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HomeMy WebLinkAbout12122012 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA December 12, 2012 6:00 P.M. 1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS UKIAH CIVIC CENTER, 300 SEMINARY AVENUE 2. ROLL CALL COMMISSIONERS BRENNER, DOBLE, SANDERS, WHETZEL, AND CHAIRPERSON PRUDEN 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES The minutes from the October 24, 2012 meeting are included for review and approval. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Planning Commission welcomes input from the audience. In order for everyone 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. APPEAL PROCESS All determinations of the Planning Commission regarding major discretionary planning permits and associated California Environmental Quality Act (CEQA) determinations are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from which the appeal is taken. For matters on this agenda, an appeal must be received no later than December 26, 2012 at 5:00 p.m. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC HEARING A. Haskins Mixed Use Project (File No: 12-13-UP-SDP-PC-), 528 North State Street, APN 002-146-11. Planning Commission consideration and possible action on a: 1) Use Permit to allow single-room occupancy units and a mixed commercial and residential project; and 2) Site Development Permit for site development and improvements. Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations. 10. PLANNING DIRECTOR'S REPORT 11. PLANNING COMMISSIONERS' REPORT 12. ADJOURNMENT Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations. 1 UKIAH PLANNING COMMISSION 2 October 24, 2012 3 Minutes 4 5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT 6 Judy Pruden, Chair Jason Brenner 7 Kevin Doble Linda Sanders 8 Mike Whetzel 9 10 STAFF PRESENT OTHERS PRESENT 11 Kim Jordan, Senior Planner Listed below, Respectively 12 Cathy Elawadly, Recording Secretary 13 14 1. CALL TO ORDER 15 The regular meeting of the City of Ukiah Planning Commission was called to order by 16 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, 17 Ukiah, California. 18 19 2. ROLL CALL 20 21 3. PLEDGE OF ALLEGIANCE - Everyone cited. 22 23 4. APPROVAL OF MINUTES — The minutes from the August 22, 2012 and September 26, 2012 24 meetings are included for review and approval. 25 26 Chair Pruden made the following correction to the August 22, 2012 minutes: 27 Page 5, line 6, change three miles to `one mile.' 28 29 M/S Doble/Whetzel to approve the August 22, 2012 minutes, as amended. Motion carried (3-0). 30 31 Commissioner Whetzel advised he was present at the September 26, 2012 Commission meeting. 32 33 M/S Doble/Whetzel to approve September 26, 2012 minutes, as amended. Motion carried (3-0). 34 35 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 36 37 6. APPEAL PROCESS — Chair Pruden read the appeal process. For matters at this meeting, the 38 final date to appeal is November 5, 2012. 39 40 7. SITE VISIT VERIFICATION - Confirmed by Commission. 41 42 8. VERIFICATION OF NOTICE - Confirmed by staff. 43 44 9. PUBLIC HEARING 45 9A. Verizon Wireless Telecommunications Facility Use Permit and Site Development Permit 46 (File No: 12-10-UP-SDP-PC). Planning Commission consideration and possible action on a Use 47 Permit to allow: 1) the installation and operation of a Wireless Telecommunications Facility 48 (WTF); 2) the pole height for the WTF to exceed the 50-foot height limit; and 3) the fence height 49 to exceed the 6-foot height limit and a Site Development Permit for the associated site 50 improvements at 1200 Hastings Road, APN 003-160-57. The Project includes the possibility for 51 up to two (2) additional carriers to locate at the facility in the future. 52 53 Senior Planner Jordan presented the staff report and added there are currently three wireless 54 telecommunications facilities (WFF) in the City limits: 300 Seminary Avenue, 280 North Pine Street and 55 693 South Orchard Avenue, none of which are Verizon Facilities. MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 1 1 Chair Pruden: Senior Planner Jordan provided a very thorough analysis of the Project. 2 3 The Commissioners had no questions for staff. 4 5 PUBLIC HEARING OPENED: 6:10 p.m. 6 7 Michael Maltas: 8 • Read into record the WIPF site section of a letter from Allen Potter, Agent representing US 9 Cellular, to the Mendocino County Planning Department, dated April 16, 2010 regarding a 10 response to request to review alternative locations for a WTF. This document has been 11 incorporated into the minutes and is referenced as `Attachment 1.' The letter represents Allen 12 Potter's analysis of the sites discussed in the document. 13 • Is of the opinion the letter has relevance because the WIPF location looked at for a US Cellular 14 WTF at that time is close to the proposed Verizon WTF project. The letter talks about the WIPF 15 site and the process required by the City of Ukiah. In this letter Mr. Potter notes the City takes a 16 very cautious approach to allowing `anything' in the City and/or its gateways. Moreover, the letter 17 goes on to talk about the problems/issues with having to gain City support for a new cell tower 18 and one that could possibly be subject to FAA requirements and possible public opposition. Was 19 of the opinion the WIPF site is an unsuitable site for a US Cellular WTF and the reasons to 20 support this conclusion are noted in the letter. 21 • The County of Mendocino has wireless communication guidelines and questions why the City 22 does not. The City Planning Department should become familiar with the County wireless 23 guidelines. It will be easier to get a tower placed in the City because the City has no guidelines 24 that address height, aesthetics and/or other issues pertinent to a WTF. A project application for a 25 WTF would be more difficult to approve if wireless telecommunication guidelines were in place. 26 • There will be more wireless telecommunication towers coming into the Valley in the near future as 27 the industry changes from analog to digital. 28 • Finds it interesting that the WIPF site was found to be unsuitable for a WTF, but yet now in 2012 29 suddenly an area 100 or so feet away is a desirable site for a Verizon WTF. 30 • Is uncertain whether a 'balloon fly' or `boom tower' was used for the visual for the Project. It is 31 important with regard to proposed cell towers to have an accurate visual done before an 32 application is approved as opposed to a regular photo simulation that have a tendency to distort 33 images where pictures are taken from certain angles and no true representation is seen of what is 34 going to be present. `Boom trucks' give a more accurate/effective visual and has become a 35 standard requirement in the County guidelines for WTFs. The visuals provided by Verizon 36 Wireless do not appear to be accurately portrayed. 37 • Questions whether the height needed is real? The industry representative would likely say it is. 38 The industry likes 'vertical real estate.' Cell towers are basically `vertical real estate' with cell 39 collocation ability to other providers. What occurs with collocation is that an industry 40 representative is essentially reimbursed for the cost of the tower to some degree in the form of 41 rental income. 42 • Collocation provides a means by which a cell tower can be shared by more than one provider as 43 opposed to having a series of towers to accommodate just one provider. The theory of having a 44 cell tower that can be shared appears to be the ideal approach, but the reality is that hardly any 45 towers have collocation on them and cited examples of towers in the County intended for 46 collocation that still have no collocation. What happens is that each cell industry representative 47 wants to have their own tower, their own control/ real estate and the ability to say they can offer 48 collocation. 49 • Is of the opinion the proposed new tower could be a lot lower and still achieve adequate cell 50 coverage. Raises the question about coverage. It is unlikely the applicant needs an 80-foot high 51 cell tower. 52 • The US Cellular tower recently constructed on Ruddick-Cunningham Road one mile or more to 53 the east of the proposed Verizon WTF is 60 feet high and has two panels and compared this 54 number to the 80-foot all pole with 9 panel antennas camouflaged as a tree proposed for the 55 Verizon WTF. MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 2 1 • Understands while the matter of any potential health risks associated with radio frequency (RF)/ 2 electromagnetic field emissions is not up for discussion, personally would not like to operate a 3 business within a certain radius of this tower. It will also create a visual impact in the area. 4 • Can give examples of straight/blatant lies on the part of the cell tower industry representatives 5 where on numerous occasions heights in excess of 95 to 150 feet were claimed to be required, 6 but proven to be false. Subsequently, heights somewhat lower were proven to be acceptable after 7 pressure was applied to maintain a lower height. The Spanish Mountain tower is an example. 8 Therefore, questions the proposed 80-foot height and further questions whether a tree tower 9 might actually be more of a visual impact than just having a standard `flush mount' panel on a 10 pole of a lower height. Flush mount panels can look reasonable and resemble that of a utility pole 11 so in some ways they stand out less. 12 • Would like to see more visual examples of trees. Finds cell towers disguised as trees visually 13 repulsive. Recommends for the proposed project a flush mount single pole of gray/blue color and 14 on a pole with a lower height. 15 • Is not necessarily opposed to the proposed site, but is opposed to how some aspects of how the 16 Project is being presented and how the City is accepting it when the City has no guidelines 17 regulating how this is done. 18 19 Staff: Confirmed a `balloon fly' was not used for the visuals. 20 21 There was discussion about proposed former cell tower site in the vicinity of the proposed Verizon 22 Wireless cell tower and what transpired during the course of selecting a site for US Cellular. 23 24 Michael Maltas: 25 • Clarified Mr. Potter's letter was in response to why he, as a US Cellular representative, would not 26 want the location noted in the letter. One of which was located in the City limits while the other 27 site was not located in the City limits it is close enough that the City may take issue with a cell 28 tower type of development that could impact the gateways of Highway 101 and other roads in the 29 area. 30 • He also had issue with the WIPF site as possibly having to comply with FAA requirements. The 31 letter states the Airspace Analysis of the WIPF location is almost a full nautical mile closer to the 32 Airport than the current location on the Ruddick property and has a requirement to file with the 33 FAA. Mr. Potter was of the opinion, it would be problematic to have a cell tower development on 34 property in and/or near the City limits because of stringent land use process required by the City 35 of Ukiah. To this end, Mr. Potter was essentially asking the County to allow a US Cellular tower 36 where US Cellular wants one. 37 38 Michael Betz: 39 • The FAA has lighting requirements based on distance from the Airport. 40 • Wants to ensure no strobe light will be on the tower. 41 • Collocation is a good idea. The concept is rarely used by WTFs. Applicants use collocation as an 42 excuse for more height. 43 44 Mark Montanos: 45 • Referred to the photo simulations provided by Verizon Wireless, View #2 that shows the 46 proposed mono-pole camouflaged as a tree and a City Utility pole. The cell tower pole is 47 proposed 80 feet in height and the utility pole is approximately 35 feet high. The photo simulation 48 shows the cell tower as having a lower height than the utility pole. The photo simulations do not 49 give a true picture of what the proposed tower is really going to look like. 50 • Is of the opinion the mono-pole will be visible from Highway 101 and likely impact the City's 51 gateways. 52 • A precedent will be set for other developments if the height limit for the Project is approved. 53 • Has observed that artificial trees deteriorate overtime allowing for an unsightly appearance. 54 Would like maintenance for the tree to be made a condition of approval 55 • Nine panel antennas are a lot for one pole. MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 3 1 • Would be nice to be able to monitor the amount of RF emissions that are being generated from 2 the tower and made a requirement of cell providers at their expense and not an expense of the 3 County or City. Would like this to be made a condition of approval. 4 5 Howard Egan: 6 • The County is currently updating their WTF guidelines. It is difficult to believe the City has no 7 such guidelines. 8 • The sharing of towers with other cell providers is a good idea which would help eliminate the 9 need for more towers throughout the Ukiah Valley. 10 11 Robert Sack: 12 • Is the property owner right next to the proposed Project. Is concerned about the potential resale 13 of his property with the tower being located adjacent to his property. 14 • Questions how the Project will affect the RV parking on the Elk's Lodge property. 15 • Has concern about safety in terms of RF emissions with the Project being located above his 16 office. 17 • Is opposed to the Project. 18 19 Gerald Collier: 20 • Is a local resident and former pilot. 21 • Has concern about the height of the tower with it being located near the Airport, particularly in the 22 event of emergency landings. 23 • Objects to the Project being located within close proximity to the Airport. 24 • Requests the Project be denied. 25 26 Linda Montanos: 27 • Was involved with the Ruddick-Cunningham WTF for US Cellular that is located in the County. 28 • Spent 18 months researching federal laws in connection with wireless telecommunication 29 facilities. 30 • Is concerned about a `piece-meal' approach taken concerning the location of WTFs that could 31 potentially impact the beautiful and integrity of the City, including its zoning. The City has no 32 guidelines and/or regulations concerning cell towers to protect from a piece-mail approach. 33 • Emphasized the importance for the City and County to really consider an overall plan for WTFs 34 and formulate an approach because these WTFs are going to come to the Valley area. 35 • The City needs plans and guidelines in place for WTFs before the City starts to approve 80-foot 36 towers. Federal law does not allow discrimination against other cell carriers/providers so under 37 Federal law if the City approves an 80-foot tower another provider can do the same. 38 • The FAA could require marking and/or lighting on the tower and this lighting could be a strobe 39 light. This aspect of the Project is not yet known. 40 • With regard to providing an accurate visual analysis to understand height and design capabilities 41 etc., need to use `balloon fly/boom truck.' Aaction Rents is next door and they have boom trucks 42 that could be used. 43 44 Jay Gruendle, Representative for Verizon Wireless: 45 • With regard to the photo simulations, they are simulations. Without building the tower, would not 46 know what it is going to look like so photo simulations are used. 47 • Explained the methodology/technique the Verizon photographer uses to produce the photo 48 simulations that are essentially scaled drawings. 49 • Acknowledged with regard to the comparison between the tree pole and the City utility pole, the 50 utility pole is in the foreground of the picture and the tree pole in the background, so the utility 51 pole looks taller in the 2-dimentional picture than the tree pole. In the picture, if a line is drawn 52 between the tops of the two structures the utility pole is taller than the proposed tree pole. The 53 photo simulations are the best that can be done with the technology available. 54 • With regard to the US Cellular project that was being considered in the area, is unclear what 55 parcel was being considered. In terms of the proposed Verizon Wireless project, a pre-planning MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 4 1 review was conducted, the City Planning Director has made a Determination of Appropriate Use 2 and staff is recommending approval of the Use Permit. 3 • Verizon Wireless has complied with what is required for approval and staff's analysis found the 4 project consistent with the General Plan goals/policies, the Airport Master Plan, the Zoning 5 Ordinance requirements, Design Guidelines, and Use Permit and Site Development findings in 6 the absence of an ordinance specific to the type of development that is being proposed. 7 • Most jurisdictions that have wireless telecommunication ordinances including Mendocino County, 8 encourage collocation. This means such jurisdictions want a carrier to prove that they cannot go 9 on another site that already exists before a new facility is built. The cell industry tries to get sites 10 approved that planning staff can support as a collocation opportunity so that the next time a 11 wireless carrier comes into the City of Ukiah and wants to build on a site in close proximity to the 12 proposed new tower or wants to serve their customers in a similar manner that contends with the 13 coverage area of the Verizon tower, staff would ask the proposed applicant to tell them why they 14 cannot collocate on the Verizon Wireless site. There is some control the City has when a site is 15 built for a wireless carrier to highly encourage, not force, such facilities to take advantage of 16 collocation opportunity. 17 • In terms of technological needs, 9 antennas are necessary that can more fully be explained by 18 Verizon's RF engineer. Accordingly, Verizon operates on three frequencies and in order to 19 provide the reliable coverage customers expect and pay for, three antennas are used. Typically, 20 there is one technology per antenna. The proposed cell tower site works in harmony with the 21 Spanish Mountain cell tower and requires 9 antennas to provide the appropriate cell coverage for 22 customers. 23 • Regarding visual impacts, when traveling northbound on Highway 101 the site would not come 24 into view until the Talmage exit ramp. When traveling south on Highway 101, the site cannot be 25 seen. 26 • The reason for the proposed height of 80 feet is because cell technology is line of sight. 27 Accordingly, the row of trees that was planted on the Talmage off-ramp obstructs/blocks any 28 signal going to the largest population area in Ukiah, which is central and downtown Ukiah. A 29 reduced height would limit the coverage to approximately 15% to 20% capacity of what could be 30 achieved at a height of 80 feet. 31 • In terms of FAA height requirements, Verizon has to fully comply with all FCC guidelines and 32 regulations in order to be a licensed carrier, one of which is compliance with FAA regulations. As 33 conditioned, Verizon prior to issuance of a building permit will file form 7460 with the FAA and 34 receive FAA approval for the proposed Project. A copy of the completed 7460 form and FAA 35 approval will be submitted as part of the building permit application materials. Form 7460 serves 36 as the City's reassurance from the FAA that the proposed Verizon Wireless tower is not located 37 within the Ukiah Municipal Airport flight pattern and does not pose a risk. 38 • The Airport Manager recommends completion of Form 7460 and is the opinion the proposed cell 39 tower is not a flight risk in any way for the Ukiah Municipal Airport. 40 41 Michael Maltas: 42 • Regulations for lighting in proximity to an airport are based on distance from the Airport. 43 • Recalls a strove light on Cow Mountain that has been removed. The light was not necessary 44 because the distance from the Airport was beyond what is required and/or`circle of ring.' 45 • The proposed cell tower will be within that `circle of ring.' It should clear then to the City that a 46 strove light would not be necessary. 47 • Does not approve of a strove light. 48 • It may be that some type of lighting system would be required for the Project. 49 • Is not against the concept of collocation per se, but rather the argument that is mostly given by 50 cell providers and this is while there are many tower around available for collocation, the classic 51 answer from the industry is `it does not fit our requirements.' This means providers typically claim 52 a site having collocation capabilities does not fit their particular needs so they can select a site 53 that would better service their capabilities and customers and it is their own real estate. The only 54 way to disqualify the claim that a cell tower does not fit a particular provider's needs is to have 55 highly qualified engineers make a determination. MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 5 1 • From experience, collocation is a good idea, but it is used far less in reality than one would 2 expect. Collocation is often used as a tool by the industry to demand or apply for higher heights 3 than are actually ever used. Noted the Spanish Mountain cell tower is becoming outdated and 4 defunct so the technology is changing. With these ever increasing technological changes, it is 5 not known what will be occurring in five, 10 or 20 years from now. The towers on the mountain 6 tops have essentially become dinosaurs in many respects. With the application of digital 7 capabilities, cell facilities are being more centrally located. It may be the proposed new cell tower 8 will become obsolete in five or 10 years giving way to other types of communication systems. 9 The point is technology changes very fast. 10 11 PUBLIC HEARING CLOSED: 6:54 p.m. 12 13 Chair Pruden: 14 • A Use Permit is being considered tonight and not a variance. 15 • A Use Permit is sight specific and no precedence can be set. 16 • Each Use Permit stands on its own merit and whatever occurs for this project does not 17 necessarily affect the next cell tower proposed. 18 • The Planning Commission has approved several cell towers in the City limits. 19 20 Staff noted: 21 • The design options provided for by Verizon Wireless are included in attachment 5; 22 • The applicant provided samples of bark and vegetation for the tree. 23 • The applicant has not yet filed FAA form 7460. The Airport Manager compared the proposed 24 project with the City of Ukiah Substation project on South Orchard Avenue in which the City was 25 required to file a 7460 form with the FAA and receive FAA approval for the 70-foot tall poles for 26 the transmission lines in order to verify that the Project would not present a hazard to flight due 27 to the pole height and/or interference with aircraft instrumentation/communication. The FAA did 28 not have any concerns about this particular project even though it is located in the B2 (Extended 29 Approach/Departure Zone) Airport Compatibility Zone where the criteria is more restrictive than 30 the proposed Project that is located in the C-1 zoning district. 31 • Cannot speak for the FAA and guarantee that no lighting will be required for the Project. 32 Commission comments: 33 34 Table 1: General Plan Consistencv 35 Chair Pruden: Page 7 of the staff report indicates the Project is located in an `urban' area and not a rural 36 area of the Valley. The City of Ukiah is urban in nature and with the County being rural in nature `things' 37 are done differently. While the proposed project is located on the edge of a rural community, it is not a 38 rural site. 39 • No other questions/comments. 40 41 Table 2: Ukiah Municipal Airport Master Plan Consistencv 42 43 Commissioner Whetzel: Asked about the type of technology the Project will include. Concerned the 44 cell tower technology would interfere with the GPS system for aircraft. Is of the opinion FAA Form 7460 45 should have been filed prior to Planning Commission review of the Project for informational purposes; 4) 46 Has experience working with the FAA and stated a Notice of Construction can be filed before coming to 47 the Planning Commission; 5) It may be the FAA would not be able to respond right away, but will respond 48 with some kind of documentation while the matter is being considered; 6) Preference is to see what the 49 FAA requires; 7) What would occur if the Use Permit and Site Development Permit were approved and 50 the FAA requires a light on the pole, such as a strove light; 8) Would have liked to see other information 51 as the Project relates to the Airport and its operation, particularly with side-slope requirements and/or 52 other information the FAA may require to have a better understanding of the proximity of the center line of 53 the runway at the Airport to the cell tower. 54 MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 6 1 Commission: 2 • Staff's analysis indicates the Airport Manager has stated the site is not located in a flight path and 3 is unaware of this type of facility interfering with aircraft instrumentation/communication 4 recommends filing of Form 7460 to the FAA for approval that would provide certainty to the City 5 and applicant. The filing of Form 7460 is consistent with previous projects. 6 • With the filing of FAA Form 7460 expressed concern the FAA could require lighting or some kind 7 of marking that may include a strobe light. 8 • Not okay with a light of any kind on the pole that is proposed to be camouflaged as a tree. 9 Recommends modifying the project conditions to prohibit any lighting on the pole. Should the 10 FAA require lighting, the pole height either has to be reduced to a height at which the FAA 11 requires no lighting and/or entertain some other change. 12 • No other questions/comments. 13 14 Melvin Baccay, RF Engineer for Verizon Wireless: 15 • Explained some of the technological aspects regarding the Project in terms of service, data 16 capabilities, range of frequency, subsequent lighting, and/or other relevant types of operational 17 informational. 18 • As far as GPS interference for aircraft, this cannot occur because Verizon Wireless operates on a 19 different spectrum/frequency. 20 21 Jay Gruendle: 22 • FAA Form 7460 is a Notice of Proposed Construction. 23 • Verizon Wireless first has to get approval of a use permit and site development permit. 24 • With regard to filing documents with the FAA, generally Verizon Wireless does not have to do any 25 filing other than what is required for a FCC license. 26 • Cited a Verizon Wireless project in Madera County having a tall height where the project was not 27 located near an airport but there were crop dusting concerns. Typically, such concerns are 28 addressed during the planning process. 29 • Speaking from experience, it is unlikely the FAA would require lighting. 30 31 Staff: 32 • With regard to past projects and the Airport, the City Substation project required a 7460 form and 33 this form was filed nine months before the Project came to the Commission. There was no 34 response from the FAA. The FAA was not likely going to give a response until the Project was 35 approved. 36 • If in the future the Commission would like to ensure the form has been filed prior to Commission 37 review of a particular project, this is possible to accomplish. 38 • Based on experience it is unlikely the Commission will see an FAA approval of Form 7460 until 39 there is project approval. To this end, a project condition of approval typically addresses the FAA 40 Form 7460 and provides that prior to the issuance of a building permit, the applicants shall file 41 Form 7460 with the FAA and receive FAA approval for the proposed Project. 42 43 Table 3: Zonina Ordinance Consistencv 44 45 Commission comments: 46 • Is okay with staff's analysis concerning the fencing and supports an eight-foot height for security 47 reasons. 48 • With regard to vehicle parking and parking plan, understands the site provides for 81 striped 49 automobile parking spaces and that seven parking spaces would be removed for the Project. 50 • There was discussion regarding staff's analysis of the vehicle parking that indicates: 1) The 51 proposed project would be unmanned and would require parking only for the installation and 52 periodic maintenance of the facility. Staff has not requested additional parking to be provided to 53 serve the proposed WTF. 2) In order to provide the minimum number of parking spaces required 54 for the lodge use required by Use Permit 99-16, 25 parking additional spaces would need to be 55 striped on the site. 3) Use Permit 99-16 includes an approved site and parking plan for up to 126 MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 7 1 automobile spaces as provided for in attachment 9 of the staff report. It does not appear all the 2 parking spaces for the use permit were striped. 4) Some of the striped parking is not consistent 3 with the approved parking plan and most of the markings for the striped parking spaces are 4 barely visible. 5 6 Chair Pruden: 7 • Is of the opinion the parking arrangements has some deficiencies. The striping is occurring in the 8 wrong direction, particularly in the area of the proposed cell tower. There does not appear to be 9 enough clearance in this regard and recommends the diagonal parking go in the other direction 10 so that persons driving in from the north would park to the south and not vice versa. It is important 11 to have good circulation. Has observed there are many RVs parked along the southern boundary 12 and there is no designation for handicap parking for the Elk's Lodge. Recommends restriping the 13 parking lot, marking the designated handicap parking and correcting the one or two diagonal 14 parking areas that are facing the wrong way. 15 • Noted with regard to the Use Permit 99-16 parking plan without the parking section to the north 16 indicates 126 parking spaces. Is of the opinion there are not 126 parking spaces there. To this 17 end, staff has included a condition of approval that a parking plan for 101 vehicles (not RVs) be 18 provided in order to bring the parking lot into compliance with Use Permit 99-16. 19 • Served on the Planning Commission when the parking plan and corresponding improvement was 20 approved in 1999 and it appeared to be reasonable when proposed at that time. 21 22 Commissioner poble stated it appears with regard to vehicle parking there are two different projects to 23 be considered and had concerns about the parking plan as to what was previously approved. 24 25 Staff: 26 • Attachment 9 of the staff report is the parking plan that was approved when the Elk's Lodge 27 expanded. Not all of the spaces on the plan were striped, so the Elk's is under parked. As noted 28 in the staff report for the use permit, 101 are required. Another 25 parking spaces need to be 29 striped to comply with the parking requirements for Use Permit 99-16. The approved parking plan 30 included 126 parking spaces. Staff has included a condition of approval for striping of additional 31 parking spaces to comply with the parking required and re-striping of spaces since the existing 32 striping is mostly faded. 33 • It may be the Commission may not be interested in requiring 101 parking spaces for the Elk's 34 Lodge use because the need is not there. Frank Milone of the Elk's Lodge provided information 35 on the number of inembers and how much parking is normally used. When the parking plan for 36 the Elk's Lodge was originally approved, the RV parking spaces that overlap the vehicle parking 37 spaces were not considered inconsistent with the vehicle parking spaces. Therefore, staff is not 38 deducting the vehicle parking spaces that conflict with the RV parking spaces. Staff is asking the 39 Elk's Lodge with the Verizon Wireless Project to be consistent with the initial parking plan in 40 attachment 9. 41 42 Table 4: Desian Guidelines Consistencv 43 44 Commission comments: 45 • No questions/concerns. 46 47 Table 5: Use Permit Findinqs 48 49 Commission comments: 50 • Discussion about the fencing and what materials would be aesthetically acceptable. 51 • Discussion concerning the issues contained in Alan Potter's letter in connection with the Planning 52 Director making a Determination of Appropriate Use. 53 54 Chair Pruden: MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 8 1 • Is of the opinion that Alan Potter was representing the cell tower industry so the contents of the 2 letter were not truly reflective of the actual condition. Mr. Potter was giving information why the 3 sites described in the letter would not work for US Cellular so US Cellular could get the site and 4 height they wanted. The letter was Mr. Potter's opinion. 5 • Commented cell coverage information was provided for an 80-foot. Coverage information for a 6 50-foot tower should also have been provided. Would like to hear from the RF engineer why the 7 cell tower height cannot be 50 feet other than the tree interference. 8 9 Commissioner poble is not clear what is actually being gained by the applicanYs request for an 10 additional 30 feet in height. 11 12 Melvin Baccay, Verizon Wireless RF Engineer: 13 • Explained the objective for selecting the site, one of which was to improve coverage for 14 customers because there have been numerous complaints about a particular area. Primary 15 coverage objective-expanded coverage for downtown Ukiah and Talmage area. 16 • Substantiated with information about being able to provide adequate coverage such that an 80- 17 foot height is necessary to sustain the appropriate coverage whereas comparatively a 50-foot 18 height could not. 19 20 Frank Milone, Elk's Lodge: 21 • Explained the provisions of the lease agreement the Elk's Lodge has with Verizon Wireless. 22 • Addressed the parking lot. 23 • Will provide the necessary striping to comply with the parking requirements for Use Permit 99-16 24 as recommended by staff. 25 26 There was further Commission discussion about collocation, the benefits/incentive, ability to collocate and 27 why carriers are typically not willing to take advantage of the opportunity. 28 29 Staff referred to attachment 2 of the staff report, Condition of Approval No. 2 that addresses collocation. 30 31 Table 6: Site Development Permit Findinqs 32 33 Commission comments: There was applicant/Commission discussion about the Project and 34 corresponding attachments in the staff report about what the Commission would like to see with regard to 35 the tree design and materials, fencing, lighting, compliance with FAA requirements, maintenance of 36 tower, what shall occur if or when the WTF ceases operation, and approach to informing the public of the 37 presence of the WTF. 38 39 It may be the lease agreement with the Elk's Lodge should address what will occur if the WTF ceases 40 operation. 41 42 Jay Gruendle: Does not see any need to include any mention of the lease agreement with the Elk's 43 Lodge in project conditions of approval should the WTF ceases operation. Verizon Wireless will take 44 down the facility at their expense. 45 46 Commission understands environmental/health concerns are preempted from discussion. (See page 16 47 of the staff report, Environmental Review). 48 49 Commission consensus to be developed into conditions of approval: 50 1. Prior to issuance of the building permit, design of the tree should return to the Commission for 51 review and approval. Design of the tree to include: 1) red/brown bark color; 2) branch density of 52 2.5 or 3.0 branches per foot; 3) photos#1 and # 5 in staff report attachment 5 are the preferred 53 tree design; 4) redwood design. 54 2. Applicant to provide Commission with a silhouette of the tree-pole, revised elevation views, 55 dimension of the base diameter of the tree, description of the taper, and conceptual design. MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 9 1 3. Revise the plans to be submitted for the building permit to include the tree design approved by 2 the Planning Commission. 3 4. Revise the plans to be submitted for the building permit to include 8-foot cyclone fencing with 4 vinyl slats for screening. The slats should be green or brown in color. 5 5. No lighting to be allowed on the pole. If lighting is required for the pole by the FAA, the pole 6 height shall be reduced to a height at which the FAA requires no lighting. 7 6. Applicant must comply with all FAA requirements and receive all necessary FAA approvals and 8 these approvals must be provided to the City of Ukiah prior to the issuance of the building permit. 9 7. The WTF must be properly maintained. The cost of the maintenance is the responsibility of the 10 applicant. 11 8. If the WTF ceases operation, the WTF and all associated improvements must be removed at the 12 applicant's expense within 90 days of the operation ceasing. Removal costs are the responsibility 13 of the applicant. 14 9. The public must be informed of the presence of the WTF by way of a posted sign at ground level 15 similar to the sign posted for the WTF located in the church steeple on Pine Street. 16 17 Recess: 8:21 p.m. 18 Reconvene: 8:30 p.m. 19 20 The following Conditions of Approval were added by the Planning Commission: 21 1. Prior to building permit approval, the design of the tree shall return to the Planning Commission for 22 review and approval. The design shall be based on the following: 23 • red/brown bark color; 24 ■ dense tree branches (2.5 or 3.0 branches per foot); 25 • photos#1 and #5 included in attachment 5 of the staff report; and Redwood tree design. 26 2. For Planning Commission review required by condition #15, the applicant shall provide the silhouette 27 of the tree-pole, revised elevation views, dimension of the base diameter of tree, description of the 28 taper, and conceptual design. 29 3. Plans submitted for building permit shall be revised to include the tree design approved by Planning 30 Commission. 31 4. Plans submitted for building permit shall be revised to include 8-foot cyclone fencing with vinyl slats 32 for screening. Slats shall be green or brown in color. 33 5. No lighting is allowed on the pole. If lighting is required for the pole by the FAA, the pole height shall 34 be reduced to a height at which the FAA requires no lighting. 35 6. The applicant shall comply with all FAA requirements and receive all necessary FAA approvals. 36 Copies of the FAA approvals shall be provided to the City of Ukiah prior to issuance of building 37 permit. 38 7. The WTF shall be properly maintained including the branches, bark, etc., fencing and slats. Worn or 39 deteriorated materials and equipment shall be replaced in-kind by the applicant. The cost of 40 maintenance is the responsibility of the applicant. 41 8. If the WTF ceases operation, the WTF and all associated improvements shall be removed at the 42 applicanYs expense within 90 days of the ceasing of operations. The cost of the removal is the 43 responsibility of the applicant. 44 9. In order to inform the public of the presence of the WTF, a ground level sign disclosing the presence 45 of the WTF shall be posted on the site. The sign shall comply with the following: 46 A. Minimum size 81/2" by 11". 47 B. Language to read "Wireless Telecommunication Facility in use." 48 C. Location to be approved by the Elks Lodge. 49 D. Written approval from the lodge provided with the building permit plans. 50 E. Location shown on plans submitted for building permit. 51 52 M/S Whetzel/Doble to approve Verizon Wireless Telecommunications Facility Use Permit and Site 53 Development Permit File No: 12-10-UP-SDP-PC to allow the construction and operation of a wireless 54 telecommunications facility with an 80-foot tall tree-pole with antennas, and an 8-foot fall fence enclosure 55 for Verizon Wireless with Findings in Attachment 1 and Conditions of Approval in Attachment to revised to MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 10 1 include the additional conditions of approval from the Planning Commission as discussed above. Motion 2 carried (3-0). 3 4 USE PERMIT AND SITE DEVELOPMENT PERMIT FINDINGS 5 6 The following findings are supported by and based on information contained in this staff report, the 7 application materials and documentation, and the public record. 8 9 1. The proposed Project, as conditioned, is consistent with General Plan as described in the staff report 10 and with the Commercial General Plan land use designation of the property in that: 1) the wireless 11 communications facility has the potential to serve the surrounding commercial neighborhood and the 12 community as a whole based on the coverage information provided as part of the application 13 materials; 2) the specific uses allowed are determined by the zoning, which allows for a 14 determination of appropriate use; 3) the Planning Director determined that the proposed WTF is an 15 appropriate use at the proposed location with approval of a use permit; and 4) and the installation of 16 the facility is a commercial use that may support surrounding businesses by providing new and/or 17 improved wireless services in the immediate area and in the city of Ukiah. 18 19 2. The proposed Project, as conditioned, is consistent with the Ukiah Municipal Airport Master Plan as 20 described in Table 2 of the staff report. 21 22 3. The proposed Project, as conditioned, is consistent with the purpose and applicable requirements of 23 the Community Commercial zoning district as described in the staff report, including the following: 1) 24 the Planning Director made a Determination of Appropriate Use as provided for in zoning ordinance 25 section 9088 and determined that the use would be appropriate at the proposed location with 26 Planning Commission approval of a use permit; 2) the WTF will be located on a developed site with 27 adequate space for the Project and the setbacks of the improvements comply with zoning ordinance 28 requirements; 3) no parking is required for the WCF since the facility will be unmanned and any 29 parking required for installation or maintenance of the facility could be accommodated in the parking 30 lot; and 4) the Project would result in the loss of five parking spaces and in order to ensure that the 31 parking for the site remains consistent with the parking required for the site by Use Permit#99-16 a 32 condition of approval has been applied to the Project requiring additional parking to be striped (see 33 conditions#4 and 5). 34 35 4. The proposed Project, as conditioned, is consistent with the zoning ordinance as described in Table 4 36 of the staff report. 37 38 5. The proposed Project, as conditioned, is compatible with surrounding land uses as discussed in 39 Table 5 of the staff report and the Determination of Appropriate Use dated May 24, 2012. 40 41 6. The proposed Project, as conditioned, will not be detrimental to the public's health, safety and general 42 welfare as discussed in Table 5 of the staff report. 43 44 7. The proposed Project, as conditioned, is consistent with the findings required for approval of a Site 45 Development as described in Table 6 of the staff report. 46 47 8. The proposed project, as conditioned, is exempt from the provisions of the California Environmental 48 Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303, Class 3, New Construction or 49 Conversion of Small Structure based on the following: 50 51 A. The report prepared by Hammett& Edison, Inc. evaluated the radio frequency FCC guidelines. 52 The report also evaluated the RF that would be generated by Verizon together with two other 53 WTFs at the site (collocation). The report indicates that the RF in the case of the collocation of 54 three facilities would also be well below the allowable exposure established by FCC guidelines. 55 The FCC has determined that when the RF exposure is below the FCC guidelines, there is no MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 11 1 environmental impact related to RF emissions and the local authority is preempted from using RF 2 emissions in their evaluation of the project and the associated environmental review. 3 4 B. The pole would be camouflaged as a tree. The design (shape, branch color, bark color, etc.) of 5 the tree has been determined by the Planning Commission and selected to blend in with trees 6 found in the Ukiah valley in proximity to the site. 7 8 C. The WTF (including pole) is not located on the frontage of a City gateway. The WTF would be 9 located a minimum of 480 feet from the Highway 101 exit ramp and would be obscured by 10 existing trees located along the exit ramp (Caltrans right-of-way and on the Project site). The 11 WTF would be located a minimum of 470 feet from Talmage Road. The tree-pole design is 12 compatible with existing trees in the area and the backdrop provide by the eastern hills. This 13 backdrop and the distance from the public right-of-way helps to obscure the WTF. The WTF 14 would also be partially obscured by existing development in the area (Sack Concrete 15 Construction, Aaction Rents, WIPF Construction, and Rainbow Construction). 16 17 D. A fence and equipment shelter would be installed which are consistent with the exemption for 18 accessory structures included in section 15303, Class 3(e). 19 20 E. Electrical extensions of reasonable length to serve construction are specifically exempt under 21 section 15303, Class 3(d). 22 23 F. No expansion of the existing lodge and RV parking use of the site would result from the Project. 24 25 USE PERMIT AND SITE DEVELOPMENT PERMIT CONDITIONS OF APPROVAL 26 27 10. Approval is granted for the installation and operation of a wireless communications facility, 80-foot tall 28 tree-pole, 8-foot fence enclosure and associated site improvements as described in the Project 29 Description and supporting documents submitted to the Community Development and Planning 30 Department and date stamped May 24, 2012 and as shown on the plans submitted to the Community 31 Development and Planning Department and date stamped October 15, 2012, except as modified by 32 the following conditions of approval. 33 34 11. This approval includes the potential for up to two (2) additional WTFs to collocate on the tree-pole 35 approved as part of this Use Permit and Site Development Permit subject to the following: 36 37 A. The applicant for the WTF collocation shall provide a RF report that evaluates compliance with 38 FCC requirements for the proposed WTF and any existing WTF(s) located on the pole/site. 39 40 B. Plans (existing conditions site plan, proposed site plan, access and utility route, equipment layout, 41 elevation views, etc.) and a Project Description for the WTF collocation shall be submitted by the 42 applicant for review by the Planning Department for substantial compliance with the plans and 43 tree-pole design approved as part of this Permit. The plans submitted for review shall also include 44 simulations of the proposed WTF from the same vantage points provided as part of this Use 45 Permit and Site Development applicant and any additional vantage points requested by the 46 Planning Department. 47 48 C. If the Planning Department determines that the collocation is in substantial compliance with the 49 plans and tree-pole design approved as part of this Permit, no separate discretionary Planning 50 application is required. If the Planning Department determines that the collocation is not in 51 substantial compliance with the plans and tree-pole design, the collocation shall require 52 application for and approval of a Use Permit and Site Development Permit. The Planning 53 Director shall determine if the application is Minor or Major. MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 12 1 12. Prior to issuance of a building permit, the applicant shall file form 7460 with the FAA and receive FAA 2 approval for the proposed Project. A copy of the completed 7460 form and FAA approval shall be 3 submitted as part of the building permit application materials. 4 5 13. Plans submitted for building permit shall include the following and are subject to staff review and 6 approval: 7 8 A. A parking plan for the site that provides the 101 automobile parking spaces required for the site 9 by Use Permit#99-16 that is consistent with City requirements for parking facilities. 10 11 B. Revised plans and material samples in substantial compliance with the tree design approved by 12 Planning Commission. 13 14 C. Revised plans and materials for design of the equipment enclosure in substantial compliance with 15 Planning Commission's approved design. 16 17 D. Revised plans and materials for the fence in substantial compliance with Planning Commission's 18 approved design. 19 20 14. Prior to building permit final and commencement of operation of the WTF, the parking plan required 21 by condition #4 and approved by staff shall be striped by the applicant and inspected and approved 22 by Planning Department staff. 23 24 15. No tree on the site shall be removed. Should a tree become unhealthy and/or a hazard, the Planning 25 Director may approve removal of the tree in accordance with the following: 26 27 A. The applicant/property owner shall make a written request to the Planning Director to remove the 28 tree. 29 30 B. The written request shall include a report prepared by a certified arborist that includes but is not 31 limited to the following: tree size, species, health, structure, viability, and location with site map. 32 33 C. If the arborist report recommends removal of the tree, the report shall include a recommendation 34 for tree replacement(size, species, location, number of trees). 35 36 D. The Planning Director shall determine if the tree is unhealthy and/or a hazard. If the Planning 37 Director determines that this is the case, the Planning Director may authorize the removal of the 38 tree and shall determine if replacement tree planting is required. 39 40 16. No modifications to the WTF, including the removal or replacement of equipment (panels, antennas, 41 equipment cabinets, etc.) shall be allowed without prior approval from the Planning Department, 42 except in compliance with the following: 43 44 A. WTF collocation when in compliance with condition#2. 45 46 B. In-kind (same size, dimensions, location, materials and colors, etc.)equipment removal or 47 replacement consistent with the approved plans and conditions for this Permit may be reviewed 48 and approved by the Planning Department through the building permit process without the need 49 for additional discretionary review. 50 51 17. Construction hours are limited to Monday through Saturday 7:00 a.m. to 7:00 p.m. Construction is 52 prohibited on Sundays and holidays recognized by the City of Ukiah. 53 18. Building Permits shall be issued within two years after the effective date of the Use Permit or it shall 54 be subject to the City' permit revocation process and procedures. In the event the Building Permit MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 13 1 cannot be issued within the stipulated period from the Project approval date, a one year extension 2 may be granted by the Director of Planning if no new circumstances affecting the Project which 3 otherwise would render the original approval inappropriate or illegal. The applicant shall propose the 4 one-year extension to the Planning Department in writing prior to the two-year expiration date. 5 6 19. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable to 7 this application and these conditions of approval have been paid in full. 8 9 20. The property owner shall obtain and maintain any permit or approval required by law, regulation, 10 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as 11 applicable. All construction shall comply with all fire, building, electric, plumbing, occupancy, and 12 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved and 13 issued. 14 15 21. A copy of all conditions of this Use Permit shall be provided to and be binding upon any future 16 purchaser, tenant, or other party of interest. 17 18 22. On plans submitted for building permit, these conditions of approval shall be included as notes on the 19 first sheet of the plans. 20 21 23. All conditions of approval that do not contain specific completion periods shall be completed prior to 22 building permit final. 23 24 From the Planninq Commission 25 26 24. Prior to building permit approval, the design of the tree shall return to the Planning Commission for 27 review and approval. The design shall be based on the following: 28 29 ■ red/brown bark color; 30 ■ dense tree branches (2.5 or 3.0 branches per foot); 31 ■ photos#1 and #5 included in attachment 5 of the staff report; and 32 ■ redwood tree design. 33 34 25. For Planning Commission review required by condition #15 above, the applicant shall provide the 35 silhouette of the tree-pole, revised elevation views, dimension of the base diameter of tree, 36 description of the taper, and conceptual design. 37 38 26. Plans submitted for building permit shall be revised to include the tree design approved by Planning 39 Commission. 40 41 27. Plans submitted for building permit shall be revised to include 8-foot cyclone fencing with vinyl slats 42 for screening. Slats shall be green or brown in color. 43 44 28. No lighting is allowed on the pole. If lighting is required for the pole by the FAA, the pole height shall 45 be reduced to a height at which the FAA requires no lighting. 46 47 29. The applicant shall comply with all FAA requirements and receive all necessary FAA approvals. 48 Copies of the FAA approvals shall be provided to the City of Ukiah prior to issuance of building 49 permit. 50 51 30. The WTF shall be properly maintained including the branches, bark, etc., fencing and slats. Worn or 52 deteriorated materials and equipment shall be replaced in-kind by the applicant. The cost of 53 maintenance is the responsibility of the applicant. 54 MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 14 1 31. If the WTF ceases operation, the WTF and all associated improvements shall be removed at the 2 applicant's expense within 90 days of the ceasing of operations. The cost of the removal is the 3 responsibility of the applicant. 4 5 32. In order to inform the public of the presence of the WTF, a ground level sign disclosing the presence 6 of the WTF shall be posted on the site. The sign shall comply with the following: 7 8 F. Minimum size 81/2" by 11". 9 G. Language to read "Wireless Telecommunication Facility in use." 10 H. Location to be approved by the Elks Lodge. 11 I. Written approval from the lodge provided with the building permit plans. 12 J. Location shown on plans submitted for building permit. 13 14 From the Electric Department(Jimmy Lozano) 15 16 33. The developer/contractor shall submit load calculations with building permit submittal in order to 17 determine conductor size needed to ensure voltage loses do not exceed 5%. 18 19 34. The service panel shall have manual test-bypass facilities and shall be in accord with current 20 EUSERC standards. The contractor/developer shall submit service equipment specification sheets 21 with appropriate EUSERC references for City approval prior to purchase and installation. 22 23 35. Any deviation from the proposed single 200 Amp panel that Verizon will be using for its cell tower, is 24 subject to further review and approval by the Electric Utility Department. Fees associated with the 25 transformer upgrade located at 1200 Hastings Road (112.5Kva to 150Kva 208Y/120V 3-phase), or 26 electrical utilities extended to new service panels, or secondary conductors that have to be re-sized 27 and removal/reinstallation of the existing transformer/conductors shall be the responsibility of the 28 developers/contractors. 29 30 36. After the building permit for the Project has been submitted to the City, the Electric Utility Department 31 will prepare a letter of estimate and a drawing outlining the work to be done by the 32 developer/contractor. 33 34 37. The developer/contractor shall be responsible for purchasing of Conduit and installation (per City of 35 Ukiah specifications). 36 37 38. The developer/contractor shall purchase and install Primary Pull Box(s), if required by the Electric 38 Utility Department(per City of Ukiah specifications). 39 40 39. Easements are required for the electric distribution facilities. The easements are subject to staff 41 review and approval. The staff approved easements shall be recorded prior to building permit final 42 and commencement of WTF operations. 43 44 40. If the developer/contractor chooses to explore alternate routes/options for secondary power to the 45 proposed service panel(s), the contractor/developer shall present the alternative(s) to the Electric 46 Utility Department in writing for consideration. The request for the use of an alternative shall include 47 a written description of the proposal, plans, written authorization from the property owner indicating 48 their willingness to grant an easement, and other information requested by the Electric Utility 49 Department. The use of an alternate route is subject to the review and approval of the Electric Utility 50 Department. 51 52 Standard Requirements— From the Buildinq Official (David Willouqhbv 53 MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 15 1 41. Building and electrical permits are required for the installation of the Project (cell tower, equipment 2 shelter, and electrical service and grounding system). Five (5) sets of plans designed by a California 3 licensed Architect or Engineer are required and two (2) sets of structural calculations. 4 5 42. On plans submitted for building permit, provide a minimum setback of 10-feet from structures to the 6 property lines or walls are required to be one hour fire resistive rated. 7 8 Standard Reauirements- From the Department of Public Works (Ben Kagevama) 9 10 43. All work within the public right-of-way shall be performed by a licensed and properly insured 11 contractor. The contractor shall obtain an encroachment permit for the work within this area or 12 otherwise affecting this area. 13 14 Standard Requirements 15 16 44. This Use Permit may be revoked through the City's revocation process if the approved project related 17 to this Permit is not being conducted in compliance with these stipulations and conditions of approval; 18 or if the project is not established within two years of the effective date of this approval; or if the 19 established use for which the permit was granted has ceased or has been suspended for 24 20 consecutive months. 21 22 10A. NEW BUSINESS 23 Planning Commission November and December Meeting Schedule. Determine Planning 24 Commission meeting dates for November and December. 25 26 The Commission reviewed the meeting schedule for November and December 2012: 27 • There will be a City Council discussion regarding the Ukiah General Plan on November 14, 2012 28 in place of the regularly schedule Planning Commission meeting. While the meeting is not 29 intended to be a joint meeting, Planning Commissioners are encouraged to attend. 30 31 Staff advised there will be a Planning Commission meeting November 28, 2012. Chair Pruden will be 32 unable to attend this meeting. Vice Chair Whetzel will conduct this meeting. 33 34 Staff advised it is likely there will be a December 12, 2012 meeting. 35 36 The Planning Commission discussed the December meeting schedule: 37 • Alternative dates for the December 26 would be 13, 17, and 18 and possibly December 20, if 38 needed. 39 • If for any reason a Commissioner is unable to attend a meeting to please advise staff. 40 • It may be that Commissioner Brenner will continue serving on the Commission through the end of 41 this year. 42 43 11. PLANNING DIRECTOR'S REPORT 44 45 12. PLANNING COMMISSIONERS' REPORT 46 Commissioner Whetzel is pleased with the McDonald's project and commented how quickly it was built. 47 48 13. ADJOURNMENT 49 There being no further business, the meeting adjourned at 9:46 p.m. 50 51 52 Cathy Elawadly, Recording Secretary 53 54 MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 16 ��rT�h�r�rr�t � 1}ste: .�rril �b�'(ilfi � Io: L7��sty f7ule;�,�•Iw.11dC�ilYti] I'�r�nninu rr. �1]lclt 1'or�r, �.��n�'�S C;�hilaf RT:. Rcs�anse m re��e�� u,r4.ti���.����tE�cr�ati��s;l�l��u�;��ns ■ �'ipf av,J Vc rr�ar�l Frr�pertics . 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Cias�1 c�n If��:,:tic,�tai.ls_ we cfu nui belie�;e either�,f�c�:.loc�tiuns can�c caiasidefecl a��3�rn�,i iv;.sirc,�fnr I:S Ccllular`s cons=der��ic,n, Ple;rkv;��c:t u3 kuovc'if�{ru hsiti�.su�-qt��ican�, :'1J.teu!'t�tter .��t;' L�'�C:e I I ul�r 1 MINUTES OF THE PLANNING COMMISSION October 24, 2012 Page 19 1 ITEM NO. 9A Community Development and Planning Department L�ity of Zlkah 300 Seminary Avenue Ukiah, CA 95482 planninq c(�.cityofukiah.com (707)463-6203 2 3 DATE: December 12, 2012 4 5 TO: Planning Commission 6 7 FROM: Jennifer Faso, Associate Planner 8 9 SUBJECT: Request for Approval of a Use Permit and Site Development Permit to allow the 10 construction of a mixed use project. 11 528 North State Street, APN 002-146-11 12 File No. 12-13-UP-SDP-PC 13 14 15 RECOMMENDATION 16 17 Staff recommends Planning Commission approve the requested Use Permit and Site 18 Development Permit based on the draft findings included in attachment 1 and subject to the 19 conditions of approval included in attachment 2. 20 21 PROJECT DESCRIPTION 22 23 An application has been received from Richard Ruff on behalf of the property owner Patrick 24 Haskins requesting approval of a Use Permit and Site Development Permit to construct a mixed 25 use project at 528 North State Street, APN 002-146-11 (see attachments 3 and 10, Project 26 Description and Plans). The Project includes 478 square feet of commercial space, seven one- 27 bedroom apartments, and five single-room occupancy units (SROs). The subject parcel is 28 11,908 square feet and would be developed with three buildings, one accessory building, and 29 parking as described below: 30 31 ■ Building 1 (State Street— north side): 193 square feet of commercial space on the 32 ground floor, two Single Room Occupancy (SRO) units on the second floor, and two 33 vehicle parking spaces and bike parking located in a carport at the rear of the building; 34 ■ Building 2 ( State Street— south side): 285 square feet of commercial space on the 35 ground floor, two SRO units on the second floor, and three vehicle parking spaces 36 located at the rear of the building; 37 ■ Building 3 (rear of site): seven one bedroom apartments, one SRO unit, and common 38 space; 39 ■ Accessory Building: with ten (10) individual storage spaces and laundry facilities; 40 ■ Twelve parking spaces are provided - seven in an open parking lot in the center of the 41 site and five in carports; 42 ■ Twelve (12) bicycle parking spaces located in the northern carport and in the southern 43 area of the open parking lot; Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 1 1 ■ Landscaping including trees, shrubs and groundcover; 2 ■ Lighting in the form of covered gooseneck down lights on all three buildings and the 3 storage units (location of the downlights are noted on the proposed plans and lighting 4 details); and 5 ■ Window signs for the two commercial spaces located in buildings 1 & 2. 6 7 As part of the application materials, a Management Plan for the SROs and traffic study for the 8 Project were submitted (see attachments 3 and 4). 9 10 The original application included a request for a variance to allow the detached storage 11 units/laundry facilities proposed along the rear property line to be three feet from the rear 12 property line rather than the required five feet. Subsequent to the posting of the public notice, 13 the applicant revised the site plan to comply with the 5-foot setback and withdrew the 14 application for the Variance. 15 16 BACKGROUND 17 18 On May 23, 2012, the Planning Commission reviewed the conceptual plans for this project as 19 part of a preliminary review (see attachment 5). It was the consensus of the Planning 20 Commission that the project had merit and looked forward to seeing a formal application. On 21 September 13, 2012, the formal application was reviewed by the Design Review Board (see 22 attached 6). In response to the comments from the Design Review Board, the applicant made 23 the following changes to the Project: 24 25 ■ Removed the planter along the north and south property lines. 26 ■ Widened the sidewalk for the entrance. 27 ■ Added the ADA/pedestrian pathway. 28 ■ Changed the window on buildings 1 and 2 to have more of a commercial appearance. 29 ■ Changed tree species to include tress included on approved master trees lists. 30 ■ Included location of proposed exterior lighting. 31 32 As part of the preliminary review, the DRB expressed concerns regarding the functionality of the 33 parking spaces. The parking plan was not revised in a manner that addressed most of the 34 concerns expressed by the DRB (see discussion below under Parking). 35 36 SETTING 37 38 The project site is vacant and located on the west side of North State Street. Norton Street 39 terminates at the project site creating a T-intersection. The property is zoned Community 40 Commercial (C1) and is surrounded by the following uses. 41 42 ■ North: Professional office zoned C1 43 ■ South: Retail zoned C1 44 ■ East: Restaurant zoned C1 45 ■ West: Residential zoned R1 46 47 48 STAFF ANALYSIS Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 2 1 2 A Use permit and Site Development Permit are required to allow the proposed Project. The Use 3 Permit would allow: 1) mixed residential and commercial land uses on one parcel and 2) Single 4 Residency Occupancy units. The Site Development Permit is to allow the construction of new 5 multiple-family residential units and commercial structures. 6 7 The C1 zoning district does not include SROs as a use. As allowed by the Zoning Ordinance, 8 the applicant requested a Determination of Appropriate Use (Determination) to allow the SROs. 9 Zoning Ordinance Article 18 (Downtown Zoning Code) allows SROs on floors above the ground 10 floor and behind ground floor uses by right (no use permit required). The DZC also includes 11 specific requirements SROs must meet (see attachment 7). 12 13 On August 7, 2012, the Planning Director made a Determination that the SRO units would be 14 appropriate at the proposed location with Planning Commission approval of a Use Permit (see 15 attachment 8). As part of the Determination, the Planning Director indicated that the SROs 16 should comply with the specific requirements for SROs adopted as part of the DZC since these 17 requirements had been well vetted as part of the DZC process and adopted by the City Council. 18 19 General Plan. The General Plan land use designation of the parcel is Commercial. This land 20 use designation identifies lands where commerce and business may occur. Residential uses are 21 included as examples of allowable uses within the Commercial designation. Specific Uses are 22 precisely defined through the uses allowed in the individual zoning districts (see zoning analysis 23 below). 24 25 In the Commercial land use designation, a maximum of 28 units per acre is allowed. Based on 26 the size of the parcel, a maximum of seven dwelling units are allowed. The Project includes 27 seven one-bedroom apartments and five single-room occupancy (SRO) units. SRO units are 28 exempt from the density requirement. Based on seven one-bedroom apartments, and five 29 exempt SRO units, the Project is consistent with the density requirement. 30 Table 1: General Plan Goals and Policies General Plan Goal/Polic Staff Anal sis Housing Goal H-3: Expand affordable housing Although the units would be market rate,the one-bedroom and SROs opportunities for persons with special units would provide a less expensive form of housing to many members housing needs such as the homeless, of the community that have few housing options and limited income, mentally ill, physically disabled, such as seniors,students,single persons,and young couples. households with very low to moderate incomes,senior citizens,farm workers, female heads of households with children under 18 years old,and first time homebuyers. Goal H-5: We want to use land The proposed infill project is required to comply with the California effectively to meet housing needs and to Green Building Standards Code and therefore the project would include implementsmartgrowth, green sustainable development. building, and sustainable development policies with a focus on infill The project was reviewed by the Design Review Board and is consistent development. with the applicable requirements of the Downtown Design Guidelines. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 3 Table 1: General Plan Goals and Policies Policy H-5.1:Assure that new housing is The intent of DRB review and the guidelines is to ensure projects well-designed to enhance Ukiah's enhance the aesthetic of Ukiah and to ensure an attractive project neighborhoods and the community as a design. whole. Policy H-5.4:Encourage the The project is a mixed use project located in the Community development of mixed residential and Commercial (C1)zoning district. The first floor commercial spaces commercial uses in the commercial along North State street would most probably be small offices or small zoning districts where the viability of the personal improvement businesses which are low intensity uses which commercial activity would not be would be compatible with the residential uses. adversely affected. Policy H-5.6.:Support careful well- The project site is located within the city limits and city services are designed infill housing developments in available to serve the Project. areas currently served by City services. Community Design State Street is a second level Gateway. The project would include three new buildings and associated site Goal CD-7 Improve the appearance of improvements along with two new street trees.The buildings are area gateways. located at the frontage line and the facade has a pedestrian orientation. The Project was reviewed by the Design Review Board which found the building design unique,attractive and appropriate for the location. The Project is consistent with the applicable Design Guidelines(see discussion below). Goal CD 10:Preserve and enhance The project would be consistent with the existing neighborhood neighborhood character. architectural style and would be compatible to the structures on the Policy CD-10.1:Ensure that new adjacent parcels in that new buildings would be located right behind construction in established the sidewalk. neighborhoods maintains or enhances exiting neighborhood character. The project was reviewed by the Design Review Board and many of the Downtown Design District guidelines have been incorporated in to the project. Goal CD-17:Require commercial and The parking lot is shared by the commercial and residential uses and industrial parking lots to be designed located in the center of the site. Due to the location of the parking lot and sited so as to increase and the site providing the minimum number of parking spaces attractiveness and of the areas in which required, it is not visible from the public-way and the location and size they are located. make it subservient to the structures. The location of the parking lot Policy CD-17.1: Site commercial and allows the buildings to be located at the frontage line which with the industrial parking lots to be subservient pedestrian orientation of the fa�ade contributes to the attractiveness to the structure it serves. of the area. 1 2 Ukiah Airport Master Plan. The subject property is located north and outside of the Airport 3 Compatibility Zone; therefore, the project is not subject to compatibility zone requirements. 4 5 Zoning. The Project site is zoned Community Commercial (C1). The purpose of this zoning 6 district is to provide a broad range of commercial land use opportunities along primary 7 transportation corridors within the City and to encourage the establishment of community wide Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 4 1 commercial servicing land uses. Table 2 below includes the applicable requirements of the 2 zoning ordinance with analysis of the project. 3 Table 2: Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis Use Mixed Use Mixed Residential and Commercial land uses on As required, the applicant has submitted an application one parcel provided they are found to be requesting Planning Commission approval of a Use Permit. compatible. Z.D.Section 9082 Single Room Occupancy A Determination of Appropriate Use was made On August 7, 2012, the Planning Director made the findings for the SRO units allowing the applicant to apply required for a Determination of Appropriate Use allowing the for Planning Commission approval of a Use applicant to submit an application for Planning Commission Permit. approval of a Use Permit(see attachment 8). Z.O.Section 9088 As required,the applicant has submitted an application requesting Planning Commission approval of a Use Permit. Development Standards The zoning ordinance includes development standards for building height,site area,and yard setbacks. Required Yard Setbacks The project has been reviewed for compliance with the In C1 zone there are no rear setbacks required development standards in terms of building height,site area, except where the rear yard of a lot abuts an R1, and yard setbacks.The project has been revised to comply with R2,or R3 zoning district. the required 5-foot rear yard setback required for accessory buildings(see project plan notes on site plan). The site abuts a parcel zoned R1 to the rear (west);therefore,the required minimum setback is 5-feet for accessory buildings. Vehicle Parkins Requirements-Number Reauired Multiple-Family Dwelling.One parking space Based on seven one bedroom apartments,seven parking for one bedroom units. spaces are required for this use. The spaces may be covered or uncovered. Professional Office/Retail.One parking space Based on (478/300=1.60),two parking spaces are required for for each three hundred (300)square feet of this use since the fraction is required to be rounded up. gross leasable floor area. Single Room Occupancy. DZC Section 5.090 Based on five SRO units,three parking spaces are required for Off-street parking shall be provided at a rate of this use since the fraction is required to be rounded up. .50 spaces per unit. Total Required: Based on the above, 12 parking spaces are required for the Project. The site plan includes twelve parking spaces of which five are carports and seven are open parking spaces. Guest Parking:The parking provided may not provide adequate parking for guests. However,the location of the units proximate to downtown in an area served by transit makes it likely that many tenants may not have a vehicle. Staff is not Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 5 Table 2: Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis recommending that additional parking be provided for guests and Planning Commission did not recommend that the Project be revised to include guest parking as part of its preliminary review. However,if the Commission has concerns about adequate parking for guests,the issued should be raised as part of the public hearing for the Project. Reduction of Parkins Due to the mixed-use nature of the Project, Planning Mixed Use:The number of required parking Commission may reduce the number of parking spaces required spaces may be reduced by not more than 35% up to a maximum of four(4) parking spaces. Staff does not for mixed use project when day and night time support a reduction in the total number of parking spaces uses offset parking demand. This reduction required; however,staff does support an exception to the requires a specific finding be made and an configuration of the type of space provided (see discussion agreement between the City and property below). owner. Bike Parking: Required parking may be reduced The Project includes 12 bike parking spaces which exceeds the by one(1)parking space with the installation of number of require bike parking spaces by seven (7). The seven five(5) bicycle parking spaces. additional bike parking spaces would allow the required parking Z.O.Section 9199(8) to be reduced from 12 spaces to 11 spaces. Staff does not support a reduction in the number of parking spaces; however, staff does support an exception to the configuration of the type of space provided (see discussion below). Vehicle Parkins Requirements-Desi�n and Of the 12 parking spaces provided eight are compact spaces Confi�uration meaning they are less than 9 feet wide and 19-feet deep. A Compact Spaces. Up to 30% of the parking maximum of 4 spaces are allowed to be compact which spaces may be compact. requires the parking plan to be revised since it exceeds the Z.O.Section 9192 number of compact spaces allowed by the zoning code and the location of the compact spaces renders them unusable. In order to provide a functional parking lot and usable parking spaces,all carport parking spaces and open end stall parking spaces need to be standard size parking stalls with no obstacles (such as planters)interfering with vehicle movements. A review of the parking plan indicates that this could likely be accomplished with the relocation of the bike parking spaces and the removal of the planter located on a portion of the north side of the parking lot if one additional parking space is allowed to be compact. The relocation of the accessible parking space to a carport or different location in the open parking area may also result in a more functional parking plan. Staff recommends and has included as conditions of approval the revision of the parking plan to allow one additional compact parking space and standard parking spaces for the carports and end stalls. These revisions would not result in the expansion of the parking area shown on the plans, but would rather reconfigure the existing parking area and relocate bike parking. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 6 Table 2: Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis Bicvcle Parkin� One-bedroom and Commercial Space: 10%of Based on the required twelve vehicle parking spaces,two the required vehicle parking. bicycle parking spaces are required. Single-Room Occupancy:0.5 bicycle parking Based on five SROs,three bicycle parking spaces are required. spaces for each SRO unit. DZCSection 5.090(2J(E) Based on the above,the Project requires five bicycle parking spaces. The site plan submitted shows twelve bicycle parking spaces which exceeds the number of bicycle parking spaces required by seven spaces. Landscapin� -Z.O.Section 9087 The Project includes street trees on State Street and Landscaping shall be proportional to the landscaping at the rear of the site, primarily as green space for building elevations. the residents of the Project(see attachment 11). The landscaping includes raised planter beds for the residents of the Project and landscape screening at the rear of the site. The landscaping is appropriate for a higher density, urban infill project. Also See Design Guidelines Below Landscaping plantings shall be of sufficient size, The landscaping plan identifies trees,shrubs,and groundcover; health and intensity so that a viable and mature however,the size of the plantings is not noted. Staff has appearance can be attained in a reasonably included a draft condition of approval that trees be a minimum short amount of time. size of#15 and shrubs by 5 gallon and to provide additional information as to the number to be planter. Also See Design Guidelines Below All landscaping plantings shall be those which The applicant has chosen species that based on experience grow well in Ukiah's Climate without extensive grow well in Ukiah's Climate. The landscape plan was reviewed irrigation. Native species are strongly by the Design Review Board. The landscaping plan being encouraged. reviewed by Planning Commission includes revisions recommended by the Design Review Board. The landscaping plan is required to comply with the State's Water Efficient Landscape Ordinance and the new Cal Green Building Code and this has been included as a condition of approval. Deciduous trees shall constitute the majority of All of the tree species listed on the landscape plan are the trees proposed along the south and west deciduous. Since Building 2 at the front of the site is building exposures, nondeciduous street trees immediately adjacent to the south property line,there is no species shall be restricted to areas that do not room for a tree in this location. inhibit solar access. Parking lots shall have a perimeter planting strip The parking lot has perimeter landscaping with shrubs on a with both trees and shrubs. portion of the north side of the parking lot(north of the row of parking spaces). However, in order to create a functional parking plan,this area of landscaping may need to be removed. Given the small size of the open parking lot and the location in the center of the site,the loss of perimeter landscaping would Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 7 Table 2: Zoning Ordinance and Site Analysis Zoning Ordinance Requirement Staff Analysis not be detrimental to the aesthetics of the parking lot or Project and the Project does include two dogwood trees in the parking lot. Parking lots with twelve(12)or more parking Since fewer than 12 parking spaces are provided in the open stalls shall have defined pedestrian sidewalks or parking lot,these requirements do not apply to the Project. 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. 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 fifty percent(50%)over all paved areas within ten (10)years of planting. Based upon the design of the parking lot,a reduced number of trees may be approved through the discretionary review process. All new developments shall include a The Project includes 2,500 square feet of landscaping which is landscaping coverage of twenty percent(20%) 22.5%landscaping coverage,which is consistent with the of the gross area of the parcel, unless because requirement. More than 50%of the landscaping is live of the small size of a parcel,such coverage plantings. A Draft Condition of approval has been included would be unreasonable.A minimum of fifty that requires that the landscape coverage be shown on the percent(50%)of the landscaped area shall be plans submitted for building permit. dedicated to live plantings. Modifications to the parking area (see discussion above) required to create a function parking lot and usable parking spaces may result in the loss of the landscape planter located on the northern boundary of the parking lot. Based on the size of the planter, it appears that the Project would still comply with the 20%landscaping requirement. 1 2 Sign Ordinance. Site Development Permit applications are required to include sign details. 3 The only signs proposed for this project would be associated with the commercial spaces that 4 front onto North State Street. The applicant has indicated, as shown on the plans, that only 5 window signs are proposed. Based on a street frontage of 73 feet, 109 square feet of sign area 6 would be allowed for this parcel. Prior to installation of any sign, a sign permit would be 7 required and this has been included as a condition of approval. Although the applicant is only 8 proposing window signs, the sign ordinance would also allow wall mounted signs and/or 9 freestanding signs. Staff requests direction from the Commission on the types and location of 10 any future wall and/or freestanding signs for the Project site. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC S 1 2 Design Guidelines. On September 13, 2012, the project was reviewed by the Design Review 3 Board (see attachment 5, minutes). Since the Project is within the boundaries of the Downtown 4 Design District, the Board reviewed the project for consistency with the Downtown Design 5 Guidelines. Table 3 below provides an analysis of the project's consistency with the design 6 guidelines for projects inside of the Downtown Design District. 7 8 Table 3: Design Guidelines for Projects inside the Downtown Design District Consistency Analysis Site Plannin Site Features:Site design is compatible The Project would redevelop a vacant site that was previously with the natural environment, and developed with residential uses that were demolished. The site is incorporates the major existing primarily flat with no natural features. features. Coordination The Project does not share pedestrian or vehicular access with adjacent Facilities are shared and coordinated sites. Due to issues related to access and the previous development with adjacent properties. located on this site,the adjacent property owners have requested that no access be allowed from the Project site to their sites and staff has Setbacks are compatible with character included a condition requiring fencing to be installed to prevent such of adjacent frontages. access. Setbacks are minimized to enhance the pedestrian environment. Two buildings would be located on the frontage line which is the common setback pattern for this portion of State Street.Small commercial spaces would be located on the ground floor of these buildings which would include"living walls"on each of the commercial storefronts and clear glazing for the doors and windows. These features enhance the pedestrian environment. Compatibility: Uses are functionally The proposed mixed use project would include commercial and compatible. residential spaces and the site is designed in such a way that the two uses would be compatible. Specifically the commercial units are on the street level with the residential on the second floor or at the rear of the site. The space for the residential units is separate from the commercial spaces along with the useable outside space for the residential units. The commercial spaces are small and would most likely be used as office space or personal services which would be low intensity in nature and compatible with the residential uses. Parking Lots:Decrease visual The parking area for this project would be located behind the two front prominence and reduce heat island buildings and would not be visible from the street. In addition,five effect. parking spaces are located in carports which shades the vehicles and pavement. eicycle parking close to building entries The plans include twelve bike parking spaces.Should the Planning forsecurity;covered if possible. Commission prefer an alternate location,this could be included as a condition of approval. Visual Appearance:Site and building See Site Development Permit architectural finding below. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 9 Table 3: Design Guidelines for Projects inside the Downtown Design District Consistency Analysis are visually attractive from neighboring properties, traffic and corridors, and public spaces. Walkable and Bikeable Communities: The existing sidewalk along North State street would remain and a The project provides connections for connection from public sidewalk to the project would be provided. ADA walkers and bicyclists to the ramp would be installed as part of the new driveway. The Project surrounding community.Sidewalks includes bike parking and pathways that connect the public sidewalk to provide convenient and safe access. all three buildings. Entrances provide convenient access. The commercial spaces would have direct access from the public sidewalk on State Street. The SROs located above the commercial space would be accessed from a raised sidewalk located along the side of the buildings(adjacent to the entry driveway) Maintenance:Demonstrate The standard condition of approval for landscape maintenance has been consideration of site and building applied to the Project. The project would also be subject to the City's maintenance. Commercial Property Maintenance Ordinance. A management plan is required as part of the SROs. That management plans includes provision for maintenance(See Draft Condition of Approvals). Landsca in Scale and nature of landscape See landscaping discussion above in Table 2. materials is appropriate to the site and structure. Street trees selected from Ukiah Master The street trees are on the Master Street Tree List. Tree List required. Si ns Signs are compatible with architectural The applicant proposed to use window signs as shown on the submitted character of buildings. plans. Sign permits would be required prior to installation of signs. 1 2 Use Permit. In order to approve a Use Permit, the findings included in Zoning Ordinance 3 section 9262(E) are required to be made. The required findings and staffs analysis are included 4 in Table 4 below. Based on the analysis included below, staff recommends approval of the Use 5 Permit. 6 7 Table 4. Use Permit Anal sis Use Permit Findin s Staff Anal sis The proposed land use is consistent Mixed Use Project:The proposed Project is consistent with the General with the provisions of this Title as well Plan as described under General Plan (see above). as the goals and policies of the City With approval of a Use Permit,the Project would be consistent with the General Plan. Zoning Ordnance as described in Table 2 above. Single-Room Occupancy: The proposed project is consistent with the General Plan as described under General Plan above. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 10 Based on the Determination of Appropriate Use and with approval of a Use Permit,the Project would be consistent with the Zoning Ordinance as described in Table 2. The proposed land use is compatible Mixed Use Project:The proposed mixed use project would be located in with surrounding land uses and shall a developed commercial area which includes retail, restaurants,office not be detrimental to the public's medical and other commercial uses that would provide needed services health,safety and general welfare. for the residents of the project. The level of activity would be similar to the existing uses in the neighborhood. Based on this the proposed Project would be compatible with the surrounding uses. The Project will not be detrimental to the public's health,safety and general welfare based on the following: ■ The Project would provide 12 parking spaces that would be used by the residents and commercial customers. It is anticipated that the residents of the project would be away from the site during business hours allowing for parking to be available for the commercial units. Based on the small size of the commercial spaces,any use would be likely to generate little parking demand. The site is located in an area that would allow many people to walk or bike to the site and bike parking is provided for employees/customers. The amount of parking provided is consistent with the parking requirements. ■ A Traffic Study was prepared for the project and reviewed by the Public Works Department.The applicant is required to comply with the recommendations and make the necessary upgrades to the intersection and the existing traffic signal at Norton Street and State Street. ■ The Project has been reviewed by the Fire Marshal, Police Department, Building Official,and Public Works and any review comments from these departments have been included as conditions of approval. ■ The Project is required to comply with all federal,state and local laws. The subject parcel is located between two developed parcels.To the south is Valley Auto and to the north is Head Start.To address concerns raised by the owners of these properties related to pedestrian and/or vehicular access to these sites from the Project site,a draft condition of approval requiring fencing has been applied to the Project. Single-Room Occupancy: As noted above the project would be located in an established commercial neighborhood that includes both existing commercial and residential uses. The proposed Single-Room Occupancy units would be allowed with an approved use permit based on the Determination of Appropriate Use made by the Planning Director(see attachment 8). In order to ensure that the units would be compatible with the surrounding uses,the requirements for SROs adopted with the Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 11 Downtown Zoning Code would be applied to the Project. The proposed SRO units are consistent with the requirements from the DZC. The project will not be detrimental to the public's health,safety and general welfare based on the following: ■ The project would provide a total of 12 parking spaces three of which are required for the SRO use and 12 bike parking spaces,three of which are required for the SRO use. ■ As required a management plan for the SRO units has been submitted with this application and a draft condition of approval has been added requiring revisions to the Management Plan. ■ The project has been reviewed by the Fire Marshal, Police Department, Building Official,and Public Works and any review comments from these departments have been included as conditions of approval. ■ The project is required to comply with all federal,state and local laws. ■ One of the units would be occupied by an on-site manager and this has been included as a condition of approval and will be required to be included as part of the revised Management Plan. ■ The standard condition of approval for construction hours has been applied to the Project. 1 2 3 Site Development Permit. Pursuant to Zoning Ordinance Section 9261(b), a Site 4 Development Permit is required for all new commercial and multi-family construction. Table 5 5 below shows the specific findings that are required before the Site Development Permit can be 6 approved along with staff consistency analysis. Based on the analysis included below, staff 7 recommends approval of the Site Development Permit. 8 9 Table 5: Summa of Pro'ect Consisten with Site Develo ment Permit Findin s Zoning Code Site Development Permit Staff Analysis Findin s The proposal is consistent with the goals, objectives, See"General Plan"above. and policies of the City General Plan. The location,size, and intensity of the proposed project Based on the traffic study(see attachment 4)that was will not create a hazardous or inconvenient vehicular or prepared the existing traffic signal would be required to pedestrian traffic pattern. be upgraded as part of the project. A new driveway would be installed that would line up with Norton Street to provide a four-way intersection. The sidewalk would include a new ADA ramp which would be installed in conjunction with the new driveway.The Project includes pedestrian pathways that connect the public sidewalk to all three buildings. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 12 The accessibility of off-street parking areas and the Off-street parking located at the center of the project relation of parking areas with respect to traffic on would be accessed from a new two-way driveway curb adjacent streets will not create a hazardous or cut from North State Street.The new driveway would inconvenient condition to adjacent orsurrounding uses. line up with the existing intersection with Norton Street (as required by the Traffic Study)and would be located between the two front buildings. The project including the relocation of the driveway was reviewed by the Public Works Department and it was determined that with the inclusion of the recommendations included in the traffic study the project would not create a hazardous conditions. Sufficient landscaped areas have been reserved for The buildings are located at the frontage line of North purposes of separating or screening the proposed State Street which is the preferred building location for structure(s)from the street and adjoining building sites, urban scale, pedestrian oriented development. This and breaking up and screening large expanses of paved location provides no ability for landscape screening. areas. However,the fa�ade of these building includes a "living wall"which introduces°green space"at the front of the site. The Project includes two street trees as required. The open parking area is small and located in the center of the site,eliminating the need for screening. However,the parking plan does include the planting of dogwood trees. The majority of the landscaping provided is functional landscaping intended to provide the residents with usable outdoor space and screen/separate the Project from the residential property to the rear(west).The landscaping provided is consistent with that of a higher density, urban-scale, mixed-use project. A final landscaping plan is required at the time of building permit(see draft conditions of approval). The proposed development will not restrict or cut out The project complies with the C1 height and setback light and air on the property, or on the property in the requirements which are intended to ensure that there neighborhood;nor will it hinder the development or use is adequate light,air,and separation of buildings. of buildings in the neighborhood, or impair the value The Project would not hinder the development or use thereof. buildings or impair the value since the Project is appropriately designed as required by C1 zone development standards and applicable design guidelines,was reviewed by the Design Review Board and requires Planning Commission approval. These requirements and this process is intended to ensure a quality project that would not impair the value to properties or development. The improvement of any commercial or industrial The project site is adjacent to residential uses to the structure will not have a substantial detrimental impact rear. The Project would result in the redevelopment of on the character or value of an adjacent residential a parcel that was previously developed with residential zoning district. uses. The location of the improvements and the quality of the design of the Project would ensure that there would not be a substantial detriment to the adjacent Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 13 residential zone. The proposed development will not excessively damage N/A or destroy natural features, including trees,shrubs, The site does not include any natural features and is creeks, and the natural grade of the site. relatively flat so only minimal grading would be required. There is sufficient variety, creativity, and articulation to The Project includes different building designs for the the architecture and design of the structure(sJ and front and rear building. The rear building includes shed grounds to avoid monotony and/or a box-like style roofs, balconies, mix of materials,and windows uninteresting external appearance. and doors that provide variety,architectural interest, and break-up the fa�ade and elevations of the buildings. The front buildings have a more commercial appearance with a flat roof,vertically oriented windows fronting the street,and mix of colors,window and door locations,and covered walkway that break-up the simple design of the building itself and create an architecturally interesting design. 1 2 3■ PUBLIC NOTICE 4 5 A notice of public hearing was provided in the following manner: 6 7 ■ posted in three places on the project site on November 30, 2012; 8 ■ mailed to property owners within 300 feet of the project site on November 30, 2012 9 ■ published in the Ukiah Daily Journal on December 2, 2012; 10 11 As of the writing of this staff report, staff has received two written correspondence as a result of 12 the public notice (see attachment 9). The letters expressed concerns regarding parking and 13 access to adjacent parcels to the north and south. In order to address these concerns and 14 provide a separation between the Project and the adjacent parcels, staff has included a draft 15 condition of approval that the Project included the installation of fencing in these areas to 16 prevent access. Staff requests Planning Commission provide direction on the design and 17 materials for the fencing. 18 19 ENVIRONMENTAL REVIEW 20 21 The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines 22 Section 15332 Class 32, In-Fill Development Projects based on the following. 23 24 1. The project is consistent with the Commercial general plan designation and all applicable 25 general plan policies as well as with the Community Commercial zoning designation and 26 regulations based on the analysis included in the staff report. 27 28 2. The project is located within city limits; the parcel size is 11,908 square feet; and the Project 29 site is surrounded by urban uses. Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 14 1 2 3. The site was previously developed with a building and associated parking and driveways. 3 The previous site development was demolished, leaving the pavement from the driveway 4 and parking area. The remainder of the site is covered in weeds and grasses. The lot has 5 no value as habitat for endangered, rare or threatened species. The site contains no trees, 6 water courses, or habitat and is located in an area developed with urban uses. 7 8 4. Approval of this project would not result in any significant effects in relations to traffic, 9 noise, air quality or water quality based on the following: 10 11 A. A Traffic Study was prepared for the Project submitted with the application and 12 reviewed by Public Works and the applicant is required to comply with the 13 recommendations of the July 12, 2012 study. 14 15 B. A condition of approval has been applied to the Project limiting the hours of construction 16 and the Project is required to comply with the City's Noise Ordinance. In addition, noise 17 impacts are not typically associated with the type and size of uses included in the 18 Project. 19 20 C. The Project was referred to the Mendocino County Air Quality Management District and 21 no comments were received; and 22 23 D. The Project was referred to the Public Works Department and based on that review and 24 Condition of Approval has been added to the project that prior to construction a final 25 grading plan and drainage plan, and an erosion and sediment control plan prepared by 26 a Civil Engineer shall be required to be submitted for review and approval by the Public 27 Works Department. 28 29 5. Based on review of the project by Public Works, the Electric Department, Police Department 30 and Fire Marshal, the site can be adequately served by the required utilities and public 31 services. 32 33 DECISION TIMELINE 34 35 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The 36 PSA requires that a decision be made on the project within 60 days of the application being 37 deemed complete. This application was submitted to the Planning and Community Development 38 Department on August 10, 2012 and was deemed complete on November 25, 2012. As such, a 39 decision must be made on the project no later than January 24, 2013. The applicant may 40 request a onetime extension of the decision timeline. The next regularly scheduled Planning 41 Commission meeting is January 9, 2013. 42 43 44 45 46 47 Attachments 48 Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 15 1 1. Draft Use Permit and Site Development Permit Findings 2 2. Draft Use Permit and Site Development Permit Conditions of Approval 3 3. Project Description and Management Plan 4 4. Traffic Study dated July 11, 2012 5 5. Planning Commission Minutes Excerpt May 23, 2012 6 6. Design Review Board Minutes September 13, 2012 7 7. Downtown Zoning Code Requirements for SROs 8 8. Determination of Appropriate Use August 7, 2012 9 9. Public Correspondence 10 10. Location Map 11 11. Project Plans 12 13 14 15 16 17 18 19 20 21 Haskins Mixed Use Development 528 North State Street,APN 002-146-11 Use Permit and Site Development Permit File#:12-13-UP-SDP-VAR-PC 16 1 ATTACHMENT 1 2 3 4 DRAFT FINDINGS FOR APPROVAL OF A 5 MIXED USE PROJECT AND SINGLE-ROOM OCCUPANCY UNITS 6 528 NORTH STATE STREET, APN 002-146-11 7 FILE NO: 12-13-UP-SDP-VAR-PC 8 9 The following findings are supported by and based on information contained in this staff 10 report, the application materials and documentation, and the public record. 11 12 1. The proposed Project, as conditioned, is consistent with the goals and policies of the 13 General Plan as described in the staff report and Table 1. 14 15 2. With the granting of the Use Permit to allow mixed residential and commercial land 16 uses on one parcel the project is consistent with the Zoning Ordinance as described 17 in Table 2 of the staff report. 18 19 3. The location, size, and intensity of the proposed project will not create a hazardous 20 or inconvenient vehicular or pedestrian traffic pattern based on the analysis included 21 in Table 4 of the staff report, including the following: 22 23 A. Based on the traffic study that was prepared the existing traffic signal would be 24 required to be upgraded as part of the project. 25 B. A new driveway would be installed that would line up the existing intersection and 26 allow for a more uniform intersection. 27 C. New ADA ramp would be installed as part of the new driveway. 28 D. Pedestrian pathway would connect the public sidewalk to all three buildings. 29 30 4. The accessibility of off-street parking areas and the relation of parking areas with 31 respect to traffic on adjacent streets will not create a hazardous or inconvenient 32 condition to adjacent or surrounding uses based on the following: 33 34 A. Off-street parking located at the center of the project would be accessed from a 35 new driveway curbcut off of North State Street. The cars would enter and exit the 36 site from the one driveway. The new driveway would line up with the existing 37 intersection and would be located between the two front buildings. 38 B. The project including the relocation of the driveway was reviewed by the Public 39 Works Department and it was determined with the recommended upgrades 40 noted in the traffic study that the project would not create a hazardous conditions. 41 42 5. Sufficient landscaped areas have been reserved for purposes of separating or 43 screening the proposed structure(s) from the street and adjoining building sites, and 44 breaking up and screening large expanses of paved areas. 45 Haskins Mixed Use 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 1 1 A. The buildings are located at the frontage line of North State Street which is the 2 preferred building location for urban scale, pedestrian oriented development. 3 This location provides no ability for landscape screening. However, the fa�ade 4 of these building includes a "living wall" which introduces" green space" at the 5 front of the site. The Project includes two street trees as required. The open 6 parking area is small and located in the center of the site, eliminating the need 7 for screening. However, the parking plan does include the planting of dogwood 8 trees. The majority of the landscaping provided is functional landscaping 9 intended to provide the residents with usable outdoor space and 10 screen/separate the Project from the residential property to the rear (west). The 11 landscaping provided is consistent with that of a higher density, urban-scale, 12 mixed-use project. 13 B. A final landscaping plan is required at the time of building permit (see draft 14 conditions of approval). 15 16 17 6. The project complies with the C1 height and setback requirements, with the 18 exception of the rear setbacks for the proposed detached storage units. Zoning 19 Code standards are developed in order to ensure adequate light and air and 20 separation of uses. The project would not cut out light or air or hinder the 21 development or use of building in the neighborhood based on the following: 22 23 A. The surrounding properties are already developed. The proposed building would 24 be in a location that would maintain separation between the new building and the 25 existing development on adjacent properties. 26 B. The project is appropriately designed as required by C1 zone development 27 standards. The project received preliminary review by the Planning Commission 28 and requires formal project approval by the Planning Commission. This process 29 ensures a quality project that would not impair the value to properties or 30 development. 31 32 7. The Mixed Use Project will not be detrimental to the public's health , safety and 33 general welfare based on the following: 34 35 A. The Project would provide 12 parking spaces that would be used by the residents 36 and the commercial customers. It is anticipated that the residents of the project 37 would be away from the site during business hours allowing for parking 38 availability for the commercial units. Based on the small size of the commercial 39 spaces, any use would be likely to generate little parking demand. The site is 40 located in an area that would allow many people to walk or bike to the site and 41 bike parking is provided for employees/customers. The amount of parking 42 provided is consistent with the parking requirements. 43 B. A Traffic Study was prepared for the project and reviewed by the Public Works 44 Department. The applicant is required to comply with the recommendations and Haskins Mixed Use 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 2 1 make the necessary upgrades to the intersection and the existing traffic signal at 2 Norton Street and State Street. 3 C. The Project has been reviewed by the Fire Marshal, Police Department, Building 4 Official, and Public Works and any review comments from these departments 5 have been included as conditions of approval. 6 D. The Project is required to comply with all federal, state and local laws. 7 8 8. The SRO component of the project will not be detrimental to the public's health , 9 safety and general welfare based on the following: 10 11 A. The project would provide a total of 12 parking spaces; three of which are 12 required for the SRO use. The Project would have 12 bike parking spaces; three 13 of which are required for the SRO use. 14 B. As required, a management plan for the SRO units has been submitted with this 15 application and a condition of approval has been included requiring additional 16 information and requirements as part of the Management Plan. 17 C. One of the units would be occupied by an on-site manager and this would be 18 required to be included as part of the revised Management Plan. 19 D. The project has been reviewed by the Fire Marshal, Police Department, Building 20 Official, and Public Works and any review comments from these departments 21 have been included as conditions of approval. 22 E. The project is required to comply with all federal, state and local laws. 23 F. The standard condition of approval for construction hours has been applied to the 24 Project. 25 26 9. The proposed Project is exempt from the provisions of the California Environmental 27 Quality Act (CEQA) pursuant to Section 15332 Class 32, In-Fill Development 28 Projects based on the following: 29 30 A. The project is consistent with the Commercial general plan designation and all 31 applicable general plan policies as well as with the Community Commercial 32 zoning designation and regulations based on the analysis included in the staff 33 report. 34 B. The project is located within city limits; the parcel size is 11,908 square feet; and 35 the Project site is surrounded by urban uses. 36 C. The site was previously developed with a building and associated parking and 37 driveways. The previous site development was demolished, leaving the 38 pavement from the driveway and parking area. The remainder of the site is 39 covered in weeds and grasses. The lot has no value as habitat for endangered, 40 rare or threatened species. The site contains no trees, water courses, or habitat 41 and is located in an area developed with urban uses. 42 D. Approval of this project would not result in any significant effects in relations to 43 traffic, noise, air quality or water quality based on the following: 44 Haskins Mixed Use 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 3 1 ■ A Traffic Study was prepared for the Project submitted with the application 2 and reviewed by Public Works and the applicant is required to comply with 3 the recommendations of the July 12, 2012 study. 4 5 ■ A condition of approval has been applied to the Project limiting the hours of 6 construction and the Project is required to comply with the City's Noise 7 Ordinance. In addition, noise impacts are not typically associated with the 8 type and size of uses included in the Project. 9 10 ■ The Project was referred to the Mendocino County Air Quality Management 11 District and no comments were received; and 12 13 ■ The Project was referred to the Public Works Department and based on that 14 review and Condition of Approval has been added to the project that prior to 15 construction a final grading plan and drainage plan, and an erosion and 16 sediment control plan prepared by a Civil Engineer shall be required to be 17 submitted for review and approval by the Public Works Department. 18 E. Based on review of the project by Public Works, the Electric Department, Police 19 Department and Fire Marshal, the site can be adequately served by the required 20 utilities and public services. 21 22 10. Twelve parking spaces are provided for this project which is adequate based on 23 the following: 24 25 A. Parking complies with the requirements of the zoning ordinance in terms of 26 number of parking spaces provided. 27 B. The commercial spaces for this project would be small and a low intensity 28 use therefore parking is adequate. 29 C. The project is located close to transit corridor and within a walkable 30 neighborhood. 31 D. Bicycle parking is provided 32 E. Based on the small size of the units tenants would probably only have one 33 vehicle. 34 35 11. Notice of the proposed project was provided in the following manner as required by 36 the Zoning Ordinance: 37 38 A. posted in three places on the project site on November 30, 2012; 39 B. mailed to property owners within 300 feet of the project site on November 30, 40 2012; and 41 C. published in the Ukiah Daily Journal on December 2, 2012. 42 43 Haskins Mixed Use 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 4 1 ATTACHMENT 2 2 3 4 DRAFT USE PERMIT AND SITE DEVELOPMENT PERMIT 5 CONDITIONS OF APPROVAL FOR A 6 MIXED USE PROJECT THAT INCLUDES SINGLE-ROOM OCCUPANCY UNITS 7 528 NORTH STATE STREET, APN 002-146-11 8 FILE NO: 12-13-UP-SDP-VAR-PC 9 10 1. Approval is granted to allow construction of a new mixed use project and associated site 11 improvements as shown on the plans date stamped October 26, 2012 and as described 12 in the project description submitted to the Planning and Community Development 13 Department and date stamped August 8, 2012 14 15 2. In order to make the parking area more functional, a maximum of five (5) of the required 16 twelve (12) parking spaces may be compact. Where feasible, the width and length of 17 these spaces shall be more than 8-feet wide and 16-feet deep. 18 19 3. The parking plan for the Project shall be revised to comply with the following and is 20 subject to staff review and approval: 21 22 A. All carport parking spaces shall be standard spaces (9-feet wide by 19-feet deep) 23 B. All open parking end stalls shall be standard spaces (9-feet wide by 19-feet 24 deep) 25 C. Compact spaces are any spaces that do not comply with the dimensions for 26 standard spaces and are a minimum of 8-feet wide by 16-feet deep. 27 D. The required accessible parking stall may be located in the open parking area or 28 in the carports. 29 E. The bike parking spaces and the planter areas may be relocated. 30 31 4. The landscaping plan shall be revised to reflect any changes that result from the 32 modifications to the parking plan. The revised landscaping plan is subject to staff review 33 and approval and shall be in substantial conformance with the landscaping plan 34 approved by Planning Commission and shall include the following: 35 36 A. Trees a minimum size of#15. 37 B. Shrubs a minimum size of 5 gallons. 38 C. Irrigation plan. 39 D. Demonstration of compliance with zoning ordinance landscaping requirements. 40 41 5. The Management Plan for the Project shall be revised to include, but is not limited to, the 42 following items and is subject to staff review and approval: 43 44 A. Indicate that the Project includes an onsite manager. The manager may occupy 45 an SRO unit or one-bedroom unit. Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 1 1 B. Identify the responsibilities of the onsite manager, such as daily operations of the 2 facility, enforcement of lease and management plan requirements, etc. 3 C. Assignment of vehicle and bike parking, storage lockers, and trash receptacles. 4 D. Identification of maintenance and safety procedures for the Project, such as 5 frequency and timing of maintenance, party(s) responsible for maintenance and 6 security. 7 E. Trash collection responsibilities, frequency, and type (toters, bins, dumpsters, s etc.). 9 F. Use of the indoor and outdoor common area and laundry facilities. 10 G. Maintenance of Project facilities (landscaping, common area, laundry, refuse 11 areas, parking areas, etc.). 12 H. Use of private outdoor spaces (balconies, decks, etc.) and how they will be kept 13 clean and not used for storage. 14 15 6. In order to separate the Project from the adjacent properties to the north and south and 16 to restrict vehicular and/or pedestrian access to these sites, fencing shall be installed 17 that prevents access to these sites from the parking area and a fencing plan shall be 18 provided. Fencing shall comply with zoning ordinance requirements for location and 19 height. 20 21 7. Plans submitted for building permit shall include the following and are subject to staff 22 review and approval: 23 24 A. Revised parking plan required by condition of approval #3. 25 B. Revised landscaping plan as required by condition of approval #4. 26 C. Final lighting plan that demonstrates compliance with Ukiah City Code 27 requirements for on-site lighting and is International Dark Sky Association 28 approved or equivalent. 29 D. Landscaping and irrigation plans that demonstrate compliance with the State's 30 Water Efficiency Ordinance and California Green Building Code Requirements. 31 E. Revised Management Plan required by condition #5. 32 F. Details and manufactures specifications for bike racks. Inverted "U" style racks 33 are preferred. 34 G. Details that include materials and design of proposed raised garden beds and 35 outside seating, and trellis. 36 H. Fencing plan required by condition #6 that includes the location, height, design, 37 and materials for the fencing. 38 39 8. The Project shall include a resident onsite manager who shall reside in either a one- 40 bedroom or SRO unit. 41 42 9. All signs shall be designed to be compatible with the architecture style of the buildings. 43 Signs require application for and approval of a Sign Permit from the Planning and 44 Community Development Department. 45 46 10. Construction hours 7:00 a.m. to 5:00 p.m. Monday through Friday. Saturday 9:00 a.m. 47 to 4:00 p.m. Construction is prohibited on Sundays and holidays recognized by the City Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 2 1 of Ukiah. Interior construction is exempt from these hours provided that construction 2 noise is not audible at the project property lines. 3 4 11. On plans submitted for building permit these conditions of approval shall be included as 5 notes on the first sheet. 6 7 From the Public Works Department: 8 9 12. Prior to construction of site improvements, a final grading and drainage plan, and an 10 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for 11 review and approval by the Department of Public Works. All sidewalk and ramps shall 12 meet ADA requirements A final drainage report shall be provided to support the design 13 of the proposed drainage system. 14 15 13. Traffic signals and related improvements at the intersection of Norton Street and North 16 State Street shall be constructed in accordance with the recommendations of the traffic 17 study by W-Trans dated July 11, 2012, and pursuant to traffic signal plans approved by 18 the Department of Public Works, including all work as necessary to restore signal 19 operation to the satisfaction of the City Engineer. At the time of traffic signal plan 20 preparation the final design shall be coordinated with the Public Works Department to 21 ensure compatibility with the future downtown plan. 22 23 14. Any existing curb, gutter and sidewalk in disrepair that is adjacent to the subject property 24 shall be repaired. All work shall be done in conformance with the City of Ukiah Standard 25 Drawings 101 and 102 or as directed by the City Engineer. 26 27 15. Each structure shall be separately connected to the sewer main, unless this requirement 28 is waived by the City Engineer. Existing sewer laterals planned to be utilized as part of 29 this project shall be cleaned and tested in accordance with City of Ukiah Ordinance No. 30 1105 and replaced if required. If an existing lateral is to be abandoned, it shall be 31 abandoned at the main to the satisfaction of the Public Works Department. 32 33 16. Site run-off over the public sidewalk should be avoided. Under-sidewalk drains 34 (Standard Drawing 410) may be used where necessary. 35 36 17. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets 37 within paved areas. 38 39 18. All work within the public right-of-way shall be performed by a licensed and properly 40 insured contractor. The contractor shall obtain an encroachment permit for work within 41 this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% 42 of estimated construction costs. 43 44 19. Public sidewalk improvements outside of the street right-of-way will require a sidewalk 45 easement dedicated to the City. 46 Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 3 1 20. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and 2 tested in accordance with City of Ukiah Ordinance No. 1105, and repaired or replaced if 3 required. If an existing lateral is to be abandoned, it shall be abandoned at the main to 4 the satisfaction of the Public Works Department. 5 6 21. Any net increase in plumbing drainage fixture units will require payment of sewer 7 connection fees at the time of building permit issuance. 8 9 22. If required, there is a cost for City crews to construct new water main taps for water 10 services. 11 12 23. Capital improvement fees for water services are based on the water meter size. A fee 13 schedule for water meter sizes is available upon request. 14 15 24. All irrigation and fire services shall have approved backflow devices. 16 17 From the Building Official 18 19 25. Fire Sprinklers and monitored alarm systems are required for the residential and 20 commercial occupancies. 21 22 26. The project must comply with the requirements of the California Green Building 23 Standards Code. 24 25 27. The project must comply with the accessibility requirements contained in Chapter 11 and 26 11 B of the 2010 California Building Code (both residential and commercial occupancies). 27 28 28. Structure less than ten feet from the property line are required to have a fire wall parallel 29 to the property line and may require a parapet. 30 31 29. Detectable warning stripes are required at each end of the accessible route where it 32 enters the parking lot. 33 34 From the Fire Marshall 35 36 30. Comments such as location of street numbers, door& exit signs, fire extinguishers, fire 37 lanes & no parking areas, electrical shut off access, secure lock box, fire alarms, smoke 38 detectors and other routine requirements will be annotated when construction plans are 39 reviewed for a permit. Locations shown are for concept only. Actual locations will be field 40 identified by the Fire Prevention Bureau. 41 42 31. If there is any hot work, cutting, or use of torches or heating devices, the following code 43 sections will be adhered too, in their entirety: Hot work is defined as: Operations 44 including cutting, welding, Thermite welding, brazing, soldering, grinding, thermal 45 spraying, thawing pipe, installation of torch-applied roof systems or any other similar 46 activity. (CFC 2602.1) If any of these or similar operations will be conducted, Section Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 4 1 2604 FIRE SAFETY REQUIREMENTS shall be followed, including hot work permits, 2 inspections, and fire watches. 3 4 32. Additional fire protection svstems. (CFC 901.4.3) In occupancies of a hazardous nature, 5 where special hazards exist in addition to the normal hazards of the occupancy, or 6 where the fire code official determines that access for fire apparatus is unduly difficult, 7 the fire code official shall have the authority to require additional safeguards. Such 8 safeguards include, but shall not be limited to, the following: automatic fire detection 9 systems, fire alarm systems, automatic fire-extinguishing systems, standpipe systems, 10 or portable or fixed extinguishers. Sprinklers throughout all of these buildings will be 11 required as well as a standpipe system within the western parking area. 12 13 33. Emergency access key security boxes are required in buildings with fire sprinkler or fire 14 alarm systems. (CFC 506.1) 15 16 Standard Conditions 17 18 34. Business operations shall not commence until all permits required for the approved use, 19 including but not limited to business license, tenant improvement building permit, have 20 been applied for and issued/finaled. 21 22 35. No permit or entitlement shall be deemed effective unless and until all fees and 23 charges applicable to this application and these conditions of approval have been paid in 24 full. 25 26 36. The property owner shall obtain and maintain any permit or approval required by law, 27 regulation, specification or ordinance of the City of Ukiah and other Local, State, or 28 Federal agencies as applicable. All construction shall comply with all fire, building, 29 electric, plumbing, occupancy, and structural laws, regulations, and ordinances in effect 3o at the time the Building Permit is approved and issued. 31 32 37. A copy of all conditions of this Use Permit shall be provided to and be binding upon any 33 future purchaser, tenant, or other party of interest. 34 35 38. All conditions of approval that do not contain specific completion periods shall be 36 completed prior to building permit final. 37 38 39. This Use Permit and Site Development Permit may be revoked through the City's 39 revocation process if the approved project related to this Permit is not being conducted 40 in compliance with these stipulations and conditions of approval; or if the project is not 41 established within two years of the effective date of this approval; or if the established 42 use for which the permit was granted has ceased or has been suspended for 24 43 consecutive months. 44 45 40. Except as otherwise specifically noted, the Use Permit and Site Development Permit 46 shall be granted only for the specific purposes stated in the action approving the Site Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 5 1 Development Permit and shall not be construed as eliminating or modifying any building, 2 use, or zone requirements except to such specific purposes. 3 4 41. All required landscaping shall be properly maintained to insure the long-term health and 5 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to 6 the following: 7 8 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate 9 according to the season, i. e., more water in summer, less in the winter. 10 B. Additional watering shall occur during long periods of severe heat and drying winds, 11 and reduced watering shall be used during extended periods of cool rainy weather. 12 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic 13 fertilizer according to the recommendations of a landscaping professional. 14 D. Weed killers shall not be used on or near trees. 15 E. The tree ties and stakes shall be checked every six months to ensure they do not 16 constrict the trunks and damage the trees. 17 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not 18 damage the trunk of the tree and its overall growth. 19 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including 20 vandalism, shall be replaced with the same or similar tree species, or an alternative 21 species approved by the department of Planning and Community Development. 22 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All 23 pruning shall follow standard industry methods and techniques to ensure the health 24 and vitality of the tree. 25 26 Failure to comply with the requirements listed above could result in revocation of the Use 27 Permit/Site Development Permit. 28 29 42. The project shall comply with the following requirements to reduce air quality impacts 3o related to project construction: 31 32 A. All grading shall comply with Mendocino County Air Quality Management District 33 Rule 1-430, Fugitive Dust Emissions. 34 B. All activities involving site preparation, excavation, filling, grading, road construction, 35 and building construction institute a practice of routinely watering exposed soil to 36 control dust, particularly during windy days. 37 C. All inactive soil piles on the project site shall be completely covered at all times to 38 control fugitive dust. 39 D. All activities involving site preparation, excavation, filling, grading, and actual 40 construction shall include a program of washing off trucks leaving the construction 41 site to control the transport of mud and dust onto public streets. 42 E. Low emission mobile construction equipment, such as tractors, scrapers, and 43 bulldozers shall be used for earth moving operations. 44 F. All earth moving and grading activities shall be suspended if wind speeds (as 45 instantaneous gusts) exceed 25 miles per hour. 46 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, 47 poorly covered truck loads, or other construction activities shall be cleaned each day Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 6 1 prior to the end of construction activities using methods approved by the Director of 2 Public Works/City Engineer. 3 4 43. This approval is contingent upon agreement of the applicant and property owner and 5 their agents, successors and heirs to defend, indemnify, release and hold harmless the 6 City, its agents, officers, attorneys, employees, boards and commissions from any claim, 7 action or proceeding brought against any of the foregoing individuals or entities, the 8 purpose of which is to attack, set aside, void or annul the approval of this application. 9 This indemnification shall include, but not be limited to, damages, costs, expenses, 10 attorney fees or expert witness fees that may be asserted by any person or entity, 11 including the applicant, arising out of or in connection with the City's action on this 12 application, whether or not there is concurrent passive or active negligence on the part 13 of the City. If, for any reason any portion of this indemnification agreement is held to be 14 void or unenforceable by a court of competent jurisdiction, the remainder of the 15 agreement shall remain in full force and effect. 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Haskins Mixed Use Project Conditions of Approval 528 North State Street,APN 002-146-11 File No.12-13-UP-SDP-VAR-PC 7 •.:b � . '��m.A. i`r'!- � 3�� " �"' �. � � ' . �;:., ... _ti.s , e!'�� . . . _____ .,� , i�,.. .-_:-_, . ����i ,.. ,./� �..� �' �.� . �� . � . � �,.��!7j°�l:!J°� "` 1��3'7i?3ild�` L3v•;'°I��i71ti"7i: 1��.1 f=F-�l�����I�T�� ��3�E� �J�� ���EL�t 1�E�!�PR�P�S,�L ?'K�fJ;E�'T L��P�'!�'J��: 52� !�ls�s�� St�t��f�-��t '.,�kiu�, �.� APN fl�92-7 4�-� , � �I^ i.OT SI�E; T 7,��8 SF : _, t������ Z�i�lIN�: �omrnereial C ��� � BUILDIN� 13E[NSITY: 11,9�8 �F�15�C3 = 7.94 or 7 Units �`���' � �PR�JECT��S�R�PT1�}@!: , ilUe are prs��osing a m3���i-us�de��lc�pment with t}3�foe�as o�r tJki�h's need f�r srn�I l, affc�rdabl�resi�Ier�tial u�its ar� the p�r�e1, �uhach i� 11,9�8 S� in area.i'he projec�cc�s�sists c�� one tw�-sfir�ry ap�rtment la�ail�ing v�rith s�v�n c�ne-bedroQm ur�its an the back pflrtic�r� of the � lat, orte�in�Ie Roam flccu��ncy(SR�)�aa�it, and a 200 SF camman space.The front por�ior� � ` •�I ` _ �.. � •ga.'_.. �.. - ..�.r .�.y ��. 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Gommercial recrea�ion-indoo� � N!!UP NlIUP Gommunity garden,piayground,plaza,square A A '.A Secfion 5.03Q Gonference,converrtion,euhibifion facilifij ' . MAUP MFlUP MAUP . �ifiess,health faciliiy Nl(UP M[UP. MIUF Library,museum - A(3} A(3) � i4(3} Schoc�l'-c�lleg�,high.schooi NiAUP MAUP MAUP �5chool=elementary>middle .:,r�. : ;. _. �-. : A�3� , ti. .- .<:;MAUP . -;.:�:: . ..M/kUP -:r.:.:: .: ...r. _ .. _ ... .. . . .. _ School-specialized educaiion and training MlUP(5) MIUP(5) NIIUP(�) ' . - �'� Social fiall,lodge . MIUP A(3} ,�{3). Sfudio-arE,dance,martial ads,music A(3� A{3} A(3} ---- -- -- --_ _._ . 7heafer-movie,liye pertosmance _ q(3) ��3} , l����1C�1+�`a{�)' - _ Bed-and 6reakFast-5 rooms or fev�ier q q °-:.t�. ; Bed and breakfasf-more Yhan 5 rooms MAUP MAUP MP,UP _ _, . _, Hofel,mofel-5 rooins ar fewer 'A. A A � Notel,rnoiel-more than S roorns MAUP -MAUP MAUP � ���s��tdx1,4L�2� _ �uvaliir�g-�and�minium A A _ ' . Dvuelling-duplex A q _ Duvelling,muliipie household A A - . Dwelling,second unifi AC{7} AC(7� 5eciior�ASp Dweiling,smgie household_ . .. ,..:... . A q - -��we�in�;''smgle�oGr�oc,�upaiic����:i���{� A(9} A(9} A(9):' Section 5.090 ,;r; - . . . Ffome occupanon� � �� � �n ��� ` AC(9){6) AC{1){6) ACf1)(6} Seciion 5.040 Nomeless facility-large{r�ore than 12 perons) MAUP{2) - `-. UCC§9179 Homeless facilify-smali(iewer fhan 12 persons} M,�UF(2} - �i�elwor�€�it � � :� . Residential in m�ed-use building A(9) A(9} A(�) Sacfion b.D70 1. A business license may be required.Confact ttie City of Ukiah Administrative Office to determine if a business license is required. 2: Sife Developmenf Permft may be.requirc:d(see Secuan 12:Administration and Procedures). 3. A Minor Use PermR is required to ettcr3tl 5,Od0 gross square feef of floor area or 100 lineal feet on the ground floor(sfreet tevel�fran4ge when a Storeironi fronfage type is required 6y Figur�9:Special Designations Map. � ' Q. A Major Use Permit is required to exceed 15,OOD grass square feet of floor area on the ground 8oar(stree�ievei). ' 5. R Majpr Use Permit is required tn exceed 5;CI00 gross square feef or 100 Iineal feet on tha gmund floor(street levei). 6. plioweq aacessory fo a residential use. . ! 7. Altowed accessoty to a single-famity residence. u ' 8. Ailowed accessory fa an allowed or permitted restaurant use. 9. Allowed'on floors a6ove the graund 11oor or 6ehind a ground fioor use.A NTajar Use Pertnftis required to ailow on 9he streaE fruntage of the ground floor. 'I D. Allowed accessory io a principat building and subject io fhe requiremenis or'Table 7:Sfandards forAccessory Buildings. ' 'I9. Alto�,ved accessory io a pnncipal usa and consisfeni uuifh fhe requiremenfs oF Ta61e 9:Devel6pmerii Standards forAll Land Uses: Ctry Cauncil Dr�ft 44062011 - +�� . , .. _ �����'s���'��� �,������� (r�����.? �� _ - - � �,�$��T� �, ��"��s'���`�� �'�3?��������:. ��,� �� ,�; -- ---�-�=._"_ __ __--�—'��� ._�._ ..�_.�_u_ .__..�.___ - �=---_— -- - — �� �9���9� 3���������I��Y��T����i����t����������� ���p����, Jo �i��o.�h�.t�t��i�nur��i������e�s�nd ��ii:half be���>�n��a�dr�d�f�,�{7�0)�quare f�ofi. d�e S�abd��9���r�a Thes�regul��i��s�3�n�t all�w the divi�ion of proper�y�apon which a second r��ii��s loc��ed uniess a!f r�quir��n�nts ofth�ap�fic�ble��ni�g distrcc�,ar�d ar�y othe�req�irernents of#�is �ode, �r�r�e�. - � �,e�cs����ra�plia���, Tl��sec�n�!�ni#sit�ll rne�t�(I��plira�l���il�ing�nd�ir�Codes and shall hatir� � �I�ctri�L v�a#er,antl sevv�r sen�ic�:pro�id�d through the Ci�O with#he type o�rret�r arra�gem�nt_��#h� p�e�pe�y owr��'�optio�, V�at�r, �eb�er,�nd etec#rical senrices shal!b�a�laila�le prior to the is�u�nce__ ofi a buiiding permit fer a second unit. ; q�LL� �'St . 4' x.� r�.t�,:c.�' {.. �1�.j�J�4,.+i"YyKS "`v�Fl�+ft A�T�It(Tj� .. : :�. ' �.��. " �.�� . ����'Q9�OY;n�y.��ri�1�';�bprr�i����a��`�.���re��si�gle ronm occupancy(SRO}facility sFtall'comply with the re� , q�airements of this Secfiion where aliawed by Table 3:Allawed llses and Permii Ftequir�mer�ts. � --_ .. � �Pa�rpo�����°The•pr.ovrsi��s:of thrs Sectia�ar�infended ta pr��rid�.appo�t�n�tte�f�e,�he,deueio.p�en�ar.,�- , .....: �......:. .�: : _ _: ... . : ... .:: :. ....r... permanenf;�ffbrc�abie'ti�i.��ii�g:��r����1l�ti����tic�ids°�n�fo�pe�ple r�it��p��i�����d�.ir���r��e��t��t���� .t� � ; .,.-.. tra�asifi and��rvic�s,�nd t€�esg�blish st�ndards��r th�se ur�its. ° � � �,�as�,����o.��_�f������e _ ° �, �.��,�, aedn..naa..... �. �s�ag�e R��r��c��pan�qp�ac6�i�i�� a) ��a��Aij�, A��3��?facili#y is not reqsaired to meet th�de�sity standar�s of the Ge�►era!Fla�a. _ . b� �������P��e F��a�sq�a�e fe�t pe�liv�ng ur�it sh�ll be pro�dded,r��h��lea�f 200 sqts�re ' fpet ir�atea ofi in�eri��com��n sp�ce,e�cluding jar�Btori�!�a�ilities a:��cc�r�mon halluvays. : �� ����d�f���irti��4 L��lt�d�'y$��ili$i��5�1�11�i�pi'Giii�e�ir��s�pa�at�re���6�;��r�#i��� . �ne wast�er a�d or�e d�yer�'t�r e�e�y 1 A units or frac�ional nurn6�r th�reo�,wi�h ai leas�o�� �aa�h�r and a��,d���pe�fifl�or. .:. �dj� �lea�a�ng s�pp��r��r�aa /�cfe�c�i�sg siapply room or utility closet uvi�i�a uvash��b�vith hot and cold rtanning w�t��shall tie p�Q�ided o�each floor c��the SR�fa�ilit� ' �.�6aag�����raa������a��y�+��f�o �. : . �.� ��et�s��e �1�SR�3�s�i�t sh�l�h��e a r�i�ienur�si��or 1�t}square f��t a��a m��ir��r�a of 4�0 �wo����,�v�. b} ���upa���e A��t��iat�it shall accta�nrriodai�a r�axi��m ofi f�nre�p�rso�as. c) �athr��me P�n�RO urai�is raot requ9red to b��may contain par�ial ot°�;�II b�throam facili- de��. A p�r�i��bat���������li��h�ll f��ore�t I��st a#oil��and�sink;a fugl fa�ili#�sh�l!ha�� a foile�,swnk,and bathtub,shouver,o��athtubJshovuer c�r�binati��, �f�fu(C bafihro�m faciii�j is r�ot pro�id�d,c���n��faciliti�s�hall 6��r�vi���in�ccArdance with:t1�e�uitding t�ode far ce�igregate residc¢�ces with at lea5t o�e full ba�hroorn p�r flooc d� I�At��en< An�F��u�rifi is nc�t require�t�bu�r�ay ccsn�air�partial o�fi�ll.kit�han fiacilities. Af�all kitchen in�la�c�e���ink, a refrigerator, �nd.a stove,range top or oye�. A par�ial kiichen is at - leas�one of fhese�ppliances. 8f�f�ali ki��her�is not pra�aided,co�nrrion kiich�n facilities shall be pr�vided uvifh at 1��st c���fiu6i kit�her�per floQr. '. e3 �ic�s��o Ea�h����a�iit sh�ll t�av��set��rat�ciose�. � ' Clty Council OraB 04662D11 2� ' �� ��'3'�,i �3°t�c�fi+3t:a�� i L,�3F ����,��r�� �;� ��,�i�gi�sa3��s ��� ��;;F��`��i, ���iq �����; _ __�._.._ ����__� �.__,._____.__��_.__ ��n. � ' — _..� _ _.— __�— __. _ _ --_— -- -- --- — ----_� �`j ��a�������a����,�����,��������3�����p1y��v����i3��e��ir�s;»�����i�����il�ir�����d. �o ,������A�a���y �11����r�3t�sh�ll c��pl�u�iih a!1 applicab6e accessibility�nd'�dap�abili�j re����e- ��r�f�. �1II cor�����r���s��11 b�f�lly���essible. � � �o ���a������� � 9. ���9��dfi3�fii�������o a�i��Cr�'F�i:iiliy�tii�il'��c�P etl�P�il�iif��f1d�f�Pt�V[t��'i�fi-SifB PYidP1��ePTi�i�g - th�i ir�ci�ad��a�rar��g�rs u�iit�n th��r�r�ises. ,A SRCD fiacilit�with Iess than 90 units stiall pro- �i���►�a�ag�r��n#��i���r�-�9��. ., r� 2. �Aa�a�e���a��9ane A managerr�er��plan shall be submitted with the development appficatian fior ��RQ facilit�and shal[be appro�ed by the�ify. The management pian shali address rnanagee mer�t�nd aperat9on`�f fhe facil6#y,rer,#�I procedu��s, safety and securify c�fi'residents and b�a6lding ' ��i�g���n��. ,., . ,. ,.�a�@�������'-R���s�ge�-�3�f-stc���a;���g�shall be pr���d������:�ate o��:��k�p�c���p�r�i.�3��2��ra������l���.�. ;.;.::r..� ....�:: .,._, , . . reqa�ira o��pa�ki�g sp�ce}. F`_--�s8°eoe�8s3 F���'kR9ami �a�re�r�&vrvt�lp¢�arkirstv chall ha��ntiiir��y3�#�r�fa u4�,f ti,�fl dc,x3orcc ncr��rjit!7 ��.,o� ..... ----._. -'-°- _a�.�.._ �....,. .._.. y_�.'m f.. _ y .._Q.,. �.....w.,p..., w� .c�s.--veittS _.__ _ � _.. ...------- �a�ls�r�q�air��n�p���;�g sp��e). . : . �a �'����a��o �'e�ancy o�S����i�s sh���be ii�i��d#a 3a or m�r�da�s. _ He �eisteng S�ru�t�r�e �1r�xiste�ig st�uct�rs may be c��ive�ed to an Sl���a�i3ity,ca�sistent uvith#h� pr�u�sior�s of t�is aect�csn. ,' �,1��o T��tas�� ���r�a�a ,4T�sti�g f2��m sh�l!��r�pl�vuizh�he requi�e�aents ofifihis�ecfiiur�uvhere a1low�d by� 5��6�v'3.�teouv�d l���s°�nd S'�rr7a��F�eqt��r�r�de�tcu'. �o ����a�����s���; ��s�P���6��ppl���i`si��f�P i°astirg�o�r�_s�a6b addr��s th�f�l3o�i��co�sid��- ati��?s w�si�h���!!h��h����6ef���h�������;��,�r�r���ii�:;a��p�;s�v�6���i��ppr�v�l c�f the�:4��rr�3� �pplieafiia�t�. 1. Ho�rs s�f ota�r�t�e��r. 2. �c����te�l fi��io6t�r��g. � �. �d�wua�yp���i�k���;��iLr�����i��a�rr���eg. �?. �c��n��iabil(�y���s�it�b�l��y'�f�he p���osed"��sti�g�oc�r�wefih�he e�sti�g't�s�s 6�th��r�a andlor character o��h�area, i���uding b�st not limited to prc�x�mif��o sen�ifiive la��uses such a�resi- dences,schools,d�y care�acilifies,�hurches and parks. 5. tJnique fe�fit�r�s, p�^md�a��,andlo�s��vic�s�rhich��e�ot found in other si�riiiar uses in the cor�- ' r�unit��ndJe�`s�r�e��ate�re�(i.e.,'tyFe�of�ame�,f�od,o�othes�specia�.�e�vices). �. �'he fikalilao�d fh�t fh�ps�p¢�s��c��a�9et ia�tis�g roc��uvc��ald�nhance�r fa�q�f�a�z t4�e vi#�lity;eco� nor�ic�ri�bality,��sdl�r provide recre�ii��a�1 or�nter�aia�r�eni apportunities;n an existirrg co�nmer- cial area w�tho�at presenfii�r�`a sig�aifi�nfi i�pact o�r pub(ie heaath�r��f��y. - . 7. Tl�e po��r�fiial b��er�t��d�trir�e��t3�at�o�ld b�p�c��id�tl#�the cc�rr,r�tarify�imenediate neigh�or- hood;�iis�,�egi��)by�h�appr���l eaf��e�s�P�rr�if. Ci'ry Gouncil Draft_04062D11 , ` �� : � ., ., � � ���������� ������������� ���� ��� ���� ����� ������ _ ��:..: y . � �- �` �., z��� -� , . , . . . . . ...�.� i1�r' � � . . ... . � . . .. . . , .. . � .. � . . ���,h���ki����fih����e�ca���� ���h �tat� Sfire�t(her�a�af���th�,���VRlE �nt��� t����g��e�a���g��er���a��va�h � I��aB rnar�ag�r���fi c��par�y(he�eir��ftsr "�I������"�a A�11 �r�i�l�s c�fi tha� r���a��m�nt pl�sa sh�ll be park�af th�ir m�n�g�m��t ' �gr����r�t, , , : _ _ .. _ _ A���B� � I�Jan���m�r�t�O�a������rt��d �t�6�dir�c�M�i�a��n���� �,���y��� �i���������II hir�, di��h�rge, ar�d s�p�rvi�e, �r� behalf�fi � .�. .. .:A.. . . . .. „ : �iIVV���g �9� �����; ��p��y°e�� �s��i�c��p�r����a�����tr��zc���.�a�s�:�€����-���sp�r�}� �:� _ _. r�a(r�t�d���d�p�r�t�th�pr�p��t�a 6���I.�G�R rr��y p�rF�rm�n��f its d�ti�s th�°��g� ° - OVU�9��'S �tt�rn�y�, a�e�t��r��paa�ye�s��rd sh�ll r��t b�r�sp�nsi�l�f�r th�i� . : ..��M. I�I��= .. I..._ . ..... _.__� J � ..4` _ . aaaat�, �a��aaia����:oi i e��ii��t aa,�, es a����as tcts.a�C t�c�t_�►tcib���[i�1C�d"�;���Q_I_�_LI��I�—. ---- .----------- . _ _ --- _ - — app�ir�tra���#s��d ret��ti�r�, - � , 1.2 �ra���ti�an� I�IAN.��ER�h�98,p�rforrn tw�a physi�al prs�p�r�y insp�cti�ns p�� ; _ y��r, �r�less ����it�sp��tis���:�r� requ�sf�d by�R1�1/ER, � 1,3 R�����asab�l��i�s fi�sa ���#��f�p�r�ti��s,'m�i�t�r��n����d ¢��p�ir�sF���l b� �a�rr��b���'JPJ��, �i�At�����s�a�i9 ��us�t�e pr�p�r�y a�id ifi� �pp��k�ra����� a�a� gr��ar�ds fi�be mai�t��s��d i��9�dir►�, b��ra�at la�a6��d t�, ir�teri�r�n��xt�rr�r�I�ar�ar�g, ����ti�a�9 d���ar�tin�, �����t���r�, ���a���r�a , heatina�nd v��til�ti�r��v���m�, �I��r�t�r� �af�pp�9������, �rp�a���r, ��� ���a���aa�� ra��rr��a ����t��������� ��p�o�°u���k�� ��y b� �a���s���, 1.4 ��ti�� 8r�fiulfiill���t csfi i#s d�s���� a����r 1,9 �f this ar�i�P�, �AR9�G�R�h��l pur�h�s�s�a�h suppli��, �q�iprn��a#; �nd s�r�rices as ar�reas���bl�r�t���ssa�y f¢�r t�������t��� ���d ���������n���f ti�� pr�p�rty, �,� �������an� Util�tae� ��������h��! ���tr�c�t i�a it�ra�s��c����a th�r���e��t�� �VV�9�R f�r al����vi����r�d �ataliti�s ���es��ry f�r th�efFicient�p�ratia�� a�d �aint�;r�������th��rs�p�r�yg a��la�di�� ba�t r��a�lirr�it�d t�wat�r,�l��tricity�, gas, fu�1, ! ��I�p��s��, ��rr��� �������ra��9��, r��b��h h��1�ra� ��d�vind�enr�I���i��o l °�_���g���i�a��,��r�f�+:l� ���»:�,���-���l�� �'a�������� ��������������9 fi�����:��������i�i� . ; ���,���y'��� 3�y������°;j������;������q��f������������3� ��3���� ��������°�.ra� s°����i����f��� ������r�� t���������3 ����;��� �1������b�fi������, �t�����r�����i��� ��.������t�������a ��ri��i��i�n �����d p��p���s 6��8,�9������s��al p��rr�ptl�, ��ithi� �r����n�k�l� p�ri�d r�� ; ti����#��.�����d�����y�; ����fy�VV�VER 6� v��itir�g ca��II s��h�rd�rs ��d �c�t9��� c�f r�s��ir�r�srats. �lA����F�, h�j��ve�°, �hall �c�t take a�y a�ti��und��this a�ti�l� . ��til ����f�t����f�i���d �#s ����nti�a� t�a��ar�t�st��y such s�rder�r reqs�i�°�rraer�t. ___ _ . __ _ �;7 �r5�r����C�v����� ���J�l����li b���aas�d f� b�p1a�e aa�d kept i�a T�rce a�i ��rms�f 6nsur�r���n����� t��d�q��fi�ly pr�te�t OVVNEI�, �nd as required by lauv, ; ir��ic�di���h�r����a��pei�t�, �ut���li�it�� t� �i�zar� ir��uran��, I3t�iI��'i�1�1:1�c�11C�,fir� a�d ��t��ded �o�eraa��ins�ar�r���, bu�gl�ry, th�ft a�d wcark�r`s corrapensation ; i�as�r�r���, ��,,����.sh�l� r;��a� ��R1������ coain�i�r�d in all polici� rel�t�d t� ', . ���ii��iabi�������r�r�.�r��id�'�i���,���o����h ����y�+��.���r���::���.�d����s�����. :;;.: _., .... ___.. ._ �.4J ��id�i�l18I�IY�9��4��V���.`� :�.: 2_`_:' — :4_ L. _1.`...,�_ ..-._—.{,—, _9� ,' X��#^� t 1 —1_—t3 .__._ .:___ .,._.__ ..... ' �a � �eiCi�y�O a7�.1�l�e�i��G4� tBPC IIIIIILd�I€JIlj 4JCitJNV t(1�V�V�d����91C'll� .. ; irad�r�nefy t��MA���E�a�d h�ld M��1,4G�R�nd his empl�yees and �gents harml����oh�� �a�rying ��� at��blig�to�n� �ande�th�s agr�em��fi���cting ir� _ ��cordar��e�vith �xpres��i�°�ctio��f t6���VVf�ER, fr�s�n any and�19 cla6rrts, c�st�,_ c��rrj�g�s, �a�as���f�cti��; �nd I��biiity�€'a�y r�atur�;whats�ever, ir�cl�di�g ` - �t#c�rra�y's��e�,i����a���a��� ti�9�h the���ag�rnent�nd �per�#ior� �f sa�d pr�per�y, �rad a�a�ns�all li�b�l�ty f������a�y��d�a#h �f(�V'JR1ER"S#���r�t�, empl�y��s; c����iy �ers�n, �es�lt��g �ir��t3y��irad����t�y fir��th� rri�r�ag�rrae�t�r�p�r��i�� ��th� pr�p��y� ���������a��� by�s°��s ��g��������f NiANAGER�nd%P h�s �m,�al�y�es ���r�#�, ��s�8��� �����9 �o°������� �.1 M�rk�tir�� ��1������ath������ 1��6���ER t�a�����fis�fi�r vac�n�pr�p�rt� �t th�r�t��f�����#iv��(��5�dall��s a vv��k, ia�atil th�pr�p�rt�is r�nt��, �AR9A��� vuill sh¢�v�the P��aperty ts� pr�sp��t�ve t�n��ts; � � . 2.�A��l6��#i��� Px��al�,����v�i1!t�k���►� pr����� ��p�a��t��n�f�e�-r�r�t���; !f an �ppli�atic�n is ��:aected, th��ppli�ant vv�SB be i�af�rrr��d �f th�reas�n f��°th� re�e�fii�� ��t�d t�i�r���, a��t�a��pp�e��t��s�����am�r�t��i�n wi91 b� k�pt�r�fil�fi��;th�peri���f ���{1�y�a�,���arr��t`9i���f p���p�cf�v�t�a���t�uvill be rr��int�in�d, �II pr��p��tiv� t����ats s��19�ca�npl�t��n ��apl���ti�� ��a� [i�A��C��R sh�ll pe�F�rrn �redit and �rimin�l ba�kgro�a�ad �4���k�'a�t��pr�spe�#��re t�n�nt's��p��see , � v; -' �,� ����� ���;��,�����r�����a���3����� ������������ ��� �����°������� ��°�����y�s� ��,�� ���°�; �� �3��1�,-�°��-,��������;�9� �_3;����.:.�s����R����� �����, �v���1�j�� ���������.�1� �a�3,� � ����� �������� b�`��� ��la�d������:���������s���d���� �������� b������������, �.4 ������em�r�t�f L��j�s ; ����4�ER�rill m�ke r�a��n�bl�efF�rt"s t�se���°� fi�ll ���apl�a���b���c�t�r��r���itl� t����i�f su�h t�n��t9a7 BY�a3Gy ira�l�ding_�a�h s�a�� fi���n�j� ��I�g�ti�n t�a pa�r��af. iJ�l�a�rt�ry co�xapliance will b�emph�sized. N.e���th�l�ss,Ma�IV���R r���°�a) I�vvfully t�rrr�inafie ar�y ter�an�y�hen, in Parl� PI��� Pr�p�rty �1���g�mer�t'� s�le di��retic�n and jud�r�ent; suffi�ient cause (in�ludar��ba�t r�s�t fimited tc�r�.���p���ent of re�t)f�r su�h termi�ation o�cu�s�ar���� fih�fi�rr�� �f�ta�������'s l��s�; �r{�)t�k����3� �th�r acti�n to�bta;n �cm��iar����� _ rn�y be r�e�essary ira ��rk �I��e Prc�perty M�nageri�enfi's judgmenfi. `F�r fihese purpr�se�, �ANAt��R is�uthoriz�d ts�cons�alt r�uith legal c�unsef tca be designaf�d by th��tiv��r, $f��9i ICig �t�t1��iS f�e�Vi��ld�ii, ai�� sha11 f�llow su�h in�tru�ti�ns���he �w�e�°may pres�rib�f�r the��r��u�t�f any such a�tion, Subject fi�the approv�l �f tl�� ��.����, �tt�r������s��� �ath�r �a���ss�r�y���s#s i���arre�i�a �c�����ti���vit4� a��i�a , ��fis����s19 b��a����#�f������v�?��°� �r�c��ds�� th�..�'���n�se� .:.: ;_: . �_ 2.5 Re�t 9����9A�'�R��91I ��?ll��°t'�h�n due,�fl r�nts,charge� �r�d �the�°�msi�ant� _�,� ._� .� __ , _ i�i;���icx����ea�i�`i�v'vva'"i�i'a a¢�c;�ia�rt i�� t;c�i�i�i�¢�iiUfi iivii�i��i�(11d�ic���8�1�11i d��ta _ - ------ -- -- —_— --- —- -----_—.._ _____.__: __. ----- ' �p�r��i�� �f ih�P��rra���, ��a�h r��eipts w�19 be acccaunted f�r by,N1ANA��R's fu�d�o AI�a�a��arats s� ��Ilected wi19 be d�ps�sited in an a�c�unt s€;p�rate fr�m a�! �ther a����r�ts�r�d f�ara�s c�f I�A�1A��R wi#h a bank wh�se dep�o�its are ins�ared by ��r��g���y��th�Ur�ited St�t�s ��ver�am.�nt and de�ignated of re��rd as"MA�JA�ER �ent�9�4���unt99 or by� o���n�sim�l�r th�r�t�su�fii�i�r�t t� id�ntify th�same as a _ r��t�a r���ipts�����a�t�"Pr�p��t����t�l A�co�ar�t"), 1Vl�N�G�R shall b�eratitled i� pu#r��n����Il��te� ���t� r�nt�, �h�rge�ar�d ath��ac�a�r�ts re�e6v�ble fir�m �ath�� pr�ip����s r��r��g�d by i���1�4�ER i�a t�e Pr�p�rty Renfi�l�4��c�iarat. - �,6 P��tia�� �v��r�r����vv�li ������ac�ii����a dei�r��it��it xer��nt� at t�ie c�rrv��r� req���t�r�s N1A�1A��R de�r�� re���r�abl���d �ecess�ry. MARIAGER, �p�� - �wraer's Apprc��a8,rn�i!! pr�p���, fil���d �pp��r�s C�wner's�g�nt(if p�rmitted by t6�� ��,�a�� w�a �ar��;���i���������I�:�!�►��.��ly?����?-�s ��?� o� e��i�ti�� ��t���;vo 4�ti�8e 1!9 ��������� -����sr�t�a 3.� Srra�k�:Dete�t�r� AI(�p���en�s are equipped wi#h smake defiect�rs. Th� `T��ar�t�s}�h�!( b�i�f��m�d�h����k���t��fi��s vu�r�fie�fi�d �r�d ih�Nl����ER shall d�r��anstra��th�ar�perati�n at th�ti�e c�f 1°er�ant(s)ir��t�al���u��n�y, 'It is th� �'�nar�t��� ��sp�r��i�ili�y��e�s�ar�th��th�sr�oks alarm is ir�zsp�rating c�r�dati��a �t�!� - tim��, �epi��e t�a�b��t���s n�����, ���if�fk�P r�pl�ci�g�h�batt�ry th��larr� �l�es ��t u��rk, c���s�� ��������a�r�ed��t�lyo T'����t(�� ��e�a�t�t�r�rra��+�ca�t�mpe�°uvit� ' sm�k������ta�rsa 3.2 �ir� �xti����sh��� �������i���a�sh��� ��e I��at�� i� ��v�r�d I��at������ t�� r�����?�$aa fic,r tF�a��afr�f�s c���t�;a�`�'ar�arx���� °�°hes 9�,;,���te)c��ii F�o gnf���,a��h����+P�� .. . s�'" .9 a r' '�Y�p L-�3 9A M+y�893 !lf�d•Sfl�4.t'J i_� l:97 r; - � > � � - . �;. .,,, . . _ .. .. ... .._. . .. �r����°����>>� �����U��,���;��i9����i����.7 �T��l.ti�� �i�,������������3� �����g�������������� ' �������1��7?���;����,as�'3�'�'���'�]�§`3�(��.39`33?±�3� ����.1���`���A ; �,� �9��i�� ���1 ������� d���������s���re�z� ��ep���pre����� i� ��1��� ��� ; sa�ait��y��nditi�r��r��t���r�pl���ith al� �blig�ti�r�s imp�sed:�pcar�l°er,ar�fi(s) �a�r�er % ��ap9��abl� pr��i������€����d��g ��d ���sing cod�s mater6ally�fF��ting #h�H�a1tl� = and ��f�t�uvith r��p���t����d pr�r��ses and appurt�nan�es; T�nant(s}�gree fi� ' h�l� �1�d���E�h�r�ie���r�m ���f�nes, penalfii�s �r�d �z�sts f��vi�lati�ns.�r ��r���r�plia��e.b�Tenar�t�s�'�vith ae�y�f sald I�ws, req�airemer�ts �r regulati�r�s, and � ; f��r� �11 li�bii6ty�ris��g��at of'an�s��h viol�ti�ns:or n�ncc�mplian�e. `: Fca�°F���I�h �rad ��f�ty r�����s, ��e �g���m��?ts �te t�h�f�r!?��he�! 9�t���39�tfs�?`t�bl� ma�ner�nd kept�1��� �rad free�f h��ards. i No#h�ng sh�ll be h�ar►g`c�r draped fs�om windaaws, stairs,'laridings, pati�w�lls, balcoray , ' railin��..�3�athin� sh�ll b�thr�v�r�, �h�k�n,'a��rt�p�ed frc�m stairs, laird�ngs, p�tic�s �� ' b�(���i�s. _ ` E�tr�°�a�s �r��v�°��r�:p��s�� �r��I��r�i�s��-�pr�ser�t.sh�ll be ke�#�1������ ���� �:�r����s�.�r�a�::��aa1� r��t.t��.�.�s�e�:��r t!��:����a���f,ma��;���i1s;-�����r� ;�. �.: - __ ..., �I�th��ie��s,�i�es����1at�� 9fer��a �'�����rpots�r� a���ptabl� b�ai r�tast ki�ls�it�� t� � , - , � r��i��e� �f 5. ; r�a�thi�a� �h�1!b�st��-�� ir;th��,��at�r h�at�r�r��l��ures. 3.4 F�I��s. �r�je�� �s�bui�� p���� �nd'spe�i��tisar+��rri91 be 1����e� a# MA�1���R'� ��fi�e, �hen pr�j��t ��difia�ati��� are rnade, tlie MAN�4GE� i� r�spor�sibfe f�r up- � dati�g th�pl�ns s� ����r��n�e vvith the work as �campl�ted, A,rt��l�l'���a�rq���a������a�n m��s�ares a�d�a���ti��� . 4.1 8�str��t��a� �'��a��� a��al3� �� ��strt��t�d �� c��se�r�ti��i a�i �atil��°s�s d�r6�g th� o�le�at�fii��, I��tr�a�t�a�� v�il� f�c�� c�� ter�ant us� �f �atiliti�s a�� sfis ��I�ti��ship tsa th�. ut91s�� al9s�uv�n��, T�n�nts h��� ���tr�l c�ver �le�tri�ity, gas, �r�d water usage in th� ' uni�, �tl�ter taeate�s �r�; �h��k�d �nr,��lly by the iUi�int�na�rc� I�a�i�g�r t� �ss�r�� p���������i��, ���fi���r�����,`���i�r�a����r� i�y k�r��r�f� ira�r��rgy ��fii�i�r��y.p�������_i� �n���r����, - ' �.� ����������� ��� ��3������� uAiil� ��nb�Vl ��ility ��� ss� t�� �c��rr��� ��ea� ' �int��°it�r�r�a�e���i�ar�,th�I���dr�r���, th��ffi��, �nd fih�m��n��n��a�€�sh�pa VV�t�r ��d s���� he�ta��/��a�alang �h�����tat s�tting� �v�ll b� ��net�r�s� f�� ���f�r��bl� rrainrm�am�. .Regula� insp�cti�r��f the laradscape irriga#ic�n systera��v911 b�employed t� - pr�v�r�� water I�s�, - �ons��v�t��� d��i��s9 su�h a� ti��r� �ra '���ting, ca�ling, ir��g��i�ra9 �xt�r°iar Ii�hti�g, �nd wat�r �e�tir�� systems wi�l be �mpY�yed., lJtility bill� ' ��e18 be r���6tcar�d ����i�ray ��r ���pssi4ae �s�g� t�at �rs�y in��e�te ��st�r� pr�ab9�ms �th��na�s�n�t d�t����abl�. 4,3��dit� �s���s�� ��a���� v�fl�l �5�. ��s��u���� p��as�di��lly ��a� ��s� �ff��tiv� �c��s�r���ior���p�������t�v�iil b����9�y�d, . i ; �. . � � .. . . . . 6.,,\, :.,i.�, �.,.:3._.�..� '��-,. �:.� .,.��.•....,. 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' �' ���s,, � � � ;- . ������ �y � ; r � � , ; ; ��� �����';�� � ` ' ���������`��'�` � t �.� � �_ ..,r...,_..._._. --... �� �� ....���;. � s°� .�..._ _ am, o : ����N� � �, �. .� � ; �:,� � ��s�d�6i�m�� � ����i�ti��u a���da��� � ; , � � � � � �� � �,� � , �"�$�� ��� y< � 6�?6���a��R7 ����k�>�31���f�eC��t���`R��3��i��?��'i3g ^ ����� '�� ���'� � � ; � � 4.�� �,�� �'3`s��li v��iBC��a��i�;�a"�,��€������ft�r�;aC?+.i 9��1� � �a���t�c�J�������i�r�;��1�r���r������1��,��;��� � :���c��ctr���=��.�������������.�ip������ � ( �������������v v�h��1��r�d���e�?�i���i��s�5 � � �f��ie��167�'ut3l'+.3r�f3��it3t3r"'s lli��.����lt�3u�`JS���;G���Std4�Cl i ; � ;����:'��� � � � �I�� i��iaf!i���a}�;��I ��ri�f�4���a� �;���.i�h r��y�;�s;� � ; ���,, i � � `', �iv��S i�,��-'�(��a}3 i�t��'�'3?,#� �� .?�;:.)'��r;I l%"i�1 �s�; I; , �4 u% ar�����i?;�uV����3?;le�s��ia r �IottoSCa�e t=� .=--�'=--_ .:.—� --_,-„-. � � �4.i-�(J�.I.dl 7/7 2 - _" " .. . . . .�.Z "_ '' . .. .. .. , .AS,., , ,5.:„.�e .a ... .. . . . U�,��.�,&t�.* : �1 11�� i\II,F�\IwS,'�1 �ay'�n�i�'�c-} V�5'��n�r<-a;`r ��ll���ri�t2 �i efi�l�i l �-7�/L l�l7'� �141'49.�a1y k�l�"0 Lc.-l�l� �a�� o� ��6�.� �or������������.��� �o�r��.� �������.������ ' i '�`�-t!'�l E"�a ' . f , J-: VJhittaek�Weinbetger Tr�nspottation.(nc. A ., �. .� . , :._ _� .: v a .._� . �U�.. { � �� - - --- _ __ . � _ . _ _ %t=�fi i�I,...rcc:n�� ,_�G,_ ..... ..... ..... _ ..... .-�:<;.. .... ...... �.I�:F Lti< i;1"•T,4 Iv;,.`r.l.�./t�J:'iC)� . . �Ir, �Tae-k Maunt�nos Mauntan�s Properties =.�;cz ,�', a-�s��n fa;� u� "'�`��c b0� �1C?t"�Ft a$a�e�ireet .rw.,., �.,v.rr.-E��-�y.cc«, tJl�iah,��95482 ���c���� �'�°�.t'fc l����}�����`�r�.�r�p���d �a�bc�i�ri�i�r� at 52� Na��h St�.t� S�re�� ' Dear Nlr. f�loantanas; �.s-r°��c������-1�V'�i�l��k �-��ir�t���~��+� Ti°���pcz�-t�ti�a�,..lne. {�!Tr�rsJ 1�a� �we��r�d �-€v��;sa� �r��f`r� -- _ __ .___ __ analysis f�r����opos�!t�i�eve€ap a r�sidsnt�al eom.pisx o�up ta eight un€�s at 52� Nor�th 5tat�Street in the Cicy c�f�Jk�ah, l'he pr�aje�t sit��s It�ca��:d on the�es�side�f North ��aate 5�reet at the i�terseeti�n o€�lart�r�Stre�t,ar�d is pr�pcsed tr�rep�ace�he faur-uni�re�idential builciEng that accupiec�the par�el unti[ it�ras r�e���?tly,e�emoli�h�d. SNs u���rstand�hat�h�re has 6een a�ancarrt regarding access to the parc�{, so ti�put-posa af this stud��vuasta an�ly�e the trafEic impac�.s of the pro�ec-�,especial�y on various access op�ic�ns wi�hin th�conte.��of the parc�l setting. �x°s��°�����i�a�3����� I��srth Se��e Street is a fca�r�lane undi�id�� suburla�� �rteri�l +?ri¢ne�i r�e��h«�n�.rr.#, t}�ar_ s�rv�c as r}�� b�s�ness route of U� IQ) through lJkiah. l�has on streat Frarkin�and sidewalks along 6gth sides-in xhe vicir�ity of the prvje�t sit�.;Sc�uzh c�f 1�csrto�a Stre��the pc�sted speed limit is 25 rnph,�hile nor�h of N�rton . _ . .. . ;`,t4'cc^+�3t e5 aL� tTij�il. hJ�rton �zreet is�two>lan� undivi�ed suburban call�ctar s�r�.et oriented eas�w�st�nd terminating in a signafized tee�intersecti�r,�vith Nc�;eh vr:�ts�tre�t. 1 h�sign�l��this ir�t���e�t��n a�ra�P�in t�nuem�J�h Yh� o���� th� sc�ut'rr at Scc��t Str�pt� both are�s�erated by the sa;n� eontrr�[ler but li!ce ��rtr s�parate interset�E�nse The project site is Iocated on the v�r�st�icie of Narth State Street direetly across from the �erminus of �iarton Streei.The exiscing ds-ivewa.y ta�h�s�.Fbjecr property is a�the�nte�seciion b�c r�oc cantrc�lled by . .. Cil2 ti a�!£Si�i22�; Ci�3:�11'I�c�11 LltiliSliai 51al�ssii���lfls�i��G;lC�tl c;.f:)€7�i��1!"�r1�2Ci, �:.ti'1�tiT'tl? C3{t�'€rt�S�Lt��,t�'iE; proje� sit� v�ras a vacant fence� �elc� appro�imately i-atre in size vvitf� a drivewray existing aiong �he southerly p�aperty line. Plates i and 2 prc�vid�phocog�aphs of the sit��s�eer�fram I�lorcor� and Sta�e Str���s. �'3r, �'�ark!3o�.�nr3nos ��ge � �j�r�e I�, °��fl� = i; :. :- :�- �-�'�. , �. . . , � . ; ; . ��"'� � '�� z�' ;: { ! .... _ � � � :..� ..; :- ;�.� - . � �� ,. _ _.� , ,� ,�, � � ��. � �.t°�°�W�,.�.:..aw s� � � �.t ,;:�M •�_ �4S",.:'^ i� . �'lat� 1 Loolcing vyest on Norton Street. The P9ate 2 Project site, as seen looking southvvest drivev�ra�r to the neighboring property to the north alang Narth State Street. The existing site a�cess ' can be seer� on the right, lacated betv�een the is the driaevvay behind the tal!utility pole and traffic vyhite building it serrres and the fenc�s�rro�rtding s�gnal po(e, I�ft c�f cen�er, I� is saurh r,f rha_ _------ w. ____�o �—._��i�__ - -- -� _ - — --- -—.. the p�-oj�ct site. southerly ca�ass�;alk. Oper�tion of the ir�tersection of North 5tate StreetllVarton Street under existing conditions vvas evaluated based upon tarning movement eaunts for the'intersectian provided'by the City of Ukiah Engineering�tafFa " The intersectio� isc�arrently opera�ing at LC7S A during the morning peak hour'with ac� average of 6.B sec�nds af delay,and L�3S B durie�a the p.m.peak,bvith average dzla�s of 10.� secands. This inters�ctl�r� is curreratly operating acceptabey dc�o ing��th �e=ks'��c;�r;.�����'s LC�S�standas�d. ��tta�ao�8������ � The coliisior� history foe-the study area was reviewed to determina any trends or patterns that might be exacerbated by the additian of project=ge�erated trafFic. Collisiara records obtained throughthe Califor�ia .�.F�'1:^J?.et P3�:'.^..� ?,S D�.:F'�IS�?°rvl :91 ��3°.!" .�'L1I��°RC roG+L`�"`�S U"1°9"� °.,X23716nn� faa 7.n.�•,�c.=�.��Q�; ."�n� :Aj^+��5lC�*� 2,�� coflisions tlaat occura-ed v�ithir� I��f�et of the'sr�tersectian af R9ort8�State Street ar�d 6Vorton S�treet. °fhz coliisiora rate for the intersection is a nurr�eric value indicatis�g the r�umber of collisior�s per rnillian vehicl�s znteri�g thz intersac�i�n in a year. �� this �ay r�lat9�e safet�r ��c�ne intersectiGn �e se��ent ca� be �����re�t�ar,�trser�r tr� �-�g�r����r stat�wid�averages> The coilisi��rat� ir�fc�r�a�ior�is ssan�m�ri��d in l'able I, °6°�bl� @ . ��aa�o��ir�a��'°�'a°a�� �a�Ala�sa��R�:t�� �nt�a°�������a �� ���I� �ollisia�ns �a�liisic�� St�.tew�6d� ���aarn� 2002e2005 R�,te A�era��R�:t�* �lorth State S�/�9a�on St�n�ersact�on l,60� 6 �.25 4,43 hlote: *As published in 2002 Acciderrt Data on Catifornia State Ffighways �'lr, s`�la�k �'1���4���n; Pag�� ��ire i I, ��;�f t�ur-ing�h��=year peraod revie�isd,there 1n�ere six cc�lli�ions in the intersection of�4orth State Street ac�d �ortcs���reez. B�sed on th�tt°�ffic vt�lurne���z published by�altrarrs,the collisit�n rate was calculatee3 for �he int�rs�:.c��t�n to Q.�.a clmvme {cc�ilisicns per millia�t v�hicle miles eritering the ln�ersec�ion),wf�i�h is consid�rat�fy belo;��the scaCe�vids average fc�r stmtl�r ir�tersectic�ns in a sui�urban setting; This �rcr�rld tvs�l�3��y!i}r�jratr�a��F Sapc�C�f���p����rati��t{t�,{�YV�i�'����fYtS. Twrc� ar�he six cc�i�isions invoiveo ve#�icles turn�ng in or ouz oT the c�riv�v�ays to the proj�ct site c�r tiae __ ad'}ace�z site. 1'hissugges�s zhat there may be a probfem for mot�rists ta safely turn in nr out o#�F��se parcel driveways,and cautio.s�shcruld be�x�;rcised in cansidering Che future aecess to the�rc�ject site. This ropic is��vered in mare de�ail beiovv. ��°i����s�s-�.���a� F�r pur�os�s of est�rna�in�gh� murnber of ne�nt trips that the proposed project vvo�ld be e:pected tc� gsr�erate,Tri�r Gerrerr�tiQn,7`�'Ed�tian,lns�itute of Trarrs�pr�rtaeian Engineers,2003,rvas used:�This standard reference is useci by jurisdi�ttiors �hroughout the country,and is based on actual trip gener�tion<�udies . • _.:r-_.___._ w_. _��.._.___ __ _. -- --- «{ t��_.��... , _��� _:__v_�s r __.r _ _ _.... ____��.�—i�'f4.11 i#IG61 G��1FLIil'ICI LyC1`.,l{Vf At itJ�l���J 4f��Gt� ��7� SfLf{j[51.��J'.-I.7{.)iJ4,{�Cj:�{.){��. . . . . . . . . .. . . . ..- .._.. . .. . .. ... . .. S_ � The ac�ticipa�ed tri��eneration far che�,raj��t was det�rmined 6y applying th�"Residential Candomin��sm! To�vnhc�us�"land use�ates{IT�(�nd use�23t}). !�re�idential candaminiumJtownhcause�ra�ect�s d��ned by ITE as r�sid�nti�l o�vr��rship ur�i�� �i�at have�t leas�c��e oiher owned u�'rt within ��r� same�uilding _ structu�-e. Both cnne3aminiums and tc�wnh�use� are included in t�i� land us�. The si�� had mul�iple �-esident�al davelling�c�n 'rt until recently,and che trips assc�ciated w�h thes�units vrcauld likely have b�er, ca�tured in�he count dat�u�ed for�his an�lysis. ?a c��terrnine the pr�ject's impaccs,the Encrese in trE�s over vy�rat�rould have been generat��by the pre�rious land use�va.s calculated and applied. T'abie 2 shows t�ie trips associacad v+irxh both?�he�re�ic�us a�d praposed uses�nd the n�t n�w tra�c tha�t the pr�pect is �;��e�Qd��gv;,a;���A; `��.bl�2 . �����l�����.���a�a���.��u���`�°i����a��°��i�� ��.�m��k°;� ���� id�� �s���� ��.��� ��9 ���l� ��1 ���.le ��`�� '��°��� ���� `�r��� ���� `�'���� �°re�iotrs t�s� ' i'luf�i-family {�partm�nts) � 6,7� 27 t�.51 2 C3.€a2 � ...... ... ........ . ......... .................. Pr��osed Js4 Cv��l�rr3in;�rnlTownh�use 8 �.5� �#7 �.�� � �,�2 � ��t����"�°a�� 20 � � f�s shaa�rn in Table 2,�pon occupati�n�he p+-oje�t is�xpected to generate approxirnately 2(?ne+n�daily trips, including two newv trips during e�ch s�f the v+reekday�..me and p.rn. pe�k hours. ; !'lr°. !`�iar�!< !l�+.in��?�� ��n�'� ,;,� I�; `���1,r �v`�� �����°s����������°��i�� The addition of f�wer ihan fiue vveekday peak hour trips to the Norch State 5treet/�larton Strea�. interseccic�n j,vauld have a negligible impa�c, re�ulEin� in no change to che E�veCs of service de�ring ��e mnrning�nd ��PninQ nea�`princl�_ ; _ S�i���°Ss���� VVe ur�derstand that'a si�e pl�n has not yee been develaped because of site access eoncerns, l"he site E�as app�oxir,tat�ly$�feet�f frontage or� North Stace Street,and no e�zh�r access tc� �F���u�lie strest system ac th}s time. Fivp options for siee acces�were developed, inc(u�ling three different driveway location� �r� �larth 5ta�e 5*.reet togeth��v�ri��vaF•ious cc�rr�binations of an eas�ment aeross�he pa�-cel to�hr n�r�#�, tJpti�n I —i`�aintain �xis�in��ccess The exiscing driveway is approximately (5'feet wide and iocated at the parcel's`sc�utheast c�rrner._ lt__ _ --- _..-,- _,.� __ __ - - . _ _ � . acc�.��Ps i��?-ri� ���t� �rre�t ju� snut� +�f r�e norchbc,un� int�rs�c�:ic�n [�m» l�ne. �t is ouzsidR the inters�ctic�n and the exisiir�g�rafr`ic�igr�al prc�vides na contraf fe�r this approa�h: T�i�driv��vay is�oo n�rro�f�r simul�aneou�r�a-way tra�c;�q�eu�d atrtgoing v�hfcle wo�(d black�he _ dri�w�y>makir�g it difficu�,if nat impc�ss�bl�,fr�r an incomi;rg�2!�ic1�tg enter th�site until the c�utbc�un� uehicle ie�the site, This is apparently ha+nr the site access +r�as provided in th� past. Additionall�, �he drivevvay canno�be widene�to accr�mrnr�date tvyQ-wray traffic v+ti�ho��relocat�ng a jo"sn�t pa+,ve�pol��nd passibly tr�ffic signal�q�!igrnent> If the pr°oject did not inerease hiseorical land use densities, t#�e traffi�vofumes v+roufd n�c i�crease; �r� �han�atjaallvr th�+t1�St ar�AvgrnnficsLr^atjnn��rn�jG�;AIOr�;{O!"4i�o ncw 5:��nrrii anrc t",�����n th, rn�c r �11 ! I' ,........t, ..,.....�. ... ........ ......«� �,.... r ..�'�v..�,.�s a11ii. valurnes�c��fd increaa�a,vvith higher densi�ies of lantl use,sim�ltaneous inbour�d and rsut�iound maverri�r�ts vvc�€�!�likely occur more freq�a�ntfy. In���her case, using the e�isting r�arro�r�[rivevvay for tw�-way tr.ante • __,:_..• � . , i5 rE'a:.�i6u'dC}S�ilr�i,�'u auv;1�,aC#u i�vi,i�Cf3i'i'li7i�ilt".€8�, C�ption 2-Widen Exiszing �5riv�kvav c�,�ccr�rnmr���r�T4v�-�,'VayT'raffi� Wiaening the ex€scing drivevaay�0 2�f�et wide wau[d aElokv far simultaneac�s two4v�y traffic. i his vv�u{d requir°e r�locating a join�p��er pole�nd pos�¢bly t�a�e signal�quiprnent. °�he vvi�ler drivew�y�r:�o�ald �e Ic�cated outside the ir�ters�ction boundaries far this apeio�z�v�orlt. If this�r�re noz possible,then�t�e �ider driwetivay wouid become pa�t af the signalized incerseetion c�peracians and additi�nal traffic signal equipmQn�woufd be need��i in�rder�o cc�ntr�!thi�new interseetion apprc�ach (5ee CC:�p�iQn �}. The proxirnit�y t�f t�te buildis���a the s�auth alsa poses wideni�g restrictiarrs it may 4r�ray not be passibie to vviden�Fe driveway-tovva.rd th:e st�u�h tiu��c+cc�nstructiort st�ging requ�r�srs�nts and possible setback requ�reme�cs to this existi�g �u'ildi�g. 1f the physi�al conseraints can be eifecciv�iy wcsrkeci out,this �pzian is preferre�by ehe advner,and cc�ulc{ pravid�safe aeeess for che si�e. This aptian is recammended fc�r these reasons. I�Iz� �'1�s� ?�Ici�n�,3nos P��ge� Jure i 1, �js��� Qptiort 3 -Use Ex'sstin�Drive},aa�and�Iso t�ne Drivevvay ca che Narth .�nc�ther viable option thac retains the existing drivevyay wa�ld be ta assign �z for one-way inbcsund. (v�restbou�d)travel,ar�d vvark�rith the adjacent parcel owner to the�arth t�share use af their existi�g �u.cb��n� t�ri�!��ay, r�ne.w� �he �� �rive���ys �n the ��resl tc the r,�rth wf t€�e �r^;�ct �i�� 9a appro�imat�ty l�feet�tid�an�la�at�d aJong their satith prop�rcy bo�indaryR It is ady`ac�nt ta the pr�ap�sed _- project si�e. It is c�cs narre�v�i�csr t�a-v�ray cra�ic, and currentfy s�rves tE�e adjacent parce�far c�utbound tra�c;the neighboring parcel t���s a two�driveway system,wich one dr�reway available for ir�coming tra�c ' and�ne f�r c�utboun�l. This drivewray is nvrth�sf the r�artherly crosswalk�t the intersection:,so out,ide the intersection. The advan�ages t�this c�Rtian inc(ud�that there vu��?ld he n�in�Q�ntl-autbs�und travel dzrection confi�icts; the narthbound fefc turrs can be �ade safe[y incc��he projeet site;and�here;w�ould be negi€gibl�impae�s ca�he exis�ing traffic signal operacian. �Gi�ien�he callisi�n�nalysis noted abave,this c�ption couid impr€�ve existing ir�t�rsectian oper�tion if left�turns ouc of this nor�herfy driveway�rrere prahi�ited. Furcher,tenants af che praperi�to che north could enter the�i�e�outh af the sigrializ�d intersection,Providing some benefit _— .�- _— - __— _ -- --- _ --- - ,_ _ ----- - ..... ....__.V LtIC d�.�rs�+�C3l..4.11.5���6 L`�f't14'!f�?E°!'�t.3�IV?^llii�'d L'I C]SJ'-"��+Li.C:S'�d.SCii'E$(tL L'�'�21SJ�?���XfC. �����. . .. Though t�is option w�uld�c�rk,it is nor pr�ferred by the a��licarrt. {�ption 4-�,bandon E.��scin�6rive�ray antl �ha�-elWiden One�}riveavay�o the i�or�h. _ _ ;�nother optio� is ca �viden the°`sF�red" d�iveway on the nEighbo�'s par�cei, to accomr�odate t�o-vvay r_r�f��,t�i�en th�prci�imEtv af the buiic�ina it�urr�ntly�erv�s,th�slr.�v��:±�y cr�:�lc�on(y b�vmi�iened tc�th¢ sautt�,csr�tr�th�propased projece parc�i, This would eliminat�the ne�d far the ex�sting r�arrow drivevu�y to the propc�s.�d peoject par��f a 1t v�ro�ld h�v�th�effect of cflnso�idat:ng m�s�traffic moverra��ts ta tac��t;� i''r (e i•. n r�r t ir n+ta �r � ri-� m.:cn �a r a � r+t�:e =rfa�r�' ei t k. a.f�r1 1-. ' , , a,>.e.., cc .;�a,.�,�ve;��: d ��,�,.i,�.., r r� � ,ro� ����,��a� ,�f�i�u=��.�st��_w r�,�v. ,�r��..4��y ��cu�,� ���r.��i����� d�e tc�th�inrerference th��-I�ft t€�rns�vQ:ulei have on the trafFc signa! csperatians. This d�creases the fle�ibi(r�y c�f noctf�bQUr�d.dr►v�rs accessing thz:projecc sic�,but such a restrictio�r is no�:seen as unr�asonabie ana i�n�ce$s��-y to p�-avir�e saTe�peracic��, �he a�J�arstag�af rhis o;�i�n is zh�t�h�r��o�ld b�negligi�le im�a�ts on e�pera�'st�n o�th�exis�ing tra�ic �'sgnai. ?�!?e d.ra;�th?cks�^th;s�pti�n�Y�ahae thwre���k�wl� �ae nc�inb�unv a���su�rvtr�na�th�^:��d �l�rth �eate S�r�ee�a�sd�l�is c+ption req�ires�he ap�roval and cdc�p�r�.�ic�r����h��djz��n�pr�percy e�wr��r�. This option is nat re�ammended< �tion 5-�ban.don tiie Extsting Driveway�nd lTse�oth I�arrow I�riv�ways to�he 1�lorch Th�s��ti�n is sirr:ilar t��'�t�c�;3 ir,�h�u��of tF��o;at����d�r'svGw-��a�Whe a�jac�r��rc,p�F�y.�ut alsc� utilizes the inbound drive�rray csn the a.dja��nt parcel, rasul�ing in nc�direcc access to N.orth �cate Szr�eL alc�ng the pr�ject francage. It a�so r�eans thaz c�ne-�ray travel is main�ained at the dri�ewrays and nc� drivevvay�vould be aviden�da The main adv�nt�ge�a�hi�oprion is th���II the�raffit for both parcals wvould be combined�t twa exiscii�g drive�vays,r�sul�ing i�one fewer acces� pr�int t�ri i�lorth 5tate a�r�et thari curr�ntly exisis. t�n the dpwn � - z � € ; � I I:�. s lwrl<: �19�!i��;��� �a.�e 5 a�n� 1 I,t��;,• side, the adjac4nt prap�rty �rould be subjecc t�increased traffic volumes h�hind the bui[ding as projeet tra�c entered from the ir�boun� driv�wap ta the norch. �`his vvould �mpa4c the existing cen�rr�s as th.�y ` v�a(€e across this drive aisle�o their park�d cars az the back of r.�eir parkinglot. This ap�ion seems to be ; the least viable d�ae co the potentiial ne�ative impacrs o� the neighbor's tenant�, _ :_ , _ ° �cion 6–Cons�-uct�i�le+�r L7rive�Jvay,�crc�ss from Narr�rn Stt���t A final c�ption to be�ansidered is�h� canstruction af rtew driveway to the�ite ce�t�red in i�s ��-faot street frohtage. °�`his vv�ald requirE cl�sure vf tihe e�cisting drive�rray tr the parc�l,'as the twa drivevv+rays ' wc�u[�i be tan e(os�tc�gethe�>�rd unne�ess�ry for the Erivv traffic vQlumes eliat the projece vrrill generac�. I his c�ptic��wc�uld re�uir-e r�o�ii"ica�:ic�n �f th�tt`a�ic signa4 ta a�d bcsth Inbc�und �let'�:-tur�}arrd aut6�suraa : phas��fQr this ne�v drivewaY�PProach, The advantage to this arrangem�nt+rvould be the safer ingress�nd ' . egress far the drivers entering and leaving che sice,as their respective movements would be protected by a traffic signal phase. ___ __ _._____ __.-._ .—_ —.-__ __�.__ ________ _._.. _.. ,__�__—._._--_-_.__._..— St�ch a d�sign�s an expersi�e'prop�sition ac�n,tra�fc sign�l,bat s�en as po�ent;ally�rerf�xpensiv�uc tt�is locatic�n due to the apparent age and loc�tia��af�h�vas°iaus tra�c signaE components. ��:����a�i��a� a�� ����ss�s�a�s������r�s s Th� applicarit has nat creat�� a site pl�n at this t#me,but is interested in deveEaping a resider�tial subdivis'son of four�a ei�h¢units. This represencs an increase of zero ta fo�€r unit�aver the�iistoricai l�r?d use of th�s�arcei. The fou;res's�Ental units ti���wer��!��h��sitp i��V����n dQ�-;vif�?�e�;�it�the site currencly vae�rt. ° T�'k�°.�3f"^v�2`�i"s�n�:rE.�'vc.�L��v�{.'i�E.'i u��nF"��%:`c�'a�c��li{`.9���'��al�y ti i�75��iluU�ii Liiia t'c�i 2�2�Ca"i��iy�t� new trips as the prior use generated'27 d�ily trips. There vv�uld also be a net ine�ea.se af t+rro trips ir� che a,m.peak ho�r and tvvo trips in the'p>m.peak hour,�rhich is a negligible increase in tra�c volum� ��L�1=�i�tprS�S���t1 i��'�Sl !!€r�?'rn �iT.���St�'c�Pr�,rzri !`�I�C�4t??T.F'��C: a The�n��rsec�san of�l�rth Stat�:�r�°�azll�I�r�t�n Ste-e�t is.expe�c?d�t�con�incs��o op�ra�a aec�p�:bly �uri���?��h th��.m,�nc �:!r.. p��lti���i��s. ' a �`h�collision hisca�re��eals n�r apparent pa��e�ns>a�d the inter�ectit�n tsf�lorth S�a�e�treet{�arton Strget has experien�ed a better t�han average collision rate compared tosimila;inters�ccions stace�rid�. a 5i:access e�ptions wereana(yzed for thissi�e,fncludirgth;ee p�ssibie driveway locatior�s along the site's h;�rwh State Stre:t fr;�taga, a�d u3e af tl�4 n�;�h�wr c� �he,x�rr 4h's exis4'sng dfis� aisles an� tw� d�ivevva.ys. � Eaeh of the options have various�dvantages,disadvant�ges and impa�-ts on the I�Jorch State Stre�rl ' P�arton Screet ir�tersecticrn. 1`'Ir, �'i��k I'�au����s PaQ�% June I 1, ����-f a lt is recammended chac th� ad��cant pra�e�-Cy owlner be approached for possi6l� consideratis�n c�f C}pcions 3,4.ar�d §,�:s chzse opti�ns�-equir�an access easement acrc�ss h�rlhis property, � Iz is recc�r�mended�ha�tenan�s�ho live/�,vc�r}c a� the adjacen�proper�y to;the n+�rth be includ��1 tr� disc�ssi�+ns if��+�a�� � is ���!°s�apd. , �pcie�n 2 is seen a� eff�etive, is �r�fer�~ed by the applieant, and is tnerefare recarnmendec�, It ehannelizes a[I ing�-css/e�r�ss to one driye�r�a.y wE�ich then rrtinimizes impacCs to�he stres�Qperatio�s, 'd�f� hc�pe this i�Formacian ad�quacely ad�resses any �omments regarding th�prc�pos�� �roje�t's �raffi� irr�pacts. Pfease contact me if you h�ve any furcher questions. Sincerely, ___ �i i` ` �����'�� � •-- .� - _�i�i'����iSs i�_D� ��'A� �— . _ --- — -- — -- ---- -- ——'— °—. — � �4� ... . ., �SSOCiat� ,.� � ' �,- MJY/�mtUl:iO4�.L!.wpd . r 1,��h���pli��?��i ur�el�r�C���ul�a.i���t: 1. A�onsiruc��ion Vllaste I�lanagemeni!(an(�VVIVI°)is due priar ro is�u�nc�or�n afifec�ud �uil�ii�� Permii. 2. Incomplete or inaccu�ate�Vy�AP's ma�,�delay issuance ofi Building Permits, 3. �1�VV�IlP S�ar�mary Report is due p�ior to the final inspec�ion or the issuar�ce af a Certific�t�c�� C�c��9pancy. , . . . . . __ _ _. _ _._ � , , .: � .�, ` a %�r�l��x=:1 �'�,�'3�'���.�l���!� �������;�3������ � .�2� ���� ?�, �3°�� } � �������� � ° � �{�tN1M���1��9����������° ��MMt����l���������� 6 J�ady Pr+xder�, �i��i� �9asan Brenner � �6ev��Dable �like 1�J�ef��l ; ' � �.inda Sanders •9 � I O �TAFF PRES�I�1° '�TFIER�PRE,SE�IT ` 11 �har.ley Stump, P-Ia�ning Dgrector Liste� ��IQwt,Res�ectivQ�v ` �2 _Jec�nifer-Fa��;Aa�ociate-�far�aa�r _ __ .. _ _ __._ _ __ �� ��{hg�EP���,��dl�, E�e��r�i�g 5������,°� . . . : 14 . 15 1 e GAl�!T'O ORDER �6 The regular r�eetinq of the �ity �sf L9keah Pl�nning Cammission u��s c�ll�c� t�? Q�isr by 17 Chair E'rud�n at 6:�0 p.�t. an th� �t�aae��if�h�rr�bers t�f#he Ukiah �avic`Cet�tet`, 300 �ar�i�an�A�e�ue, '" L� Ukiah,Galifar�ia. I l� ta ze RoLR c�.�� �i °.2 3e PLED����ALL��NAN�E ���r�ry�rae cited. >� �d � ao�s�roode�, n� MI�1l��°E'� �"3�.,... �., s.....e r�... A .:e �a �nA�, _ . ,. a ,e r., . ..,.a,-. .+.a � �r"'° G i8i�i9ti G.J utaeu �u�r� iir � t� �u�� a�.E ia��iiiu�t�i�t i�V1�1�1 36A� ..--..-.,__ ___ - �c --- -- —-- ____�_._- — — �--- ,.� �p�H�f93l��. � , ;� 7 C�rrirnissioner�an�ders made the fo8lc�uving cc�rrecti�ne ' � 9 ��g�'(�, I�r�e-32,typ�g�aphi��a e��t��;��r�ect to r�ad;`ge�era(pl�an: °!! � 1 �t�1s� Sa�r�d��o[���8� i� �pp��va Ap��B �9; ��1�2 r�os��tes,: �s aine�ded. �d�t�or� carried (3-�Dj v�eth , , 2 �or�missio�re���r���?��an�1�9he��9��sent. ' ; 3 ; � �e coMm����E�o����i��a�����������v��s�r��� .:, � ' � �e ����l�'.�,�����.'�'iv=°�o�'it'v�'�s°3a'�i av c`��;c�ccaeca�ic I�ci�3S vi3�°a"iiS ag@�C�B. � ; � 7o Sli"E VISiT VERIFI�ATI�t� ; ; � „ , � �o if�F�i�'i��►i"s�[���F��'f��� � � �o IVEwt BU�iN��S � ��, ��� t�c��� ���� �te��� �?��� �9�z �.��rl����s�� �r�-�p��ir�����a ���i���a a i�e �a�e ������ � PR��P�o���du�t a pre-appii���is��r��o�w of a maxed�use pr�ject at 528�lor#h�tate�free�,�1PN � 002-14�-19. T'h� pr����� vir�a�ld incl�¢�� se�en or�e b�dr�a�m �parf�ra�n#�, ��� �ir�g1�-r�o� � �cc�p�ncy�aaa'sts,509 sqtsar�feet of c��m��cial space��ad, 12 parkBr�g sp�ces. 7 � ' � �������t���������������d�����f e�p��: � ' � e_ �'he Planr�in� Co�rrmissic�n �s beir�g asked to review and c�mment �n �relimir���pfans f�r � ._. � rn�xed �ss� prs�je�# consistir�g e�f sar�er� s�ne bedc�om apart�rt�rat�, five �cngle r�orr c�cc�p��a�y � l (SR�} �a�aits a�d comr���ci�l spa�� f��° tvvo office suites, stor�ge and l��and�y space, ' � hardscap�lpa�9r�g a�d:lar�d��api�g. � � No a�tio�r��lf be t�ke�os�thAS project f��ai�ka�. ' � e The proposed site is (oca#ed�n�he west�ide ofi iUorth �tate�treet. 1V�r��n S#reet terr�inates�$ ` ' 9 fihe project site cr�ating a T-ir�tsr�ectiora. ' .n.... A __.� __. ... . _ 91f86�14.D I���t- 1��F'L.d1h9949�1l4�ia�.;�14���'Ga�adi��� �r/da��:���f1'�; ���@� t . . . . � ".. � . .. �� � ��1����� in ��e ��ei;�z �aints �a� p�ulirnir?a�y �r��eef_ �co�si�?��cy r�larive ?o �the �e7er�1 �la�; f ��� � cIL;��;�y,��;�Gi�err�a�ss��,�a;��iiu��lv?�nin�i��ul�ti���. �' 3 � ���li�i� r��-�;:� to a���, �vr�;�yrc3�1 ���a o�fii�,� aa�����e�l3c�v�re� �vit� �� u��p�r�ni1�e�a;��d i� ��� ` � ��'1 z�;���� ci�tri�,r. ,�p�ri�ne;�ts �nd �ni��� r�sitle�t��IlcQ��n��c��l ��4� ��� �,��rr�ii���3 ����� ` � �pp��a��d�f�use����lt.�"h�z�����cir�li����e does n�t incasad��1��3 ur��fis����s�and��a���� � �s �ot defir�ed in fihe l���. 8n �rrder tc��I��r� the Sf�O units, the Pianning D�rector is required t� 7 r�aka � �e�errnina�it�r� �F app��apriafie �s� a� �llov�ed by �ity���de. B�sed �r� fi�e ir�is�rrr�a�iora ; � Qro�>ided b��he appli��nt, it appe�rs th�fg�d�ngs required f�r e datermin�tio��f appropriate�ase ` � can be�aade fnr the�f���r�its.�c�ors�ingly, a use perr�it wc�uld the�ae req�ir�d a�ad stafF��ues� �� rec�r��end the�l��3�ni�s b�s�abjgct to the requiremenfis included in fihe draft�owrntowra Zs�ni�g I 1 C�d�(I3?�}. -_ _._.._ __: __= . _.__ ___ - -- _ _ . �2 � ���sed o�fiae draf#C���,t�e�f��u�its���id be�x��p�ftc�m fhe density tirr�itafii��. . i� � ��m���th��p��,i�cabl�dev6l�pr���t�sf��d�rc�s f�r ihe p�-�jec���or�he��� zorain�di�t�ict ar�d da��� �4 D�C rela#ed to s���r�iis are pro�r�d�d in�table of page 2 af the staff report far review. �.5 � V1Ph�ile the se�bject property is lacated o�#side of the boundaries of#he draft DZC,-tfae draf� 45 doc�a���t aiiu�s �F��is �� a� �tic��v�� ��e subject to compiiance wi�i� specif�c develop�erat 17 standards, The applicar�t as part c�f their application materials has included a c�py of tl�e drafz 1� ����s�t��l��n�fit���a��s f���S�?�s. � l� � t�s�e strent��ee is r�q�ared t�be p�a�ted fi�r��ery 30 fe���f pr���ct frontage, 2� � ��1� �3sfl)�C$ 9S IOG3��'CI �I/@�Ei6P� #�!8 bo�r�d��s�s �� fhe Dow�t�wn Desigr� Dist�ic� ae�d r�aast b� ' 21 rev���v�d f�r�o�s9stea�cy v�ith tl��se gt�pdelie�e�. 22 @ The Ci�t �ouncii �i91 s�on b� intr�duced #� an ardin�nee that reestablishes th� QR�. 1'tae �3_ ----- ordinance_re�r�ires DRB_re�iew for'�II_r�roiects th�t are sub,'►��t_t���ite�evelamm��nt��,ote°�°f;� —_ _ __.___ _ ^ 2�+ prop�t��t�e��'�j�G#��y�e sallbjPct tm t'��J9ew by t�e C?RB shs�uld$ha s�rdinan�e b��d�p#�d. 25 � in additi�r� �� requirisag � deter�inati�n �� �ppropriate tase f�r the SRO units that allows the 26 applicant t� �pply fo� a �ase perr�it fo� the �R� unats, a Nlajar Use Permit a�d`a Nlajor Site 2� De��l�pr�e�t PersnPt��e a1�a requi�ed. ; ��� � The prajeci arci�iiect is available fo��s�er c�taesti�ns fram the�orrimissiora. . �S� �U�8�8�FIE�4RiN����N��e 6e���,me 31 _ ° �p ��ns�aa�e����r����raa�a�a�t�; 33 � Is pleased to see��ix�d-�se pr�jeci. 34 � �r��gi�g��a�¢�e�ciaa�¢ad���id��at�al����l�pt���i�t�t���p�rt c��tc,vus�e�go�d f�r ihe�e��ar��r�e��. �5 � ��pp��e #a�a�� w�g���t��� ;�f#9�u t�ae �f`a� f�at;�s��f�aa#h� �t:.�ec�ta��Nta�ea Pu���ir�� �d�� ' 3� hardsc�pe fl���would oc�aa��n th�s6te. 37 � �FiO units ar� es�en�i�lly refer�ed #o a� `S�UCIiO t9P10�5/�paf��P9893�S' in th6� ��mr��anify. St�addca aa., e.�w3e„ a 4 i6'� ��,�,.+p�s 1 9e.a.,�e.� a�..... 9 u., r. �. u :a^s' °1r �-�r, ;; —s� '� i .�, 3� ?;°�5�""ra �� �''� �.�'o�9�i� �'� �v_��_., s:L�_.. :..�,y :.Li':� JVE�: ..l:.� r.e°t9 .. � ��:.��vL,'�' t1eC�i� 3'vc' �� p@��31�. ' ` 4� � 1�appe�r��h����dics�p�����ts�o��t h��s�k�i�f�e�corr�p�r����. ' 41 0 �h�d��i��a fc��fh��p��a9ect i��ir�ila�°t�othe�pa�ojects in fhe co�rrnc��i#y.The c��e�sp��dir�g d�ss��s �� !a s'�a�i��d9?'_ ; 43 0 It may be t�e pr�jecfi v�ro�ld prs�v�d�fi�r a Iiv�lw�Pk sit�ati�r�. 44 � �'h� pr�p�s�d tu�� b�aldangs f�c��g �$at� �treet at�ero lo�16�e sho�6d lik�fy har�e � decor�ia�e 45 co�poner�fi. 4� 0 °The sa�e laok for the d�ub9��ca��s on the t�ps��irs unit r�ight�r�rk fos'the downsi�irs t�nit. ' �'� � �pt��ze�����tc���ed���i���s�������b�l���y m�y b��d��ign�qn�id�rat�o�. 4$ .---� The �ppEic�fiea� ^f s9��a�e d���!d lik�lv v�Ycark b��t 9f th������� I��?�in� ������1;+ ���cher9.�o a ; 4� win�o�v.'�h�s is�fairly comr�ron�pproach t�sagnage€or fihis type o�co�nplex. - 5� � !s not�ur�r�ith�he p�blac righ#-af-�ays w��et�er o��ot auvni�ags a�e possi6l�f�r de�orati�e �nd 5� btai�di�ag��ah��a�err3e�t pu�p�s�s. ' 5� � �"her� is so�►e c��scee� ab��t the �a�king wii� reg�rd tc� the site c�nstr�inis and r�aking 6t al! 53 �ur�ctic�n �rell, pa�tic�la�ly�f�fh�re is a pc�pt�fac busir��ss i¢�the c�mplex.Asst�r�es the dow�astairs ` ' ��4 cor�r�ercia! �r�ifi wii] pr�k��b1y� b� s��ne k's�d of of�ce/�ffi�e pr�fessiot�a! t�at iaas �ittle or no �5 pe�estrian irafie�c thra�sgfa it. P��1�9�°�����T�#�������s�l����y��l��l��J �I�y��;��i? i P�ge 2 t � .. � � �.���i.�� I�,Ca?�i!ti C�`��!�si�'2�1!:�li�� ��i� ai�L�a1�l�'�'�il�i!i�:i"�hC ii�J;"li:li�?i�� i:;�i�1�ai��, �i7�'isl l �fi�`Ev i,'3="��^• 'I '�' � arI;��ll�l�. ` � � � ' � L-?���ilc�Y 11='�ly�l r1'�`Q�;?ii;�>>ii��P. �;�t����il'y��t: � � �I��a1�lil�a����e���ne�r�e� a� �r��t�f'�i���;c�je�,�. � � �t�����b���;�•��t�����������4}������������tl�����n��t�����p�°������g�����l�r���t.' � � �l�� �s�r�ge �ar��is pl���a�d i�P ��e pr��ec� u�9i3 �a�1p bt�ffer ��is� t�a`'#i�e ad����nt r�si���ts�� 7 r�eighborh��d�n��ho�l�tre�t. $ � �'+tDl�16�HISa9�9'H i�Q.i�S�1�li�o 10 t�10 HQVV�s�e�fhe app8�cant���is���a the p��per�y f�ea�ta�r�i�g? l 1 _Q2,° .Is_there goi�g_to_be,an ori-site rt�aeaaged-�he�#a�fa�ili�'V n�':matk?t=��tp-:�'at�$�!-!���si;;�=s�r b�t�''' . 1? �3o V�'ilE tha-prs�►i�Gc ab�e t�us�i�;��i�;y�l�parki�ag,for the comr�er�i�l�r�its°� _ __ l� ��s T���� ���� ����o���r t� �� � pl��°� {sa�:� �trpo+�r�6 sar� t€�� s;����a�ek.���ald it b� �e�s�ibl�: �r� _ �4 char���th�confsg�ar�fio�af fi�s dri+�eway��acc�mmodat�a street free'? 15 Q5a Is the driveway far the project located directly fr�m�I�rt�n'Streefi� ' ' 16 Q6e Haw wo�ld th�driveway�ntersection sc�r��r��r��rk?�l�es a pers�n t�arni�g left yiAld#o tr��f�"? 17 Q74 Vilhich di��cti�n daes ttaa site drain? ' 1� Q�, Que�fi�ned why fihe plans ds� nc�t sho�v the e�st elevation f�r the cammercQal ur�i#s? �1! #�ae ; 1� design fe�tur��fc�r th���r��er>ia1�s�its be�ia�H9a�t�the oth�r��it�,9.�., �'flOf�39�GI9����? ', 20 �90 �o th�stud6o units h�v�a ki#�hen�a�ponent� 2� t��0o 6�equ��t�d�I�ri�dca�i�►a the resad��tti�l and��rrmerci�l uses ar��o�c�nnected��id�hat p�rs�¢a� �2 vu�u9d have t�use the s�airr�ell#�ge�frar�o�e�n�t t��n�ihea�if he/s�e Iiv�s upstairs. 23 Q77a Req���fied cl�rific�ti�n�he units wa�id be marke�raf�? 74 ��aa rnro�-e t�;°�r���;aa�e�. - _.::.___�... A _ _ _ . s=•oa a• o� s.��d3a i�^ai�aia cyuu.-.t e tGa s���'i�Ij��'ti�at�L�Ptfii��`f a�'i�(JIf19�C8�.R�S�Y�.'��!��—.-_,-.,�— ------ _ _ �� --�------ -- - - � - - - �& �i�hard Ru�#,�a�oj�cfi Ar�Fas#ect�nd R�presen��tiv���ad referred ta the�it�plar�s : �� A1e 1"iae��ncept was t� r�akn#has project happer� ��eanciaily for the �wner. i'he only way#hAS c�a�l¢� ; ; ?� effec�i�ely be achiev���ras t�g�i as m�a�y�anits as i�legal�y possibfe or�the pr�p��ty€�r le�se y9 p��-per�es. '�h� �r�j��i is �as�t a shelgee� c�f �a�y �ir�d. S�ngle ��f�y level s�ngle �p�rkr���ts �re . 30 proposed starting at $475 a month, �v�aich is really needed in the CBownta�wn area. i"hese 4� �pa��aes�ts ��r� 6� siz�. U'�he�a the !�t aee� �vas divided dr� �ccor€i��ce wi�a ihe densit� ; g� req�erem��a�s, 7.9 �?�its�?����r 7 u��#� r��.o:a��d-d��rr� were c�iculated. This�g�r�did ��t pe�ci� I3 �a�� ��a �� r�ak� ti�e pr�iect �rc�rk fraanci�lf�, the ��ncept caf �l�� ��ifs :wea� paop���d f�� �4 �o�suder�tio� arad�app9ied tfl the pr�je��.200 sq��r�f��t�f cs�t�e�an sp���r�t��#be pr��ad�d f�P �� t6�� p��9e�fi��d th��,es b�ing �c��r�pa6sB�ed by r��y��a g�rder� ��e� in the re�r�f tl�e'���. 7'�� �� i�;t�:�e ia#�d�v�1��th�g�0�cr,6s�$�,a�`�r�aa���rd�i�'�o��o�v�o�. �n ifie r�i��f i��aacK�uifding � �f the severr uni�s there i�one��Q�n6�nex�t�the c�mm�n area.There are thres�ne bedr�o� '` � �pa�rr�ents��the firs�fioor and�tt�ere�re fo�a�one=bedr�om unAt�ora th�secorad flaor�f the rea�- . � h�se(r�ign�th�f�a'��'a�s�se+p��-+ft� v ��°°I� °'°�e'a:,a�,'yij �i �' �"^euit� ' 6c`� _z. ...w...:�o , db� :,a 9:� a 'o�J �e'da�is��n 'a3�ie aom�c+ e9 iaitl'd. m���l15�0� , � gh�lo���nstraint���d the tight fi�presmidi�ag f�ar ad�g�at�st��ag��pa�e is�pr�b(e�a.Tt�e pl�n i� � to i��9�d� �9 �t�rag� ur�ifs to th� r��r �fi fh� pr�per[�with � I�ur�d�y f���li�y. F�r tiae fir�nt fi�� � 6�iBdi�gs,there is cam�e�ci�l�p�����#�a��r�f flo�r��d�n th�sec�nd fl��r#h����r��nis��9�� ` � �€�a�b,T'h����a�9�-�h��s���"�����r�k�o��. 4 , 5 `���p��y�cz���t ir�c8��e a recy�ior�g pla�.7'i���iiy,���t�r�an�ge�enf p��sv�de��wi6�se�aric�th� � pr�je�t wh�se the�rasfie�rscy�iing c�r�t�o�aers�9l8 6e br�ught ta#he s�ree#a� c�pp�sed t� �large 7 ��uck c�r�ing ir�to the��r�piex�o pick e�p g�ragetrecycl'[ng and risk prable�ras sir�ce the's�t�is ve�y ' $ ti�h�i�term�c�f�p�ce. 9 � _ .__i������������Pl�s�-is�}�v��k c�pr�gr�ss��sd���91 b���abr�ii�t�d at a 9a�er date. _ ' 1 � ��ty f��t��acks v�i���i��ble t��nake�°�-t���a����si#�. ' 3 ' ' � i he���re s�rne exis$��g#�ees c��a fhe uv�st side s�f tl�e saa6ject pr�p��fy. ' S 5 3he l�st�f pr�ject mb���ii�r�s 6�c8��e�: ' iuiisa�s���:a���i1��L����t��c:�n�n�i����� ��....�� ��,�� ����� . ev�?� 'e�'Jr.'�J E.:'� . 1 � �ain�,v��u��,vi(I�e han��ti:�,��1/�,;�,e��l �.�irr�c��i��5e art�an y�r�eii. . � i j i he piai; is�c X;�j���1 i�c���o��:��-:arne��rii�al`�r��n'ti,7i�lls. i � � C,i��1°l�J�ili��';7��i.��l;��li[��?�L'111 �i�Ll���.�iP3 F��.�����i1��i3���Ui�i,7la"��3. � � i h�r��f��„�c1A�i�ned f�r�ys�������r�P���iar modul��. � � °��e ur�it��vili be electr���iit� P���ga�f�a�6��(�-�p.°�i����I��p��ei�uvi13 functio� ��#�� a� g��im�ry p�v�er.9�e�i�ng�hd�a�l�r�g wiil be uvith`mine-splif s�ste�as.' 7 g ��nkles��r�ferheaters��11 be�nst�lled i�t�ae unit�, � � �iigh-e�aergy sa�ing fa�s�ill be�ased. 9 � �9ay pa��rs uviil be used. 1� � A�I the appliances wa11 be ea�srgy `st�r-rated'or betfier The�ntenfi is fica get very clo�e ts� a _""_' 2. _. _ �_ _r__. ._ _�___.. . �_' __""_ ..�_ �. �l �2�.ciU.ei2ri���Ui��i�l�. -- ___ --- _ —.. . _ _ 12 � P�ov�de for friple:g(azed+�indouvs't�r�afce tf�e projecf as energy e�icie�at�s possa�9e��a� _ �3 fihi�type�f uvin���avs�vici i�e��miiigate noise impacts. i`he.windows wil��pen. �4 � �"he grour�d-floor units to ti�e reaa�will have separate garden areas. �Che project wi91 rrreet 1� the 2U%o iandscapi�g req�irement.There are pians far a trellis in this area. l c� � Ti�e parking�reqarireme�ts are being met iro �way tha#seven units require seven p�rkir�g 17 �paces ar�d fhe 5RO units require 2!parking'that round�0 3 spaces. �"he commerci�l `� l� spaces r�q�ir�'�'p�r�;ir���p������h#or�t�t�!��1�parki�g�pa�es. 19 � �'h���vui91 b�12 bi�y�le p�rkir�g space�. 2� � �ha�d�c�p p�rkir�g�pae�we��9d be ioc�ted at#�ae ea�trance tc�tEae Barger s�nmts in the re�� �1 �f th�i�te 22 � °th�re wi81 be ha�dicap ac�ess fr�r�th��idewalk throughout the projecfi. ��_ � One unit�n fhe e�e-nozr�ri flnnP snnli faA A�,11lFarraccihlo��nrlcr fha�ceirl ntinl�� ......_z _.�.�.—.....-��-v-. .s..........re«weeaun cauvewevYxSeiteai u�sQv tit7-.t38{�.B2tlCS-!�. ..._.___._.—_— _._.__.— _ _ _�_.. _ __._ ____._ —" �""_"`_'_-�.'__._.' ___. ' 24 �r�d(oc�ted n������#h�h��dA��p p��king space. 25 � 10 smalf storage units wili be buift in fif�e reac 26 � ,4 commssn lat�ndry room�°ili be Pocated'r�ext to�e stflrage units. 27 , . �2�_ A�; �he�u6lic�ril1 b�ab1�to us�the bi��°�9�parking fQr#he comrnercial aan'sts. The��wiel be bicy�Be _ : �� parkir�g iocatad beside the tati�ity room on the riorfih bui(ding. ' 30 ��� 3'he pr€�pc�se� lay€a�t mf the drivew�y is fhe bes� appro�ch in terrns of safe� precauti�ra��r 31 r�easa�res. ihe c�rr�n�'proposed con�g�ratian presents a traffi� calmi�ag situat9on �s ��� 32 a�prs�ac��s#i��driveway wher�e p�rsa� r�u�t�I�����i t� ��ic� it t6a�ough the drivQ��ray. The 33 ir�fe�t v�as t� tea�re fihe`landi�g areas in th� fror�t' �dear.The applicant is lo��ang fo�a pla�e��a 34 Stats��r�ea�her��str�e�t�pe car� be pl��ted ar�d this r�ay be p�ob[er�a#i�be�au�r o�p���� 35 ���ss� �th���!t�,iti�s���#�:e���s�i:a�tr��fc�i���(. �3s�e ta�th� �e�uire�ae�;t�i�f�frea�t�i�;a���ns ' 3� access afi an interse�fion with regard to pedestri�ras antl vehicles since fh�pr�perty is essentially 37 lac�ted at �� i�fers�ctia�a whera �Io�ttsn Str�et:terminates at the pr�ject s6te and creates a,T- 3� a�t���c���,�, � , �� A5e �"he entrance te�t�e drivev�ay i� locat�d d6rectly��r�s�fr�� Nv�t�n �tre�t. '��e inte�t of 6��bl�c ; 4� _ VUor�s vua�t�get tl�e dri��w�y as c9�s�ie directiY�PPosite N��an St�eef. 4� ��, "fhe res�alfs fror�t��traf���st�dy b���g d�n�f�r th�projec�as io haw egress��c� ingre�s wrrks �.2 ��s�i��t��3�n�����e�� i�#�r��,t��� ���� ������� re������. '§'h���v�i�l b�� �i���i��?'���i��°���fk ! �3 t�ale�pe�ple whe�t�s��p a�d g�, 44 A�o 9�aa��ff ge�erated fr��fl�e si��r�ill dr�iea t�vv��d�#�t�St�eet i���fhe C�y's st�ra�dr�i�sys��m. . ; 45 ��, Plans f�r t�i� po�tioea of the project h��°e r�ot yet been deveioped. 19Vhile the design featur�s f�ar 4� #he coer�merci�l un�s ha�e n�t be�ra fuqy<de�eloped, #hey�voll archifect��alfy be compatib}e tivHth 4�7 ttae d��i�n�fith�r�#h�r�9�a3t�. . , ; 4� A9a The�Ft�ur�its uu's�l have�kitchen c��porae�t. ! �� �1��--��������-th�-�f���ivei�-u��r�f�-h���e i��pe-GSe�a�t��access t�e���tsfis. '•••'' S� 1�,1°�e "fhe c€r�its will be r�a�ket r�te. S�. �72o Foc�r�d th�draft DZ�to be hel�f!�i 9�tvr�s�f the�etb�ck arad densety r�qi�irer���ts. 5�. ' 53 ��mmission��°@�bl�req�sested cl�rificat�c�n uvhether the�ommissirsn or fhe Planni�g�3i�ecio�vuill make .j 4 a decisie��ab��������es�or th�s pr�je�t? iv�aa�is i��a��T�c��a�v�di���i irivla�ai���iai�i � �-'� l+�9�,J 2,�,mU'l! ��g�4 , � �'����i�7�� �71� i':�j i;.b.ii7�g' iili5 �i��v�.:� li! �Lii:ItM cl �1i1 �3c �'01 l�iiS (Ili�'.�.t� !I�v �I�Jf��i,7: lil ljijj�i�,i1 G ��uc�!-CTti^�i13a�a�f� 't`1lf}t�i�3'��it���`l'�ia�/CJsi,t'i1���,i�1�i�u��t"���IO�Ai'°C��?ir/�li�l cl !!�°��P�31):. ��1� �Ot(2 I•S Sl�vj`]�i�1'i��'; �� �- . 1"l � � i"2c,��f�i'!J�#i�7l'�I�S���1��2. �51i1��'T�f��:�����1Q3� � 'T��°' o. ,� • a��0�'� .I'1�7�.�����?lay, �j�y�1��?ill;,;_f �>>°i��`�i}�'��i�3�C� �?� '� r�q�����l i�r,��k�a�1u��r��i��ric���t�p����riaxe u�e fior���unii����1J�r,v��!�j���Iz. 5 � ���������������������_��p,�; 7 m C����sssor���r�a����uso ` 9 � �c�ppar�s the r�9xed-�se p��je�#and c�r�espQ�d��g SR��r�it eon�epfi. 1�➢ s Likes fi�e�o�cept�aal de�igr�u�iti�the��d9ts�r�s�i s�t�e suggest9�r�s as refe�°��cAd�br�ve. 11 m L9kes th�t_th�applicar�t_is_ufiilizir�g_ti�e:dc��Q��-�s a�uide for-the-��velo��p��_ �� e Is hop�f�a�th��roject��ves f���rc�i�����a�ceptual design to P(an�i�ng ��mmissaon�ppa-��a�. 1� . . ' 14 a�o ���v�vs[��a«��°ro�°s������° � ' �5 1. Reported ora reeently approved Zoni�g Pad�ainisfrator action� co�cer�asng the installation �f �� ' �6 intern�lly il(�mBnafied Iet�Ar sagra readinq `W�r(d �ym' fio th� �x��fa�� �I�rl� �S�an cc�rr���;r��ao ' 17 structure,�c�rga contair�er pr�J�ct f�s�lka�h Playe�'s�"h�a#er ar�d e�erior ch�rges#o�n�xes�b�� 1� histocceaf str�cfirare locat�d at���V�I.S#ahd(ey Street. " �� ' Gcst���as ch�r��ed z�ei�r p�ojec�d���r�p�a�n s��s�rest�lt the adr�i�i�tr�t�°��d���i�fi th��8� ��� 20 to be re��sed. ' 2� 3. Ara o�d�n�nce v��s ir�tr�d�ac�d �� �gty ���s�ci� �t last week's r�g�laP r�ee���ag tc� �szab9isd� � ��� 2� �esig� F�evie����rd. 23 4. As required by 1auv, �it��taf#�aet�rith #i�e Mendocino C�unfi�Airpoat Larad tJse �manmissisan�#o 24 make a d��rrr��nat�nn,�,w��ts,A�+���aP;f�la�v a�C�'ioiS�a�qi�i°viiii��_'�Ll��;t1�F,J'�RL='P15i�E-98Sit2-i1�E?-�9arn-_---- --- __._ ........ , ..od. - — . -- ---_— — . �� . -- -- _-roP ine�;srporC.Th�d�c�aa�a��t���et���ae�e�t�b�co�sistee�t vuc�h th�re���mer�ded addi�is�n�f 2� ���l�U��e IPI$Fi8$�$�IES 5c�j/IPI� $�1�t`projec��had ta be consiste�t r�ith the�c�mpre�iensiv�Ai���r� 27 Lan�Use Pla�.'An initia!e�v�T�n�enial s��ady for�he DZ��is 6�ing prep�red. 2� 5. °�he greera ho�se gas er�s�sio�s i��entary�roject is�navirag for�uard iR par�raershfp wedh fihe�ity of �29 �ort f�ragg ar�d Mendocie��Cc��anfiy r�it�a��ur�ty spohsar�d grant"t�hire��c�a�s�lga�t. _ 3� 6. �ig� code e�f�rcer�en�v�ock is bear�g �o�d�acted by Planr�ing siafF. �usin�ss owmers acs beir�g 3� confacted reg�rding vi�la��o�s��d giv��is�for�atia�fo ed��ate pe�ple�6�ut r�ha�types fl��ig�� ; 32 �re acceptable%�I�vvs�. 3� 3� �h�ir Pr�ci�n�s�t�d�F�y an EI��as��ce�s��y��r the�lasfiic Bag flrdina���. ' 3� � �� ���tt�d8�1t# D9f��$tB@'�$��111�_ ��'!�J�� ��?�r'���q'�,�d���,��e ��er�i j��i����€���;a��i�a�� �dc���e� a piasii� t�ag 3"� ordina�ce B€r th��tate o��aliforn��h�s bee�s�ed�rtd �EC�4 is#he frst thrust i�s��h a iaw suifi. Ther� 3� uvas � cas� th�t occ�rred in Sot�therra �a�ifor�aia'�vhe�e � Negatave C2eclarati�n +�as pr�pared fca�- fhe 3� Of{�9PI��9C@ c"��Qt��e]��cl tr9�e���4'.?T1�a�w",��c�i,�n!�4'�'°?�5a:'�!�S:e"�u}��;��t�i'�:.`r�;'ti i�. �v�3e�'��vicGact3,ei1�9:gltiJ �� �f�GS�c iF�la�fi������t����. ., ' �� �� �'�ae�a�v�s�bs�e��i��s�s�i�s��b�aa����p��g�esg bei�g rr��de or��e���afio��t�t�e��lace�c�#�1. ; #�� �� '�9e t�1�A�1(dB�I���1�iIIHiS58�N���=RE��3�T �5 G�rn�is�iaa���Sa�ci�rs pr��ide� th� �c��mass���er� vu��h � c�py ��t�e 8��st�P °��e� L�st �ha� �a� �6 recen#�y ads�pted 6y G�a�r�cif as uve11 as ��r�e 9a�f�r��t6c�r� abo�fi th� pr�cess T�� dvent thr��agh t� E7 fc�rrnula#e fihi�val�a�ble dac�a�ae�fi. �� ' �� Gh�er ��u��ra ra�or��d �here are fou� raeuv bu�ir�esses on the �owntown that�re e�ther ope� c��ir? the ', f�_-. ._ ___ ... --------------- ---�------_...---..._._ . , �FflC'il�..r'a."`�, f $i'L'�'o. _.__.._ '' - - . __ _ _ " 91 i� 12e eADJ�1�1$i�IVfEfVi' . �3 i he °b�ld3�IiQ�l��heP btSS���SS,tr�e��p�i���d�a�a�ned�t 7:47 p.�a. /� ��p� ,. 6`S� Y"I ,v . . .. �� ��thy wadly, Reco� ' g�ecre�a�y �� xopto e ea e°°�-o ew—w ��. �889194J���?S�!' E S°]�t'!�l4yl�IEltill3(.o�.9QS/�111l1`._^�".`_s'IYSPs� flA �^s� v�rtan S�s�i��a3 9+e!'�,�.!e z�U I'! . ; : , k �� ; �,;� ;��.��i �7��� �� ���.���, �� _.._-- � ; ������� �������� ������ � �I�tJ��� � 3 R�g�B��M���in� S�pfi�r�b�r 13,201� ` 4 ; 5 �Jk��� �9`�i'9���B���E', 3�0�eraa9r��a�y A�er�ue ; 6 �o ���:L T'������a ���a��9���call�d tli��esign �evie�u�oard-meetin�to order at�:t)p , 7 p�m. . . .. _ 8 ` 9 2e R�LL�A�LL P��s��te Tom Liden,Alan Nicholson, Nowie Hawkes, 10 Tim Hise,Chair 11 �b��r��e ' Nick Thayer : 12 �t��F Pr����a�e Kim Jordan;Senio�Planner 1'� Jennif�r F�so, �sunci�te Pl�n��r ' ` 14 Cathy Ela�vadly, Recordi�g iecretarp 15 �#�a���p������a, Rich�rd Ruff 16 Martin Breue 17 1� 3, ��Rl��SPt}N�Et��Eo Nor�e ;-n - -- - _ �_ .w__.—____—..—. _-�- .___ �__. --.—. _ - __ 1� _ 29} 40 ���ROilA��F�ll��l�'��e �►�one ' 21 22 5o AIJ�I�I�����MM�N°��O�i N��1�A�EN�A 1�°�MS: None. 23 _ , _ 24 s� �l�W�U51�M���� 25 6�0 �e��ta���f C�aaa�g��r�s�� ��d Vi���haarp�rsmra 2S 27 �I� �in��;����,,h�a���� t� nominate �n� elect nilem�?r Hi�e as Cha�r��rso�. Nlotion carried (4-0) 2� with IVlem�er Thayer absent 2� �d�� �96���,9���1���� to no�ni�ate a�cl elec� Me�nbe� Lide� as Vice Chairperson. l�o�ion carriec� 3� (4-0)wifih ��ember�hayzr absent. 33 32 �Aa �a�� �e�es�apn���� �'��s�aa� FiB� I��a, 12-�3��DI��l1P-9dAR�P�. Conduct a public hearing 33 and rrtake recomrr�endations ta the Planning Commission on the design for the proposed �/"� �i�l�f�iinAU iA.�.i���ii���.vt�at vL0 rn. �iliE�i�..�vfi.lavi�.��i'��i� tivG."i��rv"��. . � . .... � � .. . � . 35 36 ���a� �����,8�a��#�A���������gave a project description: 37 3 Th� commer�ial �.ase compon�nt�nrili f�at�te finro co�nrr�erci�l spac�s that could be used 3� f��aftice or r�taii,such a�a s�a;i shop. 39 � The residential t�se component�riill feature 5 single room occu�a�jv��it�(��ns) anc� 7 4fl ane bed-room units: 41 o Since the units are relatively small ir�size, sfiorage units will be provided in the rear of the 42 site. There will alsa be launciry facilities. 43 � Parking would be,pravided in an open parking lot for seven vehicles located i�the center �= af�he site and in carpo�� E��ate� pehin� t�E c�mm�rciai �pac2s that fr��z �lar�n Stat� 45 Street.There will be a total of 12 parking spaces. One parking spaee wauld be handicap. 46 � Six bicycle parking spaces are also praposed. 47 � The roof uvill fe�ture space for phatovoltaic systems. The intent is to uiilize as much ' 4° natural energy as possible. 49 � The project will meet the City's 20% landscaping coverage requirement. The landscaping ' 5� ��ill be locat�d to the rear oi the site around the residential buildings, includir�g a� ��rban 51 garden area. ���ig�a ����a�w���r� ���t��b�p'13,2��� ' P�g� 1 ; f 1 � ii�L �;oj��� �i�si�,� a���i bL�ilclin� ��i�ul�l q� c�ai�l�cl �y i�t�e�n P�iil�iin� �ia��cl�rci�. �ri�,��; � eTfici�ncy s��nd��cls�>>�i13 b���pliecl. �l�n�cios�to c����LII�IC4{, c"l Y�I°i-2�ro n��Qrc�y b�iildi�;�. � � P,�in vv�ter uvill �e stor�cl on-site to irrig�te fhe u�ban g�rcl�n. 4 � The material for the rear building on fihe first floor will be hardy panel: 5 � R�ferred to the sit� pla�s and explained the intent of the:colo�scheme selected fo� t€�e 6 buildings r�as to provide fo� a nice blend ofi calors that complement a�d enhance ane ; 7 another yet distinguishes the co�nmercial use from the residentiai. � ° !'��h�r� P�f€,���#-������9�t��3�a������r��ait���o- _ _, ' 1� � Commented on the site cor�str�ints ar�d not�d there=ar� rnany `utiiities' in the sidev��lk . 11 b��aUse�f the tr�ffic s�gnais in tn�T-inters�ction�f�lo���tafie S�r�e��r���S��to� Str�et: 12 Because there are many utifi�y struetures in the'area and an the site,'it is likely oc�ly one 13 street tres can be planted'as apposed ta two trees. 14 � The firaffic study co���u�t�d for the proj�ct pointed�ut that$50,000 w�rth �f work nus�be 15 done to create an actual intersection so that pedestrians have a walk sign when they 16 cross the driveway of the site. , 1� � Providecl a visuai sample of whafi the`g�een wall'wiil look like. 1� 19 �����r Pl��n�r J�rslarra 20 � SRO units are not allowed by City code in the city limits, but the DZC does fiaue " 21 provisions for SR� units (Attachment 4). The Planning Director made a Determination ofi . - ---- --- - --__ �_ _-- _— �_� _ --_ __ --__ 22 Approp�iate Use to ailow SROs for this pa�ticuiar project and the timeframe for appeal 23 has now passed. 24 �5 �1��ci�ae�ti�n�e 2b _ . _ _ . 27 ���� Clarification the starage u�its must be five feefi from the rear property fine. 20° -St�f�� The proposed site is zoned G-1 {Community Commercial) and locafed adjacent to R1 29 zoning to the rear of the'siie. In R1 the required rear and side setback for a detached structure is 30 five f���, s� tr�e rear s�tback for thi� p�oject is 5 feei. The plans �ie pi�posinq'a thr�e-�oai 31 setback, so a minor variance is required. 32 33 @R�e Vb'ili the units be ali electrical or will there be gas too? 34 Ri�hard Ruffo There is no gas on the site. The solar panels on the roof should signi�icantly 35 reduce energy bilis. 3� 3 i iat��e i�re the sni�r paneis a pari of ine projeer or are ti�ey inrendea zar zhe iuture as a i�nase ii�t it 3� appears the buiiding will be well ir�sularzd so ii would no�take too much pawer to heat�hem. Is 39 the installation of the salar panels a budget decision? 40 Racl��rd F��af#e !s relatively sure they wi11 be a Part 1 of#he proje�t. C�nfirmet� the sola� pan��s 41 wouid be budgei decision. iT the panels are not installed for Par� i oT the project, ri�ey woulcl be 42 later. °�he panels would be a`grid tie'system. 43 44 DR�e With the building orientation wili there b�any passive heat? 45 Richard Ruffie There will be some'solar gain. 46 47 ���° 1Nh�t i�thP rr�ofi�g m�#�ra�l? 4$ Rs�h��d �ca�fe The plan is for the roofing materiai ta be metal. ' 49 50 DR�e V11i11 the bottom portian of the b�aildings acfiu�lly be orange as shown on the drawi�gs'? 51 �i�ha�°d Ra�ffe The computer does not actually portray the true calar,which would be more of a 52 rnarao�. 53 54 �R�a Asked about plar�s for rain uvater storage ancl re-use? Consider if the underground tank 55 makes economic or physical sense to store that r�uch v�ater. ���ag� ��ve���a��rd ��p��a�b�r 13,2�9� P�g�2 j �1��13i'b� �173'l'; i il�i°u�;�il�� '0� r�i"1 Uf}L�tii'�fi3Lii1G) ilil� i� �i0i"° ('clltl �i�l1t:('i�i li"flCf'clC10i1 �Lli°j���:��. ;: l:� 2 likel� ch�only,,�i���r�`.h��}��iill b?v�llecfi�cl����ou(c3 b� off the t>>��o slop�cl too��: � � ���� �11Iha�are ihe plans fo�the commercial spac�? 5 F�9��a��� ����o it is just o�� open sp�ce �i�ith a� ADA compliant restroom. The v�iinclo�rs �re 6 proportioned and surrounded by a `green wall'as shown�n#he plans. °I'I�e commercial space Uvill � likely be for office use. � 9 a��,V�lhere iG the crc�ssvvalk lnc�ted? 10 F�A�la�rd �3�s�fe There is a cross��alk an the north and south sides of fihe site� including striping in " 11 th� p��kin� lat �fi th� sid� f�� ��d�s�ritr us�. D�m�nstrmted the l�cation of thG pro�osed n�;d� 12 driveway�nd noted the old one has been abandaned and is now a sidewalk. ' 13 14 DR�� Is it possible to provide for a privacy'gate to the complex? 15 F�9�h��°� F��+�. It is not possibl�because ofith�traffic backing up inta the intersection. lb 11 ����€� The Gity Pu�lic Vilorks De���tmenz is�sking fc�r a dr�in�ge study.l�he �uilding Cl�ficial a�d 1� Pu�lic U�lorks�epartment vviil review the P�oject for ADA compliance. 19 20 �R����a��n��: ' 21 .. __ __ __ — _ -- ___�.-- �-ry----�p�—�n.�cp AIaa.FanT—�vs� ISa.+d .��.�T �i;;T�:.i�Ii�w�-?. nrn _��.a n f..:r�a.:r �-� ... _�a�.a t. e�ewaenesa.e A900cYAiY�:3a.ceeo ��t.�3�.+ Ca�ii,a��.��vviw�..�.i �.a�.i�3i.v� VVII�nIW�tJ)1:���..5uvi�... tiiZ'.ai t�a��., uwvi�..rJiui�.Li iiiiv . 23 ihe ri�inut��by��i�rLnce as attaci�i�-��i�i 1. 24 25 �fiaffe 26 � While street tr�es are not shovvn c��the pla�s;two are required. 27 � Th�r� are sev�ra! landscaping requir�ments for parking lots that do not apply to tf�9s 2� projecc. These requirements apply to parking lots of�2 ar more spaces. This project has 29 a parking lat for 7 vehicles. The rer�ai�ing parking space5 are located in car�arts ra�her 30 than a�"open parking lot." 31 32 �9�a��e 33 .2i-�i� ��n�a� i�fli�c Vviii�i Liic i.li�liZ SiZu�. 35 36 �hair H����There needs to be more room on the site. Does�ot see a need for the storage units. �� 3� E�e����°� �a���< 39 � The storac�e ��nits cannot be eliminated for the project because this is a necessary 40 compc�n�nt tcs the project. i he stQrage units are singl�st�ry. Ther�are `i 0 storage units �-°.� ����L�i�!l�f�ha r:�r�i�i�Ai?��S �ii�i?"t7��. 42 � The project is hanging by a'thir� thread' in ter�ns af making it work financially. It is about 43 1.� million dollar project. The utility costs are approximately$183,000 and other City fees 44 are about $36,000 leavir�g approximately $839,000 for the buildingsJrest of project 45 amenities. The rents for the different units range fram $475 fo $900. In order to make 46 f(ie pr�jecz wor{;, everyihii�c�ii�ai is proposed rnust rern�iii. ' 47 4� S�a��e 49 9 The storage units are a requirement for fihe SROs. 5�b � SROs are consistenfi with the r�cent General Plan Housing Element. The Project woul�i 51 provide a housing type#hat would be affardable for a specific segment of this community 52 and in a location�n�here many services are provided. 53 54 ��ge Y���t�a��q �a�9ca�a�g�r�d i��d���raaa����es� 55 56 �����6��s�o ���i�s� ���e�����r�9 ��ept�mbe�13,��12 �a��3 � � I i"12 �11i711� �i�OSJ}i?i�.l�s« '1i"u i10� 5i����Vi`I �il L�iB ,i"�l�,�l�IC�, �1i8, O(' �c`li'li;��C�p1Y1CJ ��cli"i. 1 iiv�v 2 shoulcl :b� incl�r�ecl �s ���i oi the pl�ns so that the peclestri�n f�ciliti�s c�n b� � u;�derstoocl. 4 � Too much being propased for the sifie, particularly with the landscaping for the parking lot. 5 � The parkir�g, as proposed, has too many issues. The location ofi the pianters in fihe 6 parking lot makes severai spaces unusable. In order for the parking spaces to be usabie, 7 these planters need to be removed. S m Looking at Sheet A1.1, th� faur trees would have to be removed ta ailaw for larger � p��king-�p�c�J. �h� �nd ��rkin��paL��ar� th�m�st difficult; n��d to b� at l��,�t 9 fe�t 10 vvid�, The-person-would ha�ee ta back out straighfi a�d-there is li#tle room to do thi�. The �� car�arks alsa iik�ly nee�t�be�vi��r than pr�posed i�or�ler to bG �asd�le. 12 � Recansider the locaiion of the handicap space. There is no clear path of travel from the 13 loading zane to the entrance of the buiidings without crossing behind pther cars which is 14 not allowed: 15 � Backup space for the parking lot is 25 feet. Any less backup space would not work; 16 especially far the end parking spaces. 17 � Is cancer�ed about the 4ntrance to the resid�ntial units above the com�nercial spac� 1� which farces people to v�alk close to the driveway with very minimai sidewalk width and 19 space for an entra�ce to a unit. As designed, fihere is a danger as of a pedestrianlcar 20 interface that could be corrected. The 3-foot 8-inch sidewalk does not work for providing 21 an entry to the building since the entry door is flush with tlie sidewalk. Canside�-widening ..... 'i'�---___--- --------a a..f .-. aFT i�._.,r �- -� .____ _^.__.._�� .._.— .� ._.—.___.—. _—. ._—_._.---,_.—_ �. ____. ... LG tf��5lld�LW'�If�LU'F�CG-�L d(IC-�a i�c;e�5iiiy ii'le€;(ilfy�ct�c�f�r��ti�U�ii�S. 23 � A laundry area would (ikely work. Cautioned there are setback issues'all the way araund 24 the site.By eliminating the storage units;the parking area could be re-worked. 25 � Agrees with many of Member Nicholson's comments (see Member Nicholsan's 26 cornments included_as attachment-1 of these minutes). 27 � �"he plans da not indicate the doo�nray is recessed and shows the doors right on fih� 2� sidewalk: 2� 30 �!�r���r!���!�e �,�r�erstands the site has many constraints in addirian'to ihe��ct ic is a�ma�!1ot. 3� 32 ������� �a��, 33 � Qifficult to re-wark the parking�rea since the building cannot be moved cioser to fhe rear 34 property iine. 35 � The doorway ta the units abave;the cammerciai space is racessed. 36 � Will make the handica�parkina work. 31 � c�nly one handicap space is required and the reason it is placed as it is on fhe site is to 3� keep cars a�vay. It a(so provides a place for loading and unioadin�of persons. , 3� � One solution would be to providz a pathway. This would heip make the handicap parking , �0 �vark. 41 8 The Gity Public Warks Department insisfis the projecf driveway line up with Norton Streef 42 ta create a true intersection and this is the reason ihere are oniy two smali�re�s possibl� 43 for street trees on either side of the driveway. 44 a It is possible to provide for a narro�,ving driveway and use traffic caiming'measures to Q.5 �low dawn ppople. 4� � The City Fire Department indicated there would nofi be problem turning the fire trucks 47 around�n the si��uv�th ih�25-ioot r,vide s�rip th�t a fire iruck car�turn �round in �nd c�me 4� �ack out. 49 50 �R�a 51 � Likes the couriyard, central entry. 52 � C3ne problem uvith tha parking layaut is once a person enters the lot, there may not be a ' 53 space available. Turning araund ta exit would be difficult. F9oweuer, it is likely the ' 54 ha�dicap space would be�vaiia�le for someone to use to turn araund. ��'�9��E P�'�8����3P�I ���3f�'CC1b�B°'I�,20'I� Page 4 � � ;�lc.iv>>�icl���� i1�;ti tJ �i'lu COfI'liilC�'CI��� ����� clt til2 �IC�2 Oi [hL (1LIl�i;�l'fl�S �t'2 i0t� flc�i"f"{7�>>/. � �hOLiICI'COf1SIC�°�` `J};IGI°Y11i1� IhLii1 �nCl r°C°SS Th° �il�'fiLS �0 �n� U�11tS �b0i/2 i0 8i1SU3"° 3 �clequ�z�spac4�ncl r�cic�c�conflic�s. R�comm�ncJ the side��v�ik be at least 4 f�et wid�. 4 � I�ead 25 feet to provide adequate backup distance in'the parking lofi: 5 � as it is�avv, people h�ve to walk around the rear of the cars vvhe� leaving the accessible � parking space which is not aliowed. Reconsider the locatian of the handicap space: 7 m ��eed to accuratQly show fihe elevations/grades for the site on the plans#o understand � fihe drainage and u�hether a� not the project provides fihe required AD,� access and ' � ��4i�1�185.. , _ , _ �� _ _ . �? ���g�a� ��a€� ���������o 12 13 M�s�b��° Flas�; Unde�sfiands that the owner needs to have a cerfiain amount of rental income to l� mak2 th� projvct +�vork ao pro�,�iding for a ful! two-story livi�g room 4vould not be economically 15 feasible. 16 17 t��a���� �a���a���� The conceptu�l design has no relafionshi� befirv�en th� front and re�r ' 1� �uildings o��vith the adjace�t built envi�anr�ent along the street. 19 20 �i�aa�b�� ��vvke�o Understands while the intent of the design mix was to"distinguish residentiaC 21 from commercial the hardy panel used an the bottom of two buildings provides'far a desic�n ' -- ,�r --- ---- __�— . _ . _ _ � -- -- L� conn�ceion, is c�K�y wi�i��i�����i�n a�a a�rre�ent aes�gr�s rar ti�e Tront and rear�uii�ings: �3 24 �taffe One of the concerns from all the comments regarding fihe DZC is that square or horizontal ' 25 �vindovv orientations do not `read' commercial;especialiy on State Stree#: The windows for the 26- commercial space appear to have a square arien#atioe�; _ _ 27 2� F2a�harsl Ru�'e 29 m The inteni vviih �ultipie sfyie buildings is to differentiate the residential fror� the 30 c�r�me�ci�L Alse, the style blends in vuell with the Goffz��ritic�esig7 and ca9�r sc�e�e: 31 � The upper u�its have lofts. it wouid not be possible to e�end the height of the raof to 32 allow fo�m�r�living spacn. 3� m Tne concern uvith large glass �vindows for#he cammereial buildi�gs is safety, particularly 34 with skateboarders operating in the area ofi the site. So,the window vuas raised. 35 e Wouid like to maintain a windo�for;the f�ont because it is nice ta have a windaw to look 36 out from. 3i 3� �����aa��s����a 3� � Two rnembers ha+✓e ir�dicazsd the preference vvould be to have a single design as 4Q opposed to what is proposed for the buildings. 41 m �ne advant�ge with mnre than building szyle and color is thac it gives the site more depth 42 and provides for sor�e variatio�. 43 m One selling fiactor would be to create a laft situation in the back as opposed ta a 44 rnezzanine or allow fior a fiull two-story living room. 45 � Is fine v��ifih the green wall 46 � Is generaliy fine uvith the color scheme far#ne frant a�d rear unifis. %�7 g �.ii�es�h�S�t7 unii ca�c�pz. 4� e Site may be"tao full.° 49 m The commercial unifs nn the ground floor do not have a `corrimerciaP appearance. The Sfl vvinc�ow in the commercial space does noi create a `storefro�t' look. It is a residential ' 51 windov�. �ptions for a rnore comrnercial appearance would be a single door with no ' 52 uvindovu since v�iall space may be at a premium in these tenant spaces, have a door with ' 53 sidelight; create a more vertical window orientatian, elimina#e the windo�n� and provide ' 54 more"green wail." ' ������ ���������rd ���at�rnb��1�,20�� Pag�5 1 � i'r�� �r�v�cw�°i��l� ��,,�I ;��°�je�,� �l�i�il� nu�cl io �� i�olecl on ii�e pi�n;� �ncl buii�r cl�:�ci-;��cl. 2 This ii�forrn�ti�n rie�ds to ��pro��icl�cl for Planninc�Commission. � � 4 9����������� S 5 M����r�9a��;Modesto�lsh is not a good streefi t�ee far Ukiah's cli�ate. 7 $ ����e 9 � ��I�'j1�P Ctj'fPPt t�APS��Q nOt sh�9nan on the�I�nv;-thA,�r�required. __ 10 � Street trees are �equired fior the Project. Public Warks determin�s the number of street - - 11 ir�es��quire�—raquirer;�ent o�z fcr every 30`fieet. Tye exact locatic�ai the�rees ca� b� 12 adjusted by Public Works based an site constraints: 13 m Modesto Ash is nat on the City's Master Tree(ist. 1Q $ Th� parking r�quir�mznts are a��ociated with`12 spaces. in this cas�, th�re ar� seve� 15 parking spaces in a parking lot and the carp�rts. Carports are not parking lots.So the rule 16 about if there are 12 parking spaces a project must provide for shading and one parki�c� 17 iot f�°ee evdry 4 s��ces does not apply. ' 1°0 19 �a n� � 20 ! 2-1- pR�e Provide a signage plan for Planning Commission review: ---- --__ � . __--_ 2" _ _ _ _�_ - - - -- -- - -- - - --- 23 �t�� 24 25 ���e F'rovide for a lighiing plan and rnake certain there ars no light irnpacts to neighboring 26 properfiies. 27_ . _ _ _ 20 �, Ni�T`��R��R�6�l°H��OAR� 29 Sta�advised the Design Review Board is now a City funciion as opposed ta an RDA fu�ction 30 uvhere the purvie�rv is nc��itywiue as o�pose�to only within certain bo�andarie�.Accor�ingly, tf�e 31 DRB's fu�ctidr� is to l006; �t all sight Develapment Perrnits and all Planned Develapmen� 32 applicatio�s, including a �'recise Dev�lopment Pla�for PD prajects. 33 3� ���a�i���� eecc��Tir��r�ds ine i�ify r"or�nulaf�a��nfiiicl oT interest p�iicy anci Pia�orate� on how this 35 wouid work. 36 �7 �lici�v✓caS CaI5�u8Si�i i ���i.ii i18i IviaS ivi i i�S �i ia�i"Biai.c"' iu �Pt�ieGlS CCi1i2Vv�t3 �7�iiiC 1.7FC�s, $i1t;f 1 c�� 3� the Qownto�vn C�esign Guid�lines, �'lar��ing Permit Application fo�r� that identifies t�e �inimal 39 submifital requirements far p�aj2cts. �0 �1 �� �.�°��`��� �'���r������ 42 IVone. 43 44 �d ��°�����°t���°����/�������1MIEt�� 45 The next meeting will be Thursday, October ��, 2012. The meeting adjaurned at 4:�5 46 p.m. 47 40 49 Cath}r Elawacily, Recording Secretary 5� ' �e��gr� ��ava������g� �ep���b����,�912 P���6 ! - �i��i'��id�`1�f37;�F .� 5���i.Staie 3t., � IU3ixed Use�rflposal i Proiect Gommenfs from A(an Nicfiolson,Septem6et�3,2D12 ' l�a�ap���e�lln(ts _ _ 1, fit is stafed m the_caver latter that fhe proja�t zlesign.wiif 6e guitla�6y the{Galifomia 2010,TiE(e-2�, . ParE2)Gr�en Building Standards(GBS}.in addifion fo the Califomia Building Code(GBC}if is a requireire�rt#e m�ex�.h�Mandatury Maasur�s a�f���ci5.tt is na�st�fe�'wha�er 6`ie�ppli�aniwitl incorporate fha GBC Resideniiai Voluniary Measures,orfollowthe US�reen Building 5fandards: 2. It is not alear hauv t��i�uiiding will achieve a�det Yero Energy Buiiding,asitle fivm hope. 3. The Zoning allows 7 Unils 6ased on parcei square fnotage;Thepropnsat is for 12 Uni#s.Tfie 3 one fr�droom apart��nf�ar�t��hnically buf barety�i�rthe tm�irnum sf.foz�SR�(�00�f.j arrd nreafe an extreme densibj rafio fnrthe parcet ' 4. f2egarding 4he rear unif first floor SRd and adjacent cornmnn area;nther tfian to cram ittore ienfa6fe spaca in�o fhe prope�y,why a�(SR�r)unii is needed wlien an�mpte�12 sq.sr,single tiedroom apartmeni aouid f�e bailE in tlta samespace:li is assumed ihat more income could 6e generated from a 16edroom apertment raffier fhan a SRO,hovvever t�e zoning will nof aitow another 1 BR uniY. ' 5. Who wrould mainiain fhe common area? &. If appears the rear storage unii does not meet fhe required 5 ft sefback perzoning requiremeni on ' fhenorfh side and perhaps the soufh side also. - - - -- - — ` ..... ____. ___-- -�ea�'ec�1=a'�x�a�8 -- - ---- — ________--- ..... �. __. 1. Tha massing ofthe faro strzet frone bui(ding provides cenErai�cce�s gat�way and a courtyard effecY forthe rear 6oiltling providing a sense afprivacy and idenfify for#he inferiur ofihe sife.Howeverthe concepfual design has no relationship 6etween the front and rear buitdings,orw'rfh fhe adjacent buitE environmentalong tfie sfreef: _ _ ; Z. UVhaf location and wha�kind pf cqmmerciaf sig�age a.re propasetl? ` ..: _ �olo� 1. According fo fhe accepfed Design Reviauu Board�uidelines published 6y ihe Gity of Ukiah;the use ; ; of e�erior colors should relate#a ifie netural building maieriais i6t�e area and 6e compati6le, ; ; wifhouf tieing idenfical tosurrflunding ptaperEies.t�olorsetec6on for ihe pu�pose of individual ; : s�aiemenf aE!he sacrifice of ihe compati6ilify aP#�e�urrounding area;ana fhe use of more fhan ene vivid co(or per 6uafding is discouraged. ; 2, hleifhe�buitding colar nor a compieie Iist of maferials are cailed out on t�e received pfans,fiowever in composiiion,Yhe fronY buHdings have litite in commnn wifh the neigh6orhood or fhe rear buildings, and presenf a rafher discordant and iamno appearance in relation to e"aeh afher,ff the r�arbuitdin; _ ', is planned#'or fufure PV oollecto�s,then one woci[d assame ihe front un"�fs wou(d aisa i�Eegrafe a similarfuncuan,or at leasf a aompafi6le and hermonic design vocabulary would iie the iwa fogefher. . This is parficularly evidenE in fhe applicafion of ihe cnlor panei cladding with#he eady modemisf, nn„��n?�i����;a r�����in�inr�rOTF051:1^_ �CC�:�:1"�#hB��"�GIS�.":w�0C�u�'� a��.^s.'�,2u1�'I fi^aace implied in fhe reac Eifher one could 6e drarnaiic and be�efitfhe neighborhood if done welL Las¢dscagsi�ag } 9. The 20%landscaping rule provides for a land�cape fhaE is irrigated and maintained by the ownec ' tV��ott�c h u�z i�2a nf j�di:ti�uci raise�aed�for icad er�ps i�admir�bte,theee is nc+assurancv*;na{ ' �he residenis wili keep f�e raised 6eds in produc4ion,or acfively mainiai�any Iandscape feature, ' 2. There are no sfreeiirees proposed;is fhere a Gity guideline for sidewaik landscaping in fhis area? 3. !P the area 6erNeen fhe sinrage unii and fhe property line is 5'then are the piant maferials appropriaie,and will they be mainfained in sueh a long and narrow space? i i 1 ���e�� ���ca����a�� ��pt�m&��r 1�,2��� P�g�7 i�arking 1. The parking proposa!of 8 spaces aE 8 f�wide by15 ft Iong is for compact cars anty and is exfremely fight for a smal(aar fo useand in practice,impossibte to use with a fivil size SUV dr truek if a door must be opened.This Ieaves 3 spaces far 7 one bedroom apar[ments,as#he ADFl s#ali may oniy be us��for Sfafe apptave�t1DA p�rizittg. 2.-Tha bulb-out pient2i irrtha p2rking egro�s ritay intarFetavdith�itoVe�i�ent ui ea��to ai���iDi�l j,a�king �p�ees. .._ _ _ .. 3. �i�e thesa pfa�fars supp�sed ta p�ovide�he1andscape raqaireree�t for 1 free fo��very�s�aces?As there does not appear�be tfie required plantin�for�everetl garking: AD�tnmpiiearce 4. Does the new sideweih and drivEway compfy with currenf ADA path af travei requir�menf�3 Proieat Statisiias Par�ei: 11,908 sf. __ . _._ _ __._ Cands�ape Requiretl 20%: 2,381 sf: hin sq.f£nn PmAosai ____ _ _. -,_. . �uruiFg�iiowance�---- i-uniis;-- 'iu-+eesirienuai aroposea;�-+e:Qmm���a�-�-�t i:»�rG— —_ _ .---- gropos�d) To#a�6uilding square feet (no rot�(provided) 3 iwo sfary bidgs. Rear Buildii�g;_ _ Firsi Floor 3 ea.1 BR appE.(A}: �D3 sf. 9 ea:BRD,fist fi.: 21'2 sf. 9 Common area: 200 si. Ser,and F(oor 2 ea.9 BR appt(B): 938 sf.+80 ss 2 ea.1 BR appt.(C) 438 sf.+80 sf, Franf Two Baildings 2 commercial at ground 293�"198 sf. 2 SRO on ea.2nd floor 220,280,3�0,320 sf. Storaye?�LeJndry8ldg.n7�sq.�C. 10 ea.Siorage 40 sr". 1 ea.Caundry 74 sf. Parking •i2 Toial Fr�nr 8 snaces ac 8'x 98' Rear. �spaces at 9'x 18' lnci.1 Van Accessible ADA ' 1 Bicycle pkg.area ' 1 ���9g�8 �a�"�B�'�V�2'D�S'3� ��p���a���°'�3,2�12 P�g�8 ; i{ .'{�;� - � �'.,i.ii i t ` (�� .i�.. i+.�JF a .. � ����1'��7��: ''�.1.'I. k''l,�i i��I1 ����iP �� ��;,�}.y ... .. ���3�1._'J'l�11 �.� .t.-_�:� . .�._ .- .: Sa��J51 `. 4 . -.. �.' .• � �'_ . �__.--�,...-.—=,_T - — '_ '_._' _"""..._ —_'_�.. . —"_ . �� ��i���l� �I�d��M�r��i u�i�r��y����,����i T���:i�x�3 purp����. �, �a���.T��,����urr��i���fi�s�����cl u�it���ll be���er� h��dre�3�it�{7��)�qu��e����. 9�a �a�bd��i�d��a �hese reg�latie��rs do n�t�llfl�u�l�e divisiors of properfiy upen which�s�c��d��i�g� locat�d u�aless ail requ9r�ment�of#he ap�l���ble�oning distrs�t,ar�d any ofihe�req�qrements of this �ad�,�re r�e�. ' . . :, � �_��d����p�a��a��, �"i��secand unii si�aii r�eet a�i appiicable t�uildin�an��ir�rCc���s a��shall �i��r� elec��i�,�rafier,and se�n�e¢�sen�icz pro��6ded thro�gh the�it�J with�he type of rr�ete�arrangern�r�fi�t#he pr�perty�vvner's ap�io�. �11a�sr,se�rer,as��e�ectrical se�rices sfiail u"c a�a���ie�5Pi6P T6 fiit�'���t���i�e of a build�ng pennitfor.a secor�d uraii. : ;h�.,,-,-� ��,;;,;�;:_..��, �z�;:F:�;;.���'w��:��a;�� .Q::� u��.:��.�;� � ... ..:.� �345;'4 h a z�v 1 .J�L�:y�"•'y,�'.n:�..t� 1G°:w.•'4" ��:.. . . . . . '� .... . .��. �x`O�p��hy.�rr��t���,��'���.,��;��"���i�i�'s��sir�gi�rootn occuparac�{st��)f�cili�r st�ail co��ly uvifih�he r�- quirer�e�ats�f this Sect�orr uvhere allowed by Table 3:,4(lowed Uses and Pennit F�equirements. � ' -__ .. ..j � �Ps�r��s�: �'he-pca��s�an�:�ffihis S�c�io�ar��iniended�ta:pravide._app��fu�ti#i.e�,fo�',�h,�,deuelc�p�roen�:�af.�.-. .....,._...__ :_. __ . . .: , .....:; " ; - .: .. . ...� �.>es��s����;��fra�d'a�I�ryFis���i�'`f���s�i��16 h�a��el�s�i�s`ancl for e� le uvith s ��ia��eed�sr�� r��sa�i ���:,,_:... .. .: .: : P 9.� p �P ' P : R � � _.. , �ran��t�s�d s�r�9�,ar�d t��st�bldsh st��d��ds f�rthes�uru9ts. ° _ _ . _ _. ___ .___ ___ .. _, - . _ �_ �ev���c����#�i��s�a�d�e -- -. __ �, �d��8�t����a����p�u����a�sli���� �) ���a���o ���R�fa�ili�j is�o#r�q�ared to m�at th�d��si�j standar�s of ihe�eneral F�la�. � • bj ���a�a�r���e�o Four s�����f��i����i��ng ur�it�h�s(6�pr�vided,vu€�t���leasf 2Q0 s,q€�ar� ��et in a�ea�fi e�ie�io�c�t�e����p�ce,excfuding jar�6ic�rial facili�ies a�d:c�sr�mot�halluvays. . . �, �����������og#���o ?��¢���v f��iii€����h�ll bG�r�wid�d i�a s��a�a#�s��;��t th0 r�#i��f �ne washe�as�d��e d�ye�f�P�a�r��0�nifs or frac�a�a��l nureaber th�r�o�,with a#leas€�n� +����t��r�rd�a�e d�y��pe�#3��r. " `d �lea��r�g�a�pgsly r�so�< a��le�ns�g s�apply rao�n o�°�aiiiifi�closet wi�h.�;v�ash t�b�ith h�t�a�a� cald rur�e�ir�g water shald tie p����d�d on each flo��c�fi the SRO fac�ia� '�: .` � 2.�s�a�9�����a��caag���a���9�°s�, �} U�aa��I��e �����3�r�i��i���������r�i�ti��s�s���fi�5L3�q�are fe��.a�d�zn��r�ur�of��Q ���3�r�f��s, , �j ���a��a�a��a ������nii�F�alt�����er�odaie�r�axie��en o�#tivo p�ssoa�s. �j ��tha����ao A���tD�ar�it a�r�ofi��q�ired to but may�ant�in p�rtiaB��fesli bathro�m fae9fi� ����..�l p��ti�!b�thr��r�f��ila�y���9!hav���l�a�t�t�61�t�nd a sink;�fu!I facili#rj shal!h��� �tailet,�irik,�nd batht�ab,shower,.�r ba#htublshovuer��r�bin��ion. 9f�fitall b�fhrootn fa��lezy ' gs�o#�rov�ded,c^.fliYla"7i�P3't�Cl�9tie''�SFI�II E3�C�eC�1i1t��� 6�d c���5i��t1C�'t�I�1'6:s�i8�idil�ir�g������e ' �o�grsg�te res9der�ces�vith at leas���e fu!!bathro�m p�a°�loor. c�� 6�6���ae�ae �n���ua�i�is n�i�equs�ed t�b�at r�ay co�iai�par�i�!o�°f�l�:kltcher�f��iliti�s, �fJ1i kit�hen inc(udes a si�k,a ref�g�ra�oP,ar�d.a�t��e,ra�ge top or ove� rA pariial ki�chen is�� - 8ea���ne ofi th�se appl¢a�►ces. 9f a�fi�Si kitchen is no�pt'�v9dsd,comr��an kit�hen fac�lities shal� �ae pr�vid�d�rif�2�t least or��i�11 ks��l��c�pe�r"ioae. .. ' _P��.�.i i� . �)' mv3u°d�c�a aaai>ie`v3a+.a'r.?i�eE S��d'a iic°iya°"c��°w�'+Y�ai`—w''�b:ievvv>. � . City Couttdl Orait 04Q62011 . �� �li%�>,��;+���T���i���t?��;3a3�� ''`-}��� :i�'����.��+3°�;�, ���i�S.��!a,t�� f�7������.-����1:� 1=�y,i� 1,1��` s�; ���;�����a����,5��a»3�a����?����1���i���il r.���ir�€��nt���f�i���il�lir�c�����. , �� ������B�ASs�e �111�9��3 u�i��:�all�t�Pnply��sih al!applica6l�a�cessi6�li�atatl`ad�p#abi(it+j r�qt�ar�- ���#�, ��I����n�r���������1!b��l�y������ibl�. � ; . �a M��a�����e�t . .. 1, Fa��i9�y-�a��a��P�e��d �,-��is f��ilst�wifi3� 9�D Q�rrtore unifs sla�ll pr���ida��i�-si'r�m�nagerta�r�# . that i��lud�s�r�anag�r�u�ii��th�pr��sises♦ ��RC7 f�cilify witi�less th�n 1�u�aifis shal(�r�� - . _ �icae�r;�a��g��erat a�fice t��m�if�e " ,; , 2. I��a�ag�r�ent ptaaaa A�r�anager�ent pt�r�shal(be submitted uui#h fhe developmenfi applicati�n fo�° a�R�f��i9i#y��d��iall��.�p�r���d by the Ci#y. The man�gemeni pl�n,sti�il addPess manage� r�eraf�rrd opera#sorc�f#t��fa�ili�y, ren#a8 procedrares,safety and secu�ity.ai�residents and b�aildi�g 9t'!�!9'1fi�'P]�9'3r?. ...,,.. , , �. , . ,..,.,,�...:.;:�°'-t4�c��l�'R����� ���f���r�t ���r� `s�i��l:b� ���id�d at�;:�a�e�f�:��� �r;��°� er�u�i�x Z���ifis-��i� � . . .�. �:��.-� � � 9=- � 9� A . R P �; . .. r�q�6rs��e pa�Cing sp�ce�. � ° . ... � . � . �•7i a ��. �'u . _._._.. .._.._. ...__ __� Bicy�(�P�rkinga S�c�Pe bicy�le paekang shal!be provid�d at a rate of 0.50 s�aces per unit(2 tar�its - -- – — �vo�g�req�ire one p�ra�rg spaeej. r �e `T��an��e �°�nar�cy��S����its sh�!!be.li¢�ite�to 30�r reior�days. . lia �aeisti�tg�trruc�u�a �4n�xisga�g�stru�t�r�r��y b�conderted t��n SRC1 Faci�i�y,consistent with the � pr���si�e�s�f t�iis�e�ion. . �e9�9a `��st�ng�o�a��n A 7�sii�g R�arrr�ha�Q cc�a�plr�wef3a�t�e reqvi�e�ents of this Sec��un uvhefe alfowred 6y � ���IQ,�;�l!���e�!�������gs�n�.��G��rrm�n�s; . � . �, ��n�d���at����, ��s�������p��i�ag9�r�fe��°�'a�€i�g�oorn�s�aal9�ddress tti�:f�tlowsng��nsid��- atic��s�uhich��19 b�fih�b�s��f�¢°��e a�p�a�a9, ��nditaonal appr�v�l or dis�ppr���l of the lJs���e�6� applicatiar�. � > �. Fio�ar��f Qper��io�. . ' 2. ��ie�ti�l f�a�loi��ring. � � • ,. �. �������y�s�i l���fa�g f����p�������e±s��.; �, '�os�p��sbifi�y��d s�ifabil��j��$�e pr�pased��sti�g rac�rn�ul�h th��xisti�g t�ses in th��rea a�ad/�� �haracter s�f the are�, i�c9�adi�g bc�t r�ot tir�ated,fi�proximity�t�sensiti�e Pan��iases such�as resi- d€nces,schools,d�y care fa�ilities,chu�ches�nd parks. . �. Uneqi�e f�at�res,produ�#�,�ndl��serveces�hich are r��#faund in other si�ila¢°�ses i�r tha corn� �±��it���ndi�o i�rr��i�,������i9.�.,�P�s�f g����,�a�d,.c��ot���s�aci�i.��:rvi�,-��j. 6. �°he li��lii�oc�d tha��he pr�p���d rsr�tlet z�sta�g r¢�prt��a�uld es�hance a���acP1z"aat�the vi�ality,eco� ��e�i��i�b�lity,a�dl�sr pr��id�re�r���ioe�a��ar e�tertai�errent�ppor�uetifii�s ir�a�e�is�i�g camr�er- �e�!are�v��thout presenting a sigr�lfcar�i ir�pact on pt�bii�h�alth a�r saf�ty.,� 7. °�E�e pot�nfii�!ben�fit o�de�rir�e��tha�wo�6d be provid�d to fh�co�rmu�ai�y°(ir�enediafe neighbo�- h�ad;�i��,reg9�n}by#�is�ppr�=�+�I of'the Use�ermi#. �, ,. ���i cauncii o�a�c oaaszoti� . � �� , ;';1 a,li�l�.j .1�,,i �;t�<�l�"t3stii�E!d ��s`�'�IcJ�?lt�'i�t �):-';� ]1±�r��i7�; ' ,��%�1� � 6.t��iLi'f �?�;t; ��'`� � i,°,i }�� <<�.;�.' ' ''��J��`�, �.�'� �',��i� �I�nnin ci� �f�t�Ci�Fr.ccarr� . {�i��)���-���� " � � � �}���: �`�������� �', ��3'�� � hS . .. . ... .. .... .. ... .. . . . � °��; �33� ���?: 'I�°'l���,)�'����'g�'� ._ . � 3�� � ����J�. �����y����;��, �������s��������ir�� ��� ������������g��l�a��������r"'� � '� � g � ������'�': ��T�r�2i�����r��f�'�p��°�������������°�i��l�-���� ����a����� ��i��{����� �� �.� ��� �9�;�� ����� ��r���,��'�� ����°l�����+'�� _, ___. __ _ —__--� �� `�� �����3�� ��;��� ��� ������ir�� ����.3�� �����������s�� �i��1�W���;� ��,��3����� �,���T� {����� �� p�� �� �` ' �a ��,��� ���i��������9 ��� ������5��,��� ������� �� ��� ���r�� ����t� ��r���, �,�'� ������?������, �°�� �� ������� p�����?� �� ����� ��������� ���s������� {�.��, ���� ��� ��� �� �������� �� ����� �r `�� ����a��i��� ?���-(ai�����r�+�� �����;�-�rar��-s�����-�� � a��r���a���°l �r� fii��-�°°� ���;���v r�a�fi���� �u�-a;� �c���-��6��� _- ----__ ;.�. ,.a__� . : - � �„�,_ � _, �� ���3�5�� �3���'���' �3"3 ��33� �,'1?�, �{� �:,�s���i��, �'�l� �`�i��s�� ��������°�� ���� i��� 3��'����� =� ;���?��'�i��� �� ' �T ������p��a�� ����������j�, �� :°� ������€����,��� ��� ���df���l�i�� p����5��� ���?�������� �� ���� ,:����p�� �� ��� ������� �'���� ��� ��� ������� ������������-�e.a,���, ��; �� �������� �I�;�����; h����°���Y ��:�r�Y������1 �'��� ����i�� �����r��������9����������������� _ ,�, , , �� ���isi3���� ��'a,�� �1� � 6���,�7��i ;3.s��u ��' i�l'�;�����; ;����� 't°��;'��� ���:1���� �t��' ���'��C�� ���';� �1� �!'. ���3�)2'�, ��'?,3�����, ��?a`��' �J�,l`��� ��Y`t'���'�, 7��3��� ����� �T ���.3������"; �t�� ����3'3;P�3�l�i�i� �Y��� ,�=r {r`tz,�?j;� � ���i�=���. ���E s��, ;�]?°+�;y �I'1�y�'i,$�1°fi3�;��`:i73rC�Y� i`�3���L���'? �w3�3����`?''��°'i� �'��3���i�;`�S"��9`3"i�}'���,r�}� ;1� �� ��������ao���a����� ����� ��� ����a���� �����������,��� ���� �����������������3���r��� �� ����� ������?;��f��� ���;3�� ��4�� :����} v���3�� r�r���������3r��� p��-���� s°���:����9��� ������;�� "�S3 i,'r°�,,�a��?�cz� ,:�r�� r�a '�,`'��r� �r.���s lr�p?n� ��.7"' .�,�.,,!""il���r� �� ��Is�?an��,�d �.��� Jr;�, �a�,�y �,�rw;�sl . . .... .. � ._,_ . _ .. ._. .__ .. — n .._ ,.� -, �e_s� �r.�z,. _ . ��i ������r��� ��3r���� �������� ������� � �����,��������� ���� ���?����� ���������������. ������m �� �������� ����s�i� ��������� ��� �,�:�� ����;��,3���r� 9������ ��c��������� �����9 ��������P��������, ��� �� ��� �,�������� �����������j�����.����������� ����°��s��������������������� ��� �,,, ._ _ . ,,. _ �, � �� ����`���S��J9��i���9� �a�����9Y��3�i3� �3��� �s]�9 ���l�i�f���� �ti"l�J �f1i����� �����5���,��r9�3�'� �3� ��i.,i, �� �� ��� ����ri���� �������������� ������ ��������a���������p���p����� ��������� �� �� �����������u������������������ ���3�a��� ��t�� ��������f���������i�������'u���� ?� w°�;��1(`;��;'`)�� ���+,,� i,rc?�?'�<,� ����.`l� �:7�:1�'t���1t,i�4����`���� �1��7� �',��;�t� ���1;��2��`3�°� ����`3's°°;33�5,��'�? �13�::� �°3''lt �a ��������. ������������������� ��; ����r���u� �j� �'1���i�� ����i����� ��p�s� ��f������ �� ����r�����������. �?-� ,��� I3eierinination c�f�g�ro;�s°iate Us�—Sin�le P,aom Occu�ancy Ji�i�s Co�°nmuniiyCo�n�nercial(C-1j Zoning Districi 5�s l�lor�h�iawe�tfeef�I�-1�7��i02-��'6-13 � � � ` a �'\� p�i� �;�s��v D?� �;°�c�u�-a, ��il� Gi�y ���u,�cil �z�ci h I�nni�e� �:�rn�ni;��ic�n ��.��p�r��Li ���.�� � �l� � ffl�;.�lil� i?i�i'J!;i+�llil� �Z�lc�i"fL�tii?�°,� i;�Ll��f1�, ��p�v�l���1��1�If°l�i'l �+��:'�IT�t,� ]'tl lT5 �i'���f�i�3�i"� 3 ��r��i����re r��clily ���s=�il�bie �o ��nr� il�� ���i���t� ��the �F�C�s. 4 5 �8�tera��a���t��o� �� �a��a�a��e�°��fi� ���'� �oning ardinar�ce sectic�r� 90�5, C�etermir��tic�r� o�' 6 ,�ppr�pr��t� �se, �li��vs ihe �'��s��i�g �i�vcto� t� defermin� if �h� use is a�p�c�p�iat� fs�r th� � Zo�ing �is�r�ct, �ither �s � �ight �r s��je�t to � use per�it. 1� maki�g th� dete�minati�e�, t�� 8 F�lar�ni�g �irect�r shail fi�� as f�ll��vs: 9 - 1� i. Tf�ai�r`�e its��i�t���3 tt�i�� rr�cur����fi�J� �it�t uflier�Xisfi��or alio�red t�ses in rhe i;� �� ���i:���?istric% . .. _ 12 13 2. Th�t f�e use u�or���'�af be c�etriraae�tal t�the continuirtg d�velopr�ae�t of th� a;��a in �.� which the us�u�c�cald bn lr��at�d. ' 15 ' ?6 �. /r� t�P��sP n�n+At�r�ini��th�t��,.c�r�nt��i�ulaf���s an all�r,r�!�nr�er�nittes�r.3s� 17 co�rld b�estabiis�ed v�ft�tf�e`sect��ir�g af a cts�permit, the Pian�ri�g Dire�ft��si��li fi�ic� 10 tha#t�ie,oroposz�'use is s�rrrilar i��ai�re�s�d inte�sdty ta the uses listed as perrrait��� 19 �a�e�. ,�II deferrr�i�aations of fhe Pla�r�ing Director rega�din��rhether�a tase cara be 20 . allav��d o�perrraittecl in th� Corr�en��tity Co�mercial.(G1J_`�oning District shail be fi�a! ____ -- '91 rirtfoec ��erriftan �s�nna!fn fkro('itv(''nrfa�nil �#��inro fha ro�on»c fno-�he �nino�/ �r�rd fh.. �s u�uve.ov u rvrnevia s.a�r�vur w seav;vre�r vve.anvey euc+�� tn�. iv ..�wia�ve un,.uµ�rp.rt�utl utita t1tG ,_._ .:_,_.—.�. �� _�_ ---- _ ___ ._ 2_� ��i���1 i��, ir'��y, ��ta�/is���fr�r,�`ti��ta tirrae by Ciry�Cot���il�est�lurios�, as fi1�t�vv�t�i 23 th� City Clerf�withir�ten (9�)days of the date ti�e decisiar� was r�ade. ,4ppea/s may be ' 2� filed by an appli�a�f or�,�y i�terest�d party. The City Cou�cil shal�cor�duct a d�aly 25 notic�d p�ablic hea�irtg o�t�te appea!in accordance to the applicab/e procedu�es as set . _ �6 fovt�in this Cha���r. �l t t�he close�f f�e public�ea�ir�g, t�ie City-�ou�cil r�ay affir�, 27 reverse, revise or��difjt t#�e a,�pe�led�ecisiart af tfae Pl�nnin�Directo�: Al�Gity Coc�rtcil 2� decisar�ns on�p�eal�af the�Iar��i�g�irector�'s aciions are iinal for t�e City. (��d: 913D6, 2� ��, ��e�t��99��� 3d� : �3. �e������ ���������a�sa�������A�p�������� U��� ��rrsfi�uct��g si�gle-r�c�r� �c�u����� �ar�i�s �� �'3 �'1 rF C'� C,'}rc ��F no �.: �+a �'� oriiv r �c i w�'.:1 rl�r. � a n I. �:. ian' � .. ..rs. ..�e�u' e�i�t'.+s ti� a.+s��� vcs c�'� ea� �''iai� a'�F c'� �e aon@S� o"�.'�ie'�.�i�tlr'�� �Piu �,C3i ii"ie�'�,i�: t:r7'v�cua �'iea� .Fi��i 0 3� d�terrr�ined to be�ppropri�fie as a p�rrnett�d use, b�sed on the follouving. 34 �eV , �_T.._� r, ,n � _rt. .. . ,, � n . . �:'e #"�49��1�@0.�.'� �� 9!!�i C'�Ita��4�!(,;�e.A4.��'� 1�le'�i�� �`�1�?.�t'��El���l�.� L��It4�a'�..�!l�0.Al�G9i� �ii�i�V�',�jC,f'L��1l�(i"1'�l;.,i's,i,`�vi !..'a'4�.�.. �.. . . . . . � �� �'he exis�ir�g c�m�n�r�i�8 uses i�the a�-e��vo�ld pr�vide needed se�vices f�r the residents. 37 �'he p��cels to�he vve�t�f th� s�abject Icac�tioe�ar��or��d f�r�nd d�veloped�ith reside�ti�l : �� ����, �°h� S��s v���!� �re��� �tr����tior� �i�tv�ae�th� �;1 ���c�ls �r�St�t� �t����a?�d+h� ' �� �°esic���ti�l �ases {R1)fio fihe uvveste`lr��he G1 ��r�i�g district, i�dgi�g���s�r� �Il��e� by right �� ��ad ofihe�res�denti�l �a��s {si�gleaf��nii�h�rr��, duplex, sn�alzi-f�mi�y�ar�its)��� �liow�d v�ith 41 approval of a Use P�rs�it. �FZ�s ��e srs�all dvueAling �anifis(similar in size to hate!/m�tel roor� ' 4�2 0�-a st�adio mulfii-fiamily�nit) ��d the le�g�h �af occupancy is longer in duration similar�o ' �3 �ro�al�i-f�mill� �ani�s. ��. �� �eq�i�eme�ts fi�r�F��s were �dopted �s part of the D�wntown Zonir�g Code.�ithough�he �� propos�d site is r�or�h of the ba�and�rie� of the �7��, these req�ireme�ts sho�ld also be ' �7 ��plied�o the pro�osed SR�s. °fhe r�quir��rt�r��s fior�he SRt�s uve�e developed t� add�es� 4� a�� impacts �ssociat�d with the S6��s and to ensta�e that fihe developme�t ir�cl�ades ' Deiermination ofAppropriate Use—Single Room Occupancy Units , Community Commercia)(C-1j Zoning District ' 528 North 5tate StreetjAPN 002-146-11 �, � ' '"� i'l�'C����li j :�?f(1�i1;!]'�, %��1C'i1 t1� �:.=1LIil��lf;�, �i���l�°t, i'O�l<iil� �tl�l ��l�.flis�9fli i�1Gl�la1��, jJ:��'�a�i��, � v1iiC'� ']�1.���:�'s:l�l��1i1�-liiLl��i`71,"i`li, � � 8���d �� fihe ��ov� ��cl j1}�irh t�e �R�� c��npl���ce vvi�h the rec�uir���r�is ��1r��t�e3 �� g��� 5 ofi the �?Z�, the use v�a���l� ��t be ir����patible v�rith exisfiing z�r allo�red uses in tl�� �s1 � �oning ��s�ricr. 7 o �8�9�9�d� �e �pecif�c req�ir�m�t�t�uver� �d�pt�d as par��f th� C?Z�for�(�Os to ens��� �h�# 9 they�vo�ald �ot be defiri�enial�o surro�a�di�� �ases�nd vuould be compa�i�le+�ith _ 10 surrour�dir�g d�velop��r�t. ,�lth��agh th���abpect parc�l is not i�the D��; th�SRO .. __ 1�. d�v���ap;�Q�t sh���l� �ls�be 1Q����t����:�h�h�s�r�qa9r����t�. �lan���� �o;�m�ss�ea� 12 would d�te�r�ine c�r�sis��r�cy�s p�ri o�ttae lJse Permit pr�ocess.As part,c�f the Use Per�ifi 1� pr�cess, th�Plae�ning�om�nissi€�n could iraclude (if neeessa�y}co�ditions ofi approv�l $o 1� �n��ar�t�� project is ccr���ti��e�ith St��'t��Ildi�lt� �.15eS �Cid W�ldld �'tt�t b��d�tri��nt. 15 �� ���l�i�� tl��rp��ai�Ame�ts f����;��;n�l�d�d i�r#h�Q��,�he dev�I�p�Ant of S�?��a�i�s ' 37 uvou�d �o�k�e detrim�n���t��h�cc�ntir�ued deveio�me�t of the area b�sed on the followi�ag: 1S 1} S��s �r�requiretl#o pr�vide�ehicie ��ad bike parki�g far the reside�ts; 2)a 19 rr��r��gern�r�t pla���uld b� �e�uired f���he SR�s; 3) �n �rasita maro�ger or onsite , 20_ managemerafi office�ru�ld ��req�ired;depending on the number of u�its; 4) occ�pan�� is , ..7M� �i.ro�s y v`.w.} an �-�F. �� � �-�.....,.�Cl-�:.. «.3.,:..-}..-... �� Y:d..-....=,.'.._�-G3-f'1 _..1..-� �. .�.. -�-s..�-rti.__._�..._.. .___. ____- .n�����v� LL3��v �3,..ai.�i i�wi��� v� ��va.� �.;c�.,v�ev��wi il.a a.t� ii i:}I i7i.i �Li i,�U�Yadli� 2d3�.tei b a3i�vy Ya i,C.i iui i'vy `v� J�.i 22 d�ys���-i�re 3s requir��. �� �d�i�ior�;th� �������1� p��vi����dition�I ���t��ers fo�°�h� 23 surro�a��ing commercial uses♦ 24 25 Like a!! de��lop�ne�t�n fihe �it�, eam�li��ce vuith�pplieable�ity req�ireme�tfis �nd cad�s, _ 26 incl�da�g tl�e �u�ldi�� ��de, Fir� �a�e, ���se Urdinance,�r�d Zor�i�g Ordinan�e is req�i��d. 27 2a �i�d��ag �o �r��he �� zo�i�g ��strict, h�tels and motels a�e�flouved by right (�o �as�perr�i� �9 ra��i���) ��?d b�� �r�d b;�������s �;v��!;���tid���i�y a�����l�l�f� us� per�i#. The SR�s �r� 30 simil�r�a t�aese��es i��hat the �r�i����e s�i�11 i�size �nd�r�ter�dsd fior f�ro o�fewer pe�s��s ��. fi�r lad�i�g. �ing1�-fa�nil����lf���s, �u�����s, m�ltipls�fi�rr�ily r�s'sd�r�t��! ��i��,��� ��b��� �� �ie�ai'lc �aa'�%� ai E��iuvve� ii i ii i��� Zirill��� c�iii ii�$i�/ii i csj���'u`vc���i a �S� i�i�"aiii: i i����4;.�5 33 ��e�[ss� � resider�tial u��ar�d th�re�c�re s�rnil�r to these tases. 1"he SR�s c�ay be iess �4 intensive fl��r�these use�si�ce they are iimited in size �400 square feet�r(�ss) a�d i��h� s;� i ai.ii i s�3�i-v€v��i,e�cei iT� a�fa�v!i�ia��:u�rv C'ri`���V�i j. �i ic �cai�iii iy i I�v-cua I'iai�`a�i�: �t�i�SS ii�a6"i i�a� �5 f�r I�dgi�ag �ses�e�d t�e r�sider��i�l �as�s �ic�te��b�ve since the ur�its are ���II i� size�s�� 3� Th� r�������f���up�nts i� Ig�ite�. Sl��s���typ9cally loc�ted in areas�h�t pr��i�e the �� s��'��� �e���� ��t�p P�si�p¢�tc (t���ei±, a���pr���, r�t�i!st�r��; �;-�a�i��91���t�!, ��c� �9 ¢°esta�ra�ats). }�II ofi thes�se�uuices��-e Ic�c�ted within a �eason�ble distar��e of th� prflpc�sed 4� �I��, �J%$ �C3f�t�i ��c'�$�' �tP'a 8�. - 41 �2 C�n�la��i��ae The proposed site isloca�ed just nQrth ofthe D�� baundaries in �r�area with �� ��fi�i��eizt��rvices�v�il��le�c� �er�re�h� ����d��i��f the SR�. �"he D�� �Il�uv� ���s (no�ase ' 4�4� �errrait reguired) when the S9��s �n��t����ifi�l�c�tion�l requireme?�ts. Th� prQposed SRC�� 4� corr�ply�rith �hese locational'req�airemer�ts'based an the cor�ceptual pl�ns provided. The SROs �6 are�Iso si�i�ar in nafiu�e a�d infi�nsit�fi�`uses �llowsd in the �1 zoning district. The fi�dings 47 r��ui�ed i�r� Determin�tiar� of�pp�c�priafie �Jse can be m��e�s d�scribed ��ove; therefo�e, 4S the p�opased �9��s may be allo�red wi#h P��s�raing �ammiss9on approval of� �/lajor l)se Pe�m�t. Determination ofAppropt�iateUse—Single Room Occupancy Units Community Commercial(C-1}Zoning District 528 IVorth State StreetJAPN 002-146-11 � D�CB;il.b2i�, 1(�`i? City of Ukiah � . Jennifer Faso, Project Planner ��� a����2 3Q0 Seminary�A��nnue - ���� Nl�,� Uklah, CH 954�2 ° ' Dear Ms, Fasa: I am writing this letter to voice my concerns regarding the Haskins Mixeu� Use Project application for a Use Perrnit,Site Development Pe�mit,and Variance.' Ifi is my tande�standingthat this application is going to be pres2nted to the Pia�ning�ommission for cansideration. I uvould like it to be noted that I am ' against approval of this permit. I own the prope�ty and business located at 502 iVorth State Street,Ul<iah(next door on south side of praposed sifie). Here a�e sorr�e of my concerns;first and foremost is parking, my unders�anding is that the permit is for twelve units,as U�ell as t�vo commercial spaces. The proposed parking is for twelve - parking spaces. This will not be-sufficient parking for-these units. In-the past,when there were 1/3 the - - amflunt of units at that same locatio�,there was a continuaus prablem with not only the residents, but ' their guests as ur�ell, using my b�asi�ess'parking space$. I can't imagine what kind of parking problern my cust�m�rs�,vil;face�nrt"this proposal that v�ill increase the amourf of units by 2i3, in additic�n,fhe tv�io commercial spaces vvill also need parking spaces far their customers. Vl/here are they supposed to pa�k? The�e are t�relve units and twelve parking spots. !f fihere are tvao people per unit and rwc�vehicles per unii:is only on�vehicle gaing to be issue�parking? Ifi so I Uvould surmise that the other tenant uvill be using rray lot to park his or her vehicle. ' �as srat��previously, i am againsr approvai of zhis permiz. i previousiy nad prn�lems with residen�ts and guests using my parking spacas and am pretty certain that the sarne prablem�niill arise. �h��sk y�u�ef c�ns��e�i���r,y c����r,ss��vi?t�ini5 �rc�;e��i:. Ei yuu r�a4����,�c�+�PSii�r��f�e�f�-�ti tu con`c��t me at(707}�67-0404. ,'° ���,.,.m..---- ' od Var�as,C��v�er Valley Auto�enier �, } ����������� �������� ������ ���� �������� ����� ��o��� ��a ����� ��� � ���� _ �� '� ���������;���� ���� � �ity af t�k��� P6��a��ng C����ss6ca� 30n Serr�'s��r�,���, �,l�:s�hP ��, ����? �Ea ��� Rl�aat�St��t����e�t l�s� P�r�at,5���C�ev�l�pme�st P�r���a�a�i(��ia�a�� A��! 9�02-�.46-11 ... - __--___ _ _ —_.=— —__ __—__ _ _______ _�.aay�ug��'v�a�e����: �.�-i�-�ia-�a��'-°v!%a� �e��C���essa�n�rse i1�� h�r����v���tE�������e�a��Q°s����ty��th�.n�rth�t 550 N��i�S������ren�sir��e �.���,���vv�s��-��g�'���p���������g���������ae��ve9c��m��at c��pr�p�r�y l���ted �t 52� l��r��a�����S��-���, V��i���� ����������� ����as p��p��e�6 9�y ���r��� �€�sk��s��� �s��a�°� ��a� wh��� ���a�es�s��e ?��a����;�v��;��o�� ���o�gl�r��sr� aa���3 �c:��a����a��a��a�t� ����s���g�aa���s �.9����ry�°��� ���°S..'3P�i9�l�'�2�l�S�9��id� �. 1� ���kar�g s����s �+1�fie�l�h9�p�-�����a�s�s9��a����s1���9� �a������p�c���d f��th�f�sll����ag���s��ss °6"�� bas�6ds�g p���as�8s� a�����do��t� ��y sh��b ca�t�ee b�rrie�c��a t3����r�h ecad�f th� pa�kasa���-���� I�ste� �r���2���k°s��a�!��q�����e�a�s����F. ����p���s a�tl���g�a app�a��ser��te��2� ���$9S���7� ��3���d�'��'�U4����23�$��'�9'�3��9�5J����3� 9�d9u�Mg'1�a1�@9��3 9�����4�9'$�S�$�$��a$9'��'�e �� �Is��pp�����s t9���g��8�����s�a�t��a��g8� �€���€����a��a�s or�the t�v�r�o�t9ae��s��lls t���ck ����f th���r��a�t a���d�a°�€� eac���t��t8��a������v�y��'a�����d fs��52��l�c�9�S�a���t�°��i u�ith��t ' ba�k6n�a�a�a�������vev��y�fi����1�r�������S�r�a�e �'h��-��r�s �cst b���, s��uv�91 be ��y • .L._.._.._@.m..2......, s.,.3.C..,..a9.... � a...........:... a..._......_ �:L_ . :ax?io--�eae�noe e�ca es�eaa.isg uyr�u�aizue�,a_.�ss et�s a�ggr �eas���e6;��euvas�i� t�sora484a;�i3O�3i^d593�.i.!?Lai0Q4�p�dn? oe;y � ...0'____".._ '_�_. j p����s�� �a,Q�i�i i����}�L ��:�.�ss�,������.�������������,�����r�.�rk����������i��� ���r��a ����� ���'��i, T�i� pIs�93��i3 fi3d��9�$�BCs���?���J'���3�BC��,���@3�,$�I�p8"0�3�t'��/IiCt�tP6�tFI�l��t��3,�ga�� �S��d�rs�ag 5�a i�la�rth���t�S��-��t,I�����a�t�p�r�a���ss�ss a��°p����r�y. Th�s is a safety issa����a�- a�yane vasit��ag fihe res���a�ts��a� ba�si�a�sses➢�s oa��-park��g lot is fi�al9 rr�o��crf th�da��rrith _ �r�pl�ye��r�1���1�s���fi�nr�������t��3s��h��a�t���s-��#, V1J� d�n�at fe�l�h�22 p�rkirag pl���s uvili b�ad�q�aat�f�r�he numb�r of�eraants pa-€�pc�sed��,r this p�o�e��. iAli�t� 7 on�bedr�s��apar�r�er��s, 5`Qne roor�t aa�its(with cooking, ' aivir�g,�r�d �I��ping ar��p8��ae�f�rt�rass ���pl�),���2�;�m�aercias �ani�s there coc�ld e�sily b� 24 vehi�le�a�s�r�c�re resad�€�ts p8�s ah�bu�6a��ss o��ers�r�d fihe1�custa�n�rs laok�ng f�r parki�g ' spa�e�, �'la� pa�ki�g s��a S��t���r�e#�s�f�����s�th�s pr�p�rty is a►��a pa'�-king zoo�e,aaad parking Bs �rery I�r�ited,uv'sth ra�a�y�f the sp��es h��i��tamed parking,or no parking zz�n�s n�rth ar�d Ct998'FI'1�fA`F�'F{'99C Q'('�1'1P@'C91�:��t'S'H���$C'PA'�'F4�C�'44T.93AYIC96'!P7'dlK] F9Ptf'F4 CitIPC�9'Ff'I'I�P C$f Pp'F a0't6�I NP9C'I'dlI'9 C+��ot:�; ..° _.,,.. �.�..r....r. ........ . ,�. ,o....�.... ........,.. �aas rgaa�ay r��parkit�g z�a��s�as��f S�a�������t. VV�f��l th��pr�je�t v�ril�ha���� ��a�rr�o€as n�gat�ve�mpact on'the neigh6a�ris�g ' b�s�o���s�s, p�-€�p��t��r�n�r�`a�v��ll a�#h�e t����ats��this pr�j�c#re�ard��g the�r safety, ei�b9lity,��d th�qu�l9��c��L���€�ft��i�°p��p�rty, ����p��ca�����a������s�����a�s��a��°������°�as r�g��-dang th��s pr�j��t. 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