjoining building sites, and breaking up 16
and screening large expanses of paved areas. 17
18
5. The proposed development will not restrict or cut out light and air on the property, or on 19
the property in the neighborhood; nor will it hinder the development or use of buildings in 20
the neighborhood, or impair the value thereof. 21
22
6. The improvement of any commercial or industrial structure will not have a substantial 23
detrimental impact on the character or value of an adjacent residential zoning district. 24
25
7. The proposed development will not excessively damage or destroy natural features, 26
including trees, shrubs, creeks, and the natural grade of the site. 27
28
8. There is sufficient variety, creativity, and articulation to the architecture and design of the 29
structure(s) and grounds to avoid monotony and/or a box-like uninteresting external 30
appearance. 31
32
33
ATTACHMENTS 34
35
1. Project Description 36
2. DRB Minutes Excerpt February 14, 2013 37
3. Project Plans 38
City of Ukiah, CA
Design Review Board
Design Review Board February 14, 2013
Page 1
MINUTES EXCERPT 1
2
Regular Meeting February 14, 2013 3
4
Ukiah Civic Center, 300 Seminary Avenue 5
1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3:00 6
p.m. 7
8
2. ROLL CALL Present: Tom Liden, Howie Hawkes, 9
Tom Hise, Chair 10
Absent: Alan Nicholson, Nick Thayer 11
Staff Present: Kim Jordan, Senior Planner 12
Jennifer Faso, Associate Planner 13
Cathy Elawadly, Recording Secretary 14
Others present: Charles Ackerley 15
Deborah Ganz 16
Freedom Smith 17
18
3. CORRESPONDENCE: None 19
20
4. APPROVAL OF MINUTES: - December 8, 2011 & October 11, 2012 21
M/S Liden/Hawkes to approve the December 8, 2011 and October 11, 2012 minutes, as 22
submitted. Motion carried (3-0) with Members Nicholson and Thayer absent. 23
24
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS 25
26
6. NEW BUSINESS: 27
6A. Preliminary Review Ukiah Valley Medical Center – Hospital Support Building (File 28
No. 13-03-PRE-DRB) Design review pre-application review of new a Hospital Support 29
Building. 275 Hospital Drive, APN 002-160-08. 30
31
Senior Planner Jordan: 32
Gave a staff report and noted the Support building is a standalone application. The DRB 33
is being asked to make design comments concerning this project. 34
Provided the DRB with a copy of project comments from Member Nicholson. These 35
comments will be incorporated into the minutes as attachment 1. 36
Introduced Charles Ackerley, Jennings Ackerley Architecture and Design. 37
38
Deborah Ganz, Adventist Health: While the Hospital Expansion Project has been approved by 39
the Planning Commission, the hospital is reevaluating the campus for ways to improve and 40
provide for a more uniform/cohesive layout such that the design/color pallete/materials/treatments 41
are well coordinated so the presentation of the buildings/other structures/landscaping provide for 42
a more welcoming/patient/pedestrian friendly environment. 43
44
The Support building is not an OSPD project. 45
46
Charles Ackerley, Architect: referred to the site plan for the proposed new Support building: 47
The Support building is currently being designed. While there is no formal design at this 48
point, is asking the DRB for comments related only to the Support Building that would be 49
located in the rear of the hospital campus. The intent is to improve the functionality and 50
aesthetics of the other buildings/structures/existing roadway in the same location. 51
Design Review Board February 14, 2013
Page 2
Acknowledged the hospital is also reevaluating the campus layout and/or master plan as 1
to how the hospital functions and is exploring options to make for a more 2
balanced/harmonious/better functioning/attractive and more engaging environment for 3
hospital patients and their families, visitors and hospital staff. 4
Likes having a primary service entrance, designated parking areas and connected 5
pedestrian/public corridors from building to building that help unify and more clearly 6
define the campus and the various functions as opposed to a somewhat hodge-podge 7
design layout. 8
Is of the opinion the hospital complex has more of factory/industrial look. There is a need 9
to make the hospital campus cohesive in a way that the buildings and connections to the 10
buildings, parking area, entrance, and landscaping are more clearly defined, accessible, 11
inviting and friendly. Consideration will be given to overall circulation on the site as it 12
relates to parking and access that may include possible infrastructure improvements. 13
Preservation of patient privacy and providing comfort are examples of highly important 14
components to consider that can be accomplished with appropriate landscaping and 15
nicely designed buildings with treatments that can provide privacy and comfort. 16
UVMC would like to have the new Support Building completed by the end of this year. 17
The Support Building is approximately 12,000 square feet and two-stories. 18
The new support building is not directly associated with patient care. 19
Commented on the functions of the buildings at the rear of the site which include 20
receiving, material/product storage, medical equipment storage, repair area and 21
linen/laundry and are essentially the ‘heartbeat’ of the hospital. These uses are currently 22
scattered throughout the rear of the site and could be more efficiently arranged to serve 23
the hospital. Many of these functions could be located in the Support Building. The rear 24
of the site also has containers, an emergency generator and a collage of other things. 25
The intent is to analyze these functions and m ake improvements as the hospital develops 26
and grows. 27
The proposed Storage building will feature office space on the second floor. 28
Understands the building would need to be reconfigured and moved forward because a 29
two-story building is not allowed in the B2 Airport Compatibility Zone without Mendocino 30
County Airport Land Use Commission review and approval. 31
32
Staff: Confirmed that a determination would have to be made by the Mendocino County Airport 33
Land Use Commission that a two-story is consistent with the B2 infill compatibility criteria. 34
35
DRB: 36
Questioned plans concerning the roadway that dead ends at the back of Home Depot 37
and finds this to be a very odd situation. 38
Asked if plans include opening up the corridor on the back side of the hospital facility to 39
accommodate trucks and other vehicles where the storage facilities/repair areas are 40
located. 41
Asked about the modular structures that were located near the physical therapy building. 42
There was discussion about the parking on the site, particularly plans concerning the 43
temporary/permanent parking lot on the northwest side of the campus. 44
Questioned if the DRB is being asked to look at the design concept for the Support 45
building whether attention is also to be directed as to how this fits into the grand scheme 46
of plans for the hospital campus. 47
Likes the concept of the Support building, but is really unable to comment on the design 48
aspects because there is no design being proposed at this time. 49
Rather than provide direction preference would like to understand the intent of the 50
project. 51
52
Staff: 53
It just happens to be that Hospital Drive ends at the back side of Home Depot. 54
Design Review Board February 14, 2013
Page 3
It may very well be the Support building is the beginning of the bigger picture for the 1
hospital campus and while consideration is being given to the overall design of the 2
campus there is only one application and this is for the Support building. 3
The “overflow” parking lot currently being used by the hospital would be replaced by the 4
permanent parking lot approved as part of the Hospital Expansion project. The overflow 5
parking lot is allowed to be used during construction of the approved Expansion Project 6
and would likely need to be used during construction of the Support Build ing for parking 7
and construction staging. When the permanent parking lot is built, the overflow lot can no 8
longer be used. 9
Requests the DRB provide direction to the applicant that can be used for the preparation 10
of the formal application. Design style that is preferred or not, site design concerns, etc. 11
Need to be clear that the applicant is not required to and provide a “Master Plan” of the 12
hospital campus as part of the Support Building Application. The aop 13
14
Charles Ackerley: There is an access driveway from E. Perkins Street where the physical 15
therapy building is located that goes along the back side of hospital facility where the support 16
buildings are located. 17
18
Freedom Smith, Ukiah Valley Medical Center: The modular structures have been merged into 19
the job site. 20
21
DRB comments related to the design of the new Support building: 22
Agrees with Member Nicholson’s Project comments. 23
Project should be people centered. 24
Provide for outdoor space for employees and visitors. People should be able to have a 25
connection with the outdoors. The outdoor space could be covered. 26
Provide good landscaping. 27
Provide energy efficient components, possibly green-walls, address heat island effect of 28
west facing windows. 29
Provide for nice color pallete. 30
Do not mimic design of hospital/Birth Center. Design for the Support building would not 31
really be meaningful without full concept of the master plan for the hospital campus and 32
how the design of other buildings architecturally tie in with one another. 33
Recommend relocating the two-story part of the building to be outside of the B2 Airport 34
Compatibility Zone to avoid going to the Airport Land Use Commission. Going to the 35
ALUC is uncertain and would delay the project. 36
Focus on providing adequate pedestrian and bicycle access to all buildings and provide 37
adequate pedestrian circulation and bicycle parking. Bike and pedestrian issues are 38
important to our community. 39
Make certain the backside of the hospital has adequate pedestrian and bicycle access. 40
The generator facility is in an unsuitable location. 41
The backend of the campus is unorganized and needs to be improved. 42
Likes the design and welcoming feel of the ‘Pavilion’ building. 43
Does not need to see the master plan for the site as it relates to the architecture as part 44
of the formal application for the Support building. 45
46
Deborah Ganz: Emergency funding has been received to replace and possibly relocate the 47
emergency generator. 48
49
Charles Ackerley: Will provide colors and materials from the “master palette” for the hospital 50
campus for the formal application for the Support Building. This would be the “palette” that is 51
intended to be used throughout the hospital campus over time which will be based on a design 52
that fits with Ukiah and/or Mendocino County image and the fact that the Project is a hospital. A 53
“Master Plan” for development of the hospital campus will not be provided as part of the Support 54
Building application. 55
Design Review Board February 14, 2013
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