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Home My WebLink About12202011 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA December 20, 2011 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 December 14, 2011 meeting will be available for review and approval at the January 11, 2012 meeting. 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 items on this agenda, an appeal must be received by the City Clerk no later than Monday 7anuary 3, 2012 at 5:00 p.m. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC HEARINGS A. Site Development Permit File No. 11-09-SDP-PC: Conduct a public hearing of a request by the Ukiah Unified School District for Planning Commission approval of a Site Development Permit to allow construction of a new 13,800 square foot office building and associated site improvements at 511 South Orchard Avenue, APN 002- 340-45. 10. PLANNING DIRECTOR'S REPORT 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. 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 ITEM NO . 9A Community Development and Planning Department �i ��z� . ` ` � 300 Seminary Avenue .� Ukiah , CA 95482 y� , plannin_ citvofukiah . com (707)463-6203 2 3 DATE: December 20 , 2011 4 5 TO : Planning Commission 6 7 FROM : Jennifer Faso , Associate Planner 8 9 SUBJECT: Request for Approval of a Site Development Permit to allow the construction of a 10 new 13, 800 square foot two-story office building and approval of two modification _ 11 to the Community Commercial (C- 1 ) landscaping requirements, 511 South 12 Orchard Avenue, APN 002-340-45 ( File No . 11 -09-SDP-PC) 13 14 15 RECOMMENDATION � 16 17 Staff recommends that the Planning Commission approve the requested Site Development 18 Permit based on the draft findings and subject to the draft conditions of approval (see 19 attachments 1 and 2) . 20 . 21 PROJECT DESCRIFTION 22 23 An application has been received from Donatd Alameida on behalf of the Ukiah Unified School 24 District for approval of a Site Development Permit to allow the construction of a new two story 25 13, 800 square foot office building to house the business offices of the Ukiah Unified School 26 District (see attachment 3) . The project includes 46 onsite parking spaces, 6 bicycle parking 27 spaces , pole mounted and bollard site lighting (see attachment 7 , Plans) . The Site Development 28 Permit application also includes a request for approval of two modification to the landscaping 29 requirement in section 9087 (C)( 1 )(e) and which states: 30 31 Parking lots with �welve (12J or more parking stalls shall have a tree placed between every four (4J 32 parking stalls wi�hin a continuous linear planting strip, rather than individual planting wells, 33 unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be 34 designed to provide a tree canopy coverage of fifty percent (50°oJ over all paved areas within ten 35 (10J years of planting. eased upon the design of the parking lot, a reduced number of trees may 36 be ppproved through the discretionary review process. , 37 38 SETTING 39 40 The project site is located at 511 North Orchard Avenue , APN 002-340-45 which is on the east 41 side of Orchard Avenue north of East Gobbi Street. The project site fronts onto South Orchard 42 Avenue and there is an existing paved sidewalk with curb and gutters. The flat site is currently 1 - 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-UP 1 undeveloped ; however, there is a paved easement that runs along the south side of the property 2 for access to the rear parcels . There are no existing trees on the site . 3 4 The property is zoned Community Commercial .(C- 1 ) and is surrounded by the following uses . 5 6 ■ North : AAA Offices zoned Community Commercial ( C- 1 ) 7 ■ South : Realty Office zoned Community Commercial ( C- 1 ) . 8 ■ East: Church zoned Community Commercial ( C- 1 ) 9 ■ West: Socia� Security Office zoned Community Commercial ( C- 1 ) 10 11 STAFF ANALYSIS 12 13 GENERAL PLAN. The General Plan land use designation of the project site is Commercial (C) . 14 This land use designation is intended to allow for a variety of commercial uses in areas that are 15 served by publicly-maintained roads and in areas with anticipated growth . Examples of 16 allowable uses include retail , service business, general commercial , public facilities , places of 17 public assembly, parking lots and residential uses. The proposed office use is consistent with 18 the intent of this designation . Furthermore the project is consistent with the following General 19 Plan Goals. 20 21 ;�s. . } _ � � : , . . Goal/ Policy Consistency Determination , , . . „ - . .. . _ _ _ ._-.. _ _ � , r _ � . ., . �, � ' ' . ;� ~ GP-13 The project would enable the School District to relocate to a new Work with interested groups, location . The new larger building will allow the district to provide more organizations and school district to efficient educational support services to the Community. achieve excellence in education . GP-14 The project would enable the School District to relocate to a new Work with interested groups, location. The new larger building will allow the district to provide more organizations and school districts to efficient educational support services to the Community. achieve excellence in providing services and opportunities for youth . GP-25 The project is outside of the Downtown Design District however the Ensure aesthetic quality in the design applicant opted to have the project reviewed by the Design Review and construction of the community. Board with recommendations to the Planning Commission (see attachment 5). The project contains many architectural features with a high level of aesthetic quality that would result in a project that would be an asset to the community and surrounding neighborhood. GP-26 The project is located within the Community Commercial ( C-1) zoning Require that landscaping be a significant district and as such is required to meet the landscaping requirements component of development or set by the zoning ordinance. redevelopment. _ h . ) t efra`'-�.l. ,FSSt � �`�Y'� r��,RCy� dt ', '� , .,f1S.�i - �:.eL -_;.,;_- '+ a � .. -R :ke� � tY �� e 4 �i �' ��e .'ar.St}:`�G.. r�'.� .�'. �.�/.?3"; z`3s,7 iy.'S<s��J:AF. z, . e `: . ✓` ,_ s "`�, ,�'S4 � i �.-`' �i� f , :. Y 4 �S y �r G ._. . n,:... . _ . ..,.... . � __x' ;f . ic>i� .i.,,n''sF�,vfi°� . .�].,_ ! ;!.,._ . .S. i ,, ,,�_�-r;,+ . f _ }�: ; CD -1.1 The project is located outside of the Downtown Design District Establish a design review program however the applicant agreed to have the project reviewed by the 2 511 Sduth Orchard Avenue Site Development Permit File #: 11-09-SDP-UP Table 1. General Plan ConsistencyAnalysis '' Goal/ Policy Consistency Determination appropriate for the Ukiah Valley Design Review Board. 1 2 UKIAH AIRPORT MASTER PLAN. The project site is located within the B-2 zone (Extended 3 Approach-Departure Zone) on the Airport Compatibility Zone Map and is subject to moderate 4 risks and frequent noise intrusions from aircraft. The In-fill policy (policy 2 . 1 . 6) of the 5 Compatibility Plan is applicable to the entirety of the B-2 zone and states : 6 7 New deve/opment of a similar intensity to that of surrounding, already existing uses is 8 allowed provided that non-residentia/ uses shall not exceed 90 peop/e per acre and shall 9 not exceed two stories in height. With regard to the " Compatibility Criteria " table in 10 general, the reference to "Significant risk" under the impact elements for the 82 zone 11 should be changed to "Moderate risk" (Airpo►t Master Plan page 7-3 3& 34). 12 13 The following table includes the B2 In-fill policy criteria and compatibility criteria from Table 7A 14 (see attachment 5) that apply to the proposed project and staff's analysis . 15 16 Table 2 : Summa of B2 In-Fill Polic and Compatibili Criteria 62 Com atibili Criteria Staff Anal sis Low intensity retail and office uses are The business offices of the Ukiah Unified School District will occupy the normally acceptable uses in the B2 building. This use is consistent with low intensity office uses which are compatibility zone. allowed in the 82 zone. Recording of a Deed Notice is This Deed Notice has been included as a condition of approval (see considered an acceptable alternative condition 7J. to dedication of an avigation or overflight easement in the 62 zone. The maximum density is 90 people Ti►e ln-Fill policy allows 90 people per acre for non-residential uses per acre for non-residential uses in therefore given that the site is . 77 of an acre the maximum density cannot the B2 In-Fill area . exceed 69 people ( . 77 acre site X 90 people/acreJ. The applicant has indicated that the proposed business office will have opproximately 35 employees on a daily basis. The project also includes a � oard room that would be used after business hours, once a month for District Board meetings. � The occupancy of the board room would be limited to 69 people because of the size of the project site and the criteria of the e-2 Airport Zone In-Fill criteria. Draft condition of approval number 6 has been added related to the maximum occupancy of the board room. Minimum 30% "Open Land" is The size of the parcel is 33, 684 square feet (. 77 acre). The proposed recommended . footprint of the building is 7,840 square this leaves 23 % of open space for this specific parcel. Within the 82 zone the 30% open land criteria is only This is applied to the entire area with a recommendation not a requirement. 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' Table 2.`Zoning Ordinance and Site Analysis - plans shall be submitted as a required component of all site development permits at Sod is proposed for groundcover along the front of the parcel, the time of application filing. staff has added draft condition of approval 3a that requires an alternative type of groundcover that is more drought. tolerate 1. All proposed landscaping pians shall comply be shown on the building permit submittal. with the following standards: The project includes five (5) parking spaces in a row at the a. Landscaping shall be proportional to the north side of the building. The applicant has included a request building elevations. for a modification to this requirement for this area with five (5) parking spaces in a row without tree. In stafF's opinion, the b. Landscape plantings shall be those which project complies with the intent of this guideline since there grow well in Ukiah's climate without are other areas in the parking lot with a landscape planter for extensive irrigation. Native species are every three stalis strongly encouraged. � The street trees proposed near the Orchard Avenue driveway c. All landscape plantings shall be of sufficient are shown 8 to 11 feet from the back of sidewalk. Street trees size, health and intensity so that a viable and shall be within 5 feet of the back of sidewalk to provide shade mature appearance can be attained in a to the sidewalk. Draft Condition of approvals 3a & 17 has been reasonably short amount of time. added . d. Deciduous trees shall constitute the Parking lots with twelve ( 12) or more parking stalls shall have majority of the trees proposed along the defined pedestrian sidewalks or marked pedestrian facilities south and west building exposures; within landscaped areas and/or separated from automobile nondeciduous street species shall be travel lanes. Based upon the design of the parking lot, and the restricted to areas that do not inhibit solar use that it is serving, relief from this requirement may be access. approved through the discretionary review process. e. 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. f. Parking lots shall have a perimeter planting strip with both trees and shrubs. g. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated 5 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-UP Table 2. Zoning Ordinance and°Site Analysis ' 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. h . Street trees may be placed on the property proposed for development instead of within the public right of way if the location is approved by the City Engineer, based upon safety and maintenance factors. i . All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings. j. Landscaping plans shall include an automatic irrigation system and lighting plan . k. All required landscaping for commercial development projects shall be adequately maintained in a viable condition. I. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project. 1 2 Design Guidelines. The project is located outside of the boundaries of the City of Ukiah 3 Downtown Design District. Therefore, review by the Design Review Board was not required . 4 The applicant however opted to have the project reviewed by the Design Review Board prior to 5 review by the Planning Commission . The Design Review Board reviewed the project on 6 September 1 , 2011 (see attachment 6 , Design Review Board Minutes) the Board was generally 7 pleased with the design of the proposed project. Table 3 below provides an analysis of the 8 project's consistency with the design guidelines for projects outside of the Downtown Design 9 District. 10 .� r .�,.�.s : --�n. ,.� r?��-� �r _ «.�, , . � . : . z�"-...�.m�.r- - �,�.r� . - � � �rar u%,r,� r � . _-"� • � . # - ��'�"�33,�,x`��'S�'�`;.,�ry��':`�^eY�3.5 1 '��^'+F� `� ci"� "� �C �4�� 5.`b ti ��i��. xrws�,2a� . sf.�v` dh-.r .�"'w �3['�C �r `� [.�i l5 3�-.. fi� �.. �.rv.x � v a"°"C.,c tx ��"�� :,r`�` `4`^a'Y es_� 'Y'��Y u ��-�!,�� -k�,,,�cifi�+. ti.. zj� � 4� � y� t Z . -x �'J gf^'�,�ti,?cf`P��'ry2� � d'fi.��. <e�T-�y�z .C .z�,-�u �} �,��J rua�� X'bJ'n� f3^-�c �''�� 5 � �K..�S-'b�hr"< �'S"'v, ; �m�'t +y��"�e- s�'i �e; Md �.r'£ V* y � t !f.r + �y?' £r3 Fh . LT 3 Z �'� � c�11 � d +� .�'w-S�-��fl" ...tt�` rS .� * �N' .r s x � �^'�.� i- c ia F� i . "�Ft „' x '� . � ar�.��` '��'�} ��` y��, "� � 1 r S� Y'o �-E� r Sf' i�' e� °' - '� s �. c 3 ii-t. . ... v 3 3?r' 3'+� ! +n.�S��:F 4" 'T 7�2 3" � .�,4t S. r � .. �a�{ �y5itc,�,�%vi� i �'.- i�` �� °�"r'� y +e�. Ea'�Z te4y} °.�'�" �`e. 7. � � i s + t A .�'3X t i { t y s� e' __S.<.. „f?:v� ; �_ . ..r r_ _ .,..r�' . �t" .Z r �`S',., " ._ r .. �cKS x.�'.-'/S�a.. �r'�`_°�a�'.�-� irn{�_':iTi�� 7 M't,_Z� F�`i�T.1 f� i t,_ d.;:�:';, .�. ..`3-r,iazr 4 .�v�i:-. J _, F� �:�t ` Site Features Site design is compatible with .the The project site is vacant and contains no trees. The landscape plan 6 511 South Orchard Avenue Site Development Permit ' File #: 11-09-SDP-UP Table 3: Design Guidelines for Projects Oufside the Downtown Design District Consisfency Analysis _ -.•� - .iri-, �s SSa..ar�. � �: a�5 , ..�.,1 i a ,r,�r ':� i-� sx� . .ii:� j,. t m.'i, r �f . . . .. . .-, .�... . �:�; . .. �.. .. . ..... ... . _� ,. . . .,� . . .. .- . ... ., i. <, , ... �s . . ..� natural environment, and incorporates submitted for the project includes new parking lot landscaping and new the major existing features. landscaping along South Orchard Avenue. Coordination The project consists of new construction on a vacant lot and will include Facilities are shared and coordinated a two story office building with associated parking lot and landscaping. with adjacent properties. The project will include a new driveway entrance off of South Orchard Avenue and driveway providing access to the existing easement that connects to South Orchard Avenue. The new driveways and the Setbacks are compatible with character proposed location of the building will be compatible to the adjacent of adjacent frontages. properties and will not have an adverse effect on the adjacent properties. . Setbacks are minimized to enhance the The proposed building will be located towards the front of the lot which pedestrian environment. is consistent with many of the buildings on the adjacent properties. The location of the building and landscaping along South Orchard � Avenue will enhance the pedestrian environment. Pedestrian Access Site has pedestrian orientation, The site layout with the building located towards the front of the site consistent with uses, design and and with the installation of the new landscaping along the front of the architecture. lot will create a pleasing experience for the pedestrians along South Pedestrian elements are attractive and Orchard Avenue. The project also includes benches and other functional. architectural features that will enhance the pedestrian experience: A condition of approval would be included requiring the specs/manufacturer's information for the proposed bench to be included as part of the building permit plans and subject to staff, review and approval . Parking Lots The majority of the parking lot would be located behind the proposed Decrease visual prominence and building reducing the visual prominence of the parking from the public reduce heat island effect. right of way. Landscaping, including trees, is proposed for the parking lot that will provide a shade canopy over paved areas reducing the heat island effect. Landscaping Scale and nature of landscape The landscaping plan submitted with the application provides a range of materials is appropriate to the site and new trees and shrubs and appears to be generally consistent with the structure. Community Commercial landscaping requirements. Twenty percent of the gross lot area As shown on the landscape plans the project contains 50% live planting. landscaped, 50% live plantings. Parking lots with 12 or more stalls requires 1 tree per 4 stalls within Project includes 5 parking spaces in a row at the north side of the continuous linear strips. building. In staff's opinion, the project complies with the intent of this guideline since there are other areas in the parking lot with a landscape Perimeter planting strips to use trees planter for every three stalls. . and shrubs. The applicant has requested a modification to the shade coverage Focus on deciduous trees achieving requirement (See attachment 4). The request is discussed below. 50% shading within 10 years. 7 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-UP Table 3: besign Guidelines for Projects Outside'the Dawntawn Design District Consistency ` Analysis � . �'si' ., � � :c .. , �� : , , _, r , -<� � c r - ;. , _ .- _� ., . , , .�: _ . .:; . . . ;.. . _ ��.. . . _ . . . . . ,.,, , -._ . . . �� ..,_. _ � ,.,.. , �- .' " _ ._. ,. . ,. , . _ . Parking lots generally: Perimeter planting strips, street trees selected from Ukiah Master Tree List required . Signs The proposed signs will be compatible to the architecture of the Signs are compatible with architectural building. A sign permit along with a building permit will be required character of buildings. prior to installation of any signs. A draft condition of approval was been included. Lighting Project lighting includes five pole mounted parking lot lights, as well as Lighting harmonizes with site, building bollard lights (see attachment 7). The pole mounted lights are design, architecture, and landscaping. International Darksky Association ( IDA) approved. The proposed pole lights are consistent with others installed in the area. These elements were reviewed by the Design Review Board and found to be compatible with the site and surrounding properties. Visual Appearance The proposed building has a variety of architectural features that will Buildings are visually cohesive, make the building distinct while compatible with the surrounding compatible and complementary. nei hborhood. See attachment 3 ' 8 ( , project description ) The project Buildings exhibit variety and Was reviewed by the Design Review Board and many of the comments distinctiveness. received were incorporated into the design. Variety of architectu �al features Architectural Features include the following: encouraged tied to comprehensive . • Various roof pitches to break up the mass of the building. design theme. • Alaskan Cedar trellis along building walls to create interest • Cool roof Building exterior compatible with � Stone Veneer surrounding properties. Visible fences compatible with project No fencing is proposed as part of this project. and visually attractive. Site and building are visually attractive from neighboring properties, traffic and corridors, and public spaces. Walkable and Bikeable Communities The project provides connections for The proposed project includes the installation of two bike lockers that . walkers and bicyclists to the will provide a total of six spaces to parking bikes. Details of the bike surrounding community. lockers will be required to be submitted with the building permit application . Sidewalks provide convenient and safe The existing sidewalk and existing pedestrian circulation will not be access. changed as a result of this project in fact with the in-fill construction of the project the pedestrian experience will be enhanced. Entrances provide convenient access. A pedestrian walkway with pattern concrete is proposed to direct pedestrian to the front of the building and to contact the front of the building with the existing sidewalk. Energy conservation Active and passiye solar and other Energy efficient features include Low-E glazing with thermal breaks, 8 5115outh Orchard Avenue Site Development Permit File #: 11-09-SDP-UP Table 3: Design Guitlelines for Projects Outside`the Downtown Design Distr�ct 'Consisteocy Analysis . ., ;�iL w _ . ., . . ., .: _. .; -, .:�, -4: �:. y f- �i r �':..z'. �� L.. . .F'.:i ,� r"''�': `_.:' . .Nk{x,.v . � . .�i . {r-.3�",SZ i �h�t' , :, �f.Na�y.,T.�.:.rr v_,v,. n i4� .� renewable energy design and devices natural ventilation and high efficiency mechanical system. The project are used. includes extended eaves, as well as louvers to reduce heating of the Devices are unobtrusive and building. The project includes extended overhangs and louvers to complement design. reduce heating of the building while still allowing natural light. Green Building Sustainable site, water efficiency, The proposed project will be subject to the new green building code energy, materials and resources, standards and the applicant has already identified the use of high indoor environmental quality. recycled content building materials and green products are shown on the plans. Visitability and Universal Design The site and its elements are accessible The proposed project would be subject to the accessibility requirements to people at differing stages, ages and of the building code and will include ADA parking and access pathways circumstances of life; accessible as required. primary and interior entrance and routes. Maintenance Demonstrate consideration of site and A condition of approval is included requiring adequate and regular building maintenance. maintenance of the project. The project would also be subject to the City's Commercial Property Maintenance Ordinance. 1 • 2 3 SITE DEVELOPMENT PERMIT 4 5 As part of the Site Development Permit, the applicant is requesting Planning Commission 6 approval of modifications from the following landscaping requirement included in the Community 7 Commercial (C- 1 ) landscaping requirements, Z. O . Section 9087 (C)( 1 )(e) : . 8 � 9 ■ Parking lots with twelve ( 12) or more stall shall be designed to provide a tree canopy 10 coverage of fifty percent (50%) over all paved areas within ten ( 10) years of planting . 11 12 Zoning Ordinance section 9087(C) ( 1 )(I) grants the decision making body the authority to modify 13 the required elements of a Landscaping P/an depending upon the size, sca/e, intensity, and 14 location of the development project. The Zoning Ordinance does not require any specific 15 findings to be made to support the modification . 16 Shade Coverage Requirement Parking lots shall be designed to provide a The Zoning Ordinance requires a shade percentage to be achieved tree canopy coverage of 50% over all paved at 10 years, however the code does not indicate how the shade areas within ten years of planting coverage should be calculated, provide the canopy size of various Z. O. �Section 9087 ( C J( 1 J ( e ) tree species at 10 years, or define the parking area that is subject to this requirement. � Based on staff research, communities that have a shade ordinance most commonly use a 15 year tree canopy when calculating shade coverage. Staff was unable to find another community that used a 10 year canopyfor the purpose of calculating shade coverage. 9 5115outh Orchard Avenue Site Development Permit File #: 11-09-SDP-UP r s�F'r+5 I �� . . �. e- -3 �1�..� �.. t . .� =--s,i.'.-�y �r,7r ^�, .a �e t �x,./ 2 .0 �e � �c�t ta, � a. v y ��I�� e � �' �� .��i�`vf�'y3x`�'��[.+�� o'�rn��i..' � 1�'•S�°ca"e�frv�d ��1.t � �'� e3 C£w�� b � � �nt �'3+�{�h .' � z� J a'3 3 - c�"�. - �a .� c 'h � 43'a�, i �� a,�� 1TI xro i� � `,in'� � �t. �1- ��{��t' �- 1�� (i �F.e� 7 "u� �i ��> E ,�e�:r � ..; �` . f 4 � F 3 yc - r � f) s . . . ? }ki��Y � h� '�f r �.i E �l tF2is.,z�..� Li; 7t �''afr� yK.� � �� .c.i � n4y tK :s� K F�X�' i�� _-�L�� t .. s� � sv��"y'a � .�=r j� �i ^sX r _J�J� � � .. r4 , � _ � .: 'k.�.._x^�:,L.-ez +} . 's...:"tz.F ,. . .e.,..,bu.�iv �.�-�.' '� �: .7Cw.J.�.fiti�,: _.M�si�«�ssn,._ ,3i'<L�163-t''�i4�..2.F�.3� .�F� x,x,� .3:� .rt�_F« �. . 'F�..Y.'� . � c�s ii �' t , :,.w� rs ,".x�.:��, � Staff directed the applicant to use the information provided by the + City of Davis shade ordinance to calculate the shade coverage. Staff requests the Planning Commission decide whether or not to approve or deny the request for the modification and to provide information that supports the decision (See attachment 4, modification request) . 1 2 Site Development Permit Pursuant to Zoning Ordinance Section 9261 (b) , a Site Development 3 Permit is required for all new commercial construction . The table below shows the specific 4 findings that are required before the Site Development Permit can be approved . The required 5 findings are noted on the left and staff's analysis is provided on the right. 6 � ., , .. _ . _ _ _ Y: ; f� �� i4, k � � Zonin Code Site Development Permit Findin s Staff Anal sis 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 The proposed project will not create a hazardous or ' will not create a hazardous or inconvenient vehicular or inconvenient vehicular or pedestrian tra�c pattern � pedestrian traffic pattern. based on the following: , , • The project is located on a vacant infill site that fronts onto South Orchard Avenue. The project site is located in an area that is surrounded by existing ' commercial and professional office uses. There is an existing public sidewalk along the front of the site and an existing access easement for the rear properties. The proposed project will not change these existing conditions. • A new driveway will be created to the north of the existing easement to provide access to the subject parcel. The new driveway will not create a hazard for existing circulation in fact it will make the flow ' for the project site more convenient. • A pedestrian pathway from the existing public ', sidewalk has been included to create a clear and ' safe pedestrian circulation pattern . ' • The size and intensity of the project is similar to the surrounding commercial properties. The proposed ' building will be located towards the font of the parcel with some of the parking in the rear. Siting the building close to the front property line with parking to the rear and side of the building creates a more pleasant experience for pedestrians. The accessibility of off-street parking areas and the Off-street parking would be accessed from a new relation of parking areas with respect to traffic on driveway curbcut off of South Orchard Avenue. The cars adjacent streets will not create a hazardous or will enter the site from the new driveway curbcut and 10 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-UP ' inconvenient condition to adjacent or surrounding uses. exit the site from a new driveway that would connect with the existing easement that connects to South Orchard. The project including the new driveway was reviewed by the Public Works Department and it was determined that it would not create a hazardous condition . Sufficient landscaped areas have been reserved for Landscaping is proposed along all property lines of the purposes of separating or screening the proposed project site furthermore the project is required to structure(s) from the street and adjoining building sites, comply with the landscaping requirements of the C-1 and breaking up and screening large expanses of paved Zone The project is generally consistent with these areas. requirements however the applicant has requested a modification to the shade requirement. Should the Planning Commission choose to approve the modifications, the project would be consistent with this finding. The proposed development will not restrict or cut out The project complies with the G1 height and setback light and air on the property, or on the property in the requirements which are developed in order to ensure neighborhood; nor will it hinder the development or adequate light and air and separation of uses. The use of buildings in the neighborhood, or impair the project would not cut out light or air or hinder the value thereof. development or use of building in the neighborhood based on the following: • The surrounding properties are already developed. The proposed building would be located in the front southwest corner therefore maintaining separation between the new building and the existing development on the adjacent properties. • The project is appropriately designed as required by G1 zone development standards. The project � has been reviewed by the Design Review Board and requires Planning Commission approval. This process ensures a quality project that would not impair the value to properties or development. The improvement of any commercial or industrial Not applicable. structure will not have a substantial detrimental impact The site is not located in or adjacent to a residential on the character or value of an adjacent residential zoning district. zoning disfrict. The proposed development will not excessively damage� This is an undeveloped site with no trees, water or destroy natural features, including trees, shrubs, courses, wildlife, wildlife habitat or other creeks, and the natural grade of the site. environmentally sensitive areas are present. There is sufficient variety, creativity, and articulation to The project was reviewed by the Design Review Board the architecture and design of the structure(s) and and the applicant has incorporated many of the grounds to avoid monotony and/or a box-like recommendations into the plans in the effort to create uninteresting external appearance. a more attractive and interesting building. Architectural Features include the following: 11 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-UP • Various roof pitches to break up the mass of the building. • Alaskan Cedar trellis along buiiding walls to createinterest • Cool roof • Stone Veneer 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 December 8 , 2011 ; 8 • mailed to property owners within 300 feet of the project site on December 8 , 2011 9 • published in the Ukiah Daily Journal on December 10, 2011 ; 10 11 As of the writing of this staff report, no correspondence has been received in regards to the 12 project. 13 14 ENVIRONMENTAL REVIEW 15 16 The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines 17 Section 15332, Class 32 which consists of projects characterizes as in-fill developments based 18 on the following : 19 20 a) The project is consistent with the Commercial general plan designation and all 21 applicable general plan policies as well as with the Community Commercial zoning 22 designation and regulations based on the analysis in the staff report. 23 b) The proposed project is within city limits on a project site of 33 , 684 square feet which is 24 less than five acres and is substantially surrounded by urban uses such as professional 25 offices, commercial uses and motels. 26 c) The project site is vacant and has no value as habitat for endangered , rare or 27 threatened species . The site contains no trees , water courses , or habitat and is located 28 in an area developed with urban uses. 29 d) Approval of the project would not result in any significant effects in relations to traffic, 30 noise, air quality, or water quality because the project site located within a developed 31 urban area that contains existing similar type uses . 32 e) Based on review of the project by Public Works , the Electric Department, Police 33 Department and Fire Marshal , the site can be adequately served by all required utifities 34 and public services. 35 . 36 DECISION TIMELINE 37 38 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA) . The 39 PSA requires that a decision be made on the project within 60 days of the application being 40 deemed complete . This application was submitted to the Community Development and Planning 41 Department on May 31 , 2011 and was deemed complete on November 17 , 2011 . As such , a 42 decision must be made on the project no later than January 17 , 2011 . The applicant may 12 511 South Orchard Avenue Site Development Permit ' File #: 11-09-SDP-UP 1 request a onetime extension of the decision timeline. The ne� regularly scheduled Planning 2 Commission meeting is January 11 , 2012. 3 4 5 ' 6 Attachments 7 8 1 . Draft Site Development Permit Findings 9 2 . Draft Site Development Permit Conditions of Approval 10 3 . Project Description date stamped December 7 , 2011 ' 11 4 . Request for modification to landscape requirement 12 5. Table 7A- Current Compatibility Criteria and In-Fill Policy 13 6. Design Review Minutes from September 1 , 2011 14 7. Lighting Details 15 8 . Plans date Stamped November 15, 2011 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 13 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-UP � 1 Attachment 1 2 3 4 � DRAFT SITE DEVELOPMENT FINDINGS TO ALLOW 5 A 13,800 SQUARE FOOT OFFICE BUILDING WITH ASSOICATED SITE IMRPOVMENTS TO 6 BE LOCATED AT 511 SOUTH ORCHARD AVENEU, APN 002-340-45 7 S The following findings are supported by and based on information contained in this staff report, 9 the application materials and documentation , and the public record . 10 11 1 . See "General Plan" under staff analysis above . 12 13 2 . The proposed project, as conditioned , is consistent with the uses allowed in the C- 1 14 Community Commercial zoning district pursuant to Section 9081 which allows profession 15 office uses . 16 17 3 . The proposed project, as conditioned , is consistent with the development standards of 18 the Community Commercial (C- 1 ) zoning district in that the proposed project is 19 consistent with the height and setback requirements of the district. 20 21 4 . The zoning ordinance parking standards require 46 vehicle parking spaces and five (5) 22 bicycle spaces as noted in the staff report. Based on the plans submitted , date stamped 23 November 15, 2011 ; 46 vehicle spaces including two accessible spaces and six (6) 24 bicycle spaces are shown therefore the project is consistent with parking standards . 25 26 5 . The proposed project, as conditioned is consistent with the criteria of the Airport Master 27 Plan In-fill policy based on the following : 28 29 a . The project is similar in intensity and use to that of surrounding already exiting 30 uses. 31 b . The non- residential use will not exceed 90 people per acre. A condition of 32 approval has been added that requires that the density of the site not exceed 69 33 people . 34 35 6. The proposed project will not create a hazardous or inconvenient vehicular or pedestrian 36 traffic pattern based on the following : I 37 � 38 a . The project is located on a vacant infill site that fronts onto Orchard Avenue. The 39 project site is located in an area that is surrounded by existing commercial and 40 professional office uses. There is an existing public sidewalk along the front of 41 the site and an existing access easement for the rear properties . The proposed 42 project will not change these existing conditions . 43 b. A new driveway will be created to the north of the existing easement to provide 44 access to the subject parcel . The new driveway will not create a hazard for 45 existing circulation in fact it will make the flow for the project site more 46 convenient. 47 c. A pedestrian pathway from the existing public sidewalk has been included to 48 create a clear and safe pedestrian circulation pattern . 1 Ukiah Unified School District 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-PC 1 d . The size and intensity of the project is similar to the surrounding commercial 2 properties . The proposed building will be located towards the font of the parcel 3 with some of the parking in the rear. Having the building with associated parking 4 eloser to the public right-of-way rather than a whole row of parking will create a 5 more pleasant experience for pedestrians . 6 7 , 7 . The accessibility of off-street parking areas and the relations of parking areas with 8 respect to traffic on adjacent streets will not create a hazardous or inconvenient 9 condition to adjacent or surrounding uses based on the following . 10 11 a . Off-street parking would be accessed from a new driveway curbcut off of South 12 Orchard Avenue . The cars will enter the site from the new driveway curbcut and 13 exit the site from a new driveway that would connect with the existing easement 14 that connects to South Orchard . ' 15 b. The project including the new driveway was reviewed by the Public Works 16 Department and it was determined that it would not create a hazardous condition 17 further it was determined that a traffic study was not required . 18 19 8. Sufficient landscaped area have been resenred for purposed of separating or screening 20 the proposed structure (s) from the street and adjoin building sites , and breaking up and 21 screening large expanses of paved areas based on the following : 22 � 23 a . Landscaping is proposed along all property lines of the project site furthermore 24 the project is required to comply with the landscaping requirements of the C- 1 25 Zone The project is generally consisterit with these requirements however the 26 applicant has requested a modification to the shade requirement. 27 ' 28 9. The proposed development will not restrict of cut out light and air on the property, or on 29 the property in the neighborhood ; nor will it hinder the development or use of the 30 buildings in the neighborhood or impair the value thereof based on the following . 31 32 a . The surrounding properties are already developed . The proposed building would 33 be located in the front southwest corner therefore maintaining separation 34 between the new building and the existing development on the adjacent 35 properties . 36 b. The project is appropriately designed as required by C- 1 zone development 37 standards. The project has been reviewed by the Design Review Board and 38 requires Planning Commission approval . This process ensures a quality project 39 that would not impair the value to properties or development. 40 41 10 . The site is not located in or adjacent to a residential zoning district. 42 43 11 . The proposed development will not excessively damage or destroy natural features, 44 including trees, shrubs, creek and the natural grade of the site because there are no 45 water courses, wildlife , wildlife habitat or other environmentally sensitive areas on the 46 project site. Furthermore the site is located in a commercial business area that is 47. surrounded by developed lots . 48 2 Ukiah Unified School District 511 South Orchard Avenue : Site Development Permit File #: 11-09-SDP-PC 1 12 . There is sufficient variety, creativity, and articulation in the design of the structure . 2 Architectural Features include , various roof pitched to break up the mass of the building , 3 trellis along the building walls , cool roof and stone veneer. Furthermore the project was 4 reviewed by the Design Review Board . 5 6 13. The proposed project is exempt from the provisions of CEQA pursuant to CEQA 7 Guidelines Section 15332 , Class 32 which consists of projects characterizes as in-fill 8 developments based on the following : 9 10 a. The project is consistent with the Commercial general plan designation and 11 all applicable general plan policies as well as with the Community 12 Commercial zoning designation and regulations based on the analysis in the 13 staff report. 14 b. The proposed project is within city limits on a project site of 33, 684 square 15 feet which is less than five acres and is substantially surrounded by urban 16 uses such as professional offices, commercial uses and motels. 17 c. The project site is vacant and has no value as habitat for endangered , rare or 18 threatened species . The site contains no trees , water courses , or habitat and 19 is located in an area developed with urban. uses . 20 d . Approval of the project would not result in any significant effects in relations 21 to traffic, noise, air quality, or water quality because the project site located 22 within a developed urbarn area that contains existing similar type uses. 23 e. Based on review of the project by Public Works, the Electric Department, 24 Police Department and Fire Marshal , the site can be adequately served by atl 25 required utilities and public services . 26 27 28 29 30 31 32 ' 33 • 34 35 36 � 37 •� 38 , 39 ; 40 i 41 42 43 44 45 46 3 Ukiah Unified School District 511 South Orchard Avenue Site Devefopment Permit File #: 11-09-SDP-PC 1 2 Attachment 2 3 4 " 5 DRAFT SITE DEVELOPMENT CONDITIONS OF APPROVAL TO ALLOW 6 A 13,800 SQUARE FOOT OFFICE BUILDING WITH ASSOICATED SITE IMRPOVMENTS TO 7 BE LOCATED AT 511 SOUTH ORCHARD AVENUE, APN 002-340-45 8 9 10 1 . Approval is granted for the 13 , 800 square foot office building with associated site � 11 improvements to be located at 511 South Orchard Avenue as shown on the plans 12 submitted to the Planning Department and date stamped November 15, 2011 except as 13 modified by the following conditions of approval . 14 15 2. On plans submitted for building permit these conditions of approval shall be included as 16 notes on the first sheet. 17 18 3 . Plans submitted for building permit shall include the following and are subject to staff 19 review and approvaL• 20 . 21 a . Location of bike lockers and manufacturer's specification/details: 22 b. Specification details of proposed bench. 23 c. The sod shown on the landscaping plan shall be changed to a more drought tolerant 24 groundcover. 25 d . Landscaping plan shall show street trees located along Orchard Avenue within 5 feet 26 of the back of sidewalk to provide shade to the sidewalk, subject to review by the 27 City Engineer. 28 29 4. Signs require application for and approval of a Sign Permit from the Planning and 30 Community Development Department. 31 32 5 . Construction hours 7 : 00 a . m . to 7 : 00 p. m . Monday through Friday. Saturday 9: 00 a . m . 33 to 4: 00 p. m . Prohibited on Sundays and holidays recognized by the City of Ukiah . 34 Interior construction is exempt from these hours provided that construction noise is not 35 audible from the project property lines . 36 37 6 . Based on the requirements of the criteria for the 62 Airport Compatibility Zone In-Fill 38 Policy, the number of persons for the site is limited to 69 . . 39 40 7 . A deed notice shall be recorded to advise that the property is located in close proximity 41 to the Ukiah Municipal Airport and is subject to occasional aircraft overflight and may be 42 subject to aircraft noise or related disturbances. 43 44 From the Buildinq Official (David Willouahbv) 45 46 8. A building permit will be required . 47 1 Conditions of Approval Ukiah Unified School District 5115outh Orchard Avenue Site Development Permit File #: 11-09-SDP-PC 1 9 . Plans and other documents submitted for building permit shall include three (3) sets of a 2 Geotechnical Report. 3 4 From the Fire Marshal (Chuck Yates) 5 6 10. An automatic fire suppression system will be electrically monitored with the fire alarm 7 system , where the number of heads exceeds 20 ( CBS 901 . 6. 1 ) This includes tamper 8 switch on post indicator valve or O S & Y valve installation and valves on each floor. 9 Monitoring is to be on separate dedicated electrical circuit. A separate permit is required . 10 11 11 . Exit lighting and exit illumination shall be installed and maintained accruing to section 12 1006 of the CBC &CFC . This shall include exit landings as required in 1008. 1 . 5 for exit 13 discharge doorways in buildings required to have two or more exits (CFC 1006 . 3(5)) . 14 15 12 . Emergency access keys security boxes are required in buildings with fire sprinkler or fire 16 alarm systems (CFC 506. 1 ) . 17 18 13. Sprinker installation is required for this building ; permit fee is $. 01 per square foot of 19 area protected or $255. 00 minimum . Permit includes plan checking , one site visit for an 20 underground pipe inspection , one system pressure test , and a final inspection and test 21 of the alarm system , � 22 � 23 14. If there is any hot work, cutting , or use of torches or heating devices , the following code 24 sections will be adhered too, in their entirety ( CFC 2602. 1 and 2604) . , 25 26 � From the Department of Public Works ( Ben Kaqevama ) 27 28 15. The driveway approach onto Orchard Avenue must be ADA compliant. The sidewalk 29 behind the sloped apron should be the same color and texture as the street sidewalk to 30 better define the path of travel for pedestrians , not stamped concrete as proposed . 31 32 16. A drainage easement shall be required from the Social Security building property to the 33 UUSD, and must be recorded prior to final building permit approval 34 35 17 . Street trees shall be spaced approximately every 30' . Street tress shall be installed in 36 accordance with City Standard Drawing No 601 . The street trees proposed near the 37 Orchard AVenue driveway are shown 8 to 11 feet from the back of sidewalk. Street trees 38 shall be within 5 feet of the back of sidewalk to provide shade to the sidewalk, subject to 39 review by the City Engineer. 40 41 18. Any existing curb, gutter and sidewalk in disrepair that is adjacent to the parcel shall be 42 repaired . All work shall be done in conformance with the City of Ukiah Standard Drawing 43 101 and 102 or as directed by the City Engineer. 44 45 19 . Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets 46 with paved areas 47 2 Conditions of Approval Ukiah Unified School District 511 South Orchard Avenue : Site Development Permit File #: 11-09-SDP-PC 1 20 . Prior to issuance of the building permit, final improvements plans including a detailed 2 erosion control plan , shall be required , to the satisfaction of the City Engineer. 3 4 21 . Fees applicable to the proposed project include the South Orchard Avenue Traffic 5 Signalization Fees (Resolution 90-47) and the South Orchard Avenue Storm Drain • 6 Improvement Fees (Resolution 89-36A) both of which must be paid prior to issuance of a 7 building permit. Preliminary estimates fo� these fees are as follows: Traffic Signalization : 8 $ 11 , 748: Storm Drain $2, 687 (subject to verification ; based on current inflation factors) . 9 10 22. All work within the public right-of-way shall be perFormed by a licensed and properly 11 insured contractor. The contractor shall obtain an encroachment permit for work within 12 this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% 13 of estimated construction costs . 14 15 23. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and 16 tested and replaced if required . If an existing lateral is to be abandoned, it shall be 17 abandoned at the main to the satisfaction of the Public Works Department. 18 19 24. Applicable Ukiah Valley Sanitation District sewer connection fees shall be paid at the 20 time of building permit issuance. 21 22 25 . Capital Improvement fees for water service based on the water meter size. A fee 23 schedule for water meter sizes is available upon request. Additionally, there is a cost for 24 City crews to construct the water main taps for the proposed water services to serve the 25 project. 26 27 26. All irrigation and fire services shall have approved backflow devices . 28 . 29 Standard Citv Requirement 30 31 27 . The property owner shall obtain and maintain any permit or approval required by law, 32 regulation , specification or ordinance of the City of Ukiah and other Local , State, or 33 Federal agencies as applicable. All construction shall comply with all fire, building , 34 electric, plumbing , occupancy, and structural laws , regulations , and ordinances in effect 35 at the time the Building Permit is approved and issued . 36 37 28. All conditions of approval that do not contain specific completion periods shall be 38 completed prior to building permit finaL 39 40 29. Building , Grading or other required Permits shall be issued within two years after the 41 effective date of the Site Development Permit, or the discretionary actions granted by the 42 permit shall expire . In the event the required Permits cannot be issued within the 43 stipulated period from the project approval date , a one year extension may be granted 44 by the Director of Planning if no new circumstances affect the project which otherwise 45 would render the original approval inappropriate or illegal . It is the applicant's 46 responsibility in such cases to propose the one-year extension to the Planning 47 Department prior to the finro-year expiration date. 48 3 Conditions of Approval Ukiah Unified School District 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-PC 1 30 . Except as otherwise specifically noted , the Site Development Permit shall be granted 2 only for the specific purposes stated in the action approving the Site Development 3 Permit and shall not be construed as eliminating or modifying any building , use, or zone 4 requirements except to such specific purposes. 5 6 31 . The approved Site Development Permit may be revoked through the City's revocation 7 process if the approved project relafed to the Site Development Permit is not being 8 conducted in compliance with the stipulations and conditions of approval ; or if the project 9 is not established within two years of the effective date of approval ; or if the established 10 land use for which the permit was granted has ceased or has been suspended for twenty 11 four (24) consecutive months . 12 13 32 . No permit or entitlement shall be deemed effective unless and until all fees and charges 14 applicable to this application and these conditions of approval have been paid in full . 15 16 33. All required landscaping shall be properly maintained to insure the long-term health and 17 vitality of the plants, shrubs and trees. Proper maintenance means , but is not limited to 18 the following : 19 20 a. Regular slow, deep watering when feasible. The amount of water used shall fluctuate 21 according to the season , i . e. , more water in summer, less in the winter. 22 23 b. Additional watering shall occur during long periods of severe heat and drying winds , 24 and reduced watering shall be used during extended periods of cool rainy weather. 25 26 c. Fertilizer shall only being used on trees during planting . Shrubs may receive periodic 27 fertilizer according to the recommendations of a landscaping professional . 28 29 d . Weed killers shall not be used on or near trees . 30 31 e . The tree ties and stakes shall be checked every six months to ensure they do not 32 constrict the trunks and damage the trees . 33 " 34 f. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not 35 damage the trunk of the tree and its overall growth . 36 37 g . Any tree that dies or is unhealthy due to pests, disease or other factors , including 38 vandalism , shall be replaced with the same or similar tree species, or an alternative 39 species approved by the department of Planning and Community Development. 40 � 41 h . All trees shall be properly pruned as appropriate . No topping cuts shall be made. All 42 pruning shall follow standard industry methods and techniques to ensure the health 43 and vitality of the tree. 44 45 Failure to comply with the requirements listed above could result in revocation of the Use 46 Permit/Site Development Permit. 47 48 4 Conditions of Approval Ukiah Unified School District 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-PC 1 34 . The project shall comply with the following requirements to reduce air quality impacts 2 related to project construction : 3 4 a . All grading shall comply with Mendocino County Air Quality Management District 5 Rule 1 -430, Fugitive Dust Emissions. 6 7 b. All activities involving site preparation , excavation , filling , grading , road construction , 8 and building construction institute a practice of routinely watering exposed soil to 9 control dust, particularly during windy days . 10 11 c. Atl inactive soil piles on the project site shall be completely covered at all times to 12 control fugitive dust. 13 14 d . All activities involving site preparation , excavation , filling , grading , and actual 15 construction shall include a program of washing off trucks leaving the construction 16 site to control the transport of mud and dust onto public streets . 17 18 e. Low emission mobile construction equipment, such as tractors , scrapers, and 19 bulldozers shall be used for earth moving operations . 20 21 f. All earth moving and grading activities shall be suspended if wind speeds (as 22 instantaneous gusts) exceed 25 miles per hour. 23 24 g . Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, 25 poorly covered truck loads, or other construction activities shall be cleaned each day 26 prior to the end of construction activities using methods approved by the Director of 27 Public Works/City Engineer. 28 29 30 h . This approval is contingent upon agreement of the applicant and property owner and 31 their agents, successors and heirs to defend , indemnify, release and hold harmless 32 the City, its agents , officers, attorneys , employees , boards and commissions from 33 any claim , action or proceeding brought against any of the foregoing individuals or 34 entities , the purpose of which is to attack, set aside , void or annul the approval of this 35 application . This indemnification shall include, but not be limited to, damages, costs , 36 expenses , attorney fees or expert witness fees that may be asserted by any person 37 or entity, including the applicant, arising out of or in connection with the City's action 38 on this application , whether or not there is concurrent passive or active negligence 39 on the part of the City. If, for any reason any portion of this indemnification 40 agreement is held to be void or unenforceable by a court of competent jurisdiction , 41 the remainder of the agreement shall remain in full force and effect. 42 43 44 45 46 ' 5 • Conditions of Approval Ukiah Unified School District 511 South Orchard Avenue Site Development Permit File #: 11-09-SDP-PC I , � I II i I I Aftachment # 3 Ukiah Unified School District New District Service Center The Project consist of a new 13 ,760 S.F. Office Building to provide Educational Support Services to the Ukiah Unified School District Scope of site work includes extensive landscaping. for building and parking lot shading. Parking lot to be constructed of pervious pavement to retain on site storm water to percolate to water table in lieu of impacting City storm water system. Entry to building to have mission style concrete pavers. Exterior is predominately cement plaster to be in a natural yellow/tan "mission" color. Orchard Avenue elevation to be predominately clad in Santa Barbara stone veneer. Building mass broken � up by pitched roof areas separated by flat roofed portions. Pitched roof to have 40yr elk roof shingles, rain water gutters to be half-round aluminum. Eaves at pitched roof to have 4x6 rafter tails at four feet on center and natural wood finish. Window frames also clear anodized aluminum with clear glazing. Flat roof portion to be a single-ply cool roof with a clear anodized aluminum fascia and so�t. Perimeter of south east and north elevations to have Alaskan cedar trellis for vegetation. Energy efficient features include Low-E glazing with thermal breaks, natural ventilation and high efficiency mechanical system. In addition high recycled content building materials and green products specified. I I �� . ��`�� c�� . �� . c�,�� :.�T�J � �� '° °� �Affa�h�nent # �' Project Management � Alameida Architecture Construction Management November 10, 20ll Jennifer Faso, Associate Planner City of Ukiah '�d�'o Department of Planning & Community Development h�j�, �,y� 300 Senninary Avenue �yp��3�, Ukiah, CA 95482 l��Z �� J Re: A lic - �� O� pp ahon # APN 002 340-45 �� File No. 11 -09 SDP PC �� Deaz Ms Faso, The City of Ukiah is currently processing a Site Development Permit for the development of a new Service Center for the Uldah Uni.fied School District. As part ofthe Site Development Permi� the City must frnd that the Project is consistent with the Community Commercial (C- 1) District. � Pursuant to Section 9087 C. 1. e. of the ordinance, pazking lot trees shall be designed to provide a tree canopy coverage of 50 percent over all paved areas within ten years of planting. However, based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. Fiathermore, Sec[ion 9087 C. I.1. provides th'a� the Planning Commission has the authority to modify the required elements of a Landscaping Plan depending upon the size, scale, intensity, and location of the development project. For the reasons set forth below, we request approval of number of trees illustrated on the submitted plans in order to allow the Project to provide tree canopy coverage of 50 percent over all paved areas in the new pazldng azea within fifteen yeazs of planting, versus ten. As pointed out by you and explained below, this standard is in keeping with numerous other jurisdictions throughout the nation and azea, including the City of Davis. A. Request acceptance of providing 50 percent tree shade in 15 years in lieu of 10 years. 1. Providing 50 percent shade coverage over l0 years is infeasible. Unfortunately, the City does not have the assigned shade values per tree size needed to support their shade ordinance, including the values that should be used for the 10 year timefiame. Based upon research provided by a similar and recent site development permit application to the City, no other jurisdictions use this standard and therefore we were not able to obtain shade valaes for a 10 yeaz timefrauie. Given this lack of information, I have attempted to calculate the 50 percent coverage over 10 years requirement to the best of my ability. To do so, I used - information I researched for the expected diameter of tree canopy for the trees specified in this project. To be conservative I used the lowest expected canopy diameter l�owing diameters will vary due to climatic conditions. As depicted on my landscape plan L-1� and repeated below are statistics for our proposed development. PARCEL AREA = 33,684 s.f. PARKING LOT AREA = 14,236 s.f. ACCESS ROAD (EASMENT) = 3,840 s.f. BUII,DING PAD = 8,024.5 s.f. LANDSCAPE AREA = 7,584 (+22 %) LIVE PLANT AREA = 4,920 (+ 50% OF LANDSCAPE) (707) 824- 1219 - 555 South Main Street, Suite 2 - Sebastopol - CA 95472 www.alameida.com ' Alameida Architecture TREES DECIDUOUS CANOPY C.F. = CORNUS FLORIDA "FLOWERING DOGWOOD" YES 20-25 FEET ' F.U. = FRA3�INUS UHDEI "SHAMEL ASH" NO 30-40 FEET C.L. = CHII,OPSIS LINEARIS "DESERT WII.,LOW YES 15-20 FEET P.C. = PYRUS CALLERYANA "ARISTOCRAT" "FLOWERING PEAR° YES 35-40 FEET C.M. = LAGERSTROEMIA INDICA - ' WATERMELLON RED °WATERMELON RED CRAPE MYRTLE" YES 20-25 FEET ' Attachment "A" is a graphic representation of the shading canopy based on the species selected and ' published expected canopy diameters. My calculation of tree shading of the parking lot would be approximately 4,500 s.f. or 31 % of the parking lot in ten yeazs and exceed the goal of 50% in 15 years. However accounting for the location of the parking lot relarive to ,the building I would expect the paved area to actually be shaded well over the 50 percent goal in 10 yeazs. Ensuring that parking spaces themselves are shaded, which I understand was the true intent of the shade coverage requirement more so than shading other paved areas (e.g., drive aisles). I believe we have met that goal. Based upon the research you provided me, most jurisdictions nationwide, and more importantly in ' Northem Califomia, impose a 50 percent shade coverage in 15 years requirement. For example, the City of Davis, the County of Sacramento, and the City of Sacramento require that projects provide 50 percent shade coverage in 15 years. The most noteworthy of these jurisdictions is the City of Davis, which is � ' often cited as exemplary when it comes to shade coverage requirements. Specifically, per Section ' 40.25. 100 of the Davis Municipal Code and the parking lot shading guidelines, 50 percent of the paved parking lot surface shall be shaded with tree canopies within 15 years of the acquisition of a building permit. It may be a more conservaNve and prudent expecta.tion to follow the model presented by the City of Davis. ' For the above reasons, I believe that providing 50 percent tree shade coverage in 15 years in the new parking lot area is fair and reasonable. I therefore respectfully request that the City approve tbe pazking lot plan as proposed. If you wish to discuss the above items prior please don't hesitate to ca11 me at (707) 824-1219. 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Maximum densities expressed in acres are gross acres; those sxpressed in units per acre are net acres. , 2 The land use should not attract more than the indicated number of people per acre at any time. This figure should include ali individuals who may be an the property (e.g., employees, cus- tomers/visitors, etc.) . These densities are intended as general planning guidelines to aid in � determining the acceptability of proposed land uses. Special short term events related to aviation (e.g., air shows) , as well as non-aviation speciai events, are exempt from the maximum density criteria. � 3 Open land requirements are intended to be applied with respect to the entire zone. This is typically accomplished as part of the commun'rty's master plan or a spec�c plan. 4 These uses typically can be designed to meet the density requirements and other development conditions listed. 5 These uses typicaliy do not meet the density and other development conditions listed. They shouid be allowed only if a major community objective. is served by their locafion in this zone and no feas- � � ibie alternative location exists. " �,� 6 See Policy Section 3.3. - 7 May be modfied by airport-specifiic policies. 8 In those portions of the B Zones located lateral to the runway, no restrictions on #he storage of flammables appiy. Within the balance of the Bi and 62 Zones, up to 2,000 gallons of fuei or . flammables is allowed per parcel. More than 2;0a0 gallons �of fuel or flammables per pa�cei within the balance of the Bi and 62 Zones requires the review and approvai by the ALUC. See Appendix G for a diagram of typical area lateral to the runway. 9 Refer to Policy 3.2.3. for definitions which distinguish between hospitals and medical clinics. Source: Mendocino County Airport Land Use Compatibility P/an (October 1993) Note: The criteria listed in this tab/e are the countywide policies adopted by the Mendocino County Airport Land Use Commission. Aecommended modi�ptions speci�cally applicable to Ukiah Municipal Airport are discussed on page T-32. �' . Tabie 7A - Continued ; `; ` \ ` ,` . 7 - 13 � '�, Land Use and Environmental lssues / Chapter 7 . The City should encourage the ALUC to take the following actions rela- tive to Ukiah Municipal Airport: • The attached map (Figure 7)) should be adopted as the "Compatibility Map" for Ukiah Municipal Airport. • The following individual airport policies should be adopted for the Ukiah �tilunicipal Airport. These policies modify the criteria set forth in the ALUC's "Compatibility Criteria" table. � — Lands within the A ' and 61 * zones are currentJy not under airport ownership. However, it is the intention of the City of Ukiah to provide long-term control of the land uses within these areas by either acquiring the property in fee or obtaining approach protec- tion easements restricting the type and density of land uses per- mitted. — The B2 zone north of the Airport largely encompasses existing de= velopment Some vacant land rema�ns, however, and redevelop- ment of other parcels is anticipated. The Infill policy (poliry 2.1 .6) of the county-wide Compati6ility Plan is applicable to the endrety of this 62 zone. This poliry allows new development of a similar �� intensity to that of surrounding, already existing, uses. , - A survey of the area has been conducted to determine the current types and intensities of uses. The following limits on future devel- opment of this zone are set accordingly: Note that using the standard mu1- (1 ) New residential development is discouraged in this zone. tiplier of 1 .s2 peap�e per mu�ti- However, where such development is considered the best fami�y residence as prescribed by land use for a particular parcel with regard to general city t�e Caiifamia Hausing an� Com• pfanning shall — because of its lower sensitivity to noise munity Developmant Department, compared to single-family residential uses — be deemed �,e2edweuing-units-per-acreden- normall acce table. An new multi-famil cesidential de- siiy equates to a maximum of 54 Y P Y Y peop�e per acre. velopment shall not exceed 28 dwelling units per acre. , Also; any proposed multi-family development on a parcel of more than 4 acres shall maintain a minimum of 30% open space (including major landscaping areas, non-en- closed automobile parking lots and driveways, and a share of adjacent streets) . New single-family residential uses shall continue to be regarded as normally unacceptable. (2) Non-residential uses shall not exceed 90 ppople per acre. (3) Routinely occupied portions of buildings sf�all not exceed , two �stories in height (equipment rooms, etc., are exemptl. : (4) Restaurants and motels are acceptable uses in the BZ infill - � zone provided that they do not exceed the above two cri- ' teria. � 7 - 33 ' Land Use and Environmenfal /ssues / Chapter 7 (5} An existing school or hospital located within the 62 infiil zone provided that the buildings are single-story and the . use does not exceed an intensity of 60 peop(e per acre. — An existing school o� hospitai lacated within the C zone may be expanded provided that the 6ui(dings are single-story and the use does not exceed an intensity of 60 people per acre. [Note: inten- sities of up to 150 people per acre are allowed for other uses in • � the. C zone.) — Recording of a Deed Nodce is considered an acceptable altema- tive to dedica�on of an avigation or overflight easement in the B2 . and C zones. � — Fstablishment of a Real Estate Noise Disclosure requirement shall , � • be considered an acceptable altemadve to a Deed Na4ce require- ment in the D zone. • �th regard to the "Compatrbiiity Criteria" table in general, the refer- ence to "Significant risk" under the imPact elements for the 62 zone should be changed to "�tiloderate risk." ' �t 'ah City of Ukiah , CA ��`°'`�� Design Review Board 1 MINUTES 2 3 Regular Meeting September 1 , 2011 4 5 Ukiah Civic Center, 300 Seminary Avenue 6 1 . CALL TO ORDER: Vice Chair Hise called the Design Review Board called the meeting 7 to order at 3: 15 p. m. 8 9 2. ROLL CALL Present: Tom Liden, Alan Nicholson, Nick 10 Thayer, Howie Hawkes, Chair Tom Hise 11 Absent: Estok Menton 12 StafF Present: Kim Jordan, Senior Planner 13 Jennifer Faso, Associate Planner 14 Cathy Elawadly, Recording Secretary 15 Others present: Don Alameida 16 Kathy James 1 � Beatriz Arkin 1 g Lois Nash 19 Debbie Omales 20 21 3. CORRESPONDENCE: None � 22 23 4. APPROVAL OF MINUTES: - The minutes from the August 4, 2011 meeting are deferred 24 to the next regular meeting. 25 26 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: None. 27 28 6. RIGHT TO APPEAL: There are no appealable items. 29 30 7. NEW BUSINESS — PUBLIC HEARING 3:10 p.m. — 4:00 p.m. 31 7A. Site Development Permit File No. 11 -09-SDP-PC. Conduct a public hearing and make 32 Recommendations to the Planning Commission on the design and landscaping for 33 proposed new building to be constructed at 511 Orchard Avenue, APN 002-340-45. 34 35 Staff: 36 • Requests the DRB review and make recomr�endations to the Planning Commission 37 regarding Site Development Permit application �le no 11 -09 SDP-PC. 38 • The project is located outside of the Downtown Design District so the review of the 39 project today is voluntary. ' 40 • Referred to attachment 1 regarding the checklist for determining project consistency with 41 the Commercial Development Design Guidefines and staff is asking the DRB to comment 42 primarily on the building materials, the building , use of awnings, shading features/sun 43 exposure, and pedestrian orientation on the lot. 44 • It is necessary for staff to know if the DRB agrees with the applicanYs comments for the 45 different design guidelines. 46 • The Planning Commission is concerned that projects are designed with a high degree of 47 energy conservation in mind such as are the eves of sufficient height, are the awnings 48 adequately extended, is the building properly oriented where the project can take 49 advantage of passive solar opportunities, are the trees planted appropriately to provide 50 shade relief and other design features that address energy conservation. 51 Design Review Board September 1 , 2011 Page 1 1 The applicant and corresponding representatives, DRB members and City Staff introduced 2 themseives. 3 4 Don Alameida, Project Architect: 5 • Talked about the site and commented on the other commercial buildings in the 6 neighborhood. 7 • The proposed 13,800 sq.ft. development will be able to accommodate the majority of the 8 District's need with the exception of the IT department, which may relocate to the existing 9 facility. The intent was to design a nice looking building that is affordable. The Board of 10 Trustees desired to have some sense of a having a traditional building with roof slopes. 11 • The project can accommodate 46 parking spaces. 12 • The ground floor footprint will inclu,de a UUSD meeting and teacher training room, 13 human resources, business services, personnel commission rooms and conference 14 rooms. 15 • The second floor footprint will include the superintendant's office and `Ed' services that 16 provide many types of education-related assistance. 17 • The building orientation was ehosen to comply with planning standards in terms of 18 setbacks and other development standards without having to request a variance or any 19 other deviation. 20 • The intent was to, construct an architecturally pleasing building that everyone can 21 appreciate and be proud of. 22 • The entryway to the building was created to make it inviting to different modes of 23 transportation. 24 • There will be an access entry from the parking lot. 25 • Is of the opinion that providing access to the building from the street is also important so 26 there is a `real presence' from the street. 27 • Explained the proposed location for bicycle parking on the site for employees or other 28 persons that would bicycle to the facility. 29 • Landscaping and/or one tree for every four parking space to comply with the UMC 30 parking requirements. 31 • Landscaping will be provided in the front setback area, outer perimeter areas and where 32 feasible on the site. 33 • The materials envisioned are predominately cement plaster. The access way and front of 34 the building will be a stone veneer and advised of the color and size. The 35 design/size/application of the stone will have that masonry look. 36 • The windows will be a commercial aluminum grade, dual glaze, low E2 glass. All 37 windows on the south and east sides and a majority of the west side will be shaded for 38 energy conservation purposes. The upper story will have a shading device over . the 39 windows and the lower story will feature a wood trellis having vegetative vines and in 40 addition to providing shade will help soften the front mass of the building and allow for 41 more privacy for those offices on the lower floor. 42 • The building was designed to be as sustainable as costs would allow. _ 43 • To help break up the mass, the building has portions that are designed differently with 44 varying rooflines/pitches and demonstrated how this occurs on the site plans as opposed 45 to a conventionally designed commercial building having single-ply roofing material. Cool 46 roofing shingles and/or 'Green' roofing materials will be used. 47 • The eves will be tapered and the fascia will be aluminum or zinc. While copper is 48 aesthetically pleasing , it is costly. 49 • The pitched roofs will have exposed rafter tails and the flat roof will have an overhang 50 with an aluminum fascia. These features help to break up the mass of the building. 51 • City sidewalks are existing . Would like to provide pedestrian friendly walkways on the site 52 . where feasible. either of stamped concrete or some other material. Also, provide for 53 stamped concrete pathways to distinguish handicap areas. 54 • Will provide for landscaping to include street trees. 55 • Has been working with a professional landscaping consultant regarding the project. Design Review Board September 1 , 2011 Page 2 1 • Wiil provide for additional solar panels, if feasible and if space is availabie. 2 • Explained where the transformer would be located . 3 4 Member Thayer provided written comments as follows: 5 1 : Can it be recommended that a qualified, hopefully local, landscape professional be , 6 consulted as to species selection and placement. 7 2. Numerous species are way too close together. 8 3. Numerous species are incorrectly spelled. 9 4. Numerous species are incorrectly placed on the site. 10 5. "Mulch" is not an acceptable groundcover along the frontage of the property. 11 6. In general, a positive 'you can do better' approach with the applicant. 12 13 Chair Hise emphasized the importance the applicant review member Thayer's comments relative 14 to landscaping issues for the project. 15 16 DRB Questions: 17 Q1 . Nas energy conservation/usage been reviewed by a consultant? 18 Q2. Are the office windows operable? 19 Q3. The roof shingles would be of a lighter color in keeping with a `Cool roof?' 20 Q4. Asked about the quality of the stone; Does the stone extend up the tower? 21 Q5. Asked about the fascia regarding the exposed rafters? 22 Q6. What is the color of the stucco? 23 Q7. Has permeable paving been a consideration? 24 Q8. While aluminum windows last and are appropriate for a comme�cial building, but will they 25 have a thermo break? 26 Q9. What are dimensions of the extended beams that come out from the eves? 27 Q10. WII the plans be reviewed by `DSA' as the permitting agency or will you, the architect, 28 deal with the current `UVC?' 29 Q11 . Asked about the mechanical screens and whether they will be open to the sky? Why the 30 need for the screens? 31 Q12. Asked about how the pattern of the stone and whether it would be vertically applied? 32 Q13. Requested clarification the windows will be aluminum and situated on the stone base; 33 the metal veneer will come down at the comers and all around the windows. 34 Q14. What is the color on the anodized aluminum trim around the window? 35 Q15. How far back will the stamped concrete be? Will some of the sidewalk extend out to the 36 parking area? 37 � 38 Don Alameida: 39 A1 . Energy conservation in accordance with Title 24 is being reviewed. Explained how the 40 project will provide for energy conservation taking into consideration the stairwell. 41 A2. The office windows are operable. There are some windows that 'will not be operable such 42 as in the stairwelL 43 A3. The cool roof would be `Elk Shingle. ' Colors for cool roofs vary. Shingles will 6e of a 44 brownish tone. The flat roof will also be a `cool roof.' 45 A4. The stone is of quality. The product name for the stone is `Real Stone' and is of a quartz 46 composition. The color is rather light to effectively blend with the color of the building. His 47 preference would be to use more of a darker brown/terra cotta color for the stone. The stone will 48 not extend the length of the tower, but will extend around the Board room. Above the stone 49 cladding will be an aluminum panel and explained how this work in conjunction with the glass 50 windows. The building will feature other treatments/accents to enhance the appearance and 51 provide aesthetically pleasing character. 52 . 53 Explained how the gutters fit on the fascia. The gutters will be shank mounted and will likely be of 54 zinc material and referred to the site plans conceming the portion of the building that will have a 55 shingle roof and 'half-round' rain gutters on the fascia with shank mounts. 56 Design Review Board September 1 , 2011 Page 3 ' 1 Will consider the use of natural wood of a quality grade underneath the eves for the pitched roof 2 that would coincide with the aluminum fascia and possibly wood to `play-off the trellis. 3 A5. Explained how the exposed rafters fit into the design and more about the materials and 4 accent features that will be included on the building. 5 A6. Natural stucco with a `sandy' color appearance. The intent is to construct a building with 6 the colors, materials and design that would complement the neighborhood. At this point the 7 stucco color is somewhat darker than the stone. The intent is for the stone to be darker than 8 stucco. 9 A7. Is consulting with a licensed civil engineer whereby some portion of the parking lot will 10 have permeable paving in conjunction with a rock bed and explained how this would work.' The 11 water table in the winter is about �ve feet below fhe surtace. 12 A8. Yes, the windows will have a thermo break that does not transfer heat and cofd/moisture 13 from one side of the glass to the other. 14 A9. Likely 3 ft. by 6 ft. that will tie into the frame work of the building. 15 A10. Will go by the Califomia Building Code, which is what the City goes by. 16 A11 . The wall to screen the HVAC on the rooftop will not be enclosed, but rather screened. 17 The wall will be stucco. 18 Al2. A vertical application deviates from how the stone is applied , but the manufacturer has 19 assured the applicant this can be done. 20 A13. The aluminum windows will be situated on the stone base; Although minimal, the metal 21 veneer will be used as infill in befinreen the windows and will be the same color as the window 22 - frames and/or an extension thereof. 23 A14. The anodized aluminum will be clear. 24 A15. Referred to the site plans and demonstrated the plans for the stamped concrete and 25 sidewalk. 26 27 Staff comments: 28 • The following issues are typically raised by the Planning Commission: 29 ■ Asked about the use of inetal panels and where they are being used? The Planning 30 Commission does not particularly like metal whereby the DRB is a little more mixed in 31 thi� regard. 32 ■ There may be an issue about the durability of wood versus metal with regard to the • 33 trellis. 34 ■ There may be an issue regarding the lack of windows on the conference room. As 35 designed, these windows are high and does not provide for a very pedestrian- 36 oriented frontage. 37 38 Would like the DRB to comment on the aforementioned issues. 39 40 Don Alameida: 41 • Explained where metal is proposed to be used on the building. Metal will be used for the 42 soffit where the flat roof is located and the infill between the windows and the grills. 43 • Is looking into treated wood that can be used for the trellis. Prefers the trellis is wood. 44 45 There was discussion conceming examples of materials that can be used for the trellis in terms of 46 durability. 47 48 There was discussion about future use of the existing District building located on north State 49 Street. DRB is concerned about possibly having another abandoned building in the community. 50 51 DRB comments: 52 • Applicant has done a good job with the design and with breaking up the mass by adding 53 design articulations that do this effectively. 54 • Very important for any new building to provide for pedestrian and bicycle ftiendly ' 55 accommodations as part of the design elements. Design Review Board September 1 , 2011 Page 4 � 1 • Whife the application of wood on building can be beautiful is concerned that the rafter 2 tails on the building will deteriorate over time. Second growth lumber that is being used 3 today is not as durable as it used to be. 4 • . Effectively coordinating the energy plan with mechanical engineers and mechanical 5 contractors appears to be amiss because there is a lot of wasted energy and money in 6 this regard. 7 • There are some elements about the proposed design that appear not to be 'green' 8 compliant relative to permeable paving, the overhangs, and energy management and 9 other elements that will have to be review for compliance with the 2010 Califomia Green 10 Building Code Standards. 11 • Regarding passive and active solar after review of Califomia Green Code and completion 12 of the energy studies it is possible the windows will be upgraded to a higher pertormance 13 rather than Low E2. 14 • The trellis will work well, but it may very well be that something similar to this would be 15 nice for the second floor. While the sun shades fit the windows module, they do not fit the 16 sun that is making a streak across the sky. A trellis could lessen the energy consumption. 17 It may be the shades should be a foot wider that could save on energy costs. While costs 18 are a factor for the project, taking measures to less energy costs would be cost effective 19 in the long term. 20 • With regard to active solar, it would be prudent to have a consultant either a mechanical 21 engineer or consultant that just deals with solar to review solar installations and 22 calculations to look for ways to implement more solar collectors that would make the 23 building more independent. 24 e Member Thayer's comments have some good points. 25 • Supports allowing for more shade over windows, which is really nice in the summer. - 26 • Having a well landscaped parking lot with hedges between cars can lessen the mass of a 27 parking lot. Recommends having higher hedges as a screening device between cars in 28 the parking lot. 29 • It may be Nick Thayer could offer some assistance about the landscaping for the project. 30 • Encourage the use of bicycles by putting racks in both the front and the back of the 31 building. 32 • The project is good. 33 • Likes: the color palate with the lighter colors, building footprint with the building upfront 34 and the parking lot in the rear and to the north, and the stone darker than the stucco. 35 • Building will enhance the neighborhood. 36 • Does not like the solar shells on the upper level. 37 • The entrance, lobby, and tower needs to be revisited. As designed this area would not be 38 able to accommodate a large number of persons should there be a meeting of 39 importance where more than 94 persons would be in attendance. The seating capacity 40 for the meeting room is 94. There would be no place for the overflow persons to sit and 41 there is no place either outside or inside to go out on a break. There is not enough 42 sidewalk or outdoor space or even space in the lobby on a rainy day to handle a lot of 43 people. The way the building is positioned traveling along Orchard Avenue especially 44 going south and with the entrance at the corner why not change the entrance and make 45 the camer look like and be the entrance and provide space just outside where people can 46 congregate. The current design does not provide enough rain protection. The entrance is 47 an excellent location for the public space. It is just that as it is now the entrance, inside 48 and outside lobby seem to be limited and not appropriate for the kinds of crowds that can 49 occur at a school board district office. The entrance can be extended and opened up by 50 wrapping it around the corner while still maintaining the tower element at the stair. There 51 will be shading to the lobby area from the trees that will be planted in this area 52 • Consider extending the overhangs three feet. This would architecturally complement the 53 style and character of the building and would provide shade to the second floorwindows 54 in the summer time. Design Review Board September 1 , 2017 Page 5 1 • Consider the three-foot overhand and provide for one continuous overhang/roof to 2 accommodate added solar panels. As currently designed, the mechanical well for solar in 3 this location will not be sufficient to handle the energy demand for this building in the 4 future even as energy efficient as it is by today's building standards. As it is now, much of 5 the roofline has been lost with the 'hips' placed on the roof for solar. With some 6 reconfiguration the pop-out articulation would be possibfe and still be able to increase the 7 capacity for solar. The pop-out articulation could work with a three-foot overhang. 8 Allowing for one continuous overhang would improve the look of the building and overall 9 function. It is a good design choice with the solar panels located on the south side of the 10 buildings. However, there are not a sufficient number of solar panels for the square 11 footage of the building even into the future. While the hips on the building are 12 aesthetically pleasing, a 'dutch gable' may be nice where the hips would protrude more 13 inwardly and the northeast access made longer by losing the pop-out articulation to 14 provide for additional solar panels. 15 16 Don Alameida: 17 • Noted the rafter tails will be exposed , but not e�end beyond the gutters. The rafter tails 18 will not get direct rain . 19 • Coordinating an energy savings plan between mechanical engineers and contractors 20 can be problematic but for new construction buildings must conform to the 2010 21 Califomia Green Building Code Standards. 22 • �II be reviewing the Califomia Green Building Code Standards. 23 • �II consider a trelfis on the second story or extending the shades. Gost is a factor for 24 this project. 25 • With regard to active solar, the intent is to have solar panels ready for installation later. 26 • Would like to know what landscaping species would be inappropriate so this can be 27 discussed with the fandscape architect. Is of the opinion he has one of the best 28 landscaping consultants in the County. 29 • Is amenable to looking at encouraging the use of bicycles. Racks would have to be 30 worked around the landscaping. 31 • Addressed the mechanical wells for solar as shown on the site plans and indicated with 32 the shorter rafters there may be room for more solar panels. 33 34 Staff: Appears the DRB is fine with the way metal is being used on the building. 35 36 Chair Hise: 37 • The use of inetal is fine with a change to the tower design and re-work the glass 38 windows. In terms of design his issue is with the windows and not with the metal. The 39 design presents a good use of inetal because it is being used for accent purposes and 40 works more appropriately than wood would . 41 42 Staff: � 43 • Appears the Board is fine with wood being used for the trellis provided the wood is of 44 quality and the dimensions are a good fit. 45 - 46 Chair Hise: The Board would have likely questioned this use more if the project was a FIP. Wood 47 is appropriate provided the applicant is comfortable with the quality and the type of vine species 48 selected. The vine species should not deteriorate the wood requiring a lot of maintenance. 49 Maintenance for a school board could be an issue. 50 51 There was discussion about the . effectiveness of landscaping and balancing this aspect with the 52 trellis and the possibfe need to bring down the height of windows to provide that 53 balance/continuity in keeping with a stark wall. However, the windows cannot be lower than the 54 landings for the stairs. 55 Design Review Board September 1 , 2011 Page 6 1 Staff: Does the Board agree that to keep the stark wall it must be offset by a more transparent 2 entry. , 3 4 Board: A more transparent entry would be appropriate with maintaining a stark wall. Alternatively, 5 this is an opportunity for some sort of a `green screen' and/or wall to soften the mass and make 6 the presentation more pedestrian fiendly. This would also cooi the building. The green screen 7 would be placed away from the wall so it wouid not be such a maintenance issue. Having more of 8 pedestrian cover and entry would make the building function better. 9 ' 10 There was discussion about providing more bicycie arkin b ossibl eliminatin 11 space. P 9 y P Y g one parkmg 12 13 Staff: It may be the UMC would allow the applicant to lose one parking space in lieu of bicycle 14 parking and provide for an outdoor seating area. The Planning Commission would support 15 providing outdoor space by losing a parking space. Staff will review the Code in this regard. 16 17 Don Alameida: Will review access for the project. 18 • 19 Lois Nash is pleased with the review and the DRB's comments/suggestions. 20 21 UNFINISHED BUSINESS: 22 8A. Downtown Zoning Code Design Guidelines. Continue working on development of 23 Downtown Zoning Code (DZC) Design District Guidelines, including incorporating the 24 Downtown Design District Guidelines for Signs and Materials into the DZC Guidelines. 25 26 Discussion of this item was deferred. 27 28 9. MATTERS FROM THE BOARD 29 None. 30 31 10. MATTERS FROM STAFF 32 None. 33 34 11 . SET NEXT MEETING/ADJOURNMENT 35 The next meeting will be October 13 at 3:00 p. m. The meeting adjourned at 5:00 p. m. 37 ��d� 38 Cathy lawadly, Re ording Secretary 39 Design Review Board September 1 , 2011 Page 7 Job: T�Pe: e�,�$C�� '1��1$ �` f�lotes '� � l„l � �V1/ If1 � Page i of3 Ca I 3 Area Luminaires The Philips Gardco Gullwing is an area luminaire defined by irs sleek profile and rugged construction.The housing is one-piece, die cast aluminum and mounts directly to a pole or wall without the need of a separate support arm.The rotatable, multifaceted arc-image duplicating optical systems provide �ESTypes II, III, and IV distributions. The door frame is singie-piece die cast aluminum and reains an opticaily clear tempered flat giass lens. The luminaire is completely sealed and gasketed preventing intrusion from moisture, dust and insects. Guilwing luminaires are finished with a fade and abrasion resistant TGIC powdercoat Flat glass lens luminaires provide full cutoff performance. Sag Lens luminaires provide cutoff performance. PREFIX MOUNTING DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS Fnter the order code into the appropriate 6ox a6ove. Note: Gardco reserves the right m refuse a con�iguration. Noi all com6inations and con�igurations �� are vafld. Re(er to notes below (or exclusions and limitations. Far questions or rnncerns, please consuk ihe factory. PREFIX MOUNTING DISTRIBUTION G I 3 13" Gullwing Luminaire I Single Pole Mount 2XL Type II, Horizontal Lamp 2 Twin Pole Mount at 180° 3XL Type III, Horizontal Lamp G 13EMC' 13" Guliwing Luminaire ' 2@90 Twin Pole Mount at 90° 4XL Type IV, Horizonral Lamp Emergenry ColdTemperature 3 3-way Pole Mount at 90° MTS' MediumThrow with Solite° Lens 3@120°3 3-way Pole Mount at 120° I,Availa6le widt 2 32TRF lam s and MTS o tics an . 4 `}-�Y Pole Mount � � p p � W Wall Mount, Recessed J-Box Z• Not wailabie wirh PTF option. (() 32TRF operates in emergency mode. 3.Availabfe with {luorescent sources anfy. WS Wall Mount, Surface Conduit WATTA�E ANDVOLTAGE LAMP /VOLTAGE CHART - G 13 HID L.AMP /VOLTAGE CHART - G 13 Fluorescent H►D ��'�e Fluorescent Voltaee 120 208 240 277 347 480 lMTSOpuaonfy,� �20 208 240 277 347 480 60CMPE • 200 - 277V (3)32TRF" UNIV' • CosmoPolis � 90CMPE • 200 - 277V (3j42TRFu UNIW . Efectronic � System I40CMPE • 200 - 2T7V CosmoPolis systems are supplied with lamp included. SOMH • . LAMP /VOLTAGE CHART - G 13EMC�' . Pulse Swrt 70MH Voltaee MeWfHalide � OOMH s • • � � Fluorescent MognetiC Ballast ' • • e e e (MTS Optis ony� �20 208 240 277 347 480 ISOMH • . . . . — — . Standard 175MH'� e • • • • • (2)32TRF4° • . Meta1 Halide� � 175MH not awila6le far sale in the United States. Pulse Siart 70CMHE' q �F Compact Fluorescent 7RF TripleTu6e FluoresceM UNIV Cemmic Meiol Halide IOOCMHE' �►N�y* Electronic Ballast � SOCMHE' OO UNIV' 4. Fluorescent and CMHE 6allasts aaept 120V through 27N, SOfiz ta 60hz, input 50HP5 • . Speci(y "UNIV"for 120V Braugh 177V. High Pressure 70HP5 . . . . . . S. Lamp starting temperawre is 0° F l -I S° C . Sodium �OOHPS . . , . . � 6. For emergenq mode lumen autput see su6mittal data sheet 791 I 5-155� Magnetic Ballast "Gardco Emergenry Light Output Infoimation." � I SOHPS • • • • • 7, (1) �ump opemtes in emergency mode. � Low Pressure Sodium I BLPS . . . . � Wattages marked with Circle ,E„ meet fedeml energy e�dency standards °✓�:� �� applica6le to I50 watt through S00 watt metal halide luminaires anly. �j� � Cam6inations marked wNh a dot , with "UNIV'or with "200-277V" are availa6le f or orderin g `�,�,�� r,""�9p � b'�iG, �,et / `� Y' .,s�,� �� , �� ✓ y'' I61 I Clovis Barker Road, San Mazcos,TX 78666 � � � � � (800) 227-0758 (512) 753- 1000 FAX: (S12) 753-7855 sitelighting.com OO 201 I Koninklijke Philips ElectroNcs N.V. All Righu Reserved. Philips Gardco reserves the right to change materials or modify the design of ics product without notifiatlon as parc of the company's canUnuing produtt Improvement program. ��D �o 79115- 130/0411 � °" G � II � i � � ��.�� ? �f � � I 3 � �� L� rr°� � � �, it~�� FINISH OPTIONS BRP Bronze Paint F Fusing In Head 8. Not available in 480V. Provide speci/ic input vokage. BLP Black Paint LF In-Line/In-Pole Fusing 9. 100Watt HfD maximum. Polycarbonate lenses carry 1 year warranry only, 8 10. IOOw Quar� lamp max, Not availa6le with Fluoresceni, WP White Paint PC Photocontrol and Receptacle EMC, CMHE or CMPE types. NP Naturai Aluminum Pairrc PCR Photocontrol Receptacle only . 11. Required (Or mountlng to straight square pofes. POLY9 Polycarbonate $ag Lens �z• Mounu to a 2-318" top tenon.5peci(y a pole with OC Optional Color Paint HS Internal Houseside 5hield 3.00" mp OD (or a smoorh aansition, Sped(y Optionaf Calor or 13. Mounrs to a 2 3/8" O.D. mast arm. RAL ex: OGLGP or OGRAL7024. QS10 Quartr Standby 14.Availa6le with CosmoPalis system only. See su6mittal sheet Q5T10 Quar� $tandb Timed Dela GE204005 (or complete information on LumiStep ballasu. SC Speciai Paint Y ' Y Sped(y. Must supply co/or chip. Q924�o Quar� Emergency QT92410 Quartz Emergency - Timed Delay SPA" Square Pole Adapter TRI1z SingleTransition TR21z Twin Transition PTF2 PoleTop Fitter - 2 3/8" - 3" Dia.Tenon PTF3 PoleTop Fitter - 3" - 3 I /2" DiaTenon PTF4 Pole Top Fitter - 3 I /2" - 4" Dia.Tenon MF�' MastArm Fitter L614 LumiStep Ballast 6 hour L8" LumiStep Ballast 8 hour LIO" LumiStep Ballast 10 hour DIMENSIONS AND EPA 22 I /2" 57.25 cm I 3 � /2�� 34. 16 cm � 4 3/4" 12. 14 cm 8 I /2„ ,� 21 .54 cm � EPA ' I 2 3=4 � .8 ftz 1 .6 ft2 2.2 ftZ j .07 mx . 15 mz .20 mz � I61 I Clovis Barker Road, San Marcos,TX 78666 � � ' � (800) 227-0758 (512) 753- 1000 FAX: (S 12) 753-7855 sitelighting.com OO 201 I Koninklijke Philips Elettronics N.V. All Righrs Reserved. Philips Gardco reserves che right to change materials or modify the design of irs produtt wirhout notffication as patt of the campany's conunuing product improvement program. �� D �� 79115- 130/0411 � �' Gull�vin � �aae � flf � � 13 Ar��. Lurnin �. ires SPEGIFICATIANS GENERAL DESCRIPTlON: The Philips Gardco Gullwing is an Fluorescent luminaires use a Medium Throw reflector with a Solite RO area luminaire defined by its sleek profile and rugged construction. glass lens (MTS). The housing is one-piece, die cast aluminum and mounu directly EMC Luminaires: In the event of ower interru tion, inte rai to a pole or wali without the need of a separate support arm. The P P g rotatable, multifaceted arc-image duplicating optica) systems provide battery pack will power ( I ) 32W compact fluorescent lamp at IES Types II, IIi, and IV distributions. The door frame is single-piece reduced light levels for a minimum of 90 minutes. Maintenance diecast aluminum and retains an optically clear Yempered flat glass free battery is rated for ambient temperatures down -4°F/-20°C. lens. The luminaire is completely sealed and gasketed preventing �ndicator light is visible through the lens. A test switch is accessible intrusion from moisture, dust and insects. Gullwing luminaires are through the door assembly. EMC units do not bear CUL label. flnished with a fade and abrasion resistantTGIC powdercoat ELECTRICAL: All electrical components are UL cecognized, . HOUSING: A one-piece die cast aluminum housing mounu directly factory tested, and mounted on a unitized plate with quick to a pole or wall without the need for a support arm.The low profile electrical disconnecu. For luminaires provided with Cosmopolis, rounded form reduces the effective projected area of the luminaire to each high power factor ballast is electronic , designed only .BftZ/.07mZ. specifically for the CosmoPolis high performance ceramic metal halide electronic sytem. Each HID high power factor LENS ASSEMBLY: A single-piece die cast a�uminum lens frame ballast is capabie of providing reliable lamp starting down to hinges down from the housing and is secured by a stainless steel "2��F/-29°C. Standard fluorescent bailasts are solid state. lanyard and hinge pin. An optically clear, heat and impact resistant FINISH: Each standard color luminaire receives a fade and abrasion tempered flat glass lens is mechanically secured with six retainers. The resistant, electrostatically applied, thermally cured, triglycidal elecu-icai and optical chambers are thoroughly sealed with a one-piece isocyanurate (i'GIC) textured polyester powdercoat finish. Standard memory retentive hollow-core EPDM gasket to prevent intrusion by colors include bronze (BRP), black (BLP), white (WP), and �atural moisture, dust, and insects. aluminum (NP). Consult factory for specs on optional or custom OPTICAL SYSTEMS: The segmented optical systems are colors. manufactured from homogenous sheet aluminum which has been electrochemically brightened, anodized and sealed. The �BELS: All luminaires bear UL or CUL (where applicable) Wet multifaceted arc image duplicating systems are designed to Location labels. produce IES Types II (2XL), III (3XL), and IV (4XL). The reflector facets form a conical fan around the arc tube with each facet WARRANTY: Philips Gardco luminaires feature a 5 year limited positioned to be precisely tangent to the top of the arc tube. The '^�rranty. See Warranty information on www.sitelighting.com for lampholder is glazed porcelain with a nickel plated screw shell. complete details and exciusions. Polycarbonate lenses carry a I year HID luminaires feature porcelain medium base lampholders. "�'arranry only. PULL CUTOPF PERFORMANCE: Full cucoff performance means a luminafre distribution where zero candela intensity occurs at an angle at or above 40° ahove nadir . Additionally, the candela per 1000 lamp lumens does not numerially exceed 100 (10 percent) at a vertial angle of 80° ahove nadir.This applies to all lateral angles around the luminaire. CUTOPF PERFORMANCE: Cucoff performance means a luminaire distribution where the candela per IOOO lamp lumens does not numerically exceed 25 (25 percent) at an angle at or above 90° a6ove nadir,and f00 ( 10 percent) at a venical angle of 80° above nadir.This applies to all lateral angles around the luminaire. 161 I Clovis Bazker Road, San Marcos,TX 78666 ' � � (800) 227-0756 (512) 753- 1000 FAX: (512) 753J855 sitelighNng.com OO 2011 Koninklijke Philips Elettronia N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify che design of ics product wirhout notification as parc of the company's conUnuing product improvement program. ��D�o 79115-13010411 v SiteLighting.com: Architectural Outdoor Lighting Solutions featuring Gardco and Emco Luminaires and Poles Outdoor Lighting Products and Information for the Professional Lighting Designer � • Go to Search Box (Access Ke : '�'s" ) . • Go to Full Site Navi�ation. • Go to Accessibilitv Pa�e (Access Ke : '�")_ Gullwing G13 IDA Approved " Dark-Sky Friendly " Lu min aires 1 � � DRROVC6 WM1.w,y� r�tnwh rntwc . Formed in. 1988, the International Dark-Skv Association (IDA,� is the authoritative voice on light pollution. IDA educates lighting designers, manufacturers, technical committees, and the public about light pollution abatement. Recognizing that the best way to accomplish this goal of protecting and restoring our natural night environment a.nd our heritage of dark skies is through promotion of quality outdoor lighting, the Fixture Seal of Approval (FSA) Program was established. The Fixture Sea1 of Approval provides objective, tivrd-pariy certification for luminaires that minimize glare, reduce light trespass, and lessens the destruction of the night sky. As the pioneers in the development of cutoff luminaire technology, we are proud to have been in the forefront of developing "dark-sky friendly" huninaires. The following Gullwing G13 h�minaires have received the "Fixture Sea1 of Approval" (FSA) from the International Dark-Sky A�sociation: • All Gullwing G131uminaire configurations with a flat glass lens are dark-sky approved and provide fu11 cutoff performance. • �i Follow us on Facebook • {� Follow us on Twitte� http://www.sitelighting.com/proddarksky.cfm?Style=Gl3&Brand=gar&ProLine=gw 8/10/2011 � • � Subscribe to RSS • Pi�ivac Policy • Contact Us • Home � • Products . • Literature • Photometrv • TechTalk • Sales • About Us • Basic Product Information • Submittal Data Sheet • Product Brochure • Photometr�(IES File� • Lamp Selector • System Watta�e • Detailed Speci�cations � • Dimensions/Wei �hts/EPA's • Ordering Matrix • IDA Dark Sk��proved • Green Team Product • Luxninaire Construction • Installation Sheets • Video �HIIL� PS � �AROCo Wednesda.y, August 10, 2011 _ _ _ _ ..._ . _ . ._ . . Search � � i!�� G13 G13EM G18 LED GL18 ' Philips Gardco Lighting • 1611 Clovis Barker Road, San Marcos, TX 78666 • (512) 753 - 1000 • (800) 227-0758 • Fax: (512) 753-7855 �O Copyright 1996-2011 . Konin�Clijke Philips Electronics N.V. All rights reserved. http://www.sitelighting.com/proddarksky.cfm?Style=G13&Brand=gax&ProLine=gw 8/10/2011 ; , I I � , � � � , c � OLLARD Pag� � a� ? B1� (� ��O1�2 `I1�� 3 Do � � �"� p L� � v� �° � RM824/825/�27 �evel Top Louver SPECIFICATIONS UPPER HOUSING: Diecast aluminum dome top secures to one-piece BRM 821 / BRM825: Mounting plate is cazt aluminum with slou to accept louvered casting with three (3) concealed ramper resistant screws. anchor bolts (by othersj at 90° on a 61/4" (15.88 cm) diameter bolt circle. A 4 1/2" (11.43 cm) diameter opening is required to house ballast assembly. LOWER HOUSING: BRM823 / BRM827: Base assembly consists of four (4) galvanized steel base �RM820 ! BRM824: Luminaire features a cylindrical .125" (.318 cm) wall tabs fastened to pre-cast concrete baze Assembly is secured and leveled to the 6063-T5 extruded aluminum base housing. Bottom settion has a welded-in cast mounting foundation with four (4) 3/8" X 8" X 1 1/2" (.953 cm x 20.32 cm x ring for attachment to base assembly with four (4) hex head set screws. 3.81 cm) anchor bolu on a 9 1/2" (24.13 cm) bott circle. Base is designed for 5" (12J cm) direct burial BRM821 / BRM825: Louver head assembly is affixed to ballast mounting bracket which is suitable for insertion into architectural elemenu (by others). ELECTRICAL: Each high power factor HID ballast is the separate component type, capable of providing reliable lamp starting down to -20°F/-29°C. BRM 823 / BRM827: Luminaire includes a pre-cast concrete base constructed Pluorescent luminaires utilize electronic ballasu that are high power factor with steel molds and wire reinforcing. Base is acid-etched to provide a smooth and designed for reliable lamp starting to 0°F/18°C. Smart fluorescent ballasts textured aggregate finish. accept 26w, 32w and 42w in all voltages from 120 to 277, 50/60Hz Sockeu are high temperature PBT whh brass contacts. Component-to-component wiring OPTICAL SYSTEM: Louvers are angled to provide maximum spacings while within the luminaire will carry no more than 80% of rated current and is listed shielding the source to 90°. Upper louver features a concealed hammertoned by UL for use at 600 VAC at 150°C or higher. Plug disconnects are listed by anodized aluminum reflector to increase luminaire efficiency and generate UL for use at 600 VAC, 15A or higher. unstriated beam patterns. A fully gasketed Pyrex vessel enshrouds the lamp envelope and is secured with a stainless steel spring. LUMINAIRE FINISH: Each luminaire receives a fade and abrasion resistant, electrostadcally applied, thermally cured textured powdercoat finish SOCKET: Medium base pulse-rated lampholder is glazed porcelain with nickel plated reinforced screw shell and spring loaded contact LABELS: All luminaires bear UL or CUL (where appiicable) Wet Location labels. ANCHORAGE: WARRANTY: Philips Gardco luminaires feature a 5 year limited warranty. BRM820 / BRM824 :Base assembly consisu of a cast aluminum platForm and See Warranty Information on www.sitelighting.com for complete details and ballast mounting bracket Assembly is secured and leveled to the mounting exclusions. Polycarbonate lenses carry a 1 year warranty only. foundation with four (4) 3/8" X 8" x 1 1/2" (.953 cm x 20.32 cm x 3.81 cm) anchor bolts on a 4 3/4" (12.07 cm) bolt circle. Ballast is prewired with quick � electricai disconnects and mounting bracket is secured with two (2) Phillips head screws for ease of installatian and servicing. DIMENSIONS BRM8201 BRM824 BRM821 / BRM825 BRM823 / BRM827 —r —�� 42" (106.68 cm) � b -91/2" Bolt Circle (24.13 cm) 36" (91.44 cm) 11 " (27.94 cm) 30" (76.20 cm) 24" (60.96 cm) � � ; 4 3f4" Bolt Circle (1207 cm) e' °a �� ,e � a, (43.18cm) ie'. O •e � :^ ^: NOTE: Factorysuppliedtemplate i .°•. ;;° must be used when setting anchor i ';; ;;° holcs. Philips Gardco will not honor � 3" Conduit Opening � '.''; •�• • any claim for incorrect anchorage j (7.62 cm) a�,% �' ' placement irom failure to use factory o aa.: ' ° ' ' •�� Grade supplied templates. i �n� ° er °.� _ i .pe'< aea: . .wse � an. . S" Concrete Base •s• • ; , <• (20.32Cm) •;'°. a°a•. , ' ' .a� ' a>. °so � e ° e• < a . • i �—� � 'a < � e •o? ?a : •vo � . ' ° . I I ^ . F— $n —+�� ° ° 'v� 'v � v ° v ' d.'v ° (20.32cm) sves°v > ° nen ° ' ° °'° ° ° 3/8" X 8" X 1 1l2" Anchor Bolu a . , , �a� eoa eva nov. e. Stub-up Projettion 3" Max. (7.32 cm) (.953 cm x 20.32 cm x 3.81 cm) Bolt Projeccion 7 1!2" t 114" (3.71 cm t .64 cm) 1611 Clovis Barker Road, San Marcos,TX 78666 ' �' (800) 227-0758 (512) 753-1000 FAX: (512) 753-7655 sitelighting.com OO 2011 Koninklijke Philips Elecrranics N.V. All Rtghts Reserved. Philips Gardco reserves the right to change materials or modify the design of iu product wirhout novficazion as part of the company's continuing product improvement program. �� D �O 79175-35/0511 Extruded Aluminum Equipment Screens _ , -- - - -- - - - ``. '� � f � �Jt 4''a� S i i � � � � ' }��d}ti . � . � t t � � �r � .;� � I -;�r � , t� - � � � • • � � � � � • �;, , � � � � • � , � � � � : . I .. -. 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