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Home My WebLink About05082014 - packet City of Ukiah Design Review Board Agenda May 8, 2014 at 2:30 P.M. Conference Room # 3 The Design Review Board encourages applicants and/or their representatives to be available at the meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information. 1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #3 300 SEMINARY AVENUE, UKIAH 2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Chair Hise 3. CORRESPONDENCE: None. 4. APPROVAL OF MINUTES: The minutes from the February 27, 2014 meeting are included for review and approval. 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board welcomes input from the audience. In order to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. NEW BUSINESS: A. World Gym Use Permit and Site Development Permit, 203 South Main Street (File No. 145). Review and recommendation on a request for approval of a Site Development Permit for a 3,500 square foot building addition and 1,500 square foot outside exercise area (no equipment or structures) and removal and reconfiguration of the parking spaces in the front of the building at 203 South Main Street, APN 002-231- 09. B. Ukiah Valley Medical Center Emergency Department and ICU Expansion Use Permit and Site Development Permit, 275 Hospital Drive, 280 Hospital Drive, and 404 East Perkins Street (File No. 46). Review and recommendation to the Planning Commission on a request for approval of a Site Development to allow: 1) expansion of the Ukiah Valley Medical Center emergency department and ICU, relocation of the helipad to the roof of the expansion, construction of new parking in the location of the existing helipad, modification of existing parking areas, installation of new parking lot landscaping and street trees, and relocation of the emergency vehicle entrance to the Ukiah Valley Medical Center located at 275 Hospital Drive; 2) construction of a new offsite parking lot on the parcel on the northwest corner of Hospital Drive/Hamilton Street; 3) use of parking located offsite at 404 East Perkins Street (physical therapy building); and 4) relocation of the emergency vehicle access to the emergency department/hospital to Perkins Street via the two-way driveway at 404 East Perkins Street. The City of Ukiah complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. If possible, please contact the City of Ukiah (707) 463- 6752 or (707)463-6207 at least 72 hours prior to the meeting time. 7. MATTERS FROM THE BOARD: 8. MATTERS FROM STAFF: 9. SET NEXT MEETING: June 12, 2014 10. ADJOURNMENT: The City of Ukiah complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. If possible, please contact the City of Ukiah (707) 463- 6752 or (707)463-6207 at least 72 hours prior to the meeting time. ��ty � u�iah City of Ukiah, CA Design Review Board 1 2 MINUTES 3 4 Regular Meeting February 27, 2014 5 6 Ukiah Civic Center, 300 Seminary Avenue 7 1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3:38 8 p.m. in Conference Room #5. 9 10 2. ROLL CALL Present: Chair Tom Hise, Vice Chair Tom Liden, 11 Howie Hawkes, 12 13 Absent: Nick Thayer, Alan Nicholson 14 15 Staff Present: Kim Jordan, Senior Planner 16 Jennifer Faso, Associate Planner/ 17 Recording Secretary 18 19 Others present: Butch Bainbridge 20 Jay Epstein 21 22 3. CORRESPONDENCE: None 23 24 4. APPROVAL OF MINUTES: The minutes from November 14, 2013 meeting are included 25 for review and approval. 26 27 M/S Liden/Hawkes approved minutes from November 14, 2013 meeting as submitted. Motion 28 carried by all AYE voice vote of the members present (3). 29 30 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS 31 32 6. NEW BUSINESS: 33 6A. State Farm Sign Site Development Permit Amendment, 704 East Perkins Street. 34 (File No. 14-03-SDP-ZA) Review and make a recommendation to the Zoning 35 Administrator on a request for approval of a Minor Site Development Permit Amendment 36 to allow modifications to the Planning Commission approved sign program for the 37 development located at 704 East Perkins Street, APN 179-030-04. 38 39 Associate Planner Faso: 40 • The applicant is requesting an amendment to an existing sign program that was 41 approved as part of the original site development permit for a multi-tenant commercial 42 building. The applicant is a tenant on the ground floor of this commercial building 43 complex. 44 • The applicant would like to install a sign in a location that was not identified as part of the 45 approved sign program. 46 • Staff has the following concerns with the proposed new sign: 47 1. The size of the sign. The sign appears to take up the whole front portion of the 48 building not leaving room for future tenants. 49 2. Design of the sign. The sign is not similar to other existing signs on the site. The sign 50 would not sit flat against a wall as do the other existing signs. 51 3. Proposed location of the sign. Is this location considered an awning or a roof? The 52 sign ordinance clearly prohibits roof signs. Design Review Board February 27, 2014 Page 1 1 • The applicant considered other sign alternatives such as a monument sign and locating 2 the wall sign in a different location however it was determined by the applicant that those 3 options would not work. 4 • The proposed sign in attachment 3 would be installed on the south elevation above the 5 structure. According to the sign ordinance awning signs are allowed subject to review and 6 approval by the planning and community development department. No sign attached to a 7 building can exceed the roof height of the main building on the parcel. The proposed sign 8 would not exceed the roof height of the main building. 9 • Staff is asking the DRB to consider the proposed project and make design 10 recommendations to the Zoning Administrator on the requested site development permit 11 amendment. 12 13 Butch Bainbridge, Paramount Sign Contractors Inc., Applicant Representative: 14 • Confirmed other sign options were considered however the one presented they feel is the 15 best option. 16 • Signage would be allowed per the approved sign program for this tenant where the goose 17 neck lighting fixtures are located. However, the concern with the approved location is the 18 viewing angles are not good. 19 • As shown in attachment 3 of the staff report, signage above the awning on the south 20 elevation provides the best tenant exposure, way finding, architectural compatibility and 21 least amount of visual clutter. 22 • The property owner recognizes the limited site lines to the second story sign locations 23 limit leasing opportunities for a ground floor tenant and as such has had a difficult time 24 leasing this particular office space. 25 • The challenge was to make certain the sign belongs and not appear as `an afterthoughY 26 by having it line up horizontally/vertically on the same plane as the adjacent parapet wall 27 for the title company and explained the associated problems in doing so. 28 • Preference would be to place the sign higher up on the roof such that it would be on the 29 same horizontal poinUplane as that of the adjacent title company sign. 30 • The current sign ordinance does not allow roof mounted signs. The ordinance is not clear 31 whether this pertains to the roof eve or roof ridge line. There are examples in town where 32 signs are being placed below the ridge of the roof. In this instance, questions whether the 33 proposed project would be looked at as a roof or an awning/canopy type of sign in terms 34 of precedence setting. Is of the opinion the project is not a roof sign and would not be 35 precedence setting. The project is really about being more of a design challenge rather 36 than precedence setting as to what design looks best on the building. 37 • Signage is typically considered `good' if visible from across the street. 38 • His company designed the 'Starbucks' sign in the same building complex. 39 • Provided the DRB with an alternate sign rendering that better shows how the sign lines 40 up horizontally with the wall of the title company and how the channel lettering fits 41 proportionately in size and scale with the other signs in the complex. 42 43 DRB: 44 • Would not be aesthetically pleasing to place the sign higher up on the building because 45 the building already has 'too much stuff' on it. 46 • The sign should not be architecturally out of context with the other existing buildings in 47 the complex. 48 • The size and scale of a sign is very important. 49 • Dislikes the design of the sign in attachment 3 compared to the sign shown in the detail 50 given to the DRB at that meeting. 51 • Likes the fact the sign is not high on the wall, but rather down in front and which makes it 52 more visually appealing. 53 • Likes the design and size of the sign detail given to the DRB at the meeting. 54 • Questioned how other tenants on the upper story put up signs? Design Review Board February 27, 2014 Page 2 1 • Could the project include a monument sign? 2 • Cited the sign for Incognito that is painted on the roofline as not aesthetically pleasing. 3 4 Chair Hise: 5 • Was the architect who designed the commercial building. 6 • Second story tenants would likely have to put signs on the wall where they were 7 approved in the Sign Program. 8 • What does the Sign Ordinance say about 'awning signs?' Awning signs are typically 9 cloth, light weight with information painted on it rather than something mounted on it. 10 • Would not consider the proposed sign as being located on an awning. It is a roof because 11 of the size of the structure. To large an area to be considered an awning. Awnings are 12 located over the storefronts of the two main ground floor tenants. 13 • Office signage differs from retail signage. 14 • From what point the signage is visible depends upon the elevation. 15 • Does not support raising the sign above the roofline as proposed. 16 • Prefers the design of the sign rendering given at the meeting where the signage is 17 situated on the lower elevation of the roof as opposed to what was initially proposed in 18 attachment 3 of the staff report. 19 20 Butch Bainridge: 21 • Since the project involves an amendment to the sign program for the multi-tenant 22 complex would recommend the related sign criteria specify what tenant gets signs where. 23 Signs should be oriented to the tenant's spaces. It makes sense for the upstairs tenants 24 to have sign upstairs and ground floor tenants to have ground floor signs. 25 • The project being considered is the last space to be leased in the business complex so 26 we are only talking about a sign for this space. The sign program for the complex should 27 include information about the total square footage allowed and specify what tenants get 28 signs where. In this way, we would not run out of sign spaces. 29 • Acknowledged the project could be a monument sign. However does not particularly 30 favor a monument sign for the property. Recommends monument signs when the 31 property needs a brand. Finds it difficult to pick out a monument sign that belongs to a 32 particular tenant in a multi-business complex. 33 • The Sign Ordinance shows examples of acceptable signs and noted roof-mounted signs 34 on ridges are prohibited. 35 • Shoe Fly and Socks has lighted sign cabinets inside the fascia of the awning. There is 36 nothing that protrudes outward. This is an example of a lighted sign that is not painted on 37 and is on an awning. Also, the sign for the Ukiah Brewing Company in the downtown has 38 an awning that wraps around the building with the sign integrated into the corner of the 39 awing. 40 • Would like to make certain the signage for the tenant space does not take away from the 41 architecture of the building complex because it is a very nice building. A solution is 42 needed about what signage would be appropriate for this ground floor office space. 43 • `State Farm' has spent a lot of money formulating a new look for their signage, to say 44 because the business is an office use and not retail and therefore does not need a sign 45 or a visible sign does not make sense. State Farm offices function like a retail use in that 46 such offices depend upon having exposure. Again, State Farm is spending a lot of money 47 to provide that exposure. The applicant leased the space to have better exposure. 48 Without proper exposure via signage at this new location, no one would know a State 49 Farm office exists. 50 • Acknowledged the proposed sign would be visible from across the street on Perkins 51 Street. The intent is to provide the necessary exposure that is also visible within the 52 business complex and still be aesthetically pleasing and in compliance with the 53 requirements of the City's sign ordinance. 54 • Agrees the sign should not be situated above the roofline but rather`hug'the roofline. Design Review Board February 27, 2014 Page 3 1 Jay Epstein: 2 • Advised that the owner does not want a monument sign on his property. 3 4 Butch Bainbridge: 5 • The bracing for the sign can be made in a way so that it would be less visible from a side 6 view. 7 • Would like to be professional in how to come up with a sign that works for the applicant 8 and fits nicely with the property. Is okay with the height of the sign being raised making it 9 less obtrusive. Attachment#3 is really not a good depiction of the sign objective. 10 11 Staff: 12 • Any visible bracing associated with the sign is subject to sign ordinance regulations. 13 • Need clear direction from DRB as to what signage type is appropriate. 14 15 Chair Hise: 16 • Does not support the proposed sign as presented in the staff report. 17 • Since he was the architect who designed the building complex, has an interest to the 18 design aspects and understands the design intent, is of the opinion he should not likely 19 be looking at the project. However, since there would not be a quorum without his 20 presence, he needs to participate in the discussion. 21 • Is not a sign enthusiast. Some cities do not allow a large amount of signage and cited the 22 City of Palo Alto as an example. Stated that it is practically impossible to get signage and 23 there are no signs aimed at street frontage. 24 • Should not be able to see brackets from the side view of a sign. 25 26 There was discussion concerning the second rendering provided at the meeting. Questioned 27 what would be the problem with putting the sign on top of the parapet. Is the location of the 28 signage considered an awning or a roof?The parapet is attached to the roof. 29 30 Butch Bainridge: 31 • There is a cornice detail on the parapet and then there is the flat parapet that goes 32 around the building. 33 • It may be that the sign should be on top of the parapet where there is plenty of anchoring 34 available going down through the sign. This would eliminate side view of brackets. 35 • The purpose of sign programs is to identify where signage is allowed. A sign program can 36 be used to identify sign location for the ground and upper floor tenants. As part of this 37 package could identify the sign location for other tenants as well to address some of the 38 concerns raised regarding future signage. 39 40 Jay Epstein: 41 • Consulted with the property owner and is of the opinion the sign would look better if the 42 signage was more in line with the parapet wall of the title company. 43 44 Chair Hise: 45 • The sign is on the roof and it is really not about lining up with the parapet wall of the title 46 company. 47 • If the sign is proposed for placement on the roof, someone in the future could propose 48 putting a sign right beside it and nothing can be done about the additional sign. 49 • A sign program cannot be amended for any reason that would exclude someone else. It 50 must be for the same reason. It cannot be just a `one time deal.' 51 52 Staff: 53 • The DRB is only to consider what is being proposed for the State Farm sign. This 54 application only includes the revision for the State Farm sign and is not a 'wholesale' Design Review Board February 27, 2014 Page 4 1 amendment to the sign program that would identify sign locations for tenants in general. 2 This issue is not being discussed here today. An amendment to the sign program could 3 be the topic of discussion today if the project is formally amended. 4 • Recommend providing direction/recommendation to the Zoning Administrator on the 5 proposed sign program amendment which is limited to the State Farm sign or could 6 revise this application to include the signage for other tenants and come back to the 7 Design Review Board. This would delay a decision on the State Farm sign. Could also 8 complete this application and make a separate application to amend the sign program for 9 the building to address signage for the upstairs tenants. 10 11 Butch Bainridge: 12 • Was told an amendment to the sign program must occur in order to get signage approved 13 and the amendment would be reviewed by the Zoning Administrator. 14 • Sign program amendments are not made for one tenant at a time and cited this as being 15 the issue with the Stars restaurant sign amendment. 16 • The purpose of a sign program is to identify approved locations for signs, how big and 17 what they would look like. The purpose of an amendment is to change this. 18 • Asked if there is anything about this sign being asked for that is inconsistent with what 19 was asked about in the very beginning? Staff was asked about the process when the sign 20 application and drawings were submitted. Was told the project is an amendment process. 21 • Does not want the applicant to have to wait to get his sign approved. 22 • Questioned the steps involved in the process. 23 • Contacted Planning staff in August of last year and are just now getting to the Design 24 Review Board and still have to go to the Zoning Administrator. 25 • It appears the applicant would be okay with his sign at the top of the parapet. 26 27 Staff: 28 • Clarified that the proposed amendment is limited only to the State Farm sign and not an 29 amendment to the other sign locations approved with the sign program. 30 • There were two choices for the amendment in terms of decision making, Zoning 31 Administrator review or Planning Commission review. 32 • The DRB is required to review the design of the sign and make a recommendation to the 33 decision maker. 34 • The applicant has proposed a location for a sign. If the DRB is not comfortable with this 35 location, the DRB can make a recommendation to the Zoning Administrator stating the 36 DRB has concerns about the proposed location for the following reasons and give the 37 DRB's preference for the location of the sign showing. The Zoning Administrator will then 38 consider the DRB's recommendation for a change in the location. Questioned how the 39 sign would be situated on the parapet location that extends above the roof? 40 41 Butch Bainbridge: 42 • Demonstrated where the sign would be located and noted it would extend out in front of 43 the roof. 44 • Demonstrated where the sign was to be originally mounted. Showed the small parapet 45 that exists at the end of the roof. Accordingly, there is a cornice detail made out of foam 46 material. The roofline exists below the parapet. Related to the distance the sign would be 47 seen from the side view, it would in no way compare to the distance the actual parapet 48 wall extends outward from the side view. 49 • Could say then the sign is above the first roofline of the parapet but below the roofline of 50 the highest point of the parapet. 51 52 Chair Hise: 53 • Clarified the sign mounted on the face of the parapet would essentially be called a fa�ade 54 that is actually above the roof. Design Review Board February 27, 2014 Page 5 1 Staff: 2 • The sign would not be considered above the roofline. The sign would be mounted on the 3 parapet. However, there is the concern the sign is mounted above the roofline visually. 4 • How the sign is mounted must comply with the zoning ordinance. 5 6 DRB: 7 • A sign should be visible from the street, which is what signage is all about. 8 • Allowing another sign next to the State Farm sign would not be appropriate. Also, this 9 scenario would be no more displeasing than if the sign were mounted on the face of the 10 roof. 11 • Would prefer no additional signage on the building. Understand why the applicant wants 12 a sign. 13 14 Butch Bainbridge: 15 • A solution would be to push the sign to the top of the parapet where it would be visible 16 from straight across the street. However, the viewing angles will not let a person see the 17 sign when driving by. This may not matter to the DRB, but does to the applicant. 18 19 Chair Hise: 20 • The aforementioned recommendation would be a better solution than mounting the sign 21 on the back wall as shown on the original design. 22 23 Butch Bainbridge: 24 • Agreed while bringing the sign out to the parapet would allow for a better viewing angle, 25 is of the opinion this is not an ideal solution because the sign would not line up with the 26 title company parapet wall. 27 • Only in recent years has the definition of a roof mounted sign been anything on the roof 28 lower than the ridgeline. While this new definition has come to be, it was not the intent 29 when the sign ordinance was written in the 1980's and referred to the exhibit of roof signs 30 in the Sign Ordinance. 31 • Signs are done in awnings. They do not have to be `tacky.' Is of the opinion the sign for 32 State Farm is `not a tacky proposal' and certainly does not set a `bad' precedent. 33 • Likes the sign, as proposed. 34 35 Staff: The examples in the Sign Ordinance present one visual example of a Sign Type not all 36 potential examples of a sign type. 37 38 There was discussion about which solution would be the best fit aesthetically and comply with the 39 zoning ordinance regulations. 40 41 Chair Hise: 42 • The existing tenant spaces complex could be further divided and new signage would be 43 required. 44 45 It was noted there are three existing tenant spaces on the upper floor of the complex none of 46 which have signage right now. 47 48 Butch Bainbridge: 49 • Is it possible to approve the project as proposed with the condition that the property 50 owner comes back with a sign program that addresses all the future tenants? 51 • Understands that if no sign program is submitted by the property owner for the building 52 complex, State Farm Agent Epstein can have no sign. 53 54 Design Review Board February 27, 2014 Page 6 1 Staff: 2 • The DRB can make a recommendation to this effect. Has no knowledge how the 3 aforementioned condition could be enforced. 4 • The applicant may not want to agree to such a condition. 5 • There may be some alterative locations for a sign that the DRB may prefer as opposed to 6 what is actually being proposed. Planning staff would have to look at those alternative 7 locations in more detail based on additional information from Sign Contractor Bainbridge. 8 • It may be the DRB could make a recommendation of all the other things you would 9 consider in preference to what is being proposed. Before this goes to the Zoning 10 Administrator, Sign Contractor Bainbridge could provide more information so staff can do 11 the analysis to determine if the sign complies with the zoning ordinance requirements. If 12 the sign does not comply, a variance would be required and the findings required for 13 approval of a variance from the Sign Ordinance are difficult to make. 14 15 Jay Epstein: 16 • Is of the opinion the property owner would be fine with submitting a sign program 17 amendment that addresses future signs next to the proposed State Farm sign. 18 19 Staff: 20 • Would have to know the basis for alternative solutions or preferences. 21 • As proposed, the project has some potential inconsistencies with the zoning ordinance 22 related to signage. 23 • Recommends the DRB come up with all the options that are tenable and why they would 24 be acceptable for presentation to the Zoning Administrator. Requests the DRB identify a 25 preferred option. 26 • There are issues associated with the project and staff would like to see a 27 recommendation by the DRB in this regard. 28 • There have been alternatives discussed today such as mounting the sign on top of the 29 parapet, setting the sign back on the wall of the parapet, etc. It is helpful for the Zoning 30 Administrator to have input from the DRB on any of the options and/or preferences so 31 these options can be evaluated by staff before review by the Zoning Administrator. It may 32 be the alternative options also have issues with consistency with the sign ordinance that 33 require review by staff. The Zoning Administrator will make the final decision. 34 35 Chair Hise: 36 • There is an approved sign program for the building complex where a revision would have 37 to be made to the sign program every time there is a new tenant. 38 • Again, there is an approved sign program so if the precedent is the sign is not approved 39 the applicant can come back with an alternative design and/or location. 40 • Does not support the project as proposed. 41 42 Jay Epstein: 43 • Likes the awning concept. 44 45 Butch Bainbridge: 46 • Regarding what is presently occurring, the request for amendment may be turned down. 47 • Is of the opinion the best solution would be to have the requested amendment contingent 48 on the property owner submitting a sign program that addresses all of the tenant space. 49 In this way, the applicant can see that the project is moving forward. 50 • Even if a recommendation is made today, would not be able to start building the sign 51 because the project has to be approved by the Zoning Administrator and then a building 52 permit has to be obtained. 53 • Is of the opinion the proposed sign that is off the parapet looks `less clunky.' Design Review Board February 27, 2014 Page 7 1 • It may be the property owner will not support amending the sign program to address 2 future tenants. However, based on conversations with the property owner, he said he 3 would. 4 • Related to the above discussion regarding the DRB formulating sign options for review by 5 the Zoning Administrator questioned why he cannot put forth a new alternative when the 6 DRB can? He would like to discuss sign options with the DRB. 7 • Only some options have been discussed: 8 o There is the option that needs no permission from the DRB and that is to put a 9 sign on the wall. 10 o There is the option for the sign to be mounted on top of the parapet. 11 • Concerned was expressed about things getting piece-mealed in. 12 • Understands the purpose of the sign program is to provide consistency. 13 14 Staff: 15 • It is the function of the DRB to make recommendations to the Zoning Administrator who 16 makes the final decision. 17 It is important for the Zoning Administrator to know the preference of the DRB and the 18 basis for the recommendation. 19 20 Member Hawkes: 21 • Noted if the project is recommended for approval as proposed and someone else would 22 like the same tenant space, the project would be back before the DRB. 23 • As it is the project would be the product of a piece-meal decision because no 24 determination has been made about the best solution. There is no information about the 25 signage for the rest of the business complex. 26 • The applicant could move forward on the project and ignore the DRB's proposal. 27 • Is generally okay with the sign project as shown in the updated exhibit provided by Mr. 28 Bainbridge at today's meeting. Did not like the sign included in the packet as attachment 29 3. This may be because the roof connects from one wall to another and does not appear 30 to be an awning hanging out there. The impression given is that it is a `roof.' 31 • Understands why a business needs a sign. 32 • Is of the opinion the proposed sign looks better where proposed than on the parapet or 33 higher up on the building. 34 • Likes signs that are low and oriented to the pedestrian. Would not like the sign to be 35 higher. Having a higher sign on either the parapet or far wall would detract from the 36 building. 37 • Would support the project with the contingency the owner of the property will come back 38 and complete a sign program that assigns specific locations for each tenant space. 39 40 Member Liden: 41 • Is it possible that the sign would not be precedence setting by stating the DRB is of the 42 opinion that the location where the sign would be mounted is not actually a roof? 43 • Is not sure if making a decision based on a contingency that the property owner would 44 come back with a detailed sign program for the building complex is realistic. 45 • Asked about putting an electric sign in the window? 46 • Has concern about the request for future signs in the building complex. Would like to see 47 a sign program for the complex. 48 • Does not support mounting a sign on the parapet or on the back wall. It would look like 49 just a big sign and would not be aesthetically pleasing. The sign would stand out in 50 negative way and it would look even worse if there were other signs lined up next to it. Is 51 of the opinion having the sign lower works aesthetically for the building. 52 • As proposed in the exhibit provided at today's meeting, the sign looks more like an 53 ornament rather than a sign, particularly if the sign were a little smaller. Did not like the 54 sign included in the packet as attachment 3. A sign mounted on the back wall would look Design Review Board February 27, 2014 Page 8 1 like a sign rather than an integrated "ornamenY'. A sign on the wall as discussed would 2 be the same. Provided the braces are not evident is fine with the sign as proposed in 3 the exhibit provided at today's meeting with the sign in line with the wall of the title 4 company. 5 • His intent is not to interfere with the architectural design of the building complex. The 6 complex is very nicely designed. As such, the best approach may be to place the sign on 7 the back wall to comply with the original approved sign program plan for the building. 8 9 It was noted the applicant has a small window sign. 10 11 Chair Hise: 12 • Is of the opinion the proposed location for the sign does not constitute an awning but 13 rather is a roof and this is because of the size of the structure and the amount of structure 14 it would take to hold it up. Awnings are located over the storefronts to the east and west 15 of this tenant space (Starbucks and Title Company). This raises zoning ordinance 16 issues. The location is a patio roof and not an awning. There are awnings on either side 17 of the patio roof that are wall supported having no structure of their own and this is what 18 constitutes an awning. Having a large roof with no walls constitutes a `roof' and not an 19 'awning.' 20 • The size of the sign is large and takes up the whole front portion of the building and roof. 21 • The location is a roof over a patio and/or plaza. There are likely zoning issues associated 22 with this project. 23 • Understands the applicanYs concern about putting signage on the back wall. Signage on 24 the back wall was proposed for this particular tenant space. This unit also has approval 25 for a sign on the pole next to the Starbucks sign if the sign is for a restaurant tenant. The 26 pole sign would work for an eatery or retail establishment but not likely for office space 27 that requires a different type of consideration. 28 • The State Farm sign does not look good out on the face of the roof. As designed, it is too 29 large. 30 • Supports the sign location on the parapet wall behind the roof, particularly since the sign 31 is nice looking and not a `boxy' sign. The sign would be clearly visible. 32 33 Jay Epstein: 34 • Was told a pole sign was not a possibility. 35 36 Member Liden: 37 • If the sign were up on the parapet as well as other future signs how would this work? 38 • Does not support the possibility of allowing for more signs in the future on the roof. This 39 would be an issue and is precedence setting. 40 41 Chair Hise: 42 • Would not have attended the meeting today other than a quorum was necessary 43 because he was the architect who designed the building. 44 • Does not support the proposed location of the sign. Does not matter if the signs are 45 located on the back wall or parapet. 46 • Would not like to see more signs out on the face of the roof. 47 • Does not want a sign mounted on the roof. The worst place for signage is out on the 48 ridge or eve of a roof. 49 • Would like all comments made today to go to the Zoning Administrator. 50 51 Member Hawkes: 52 • If a sign is mounted on the parapet it would block a sign on the wall behind it and limit the 53 number of placement areas for other signs. 54 Design Review Board February 27, 2014 Page 9 1 Butch Bainbridge: 2 • Explained the lettering for the State Farm sign is a step up from what the lettering used to 3 look like. The new lettering is 'actually beautiful.' 4 5 DRB consensus: 6 Members Liden and Hawkes: 7 • Support approval as proposed using the example of the sign provided at the meeting 8 showing the State Farm sign with smaller lettering setback from the edge of the roof and 9 in line with the parapet wall of the Title Company. 10 • Property owner to come back with a sign program that addresses future signs for the 11 building and specific locations for each tenant. 12 • Chair Hise comments made available to Zoning Administrator. 13 • No more signage should be allowed next to the State Farm sign. 14 15 Chair Hise: 16 • Does not support of the project as proposed in the staff report or in the revised exhibit 17 provided at the meeting. 18 19 Member Hawkes made a motion to recommend the Zoning Administrator approve the sign 20 location with it being no bigger than what is being proposed in the revised exhibit provided at the 21 meeting today and with the conditions that: the owner of property come back with a new sign 22 program plan for the building complex; and the Zoning Administrator consider the comments 23 made by Chair Hise. 24 25 Staff: 26 • Asked about the issue of more signs being allowed next to the State Farm sign. 27 28 Member Liden amended the motion to recommend that no more signs would be allowed next 29 to the State Farm sign. 30 31 M/S Hawkes/Liden on the amended motion to recommend the Zoning Administrator approve 32 the sign location as shown on the revised exhibit provided at today's meeting and with the 33 conditions that no additional signs are allowed on the roof/awning on which the sign would be 34 located; the owner of property come back with a new sign program plan for the building complex; 35 and that the Zoning Administrator consider the comments made by Chair Hise. 36 Motion carried (2-1)with Chair Hise voting no. 37 38 7. OLD BUSINESS 39 40 8. MATTERS FROM THE BOARD: 41 42 9. MATTERS FROM STAFF: 43 44 10. SET NEXT MEETING/ADJOURNMENT 45 The next meeting will be Thursday, March 13 2014. The meeting adjourned at 4:50 p.m. 46 47 48 Cathy Elawadly, Recording Secretary 49 Design Review Board February 27, 2014 Page 10 1 ITEM NO. 6A Community Development and Planning Department L�ity of Zlkah 300 Seminary Avenue Ukiah, CA 95482 planninq c(�.cityofukiah.com (707)463-6203 2 3 DATE: May 8, 2014 4 5 TO: Design Review Board 6 7 FROM: Kim Jordan, Senior Planner 8 9 SUBJECT: Request for Review and Recommendation on a Site Development Permit to 10 allow the expansion of World Gym 11 203 South Main Street, APN 002-231-09 12 File No.: Munis 145 13 14 15 REQUEST 16 17 Staff requests the Design Review Board review the proposed Site Development Permit for 18 World Gym and provide a recommendation on the site layout, design, and details of the Project. 19 20 PROJECT DESCRIPTION 21 22 An application has been received from Robert Axt on behalf of Matt Bogner for approval of a 23 Use Permit and Site Development Permit to allow the construction of a 3,500 square foot 24 addition to the existing 6,770 square foot World Gym building located at 203 South Main Street, 25 APN 002-231-09, within the boundaries of the Downtown Zoning Code (DZC) (see attachments 26 1-3). The Project includes: 27 28 ■ 3,500 square foot addition to the front of the building; 29 ■ 1,492 square foot outdoor"free exercise area" in front of the addition on the existing 3o paved parking area; 31 ■ 3-foot tall metal fence to enclose the outdoor exercise area; 32 ■ Removal of 10 standard parking spaces located in front of the building and relocation 33 and reorientation of the 2 existing accessible parking spaces (no modification to 34 driveway). 35 ■ New steps and walkway from the sidewalk to the building entry of the addition; 36 ■ Bike parking south of the new entry; and 37 ■ New exterior building lighting. 38 39 The project would result in a fitness facility with a 10,270 square foot building and 1,492 square 40 foot outdoor exercise area for a total of 11,762 square feet for the fitness facility. No changes to 41 the signage or landscaping are proposed as part of this Project. World Gym currently operates World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 1 1 24 hours a day seven days a week. The proposed Project would maintain the same hours of 2 operation. 3 4 Below is a brief description of the existing fa�ade and the proposed addition: 5 6 ■ The existing building includes several types of exterior materials, including CMU, metal 7 siding, T1-11, and stucco. 8 ■ The existing facade has decorative (non-functional) awnings over the storefront windows 9 and entry on the front facade. The Project proposes to reuse these awnings on the 10 addition. 11 ■ The existing building fa�ade has two sets of three storefront windows and a storefront 12 entry(door with transom and sidelight windows). The Project proposes to replicate the 13 existing windows and storefront and to add one additional set of three storefront windows 14 to the north. 15 ■ The existing exterior walls, openings, windows and doors would not be modified as part of 16 this Project; instead, they would become interior wall, doors, and windows. 17 ■ The addition would be the same color as the existing building. 18 19 The Design Review Board is required by the City Code to review and make a recommendation on 20 all Site Development Permit applications. 21 22 BACKGROUND 23 24 The building was constructed in 1962 (building permit # 822) for car sales. The building was 25 modified in 1987 when it became occupied by Mendo Lake Office Products. In 2012, interior 26 modifications were made by World Gym in order to convert the building to a fitness facility. 27 28 The building is not included on the City's Historical and Architectural Inventory prepared in 29 1984. Since the building was less than 50 years old at the time of the inventory (minimum age 3o required for evaluation), the building would not have been evaluated as part of the 1984 31 inventory. 32 33 In May 2012, the Zoning Administrator approved a Minor Site Development Permit to allow the 34 installation of a parking lot facing sign (File No. 12-05-SDP-ZA). The Sign Ordinance does not 35 allow signs to face parking lots without approval of site development permit. 36 37 In May 2012, a sign permit was issued to allow the existing freestanding sign located at the front 38 of the site to be refaced. The sign structure and "box" were originally permitted in 1987. 39 40 SETTING 41 42 The Project site is an approximately 1.10 acre parcel developed with an existing fitness facility, 43 parking areas at the front and rear of the building, small amount of landscaping at the front and 44 north sides of the site, and an undeveloped area covered in weeds, grasses, and dirt located at 45 the rear of the parcel between the rear parking area and rear fence. The existing landscaping 46 includes: a 5-foot landscaping strip along part of the north property line, landscape planters at World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 2 1 the front of the site between the front property line and building; and six street trees, one of 2 which may be dead. 3 4 The project site is located on the east side of Main Street between Church Street and Clay 5 Street within the boundaries of the Downtown Zoning Code. The Project site is surrounded by 6 the following uses: 7 8 ■ North: Retail, professional office, and other commercial uses zoned Urban Center (UC). 9 ■ East: Retail, office, and the Depot site zoned Urban Center (UC). 10 ■ South: Auto repair, professional office, and Grace Hudson Museum zoned Urban Center 11 (UC), General Urban (GU), and Public Facilities (PF). 12 ■ West: Parking lots on Main Street and a variety of retail, restaurant, and offices uses 13 zoned Urban Center (UC) and Downtown Core (DC). 14 15 STAFF ANALYSIS 16 17 General Plan: The General Plan land use designation of the parcel is Commercial. This land 18 use designation identifies lands where commerce and business may occur. Commercial lands 19 are more precisely defined through the uses allowed in the individual zoning districts. 20 21 Ukiah Municipal Airport Master Plan: The parcel is located within boundaries of the Ukiah 22 Municipal Airport Master Plan and has a compatibility criteria zone designation of B-2 (Extended 23 Approach/Departure) Infill. The B-2 Infill zone allows new development of a similar intensity to 24 that of surrounding, existing uses. A summary of the requirements applicable to the Project are 25 provided below. 26 27 ■ Uses: Single story and low intensity retail and offices are allowed. 28 ■ Maximum Density: 90 people per acre maximum for non-residential uses. 29 ■ Minimum Open Land: 30% "open land" is recommended and includes parking lots and 30 landscaped areas. 31 ■ Deed Notice: Recordation of an avigation easement or deed notice is required. 32 33 Zoning: The parcel is located within the boundaries of the Downtown Zoning Code (DZC) and 34 zoned Urban Center (UC). In the UC zone, fitness facilities require approval of a Minor Use 35 Permit, regardless of size. The outdoor exercise area proposed in front of the addition is 36 consistent with the DZC definition of an "outdoor sales establishment," which also requires 37 approval of a Minor Use Permit. Minor Use Permits are subject to Zoning Administrator review 38 and approval and require public notice and public hearing. 39 4o Additions of 1,000 to 15,000 square feet require approval of a Minor Site Development Permit. 41 Based on the size of the addition, Zoning Administrator approval of a Minor Site Development 42 Permit is required. As noted above, the City Code requires the Design Review Board to review 43 and make a recommendation on all Site Development Permits. The purview of the DRB is 44 limited to the Site Development Permit. 45 46 Architectural Standards: Since the building is more than 50 years, the Project is subject to 47 the DZC requirements for historic structures (section 9227.1, Table 17), which applies to World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 3 1 buildings listed on the City's Historical and Architectural Inventory and buildings over 50 2 years old. Requirements not addressed by Table 13: Historical Building Standards are 3 subject to the requirements of the Downtown Zoning Code. 4 5 Historical Building Standards: The Historical Building Standards includes the following 6 requirement for additions: New additions shall be designed and constructed so fhaf the 7 character-defining features of the historic building are not radically changed, obscured, 8 damaged, or destroyed in the process of rehabilitation. New design should always be 9 clearly differentiated so that the addition does not appear to be part of the historic resource. 10 The property owner has attempted to locate photos or other illustrations of the building as it 11 existed in 1962 and has been unable to locate any. The property owner visited the Held- 12 Poage Library and Museum and was informed by museum/library staff that the museum 13 does not have any photos of the building and very few photos of Main Street (see 14 attachment 1). Museum staff also informed the property owner that to their recollection the 15 building has changed very little since it was constructed. Staff is also continuing to research 16 permits at the City in an attempt to locate plans or photos of the building from its original 17 construction. 18 19 The only character defining feature of the building would be the storefront windows and 20 entry which have been changed out over time as a result of tenant improvements. T1-11 is 21 the dominant exterior material on the front fa�ade and is not considered a character defining 22 feature. CMU, metal siding, and stucco are also used on the exterior of the building (see 23 attachment 3). The existing awnings are decorative and not a design that would have been 24 used on the original building. 25 26 The addition would replicate the existing fa�ade by using storefront windows and entry with 27 the same size, dimensions, design, and location as on the existing fa�ade. One additional 28 set of storefront windows that match the others is proposed. This would maintain and 29 enhance this character defining feature of the building and would be consistent with the 30 intent of the DZC to make development more pedestrian friendly and the recommendation to 31 use storefront designs for building facades on Main Street. The existing windows are tinted 32 which would likely not have been the case for the original windows. The DZC prohibits 33 opaque and mirrored glazing unless. The plans do not identify the type of glazing. Staff 34 requests the Design Review Board consider and make a recommendation on the glazing for 35 the windows. 36 37 The Project proposes to use stucco for the addition (see Project Plans). This would 38 differentiate the addition from the existing fa�ade which remain but would only be visible 39 from the interior of the building once the addition has been constructed. Staff requests the 4o Design Review Board make a recommendation as to the exterior materials that should be 41 used for the exterior of the fa�ade. 42 43 The Project proposes to reuse the existing awnings. As noted previously, the awnings are 44 decorative and it is unlikely the design of the awnings would have been used when the 45 building was constructed. The Historical Building Standards include the following 46 requirements for awnings: 47 World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 4 1 ■ Design shall be based on evidence that the design was previously installed on the 2 building and/or is typical for a building of the same style and era. 3 ■ Back lighting and internal illumination are prohibited. 4 ■ The location shall not cover important architectural features. 5 ■ The proportion shall be designed to fit window openings. 6 ■ Materials shall be those typically used for awnings for a building of the specific 7 design and era associated with the building. Typical materials include cloth, metal 8 and wood. 9 ■ The configuration and proportions shall be compatible with the design of the 10 storefront and shall not overpower the building. 11 12 The existing and proposed location, proportion, and configuration of the awnings appear to 13 be consistent with the above requirements. Other than the store front window and entry, 14 there are no character defining features of this building; therefore, the awnings would not 15 cover important architectural features. 16 17 Staff requests the Design Review Board review the proposed reuse of the existing awnings 18 and make a recommendation on the appropriate awning design, material, location 19 proportion and configuration. 20 21 Parking Lot. The site includes 12 parking spaces (2 accessible and 10 standard) in front of 22 the building and 48 parking spaces to the rear of the building. The existing parking lots do 23 not conform to the parking lot standards (landscaping and location of parking) of the 24 Downtown Zoning Code and are considered legal non-conforming since they were 25 constructed with a permit as part of a development project. The DZC allows existing legal 26 and non-conforming parking lots to remain. 27 28 The Project does not propose any modifications to the parking lot located to the rear of 29 the building. However, this parking lot does need to be restriped; and this would likely 3o be required as a condition of approval for the use permit and site development permit. 31 32 The addition would be located in the existing parking lot in front of the building. This 33 would remove most of the parking in this lot and bring the building closer to the street 34 which is consistent with the intent of the Downtown Zoning Code. The Project proposes 35 2 accessible spaces at the front of the site in an area currently used for parking. 36 Although not required by the DZC, it would be preferable to relocate the accessible 37 parking spaces to the rear of the site and remove all parking from the front of the site. 38 However, due to the floor level above the parking area at the rear of the building, this 39 may not be feasible. There are currently three access areas on the rear of the building 4o which are accessed via stairs or a ramp (see attachment 2). Making the modifications 41 necessary to relocate the parking to the rear of the site may be infeasible. 42 43 Vehicle Parking Required. The parcel is located within the boundaries of the Downtown 44 Parking District; therefore, the existing building is not required to provide parking. Parking is 45 required to be provided for the addition (building and outdoor exercise area). The DZC does 46 not include a parking requirement specific to a fitness facility. Instead, the parking 47 requirement is to be determined through the Use Permit process based on the parking World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 5 1 demand generated by the use. The DZC requires on-street parking located along the 2 frontage of the parcel to be counted toward meeting the parking requirement. There are 4 3 on-street parking spaces located along the parcel frontage. 4 5 Based on the information provided by the applicant, a maximum of 2 employees and 50 6 members would be at the site at any time. Based on 52 people, the 50 parking spaces 7 proposed would be adequate to meet the parking demand. Based on the location of the 8 site, it is likely some members and employees may bike or walk to the site, which would 9 reduce the demand for vehicle parking. 10 11 Bicycle Parking Required: There is an existing bike rack located at the rear of the site 12 (see attachment 3). The Project proposes to install a bike rack in front of the addition to the 13 south of the entry. The proposed location is consistent with the preferred location for bike 14 parking. 15 16 Access and Circulation. No modifications to the access or circulation are proposed. The 17 parking located in front of the building would be reduced to 2 accessible parking spaces and 18 a portion of the existing curb and landscape planter would be removed in order to relocate 19 and reorient the accessible parking spaces. 20 21 Landscaping/Screening. The site has very little landscaping, most of which is located at 22 the front of the site. The landscaping includes defined landscape areas in front of the 23 southernmost section of the building and along the north side of the area proposed for the 24 outdoor exercise area, both of which are currently devoid of landscaping and are filled with 25 dirt (see attachment 3). The landscape area located between the front property line and 26 proposed outdoor exercise area and front property line includes shrubs; however, it appears 27 that several of the shrubs have died or been removed and the remaining shrubs do not 28 provide the screening required for parking lots or the shrubbery screen noted on the plans. 29 As noted above, a portion of an existing landscape planter would be removed to relocate 3o and reorient the accessible parking space, and no new or replacement landscaping has 31 been proposed as part of this application. 32 33 Staff requests that the Design Review Board provide recommendations on: plant species for 34 the existing empty planter areas identified above; species to provide a screen between the 35 property line and outdoor exercise area; and the location of additional landscape area to 36 replace the landscaping lost by relocating and reorienting the accessible parking spaces. 37 38 Fencing. The Project includes 3-foot tall metal fencing to enclose the outdoor exercise area 39 (see attachment 1, fencing detail and attachment 3, Plans). The DZC includes the following 4o requirements related to fencing. 41 42 ■ Fencing 3-feet or less in height is allowed between the front property line and the 43 building fa�ade. 44 ■ Fencing materials are required to be compatible with or to match the building fa�ade 45 and living fences (espalier and hedge rows) are allowed. 46 ■ Barbed wire, concertina wire, chain link, and similar materials with or without slats 47 are prohibited. World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 6 1 2 Exterior Lighting. The existing building has building mounted exterior lighting (see 3 attachment 3). The Project proposes the reuse or installation of the same exterior light 4 fixture. The existing and proposed exterior light fixtures are not consistent with the DZC 5 exterior lighting requirements. The exterior lighting requirements include the following: 6 7 ■ Compatibility with building architecture 8 ■ Directed downward and away from adjoining properties and public right-of-way. 9 ■ Energy efficient fixtures/lamps, such as high pressure sodium, hard-wired compact 10 fluorescent, LED, or other lighting technology that is of equal or greater energy 11 efficiency. 12 ■ Hooded and/or shielded to force light downward and to prevent emission of light or 13 glare beyond the property line. Fixtures approved by the International Dark Sky 14 Association are encouraged. 15 ■ Confinement to the maximum extent feasible within the boundaries of the site. A 16 photometric plan may be required in order to determine compliance with this 17 requirement. 18 ■ Maximum height of 12 feet or the height of the building, whichever is less. 19 ■ Blinking, flashing, or unusually high intensity of brightness as determined by the 20 Planning Director. 21 22 Staff requests that the DRB review the style of the lighting proposed and provide a 23 recommendation on the style of lighting and its compatibility (or not) with the design of the 24 building. 25 26 Signage. Sign details are required to be provided as part of a Site Development Permit. As 27 described above under Background, the existing World Gym signs include (see attachment 2s 3): 29 30 ■ one refaced freestanding "box" style sign originally installed in 1987; and 31 ■ one building mounted sign on the rear elevation of the building approved by the 32 Zoning Administrator. 33 34 The Project is not proposing any modifications to the existing signage or any new signage. 35 The existing signage is consistent with the requirements of the Sign Ordinance. The 36 Downtown Zoning Code does not include any signage requirements. 37 38 Design Guidelines. The architectural requirements of the Downtown Zoning Code supersede 39 the Downtown Design District Design Guidelines; therefore, the Guidelines do not apply to this 40 Project. 41 42 Site Development Permit. The Downtown Zoning Code includes In order to approve a Site 43 Development Permit, the following findings are required to be made and supported by 44 information included as part of the application and public record. As part of its review of the 45 proposed Project, staff requests the DRB also consider the required findings. Please Note: The 46 findings required for approval of a Site Development Permit for projects located within the World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 7 1 boundaries of the Downtown Zoning Code (DZC) are different than the findings required for 2 projects located outside of the DZC. 3 4 1. The proposed project is consistent with the City of Ukiah General Plan, Ukiah City Code, 5 and this code. 6 7 2. Design: The design of the proposed project is consistent with the architectural 8 standards of this code and compatible with the character of the neighborhood; will 9 maintain the community's character, provide for harmonious and orderly development, 10 and create a desirable environment for the occupants, neighbors, and visiting public; 11 includes the appropriate use of materials, texture, and color, which will remain 12 aesthetically appealing and appropriately maintained; and the location and orientation of 13 windows, doorways, and outdoor use areas reduce the potential for heat, glare, noise, or 14 other disturbance from on-site or off-site sources. The neighborhood compatibility part of 15 this finding does not apply if it would render the project inconsistent with the architectural 16 requirements of the zoning district in which the project is located. 17 18 3. Siting: The siting of the structure(s) on the parcel is compatible with the siting of other 19 structures in the immediate neighborhood. This finding does not apply if the resulting 20 setbacks are inconsistent with the requirements of the zoning district in which the parcel 21 is located. 22 23 4. Ingress, Egress, Circulation, Parking: The project provides adequate ingress, egress, 24 parking for vehicles and bicycles, and internal circulation for vehicles, bicycles, 25 pedestrians, and delivery vehicles designed to promote safety and convenience and to 26 conform to City standards and will not create potential traffic, pedestrian, or bicycle 27 hazards or a distraction for motorists. Low impact development (LID) design has been 28 incorporated into the project where feasible. 29 30 5. Landscaping: The landscaping for the project provides opportunities for shading west 31 and south facing windows and outdoor use areas, utilizes native and drought tolerant 32 species, is in keeping with the character and design of the project, and consistent with 33 requirements of this code and City standards. 34 35 6. Resource Protection: The proposed project will not excessively damage or destroy 36 resources or natural features, including cultural and historic resources, trees, shrubs, 37 creeks, and the natural grade of the site. 38 39 7. Health, Safety, Welfare: The proposed project would not be detrimental to the public 4o health, safety, or welfare; is not materially injurious to the properties or improvements in 41 the immediate vicinity; and will not tend to cause the surrounding area to depreciate 42 materially in appearance or value or otherwise discourage occupancy, investment, or 43 orderly development in the area. 44 45 46 47 World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 8 1 CONCLUSION 2 3 Staff requests the Design Review Board review the proposed project and make a 4 recommendation to the Planning Commission on the site layout and design. 5 6 ATTACHMENTS 7 8 1. Project Descriptions and Details 9 2. Project Plans 10 3A. Photos - Existing Elevations, Colors and Materials 11 3B. Photos - Details (Awnings, Lighting, Bike, Etc.) 12 3C. Photos - Landscaping and Street Trees 13 World Gym Use Permit and Site Development Permit 203 South Main Street May 8,2014 Design Review Board Meeting File No.:Munis 145 9 - 'i�:��` �1 �'1�4�� ________ _L . S . Mitchell Architect , Inc . ___ __ Bui .lding Architect + Land Planner WORLD GYM ADDITION 203 So. Main Street - Ukiah January 30 , 2014 1 . Project is a 3500 square foot addition to the World Gym, a fitness gym. s , se errrut s o e req . 3 . Except for accenting the new entrance with an off-white stucco "frame" around it, all colors will match existing. Stucco will be used on the addition in place of the e�sting T1 - 11 . The exposed walls of the "cardio" exercise room will not be altered. 4. The outdoor exercise yard, a portion of the e�sting front parking lot, is 2' to 3' lower than the sidewalk. It will be scYeened by a line of dense shrubbery about 4' tall. No structures or exercise equipment are planned. 5 . The total exercise room area is about 8400 square feet. Though I have never seen even 50 people there at one time, the property is 1 .25 acres and thus permits 112 people at any given time, which is 75 square feet pex person. ' 6. No parapet is incorporated on the fa�ade because there is no mechanical equipment on the roof and no parapet on the e�sting building. _ _ _ _ , I � � ,� 135 WEST GOBBI STREET , SUITE 203 • UKIAH , CA 95482 - 5465 PHONE : 707 - 462 - 8778 • FAX : 707 - 462 - 1511 , \ � � �� } 203 South Main Street World Gym Please provide the following additional information that is needed to process your application for the proposed addition at 203 South Main Street. � Prolect Description �• The plans show an outside exercise area . Please describe how this area will be used . Parkin� . 2 d'�� +X� �'' 1/iv1 L; -- L7'G--12��i'/N�+ . •/f�i o� rder to�det�e pa�ki g,req �emAent�provide the total number of employees on a shift. �• Provide the total square footage of the building, including all office and storage spaces. �j N �a��,. N � Provide details of the proposed bike racks . Are the bike racks existing or proposed ?� T �--� � j� l; .J� Elevations C�• Proyide information on the proposed exterior lighting. Show on the plans where they wiil be �located and provide manufacture's details . ��/�d �� -'� � Note on the plans the proposed material of the awnings. �� J � �--� N � . � � � d �1� Plans �= c% -rovide the square footage of the outside exercise area shown on the plans . �jll 6''�-'A` � � rovide a colors and material board . S �-�� l'�`i�d,� �Nl] �/�-P�1'� �� Provide a detail of the fence proposed for the outside exercise area . Landscapin � ;�� GI��'�*t� 9� h � 1> f' 11.�W �A-1}vl �y .� �c�'� S �•` Provide the size and species of all proposed new landscaping . � � G� i � �� 1�� t..� � �� ' � j� Please Note: `�'�; � The height of any fence located within the front setbacks shall be limited t 3 fee I .,,� desired then a major exception would be required . /� �r '�',�C�� , . :;,:..:; - , �t . : �. ,,:; . .°> i�'.: � � � rt? ,' ' , � . . . ".rv.,;f,a�l: - . . . . ; -. _ ��v�� _ _ _ _ _ _ _ � _ _ _ . . _ �� 1 � �p�4 `�: pPR . � G"�"� �F �G�'�� $��G� � � � H �p .. .. ....� . . . .. . . . Q �� " f ° zCt � zaeay'�ri'�s ; � e aw�- a � SECURIT � 1 k p n t � ��'�� €��'��;�� s ��=�K� <z , � � E � � I � � �r." I FF Y LIGHT (� r"��i' � u ��]t.o { s F f�F + � � >i�1� .Y �dF E�1� `S''° 44� l51 'l�.A �� : � � �C��)j� 'J L . �t "�.Af!.��','�7 x ��tn,H-5��! ��h h : �` � �� — , ��=� �� '�` '�"`"+' 4� SPEC. # *MTG. CODE WATTAGE CATALOG # (a) VOLTAGE (b) OPTIONS (Factory Installed) pN2�=3 3 , '' . _---- � � _ — - ____----5--_ _ _ _ 50W MH E4405-D -!b� _ _ _2 - 277U-�Fo�HPS� - - -BS=Bronze-GolorShrouB— _ _ _ __ t: , ; �;� 5 � . 70W MH E4407-D�b� $ - ZOHV (ForHPS) GS - Gold Color Shroud � . " a . y � � �� ,�� ,� 1 35W HPS E4503-1 �a� �b� 4 - 240V �For HPS� H - High Power Factor Ballast '� � ;�a �� 4, ?; t�� `4 , �`� � �! 1 50W HPS E4505-1 !a� !"� 50D - 220/240V 50 HZ J - Tamperproof Lens � :�� `�- � frx` � t "'fi .; 5 70W HPS E4507-1 �a> �b� (For 50-100W HPS) Fasteners � Y ' b � ' '� +` 5 100W HPS E4510-1�a) �b� � � 6 - 347V (For7o, looW HPS) P - PhOtoGBll , � � � �, . . f � l�� fi r ,,�p� �` fi x��ii�F��"}``�i.� .;�',�,�,yY t� �{t'r+�',yrt,,.{�,�,5`�t �.f ' � x �,y��, r�� a,r', � ��„�� _�� r�ti� �1� (a) For voltage other than 120V, replace -1 with appropriate suffix. 5 �'i r f� A� •� � di ��} � 'r � i : ;,A , ^ ,�, .: <� � s. ; (b) Specify Optfons. i , , � � � �� ,q • 'High temperature acrylic lens is utilized. < <.<. �_ . .� _ , �� D Mounting • Hole Line L I G HTI N G 10" (254 mm)L x 6" (152 mm)W =— INCORPORATED S2111t1g � � � Fixture Gasket ,25 (6 mm) -- -- Mounting �� Bar Housing. � • Finish color: � Ignitor • bronze. 4 0 0 I 225" (57 mm)* `• Photocell Ballast � ,....� (Optional) 0 ' Reflector � � Threaded 4.2 (107 mm) Nipple With Slotted Hex Lamp Head Cap. (Included) i , Lampholder � � , _ ; �, ,� y� Polycarbonate � Aluminum � t,� .ir� r ;w �as�"-;�;� Lens � ' � � Shroud � r� � s ;r � y� �F rc�lxk�ji` 0 �`a�� ai�4�5 } �G'� ��.� � � . �a�r�� ' NOTE: .r,�:;:;�;� tF�'" ,f , a ` * For all MH, and 100W HPS with 208V , r . `� r`�'"�'' or 240V, this dimension is 3.0" (76 mm). TOP VIEW SIDE VIEW GENERAL DESCRIPTION : Aluminum die cast ballast housing features a thermal air isolation chamber which separates the ballast core and coil from the other electrical components. Completely gasketed clear lens is virtually unbreakable polycarbonate. 100W HPS fixtures supplied with a high temperature acrylic lens. Combination of internal polished aluminum shroud and semi-specular reflector directs light out and away from fixture. Supplied with a neoprene sealing gasket for complete weatherproofing at the mounting surface. A silicone rubber seal is furnished to provide a seal at the lens. Lens is ' fastened to housing with Phillips-head captive stainless steel screws. Steel fixture mounting bar and threaded nipple provided for direct mounting to recessed junction box. ELECTRICAL: Fixture includes clear, medium base lamp and porcelain • encldsed, 4kv rated screw sheli type. � lampholder with spring loaded center contact. HPS ballast assemblies include a 120V normal power factor Reactor ballast. MH ballast assemblies include a dual-tap (in U .S . : 1 �0/277V; in . Canada: 50W MH=120/277V; 70W MH=120/347V) normal power factor High Reaetance ballast. When optional 208, 240 or 277V HPS ballast is utilized, a step-down transfo,rmer is' included in _ _ . _ _ _ _ _ _ _ _ _ _ assembly,_ (See voltage options) . ___ _ _ __ _ _ _ - __ -- _ _ _ _ FINISH : Housing supplied with a bronze durable acrylic thermoset powder finish, with excellent resistance to ultra violet, abrasion, fading and weather. , LABELS: ANSI lamp wattage label supplied, visible during relamping. Listed in accordance with U . L. Standard #1572 for wet locations, and CSA certified . ACCESSORIES: ESB-7 - Surface Mounting Box TPS-1 - Tamperproof Screwdriver. *MOURITING CODE : Number indicates position in which fixture may be mounted . 1 -Any; 2-Ceiling/Soffit; 3-Ceiling/ , Soffit/Ground; 4-Wall; 5-Wall Downlight. ��G��41�I��'d�� .� ��f� � '� 1 ��1 r � � �si� Y�� 'y . � � ��i ��I� i � ' � ' ` � � �'� °j' �� -..�, ` , • � ' � , ' � IKE RAC�KS sb" P ��'Y- 5 1� i-i� \e F � ( f .� . l.s� � i r �.. . �[r � � . . ��Zf t�� F � �3 � j l I 4'3 � j � �� R ( A ?�� 4 � �. ./�C�'r� ,+ 5 fi� "1 'c_ � .i � ��_ ,y, ` ` 1 i t ! e �r � F 7 �'i5 dSta.� H �j { � "" 1 Steel ��:y.rs�C�Ets�"r'+��f �� `� .Jir �'k � ; v .�� y �� 4,? � ft ?i � rC �i�.�f �t iZ�}yittt} ."t j_iErEi � �r . . y .t- . . . t • � C�S; �t �5 y ir� kn ¢'! i . s� �. �> � �� . ;�a � /� � it �, - � , . 1 �L {f'r y - �- ,�_ �Y �. � �� ,k�� ,.�j; �; _ , ,�' � i-��-�--�- �-,--�] xtra-heavy-d y-constr - tion. __ _ __ ______ _ j - E ut uc ��`t � ..y tJI �r�tei }r` �Y s„ k i{ s � i) ' �" z , i`�t ' � RuSt XeSlSttlTlt. ' �r y 4-�`�S- .p � y �R�� { - 9� : ' �� ' I . ' +' i trf_ �`_ r �k� , �. .. � a2 ,� 1s11 �l , a.. S J \ ��ik: !q � s� . . � i� ' , F� ;��; :� ,';. � ? � Virtually maintenance free. - . �y r - � '' > '`- �' � . s- �" ` ` rf < wr 3� � . � Vandal resistant: � U�''..7 ��,.�`i ' ' �ti �L :�. r '� ` � r t � r� i ?Y t . .✓ �. � r r. �_ . i� �ii 'Ti t .yy '�. . c � ` "` r �, {� ` - �� . -� ,' z +; ° ; , `' :r °•� No. 1033 Portable 10' Bike Rack �:. � rt' e f�h C+•"� r : x .4� f �,. '° — '� ",E i yi ' w• 7 4 ' > � .�il�`',�+ �F� ''Q � �'ry��'P - �^-. � . � � ` � �� ' � � ' � -�f� �t� n�� g 3 � x . Im �x � ^ - , � FJs �� 'a ^ ' ' (show round space 10'. (9 's'' �' `� z�� ` � ,.��,; ti .'_y `y. ,� "-_ , ��.,.� _ ` '' � '�:YJt , 3 .05m), wt. 1311bs. 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(61kg) .. .. . . . . .. . . . . . . . . . . ... . . . . . . .$341 � ZJLY ..v�C T3S,, r ,�a) bT �� ` ?�.' ,��5 �� . �4 . � E Y� �r �' £ 3kl�,jE �. � � . �5 Lt i �1L � , , , �� J� �s � f ,,,y �_�. �,r �� . �o. 203� Portable, 20 Bike Rack G-.:� � �h�i S{1� t. _t rr f.r ) . t ,lr � F . .n..l < ♦ � s'Ti4 ! � rc . 4+l a f •u rf` '�. � �"I .a y�, , ,J ,s�� a L.. f e � ,�'+�� y S�r.f��L ii/it�� r 1 '• � r r+ � � � ��; , h, � sr , > ,� _ t = z r , , - , � �� } « � t � `�--� ti, � ground space 3 x 20 (.9m x 6. 10m) ( r f -s� J .(�ix ..n C 1 . . �l Y � i � i�..+ L-�t � �v. na I � rY SU 1 f2'u S L� i t!'1 1 f �' ' _ .. G' y t;+ l.s-� ' ,� .y C � '� y� � f , . r�, x�� ..� , �L> ,- ,� , �r �„� � ,��,Y r, , , , ,. �, r , , , , } ,3 . � �.� � z� ,: ` t. . 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SNCCO — WLOR TO IAATCH IXISfING - ADDRION IXISTING NEW IXIERIOR (NO WORK) � WEST (MAIN STREET) ELEVATION MAT HOEXIS7ING 3/16"=1'-0" COLOR UNO Z Z � � � VQ W � � ? � � J Z � , O m � F- } � U� N � � as -0� ED -0� � � � � U ADDITION EXISTINC � W O N � � (NO WORK) � ..I ?> �' x , z , W � � 5/a � , ' _______ ________________ _________ __ __ ' SG��t � Y'�do . , G � `~� u ____ _ __ __ � � bm � � Wi O U Oh�O . �� a S�r W � O I �j d 4 c' �` � C �� V a N tl � N � � � r y .� « �:� N ',h' '� o a U � NZ 'm z .". � mo � tic�i , F , ;d FUr � .� 3a � $ q BUILDING SECTION - ' � — a � ^ � ^ a - va^=r-o^ i vmzo�a DATE: s � ' y � DG � . � 13-WG 0 � � A-2 U � i OF 2f SHEETS X-LSh1-TB.m��6 , Da[e: ApC, 17 2014 ATTAC H M E NT 3A World Gym Building Existing Elevations, Colors, and Materials Examples Partial Front Elevation (location of proposed addition and outdoor exercise area) 1� � � ��, ;. a � � � -��Y� . �_ . . . � . � . _ �V� ' 4. � ' . � . . _- - . . ��• �� .. - �:�. �� _ . �� - Partial Front Elevation (location of proposed addition and outdoor exercise area) t . .'IYV,.'.�. 1 ' - � __ � y - _..:_r ' �' j _ -.-�} �'� :�:-'� - \ y�� . _."�i�.�R�-%r _ _ _ .'_._ _.._ __��- • • • � • . � . � - � . � � • ,��,;r � ��- - - _ � -- - -_ ; � ;.• ri.'�'. � t �,�. - ' �i' , -., - , - � ;�r , __ __ . .. .,. ��_� --� - „ �._ _ - . - � � r' - �: � � �- _ _ _ '. . .:� �� '�� . . .�'�- .v.^.� -�, � ^� �:� _��. ndy� -��.` �� ' ,� :.t:•ah ,m - � � • • � • � � ' � . � � � • � • • • � � • � / ��g, � ��, .�. h � ..��r -�-vw.' ,w�'i._�:�' I k1 I ..,_ . y r � , �F,,,� .s�a._ �. �� : �. , �._ a= •�K, � , . . .y i -' --�- ��-- _ _��-.��. ��. � ' _ ��. . , - ��—I :^�r- ��.'`��,�. ; _ _ � �� S. _ � - - - _ - i -- -- � 'r��.` " � � '� � �� _ �'''� � _ _ � _ �' � � �" . _ �`�. .� - - � - . � - - - �� p -�=- �, � ,x � � ::. . � ,.y�t Y�h�/-. �� . �� : n ', � \ �' � _ � _ .�T�� f� � d�!!/� k � 4A �V k .. _ � �r . + �i�� y � ?�' .�=ti ."r .._ . � �..��i �t.�+ �?i ��' � ), �rs�%��J� A'�'� �� _ ,�Y �� f ��.�Y �� r��`V f '� �� ` `W��+`ta�'\•'��•��,a4'�,~� x �54 i . - -,�, � i� �{ �e� � y � �' '�/ 1ti�,�.��y �i ��\��'�q ' .�`:5. �t"��''� 9 � � �c� �,�� 1 �� S . ! ��i �r �'�� .0 . . .., [1 1� t3 x = �' l� � : � , �- 'B --� �.�',�, L �s �' - � Y . � � °.�� . 1�- ,]�� 'r�t' yh f,�.tiL �i �t F+, w 4� 'r� ��`y °y,-- � .i' , 1 `�t ,n �-�t t r �.1� rt �. . 'i7l��,1 f *�`�� ..:a Y,,��>��? ,`�. ti� '� i . '� s<ai�� .xa*k��, �, � i � - � .,<t i Y r �� ' 4 1'u, : ,f. �'/ � r )"j � �-1q��I . ��Y � �+a� �� ,,, �� "��0` r �`.'%� . -.��r�w. /t.�r Jo�� .�.��' �� 5�$Y-� .. �. C'� � ./-'� � � 9� f' � � U-. � ta S t z, � � �`�.�' ATTAC H M E NT 3A Partial West Elevation (no modifications proposed) �:. ,:� � _ __ - --- - - ��,� . -_: . , ��--�- ��- Southwest Corner no modifications ro osed �tlti - • • • • � • . � . � - � - � i; �,� ; �� ' � � � �, ,. i�t � ;; � .. � ;i f � � ��lt� r�. '.,�` _ , , ; � � 3 r � - �� , � F.�'�o: � � � '� � � �..��.,�� _ ° �',' '' •" ��.� IM�� T! ��oiri��, r 1 j �I � ! � ��"�. ..�_• �k� 4E�� Q � � _] ' � � . ( I , � � '' � � �' � __ �;a� � . � y I �� l I, 1 � , �� 7 � � i �, Ia !�1 ' � , �7 !; � ,� I B �a. �;e i : - �.�.� ; - �tz�. -� ". - '`° -.� — ' • • � � � � � � � - � -- �f , � �,�I i�_N��1iI�IC�I��i(i11i1�iII��kIIIIEIII�IIIRlllllllpl�u�um��;,��r�;"`�� _ �� ,,,,��, �� . �� , ,-_ �� , �� 1�� 4 �� i I I� � � II�� _-�� 1, ; ��„ ��;��,�. �,� � �� !!l��IFllfl 1 �u��a�� ,�� . �� !�I�� d ��I`I� i I� �I� i `, + , �� , �� ,��,. � � �, .:.� �,. � ��I��,�IlI�� , ,. �, �,��i� ��a,,�a�;�''�a��'��', ��t�?E��`! � ��' I � � �� , �,,��,,��, � ��, � �� _ ��...� �� , , �:�,�:,.. � � -— �.��3;;r��`'��:� -��.� ° �� I �� _ � ��_.�� ;��. �� - � �� _ � ,� __ i�a �Illl�� C� llll � � �� ..: .� I _ � ��_��_�� . . ,�..�— : — ,�� ,�: ::�,�.._ , 5. sE�.y �_.�_. �1 �,r�� . �- �� _� �. �y; �;.- --:i--�; . �+I ��e."�s�— ��- u . _ . _ ., _ � �� . - - , . �-2�_ - !` � _� ,._ - _ , . =F- -•-t' :�:"? �..t�_`°`�_.. �� - �_�„^��. �� , �-�� .� _ �,� ��,�,:�� - — • �� _.:,{. � ` —��.� _. ATTAC H M E NT 3A Partial Rear Elevation (no modifications proposed) � - ; � � , �, � � II` : i�3.,I'; -�- - �lil�l l�l�li ' - � ;I� ,� �� I � � i-�'�i;l�i!�'' ;��f �i.. - � �i ._.��i I�. - - --._- ,_ - � - . .: ��.��. - � - - -_�" :� � �. - --�- _- -� . Partial Rear Elevation no modifications ro osed - --'-- - "�ii�,—! � —'-_— � ---- --' _ i'~'� '`�� i — ' — - _ — - -- , j--- - - ' I , ' � � ��— � ; - J I -- i `--;I- : _i — - I � - -- . .. - I i �i ilii �i , _- I - -- , I - ; I . . ��;�. -_ Iii i��i. ii � � � '� � - --� ' --____�_ � =, -,� -- , � ;.. - i: � = -- �.-�-r-Y � — ,�" . . �. - , -. . ._ - - - - __ _ . ._�_ --.- a: - . ;. ?_ . _ . - -� -- t - _.. ; . '- __1,._.�.r --- � � - - . ._ _ . —r-- - - - - - ATTACHMENT 3B World Gym Existing Awning — Proposed for Addition � �- Existing E�cterior Lighting — Same Style Proposed for Addition ATTACHMENT 3B World Gym Existing Bike Rack— Additional Bike Rack Proposed for Front of Building � � � ,F � � � � , , �� , ; i � , ; , . � � ,, � r i; ,I: i I � � � � � I� �I � , I I I '� , i �' �� I� � '� � I � I �I � I I � �� ,I II � �il �I� �i iE , � v � li I I II� i � I ,� II ill li I ''I I i I I: � i �I � � '. ' I' �I' II I , l � i � � i i , � � ' i i V �II 1 � � � � I I i '�. I I i � I I -' � ili � i ;I I I' ' I� . iI� - ; --x � , i . , " -�------=----- -� ---=- -'-----'---�.. 4 1 _ I ' i -- - , Existing CMU — Proposed for Side Elevations of Addition '`��.��k'�_, �_ - �`•� �.�.� r _ . � . -�� y� ,� � , � , ��-�; . a 1 -,.. , �.�p . i,F�. ';.J� . -.�� :. � � ,f.f M1�. - . � . = '.�'':;" -_. .. . _ ---- � '. r`,� ' . ... 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Y� � �,y s;,l ' e� �'.. ��]� � �1 - � _ "�'�4. s �" ��ah � 1' 7(.:' a°. . �� '�� '�rr – �` �M1 � �;. :;�' �.�..� k�: �5 1 , � E :. _ r–. —_ �,��"��a` � .y� a ,,: "d�, � .� , . �'�,�•. ` � '� . .\„ ` 'µ ! ,f =_ r� R� � � "''°`�- _� � – ��`' '� �>.� �� . t {� 1 - I \ 1 ITEM NO. 6B Community Development and Planning Department L�ity of Zlkah 300 Seminary Avenue Ukiah, CA 95482 planninq c(�.cityofukiah.com (707)463-6203 2 3 DATE: May 8, 2014 4 5 TO: Design Review Board 6 7 FROM: Kim Jordan, Senior Planner 8 9 SUBJECT: Request for Review and Recommendation on the Site Development Permit to 10 allow the Ukiah Valley Medical Center Emergency Department Expansion, 11 Helipad Relocation, Emergency Vehicle Access Relocation, Modified Parking, 12 and Off-Site Parking 13 275 Hospital Drive, 280 Hospital Drive, and 404 East Perkins Street 14 File No.: Munis 46 15 16 17 REQUEST 18 19 Staff requests the Design Review Board review the proposed Site Development Permit for the 20 Ukiah Valley Medical Center and provide a recommendation on the site layout, design, and 21 details of the Project to the Planning Commission. 22 23 PROJECT DESCRIPTION 24 25 An application has been received from Charles Ackerley of Jennings Ackerley Architecture and 26 Design on behalf of the Ukiah Valley Medical Center (UVMC) requesting approval of a Use 27 Permit and Site Development Permit to allow the following (see attachments 1 and 5): 28 29 ■ Construction of a 26,000 square foot emergency department (ED)/ICU expansion to the 3o east (rear) and south of the existing hospital building; 31 ■ Relocation of the helipad to the roof of the ED/ICU expansion; 32 ■ Relocation of the emergency vehicle access from Hospital Drive to Perkins Street 33 through the existing two-way driveway at 404 East Perkins Street (physical therapy 34 building); 35 ■ Construction of a new parking lot in front of the hospital building (location of existing 36 helipad); 37 ■ Planting of new landscaping/trees in the parking lot located in front of the Outpatient 38 Pavilion (parking lot 4); 39 ■ Construction of a new permanent employee parking lot on the northwest corner of 40 Hospital Drive/Hamilton Drive (280 Hospital Drive); Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 1 1 ■ Use of 260 Hospital Drive to access the permanent parking lot proposed for 280 Hospital 2 Drive; and 3 ■ Use of existing parking at 404 East Perkins Street to meet the parking requirement for 4 the Project. 5 6 The Project also proposes the following temporary uses: 7 8 ■ Construction trailer, construction staging, and construction parking on the northeast 9 corner of Hospital Drive/Hamilton Drive (300 Hospital Drive/Lot 8) approved as part of 10 the Use Permit and Site Development Permit for the Hospital Support Building (File No.: 11 13-09); and 12 ■ Temporary employee parking on the northwest corner of Drive/Hamilton Drive (280 13 Hospital Drive/Lot 7) approved as part of the Use Permit and Site Development Permit 14 for the previous ED/ICU expansion (File No.: 11-11) and the Hospital Support Building 15 (File No.: 13-09) 16 17 The Project would be constructed in phases, and a phasing plan is included as sheet A4.1 of the 18 Project Plans. 19 20 A Preliminary Helistop Design Report was submitted as part of the application materials. The 21 report analyzed two approached to the helipad and is provided as attachment 2. The following 22 reports are currently being prepared by the applicant and will be submitted to the City in the near 23 future: 24 25 ■ Preliminary Drainage Study 26 ■ Focused Traffic Study: to analyze and provide recommendations on the proposed 27 relocation of the emergency vehicle access to Perkins Street. 28 ■ Arborist Report: to evaluate the health and structure of trees proposed for removal or 29 that may be impacted by proposed construction and to provide recommendations and 3o mitigations as needed. 31 ■ Noise Study: noise information for the helipad relocation has been provided by the 32 applicant. Staff has requested that the existing noise conditions be provided as well. 33 ■ Geotechnical Report: an updated geotechnical report has been prepared for the new 34 ED/ICU expansion and this report has been requested by staff. 35 ■ Title Report for 260 Hospital Drive: to confirm access easement that allows use of this 36 parcel as permanent access to the proposed permanent parking lot at 280 Hospital Drive. 37 38 Staff has provided the above list of pending studies, since the information and recommendations 39 included in the above reports/studies may result in modifications to the Project. 40 41 The Design Review Board is required by the City Code to review and make a recommendation on 42 all Site Development Permit applications. 43 44 BACKGROUND 45 46 The City has recently approved the following two projects for the UVMC. Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 2 1 2 ■ Hospital Support Building: In 2013, Planning Commission approved a Use Permit and 3 Site Development Permit (File No.: 13-09)to allow the construction of a hospital support 4 building (HSB), modified parking lot (lot 1), central yard, and electrical relocation on the 5 UVMC campus site and temporary uses (construction trailer and staging and parking) on 6 the northeast and northwest corners of Hospital Drive/Hamilton Street. 7 8 ■ Emergency Department/ICU Expansion: In 2012, Planning Commission approved a 9 Use Permit and Site Development Permit (File No.: 11-11) to allow: 1)the expansion of 10 the emergency department and ICU to the front of the hospital in the area of the existing 11 helipad; 2) construction of a new parking lot on the UVMC campus; 3)construction of a 12 new parking lot on the northeast corner of Hospital Drive/Hamilton Street; and 4) 13 temporary parking and construction areas. 14 15 In 2012, the City Council approved a Use Permit (File No. 11-11)for: 1) a temporary 16 helipad on the northeast corner of Hospital Drive/Hamilton Street; and 2) the relocation 17 to the permanent helipad to the roof of the ED expansion. This application is proposed 18 to replace the 2012 approval of application 11-11 for the ED and ICU expansion and 19 helipad relocation. 20 21 Since this Project proposes an expansion to the rear of the existing hospital building, the 22 existing helipad would remain in use until the new helipad is relocated to the roof of the 23 ED/ICU expansion, eliminating the need for a temporary helipad. 24 25 The City has issued two (2) building permits for work approved as part of the HSB Use Permit 26 and Site Development Permit noted above. One permit was issued for the relocation of the 27 electrical service. This permit includes the removal of several trees in order to facilitate the 28 relocation and installation of the electrical service. The tree removal approved as part of the 29 building permit was included as part of the Use Permit and Site Development Permit approved 3o for the HSB project. A second permit was issued for the temporary uses associated with the 31 HSB Use Permit and Site Development Permit — construction trailer and staging and temporary 32 parking. 33 34 It is expected that within the next several months, the State ArchitecYs Office will issue a permit 35 for the "central yard" which was approved as part of the Use Permit and Site Development 36 Permit for the HSB. Since the central yard is associated and necessary for the hospital, the 37 State Architect's Office (rather than the City of Ukiah) has review and permit authority over the 38 building permit. 39 40 SETTING 41 42 The Ukiah Valley Medical Center (UVMC) is located on the east side of Hospital Drive north of 43 Perkins Street and south of Hamilton Street. The UVMC main campus at 275 Hospital Drive 44 includes the existing emergency department, ground level heliport, outpatient pavilion, birth 45 center, various support buildings, parking lots, and landscaping. The campus is surrounded by 46 the following uses: Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 3 1 2 ■ North: Vacant parcels at the northeast and northwest corners of Hospital Drive zoned 3 Heavy Commercial (C2) and medium density residential neighborhood (Wagonseller 4 Neighborhood) zoned Medium Density Residential (R2); 5 ■ South: Various commercial uses on Perkins Street zoned Urban Center (UC) and 6 Community Commercial (C1); 7 ■ East: Various retail commercial uses at the Pear Tree Center zoned Community 8 Commercial (C1) and Home Depot zoned Heavy Commercial (C2); and 9 ■ West: Professional and medical office uses on the west side of Hospital Drive on 10 parcels zoned Heavy Commercial (C2). 11 12 Access to the UVMC campus is provided from Perkins Street, an east-west arterial, to Hospital 13 Drive and from Clara Avenue, an east-west collector, to Hamilton Street to Hospital Drive. 14 15 STAFF ANALYSIS 16 17 The Project plans and description have been routed to City departments and outside agencies 18 for review and comment. Several of the comments received may result in modifications to the 19 site and, therefore, are being provided to the Design Review Board as part of this staff report 20 (see attachment 4). 21 22 General Plan: The General Plan land use designation of the parcel is Commercial. This land 23 use designation identifies lands where commerce and business may occur. Commercial lands 24 are more precisely defined through the uses allowed in the individual zoning districts. 25 26 Ukiah Municipal Airport Master Plan: The Project includes several parcels, some of which 27 are completely or partially located with the compatibility zones of the Ukiah Municipal Airport 28 Master Plan and, therefore, are subject to the compatibility requirements of the applicable 29 airport compatibility zone. 30 31 275 Hospital Drive / UVMC Campus: All of the work proposed on the UVMC campus (275 32 Hospital Drive) is located in airport compatibility zone B-2 (Extended Approach/Departure 33 Zone) Infill. 34 35 404 East Perkins Street: The entire parcel is located in airport compatibility zone B-2 36 (Extended Approach/Departure Zone) Infill. 37 38 Lot 7/280 Hospital Drive: Lot 7 (280 Hospital Drive), the proposed location of the new 39 employee parking lot, is located outside of the Airport Compatibility Zone and, therefore, is 4o not subject to any airport compatibility criteria. 41 42 260 Hospital Drive: The parcel located at 260 Hospital Drive would be used to provide 43 access to the new employee parking lot proposed for lot 7. This parcel is currently used to 44 provide access to the temporary parking located on lot 7. No improvements or modifications 45 are proposed for 260 Hospital Drive; therefore, as of the writing of this report, it appears that 46 the compatibility criteria would not apply to 260 Hospital Drive. The northern portion of this Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 4 1 parcel is located outside of the airport compatibility zone and the southern portion is located 2 in airport compatibility zone B-2 (Extended Approach/Departure Zone) Infill. 3 4 Below is a summary of the applicable B-2 Infill zone requirements: 5 6 ■ Uses: Allowed uses include expansion of existing hospitals provided that the building(s) 7 are one-story. Single story and low intensity offices also are allowed. 8 ■ Maximum Density: Maximum density for a hospital is 60 people per acre. Maximum 9 density for other non-residential uses is 90 people per acre. 10 ■ Minimum Open Land: 30% "open land" is recommended and includes parking lots and 11 landscaped areas. 12 ■ Deed Notice: Recordation of an avigation easement or deed notice is required. 13 • Storage of Highly Flammable Materials: Limited to a maximum of 2,000 gallons per 14 parcel. 15 16 Zoning: The zoning of 275 Hospital Drive (UVMC campus), 280 Hospital Drive (lot 7 employee 17 parking lot), and 260 Hospital Drive (access to lot 7 parking) is Heavy Commercial (C-2). 18 Quasi-public buildings and uses are allowed in the C-2 zone with approval of a Use Permit. The 19 UVMC currently operates under one or more Use Permits. If approved, the proposed ED/ICU 20 expansion would supersede the previously approved ED/ICU expansion and helipad relocation 21 Use Permits and Site Development Permit. 22 23 The parcel at 404 East Perkins Street is located within the boundaries of the Downtown Zoning 24 Code and zoned Urban Center (UC). The project proposes to change the emergency vehicle 25 access to the site from Hospital Drive to Perkins Street using the existing two-way driveway at 26 404 East Perkins and to use parking located on this parcel to comply with the parking 27 requirement for this Project. 28 29 Access and Circulation: The Project includes offsite parking in the new parking lot 30 proposed for 280 Hospital Drive and the use of existing excess parking at 404 East Perkins. 31 In order to approve a Site Development Permit, specific findings are required to be made 32 related to vehicular and pedestrian circulation (see below). Staff requests that DRB review 33 the Project plans and provide comments on the pedestrian and vehicular circulation for the 34 Project, including the circulation between 275 Hospital Drive and the offsite parking areas. A 35 pedestrian circulation plan has not yet been submitted for the Project; however, it has been 36 requested from the applicant. 37 38 The Project proposes to relocate the helipad to the roof of the addition and to construct a 39 new parking lot in the existing helipad area. The Project would also remove one access 40 driveway from Hospital Drive. The emergency vehicle access would be relocated from 41 Hospital Drive to Perkins Street through the 404 East Perkins Street site which is developed 42 with a building used for physical therapy, parking lot and landscaping. Existing and 43 proposed circulation plans are included in the Project plans (attachment 5). 44 45 Vehicle Parking: The UVMC campus includes the hospital, birth center, and outpatient 46 pavilion. The following zoning ordinance parking requirements apply to the Project: Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 5 1 2 ■ Hospitals: 3 parking spaces for each permanent bed. 3 ■ Medical Office (Outpatient Pavilion): 1 space for every 200 square feet of gross 4 leasable area. 5 6 The previous Use Permit for the ED/ICU expansion project required 396 parking spaces in 7 order to meet the parking demand generated by the Project. At this time, it appears that this 8 application would also require a minimum of 396 vehicle parking spaces. 9 10 The Project proposes to provide the required parking by using existing and constructing new 11 parking on the UVMC campus (275 Hospital Drive), constructing a new permanent parking 12 lot at 280 Hospital Drive (lot 7), and using existing parking located offsite at 404 East 13 Perkins (physical therapy building). Based on the comments provided by the Fire Marshal 14 and depending on the analysis and recommendations included in the Focused Traffic Study, 15 some of the parking spaces at 404 East Perkins proposed for use by this Project would 16 need to be removed in order to provide adequate emergency vehicle access through the 17 site. 18 19 Bicycle Parking: 1 space for each 10 vehicle parking spaces is required. The previous 20 ED/ICU expansion Use Permit and Site Development Permit, required 396 vehicle parking 21 spaces. Based on this, 40 bike parking spaces would be required. There is existing bike 22 parking on the site. Staff has requested the plans be revised to identify: 1) the location and 23 number of existing bike parking spaces; and 2) location and number of proposed new bike 24 parking. Sheet A1.6 identifies the location of bike racks but not does note if these are 25 existing or new or the number of bike parking spaces at each location. 26 27 Required Tree Lists: The City Council has adopted Required Tree Lists for street trees and 28 parking lot trees. The London Plan tree is the primary parking lot tree proposed for the 29 Project. This tree is included on the approved Required Parking Lot Tree List. The Black 3o Oak is the street tree proposed for the Project and is included on the approved Required 31 Street Tree List. The Black Oak is also proposed for several landscape planters located in 32 the parking lot, making it a parking lot tree in this location. The Black Oak is not listed on 33 the Required Parking Lot Tree List. Planning Commission has the authority to approve an 34 alternate species if the applicant requests approval of an alternate tree species and submits 35 the required information. Staff requests the DRB review the use of the Black Oak as a 36 parking lot tree and make a recommendation to the Planning Commission. 37 38 The landscape planting plan also includes the following tree species: California Lilac, 39 Western Redbud, and Flowering Pear. These species are not street trees or parking lot 4o trees; therefore, the applicant may propose any tree species. The Western Redbud and 41 Flowering Pear are included on the Required Street Tree List. The California Lilac is not 42 included on any of the adopted Required Tree Lists. Staff requests the Design Review 43 Board review the proposed species and make a recommendation to the Planning 44 Commission. 45 Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 6 1 Landscaping: The C-2 zoning district includes landscaping standards. New parking areas 2 would be required to comply with the landscaping requirements unless granted relief by the 3 Planning Commission. The landscaping requirements include the following: 4 5 ■ landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless 6 based upon the small size of a parcel, it would be unreasonable and illogical with a 7 minimum of fifty percent (50%) of the landscaped area shall be dedicated to live 8 plantings; 9 10 ■ landscaping proportional to the building elevations;. 11 12 ■ One (1) tree placed between every four (4) parking stalls within a continuous linear 13 planting strip; 14 15 ■ primarily deciduous species, designed to provide a tree canopy coverage of fifty percent 16 (50%) over all paved areas within ten (10) years of planting; 17 18 ■ perimeter planting strip with both trees and shrubs. 19 20 ■ defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas 21 and/or separated from automobile travel lanes; and 22 23 ■ one (1) street tree every 30 feet of parcel frontage. 24 25 Lighting: The Project proposes lighting in the parking lot and in the front of the new ED 26 entry (see project plans, sheet A1.6). Cutsheets for the proposed lighting have been 27 requested from the applicant. No parking lot lighting is shown for the proposed parking lot at 28 280 Hospital Drive (lot 7) and staff needs to confirm with the applicant whether or not 29 lighting is proposed for this parking lot. 30 31 Signage: A sign program is required to be submitted as part of the Site Development Permit 32 application. At this time, the required sign program has not been submitted for review. A 33 sign program was approved as part of the previous ED/ICU expansion project and has been 34 included as attachment 3. The applicant could use the previously approved sign program or 35 propose a new sign program as part of this application. Staff has requested this information 36 from the applicant. 37 38 Design Guidelines: The Design Guidelines apply to commercial projects. Since this is not a 39 commercial project, the design guidelines are not applicable to this project. 40 41 Site Development Permit: In order to approve a Site Development Permit, the following 42 findings are required to be made and supported by information included as part of the 43 application and public record. As part of its review of the proposed Project, staff requests the 44 DRB also consider the required findings. 45 Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 7 1 1. The proposal is consistent with the goals, objectives, and policies of the City General 2 Plan. 3 4 2. The location, size, and intensity of the proposed project will not create a hazardous or 5 inconvenient vehicular or pedestrian traffic pattern. 6 7 3. The accessibility of off-street parking areas and the relation of parking areas with respect 8 to traffic on adjacent streets will not create a hazardous or inconvenient condition to 9 adjacent or surrounding uses. 10 11 4. Sufficient landscaped areas have been reserved for purposes of separating or screening 12 the proposed structure(s) from the street and adjoining building sites, and breaking up 13 and screening large expanses of paved areas. 14 15 5. The proposed development will not restrict or cut out light and air on the property, or on 16 the property in the neighborhood; nor will it hinder the development or use of buildings in 17 the neighborhood, or impair the value thereof. 18 19 6. The improvement of any commercial or industrial structure will not have a substantial 20 detrimental impact on the character or value of an adjacent residential zoning district. 21 22 7. The proposed development will not excessively damage or destroy natural features, 23 including trees, shrubs, creeks, and the natural grade of the site. 24 25 8. There is sufficient variety, creativity, and articulation to the architecture and design of the 26 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external 27 appearance. 28 29 CONCLUSION 30 31 Staff requests the Design Review Board review the proposed project and make a 32 recommendation to the Planning Commission on the site layout and design. 33 34 ATTACHMENTS 35 36 1. Project Description 37 2. Preliminary Helistop Design Report dated February 2014 38 3. Approved Sign Program 39 4. Staff Comments 40 5. Project Plans Ukiah Valley Medical Center Emergency Department Expansion,New Parking Lot,Helipad Relocation,Emergency Access Relocation,and Off-Site Parking 275 Hospital Drive,280 Hospital Drive,404 East Perkins Street May 8,2014 Design Review Board Meeting File No:Munis 46 8 �� h�� 3� NINGSACKERLEY architecture+design 576 Sacramento St. 5th Floor San Francisco CA 94111 415 5381777 April 1 , 2014 Ms. Kim Jordon, Senior Pianner City of Ukiah Development Department 300 Seminary Avenue Ukiah, ca ss4s2 RECEtVED APR 1 � 2014 RE : Project Description for ED ICU expansion and hospital site development c[�^� oFU�r� H�IILDI1rI1C/ PLANNING DEPAIiTMENy' Ms. Jordon Projecf Proposal: ED/ICU Building relocates these departments to the east side of the site storage (all uses of the new square footage need to be identified and total to the area of the expansion), new parking lot on lot 7, helipad relocation, outdoor areas, temporary uses during construction . Buildings and Architecture: - - -- -- - mergency Deparfinent(ED)Tlntensive Care Dnit(ICU) Expansion — The design of the ED/ICU Expansion is a study in architectural simplicity. This expansion connects the end of the existing ICU department (from the north) to the radiology department (south) creating a "service spine" relieving congestion from the hospital main corridor. The stucco antl metal exterior has a subtle sloping roof that peaks at the helipad lantling and elevator penthouse. Emergency Departments by tlefinition look inward to create calm, healing environments. The patient walk-in entrance is mostly glass facing south with a deep overhang for covered patient drop-off. Skylights over the nurse's station provide natural light into the center of . the building over the nurses stations. The ambulance and trauma entrance is on the opposite end of the patient walk-in and the helipad sits atop the ambulance drop off placing these services with direct access to the ED Trauma Rooms. The ICU requires a strong connection to the emergency department and the existing patient beds . A green wall, water feature, landscape and trellis outside the patient beds provide for a quite healing space. Skylights over the nurse's stations bring natural light into the center of the unit. There is approximately 2,000 sq . ft. of shell space at the very north end of this expansion . This gives the facility flexibility for support service functions with easy access to the service corridor. Interior Renovafions — Once the ED/ICU Building is complete the vacated emergency department will be renovated for a new cafetena. Located at the front of the hospital, the new cafeteria will have windows and access to an outside dining area and landscape. Coordinated with a renovated main entrance this will completely change and open the hospital to the community. The existing ICU and Cafeteria, when vacated, is currently unassigned . Exterior Upgrades of Existing Buildings — An independent facilities sunrey recommended the exterior of the existing building be repainted . Using this to our advantage we can coordinate the use of color to define building function strengthen way finding antl better define entrances to the facility. The roof of the OB Wing as recently experienced sever leaking allowing for the opportunity to remove the spanish tile and replace it with a lighter weight material creating greater building continuity. The tile roof on the entrance element will also be replaced with a roof material and color that will better define it as the Hospital Main Entrance. Parking: On Site — Relocating the helipad to the roof of the proposed ED/ICU builtling allows for the tlevelopment of parking , landscaping and lighting at the hospital entrance . JENNINGSACKERLEY architecture+design 576 Sacramento St. 5th Floor San Francisco CA 94111 415 5381777 Lot 7 - Currently a noncompliant condition, Lot 7 will be developed for 48 additional parking spaces with lighting , landscaping and a walkway to the sidewalk on Hospital Drive Bicycle - 20 additional Bicycle parking spaces will be provided including 5 bike lockers, Electric - existing parking and changes to parking (new parking lot 10, modified parking lot 4, new parking lot on lot 7, use of 404 East Perkins for parking) Landscaping: The proposed street tress in this application match the existing street trees in front of the hospital. All landscaping proposetl complies with the The City of Ukiah standards and shading requirements. Airport Compatibility: This building expansion is in the Airport Planning Zone and complies with use, site density, building height and lot coverage. Currenf studies; Traffic study - limited to the proposed new emergency access on Perkins Street through 404 East Perkins Street Preliminary Drainage Study — scope of determined by Public Works Arborist Report Noise Study - supplemental to the noise information already submitted that analyzes the existing noise condition (for comparison to the noise information already provided for the proposed new helicopter flight path) . Geotech Report - at the ED/ICU Expansion area. Open Permit Status: HBE approved ED/ICU — UVMC has withdrawn the previously approved planning department application Hospital Support Building — the HSB is currently on hold . However the related element of electrical infrastructure upgrade, utility "make-ready" work, new emergency and the removal of the (E) hospital support buildings are moving forward . . ! t .< r:. ( . . . .�'jt. ¢ v Facility Planning for Proposed New Rooftop Helistop Ukiah Valley Medical Center Ukiah , California Preliminary Helistop Design Report Prepared for Ukiah Valley Medical Center RECEIVED by Mead & Hunt, �nc. MAR O 6 2014 February 2014 CITYUBUKIAA H��G/ PLANNING DEPARTMENT 1 . OVERVIEW This Helistop Design Report examines the proposed location , site design , and use of a helistop on the new :�' Ukiah Valley Medical Center (UVMC) building . This report will help guide the design of the helistop and should be. viewed as a companion to the Helistop Plan . Design parameters in this report may be discussed with project architects , engineers , and permitting agencies , and altered for the final Helistop Plan . The design specifications detailed within are recommendations based on current design standards of the California Department of Transportation — Aeronautics Division (Caltrans) and the Federal Aviation Administration (FAA) . This report should be viewed as a working document, which may be updated and revised as needed. The final Helistop Plan and Helistop Design Report will then be submitted to Caltrans and local permitting agencies for helistop approval . 2. PROJECT DESCRIPTION The UVMC campus is located north of Perkins Street and west of Hospital Drive in Ukiah , California. UVMC is proposing to construct a new hospital building that will house the emergency room and additional beds . As part of this addition , a new helistop will be constructed on the roof of the new structure. The helistop will be located on the canopy over the emergency room driveway and entrance . The existing ground-based helistop near Hospital Drive will be decommissioned and removed once the proposed rooftop helistop is operational . Preliminary discussions with architects and project managers indicated a rooftop facility will best serve the hospital . This is primarily due to the lack of hospital property available after building expansion and additional automobile parking required for UVMC employees . A rooftop based helistop provides direct access to the emergency room, does not eliminate space that could be utilized for auto parking , and is more likely to provide clear approach paths , which would reduce the potential of tree clearing , object removal , and obstruction lighting . A. GENERAL NOTE The interrelated terms "heliport" and "helistop" are both used in this report. " HeliporY' is a broad category that includes all types of helicopter landing facilities , including helistops . "Helistop" is a functional term that applies to a limited type of heliport where : 1 ) the landing area and the helicopter parking area are usually the same; 2) helicopters generally remain on the ground only for as long as Page 1 of 21 MEAD & HUNT, Inc. it takes to load or unload patients ; and 3) no fueling or mainfenance are conducted (except under emergency circumstances if needed for flight safety) . The helicopter facility proposed for UVMC is a helistop . In this report, "helistop" is used when the reference is to the proposed facility . The more encompassing term "heliport" is used when referring to FAA and other generic design standards . Also , the operating permit that will need to be issued by Caltrans for the UVMC helicopter facility will be called a "Heliport Permit," as that is the state permit type for all helicopter landing facilities , ,, . $ ., ., . ; : - including helistops . B . SUMMAF�Y OF PROPOSED DESIGN As further detailed in this report, major features of the helistop are proposed to include the following : ' � A �o.oftop, level helistop located on top of the new hospital emergency room canopy . The new building will be constructed behind the existing structures . The rooftop helistop will be located approximately 400 feet east-northeast of the existing ground-based helistop. • The helistop will be 43 feet square to accommodate the design helicopter — the Agusta A109 . » The elevation of the helistop will be approximatety 26 feet above ground and 639 feet above mean sea level . » The approach �nd tieparture -paths _are �roposed #o fiollow �similar headings to the established approachand depar�urE �aths�othe �xisting helistop. This is �ubjectto ;change upon nbstruction �nalysis and �onvecsations with aeromedical staff. Two .altemative ,approach �aths are �roposed . 3. :HELlSTOP US�GE A. ANTICIPATED ACTIVITY LEVELS The primary users of the existing UVMC helistop are Redwood Empire Air Care Helicopter (REACH) and CALSTAR. UVMC has historically averaged about 21 flights per month. A busy day may see three flights , and sometimes the hospital can go up to four days without a flight — usually due to poor weather conditions . No change in this activity level is anticipated Three helicopter models use UVMC on a regular basis. According to UVMC staff, the estimated operation breakdown today is: MD 902 Explorer (70% of operations) , Agusta A109 (15%) , and the Bell Ranger 206L (15%) . REACH and CALSTAR operate other helicopters throughout Northern California, however these three helicopters are utilized more frequently in Mendocino County and at UVMC . B. DESIGN HELICOPTER A primary variable in the design of heliports, especially hospital heliports , is the size of the helicopters that are to be accommodated . The dimensions of several key components of a heliport depend directly upon the size of the largest helicopter that operates there . The listed design helicopter on the Caltrans permit for the existing ground-based helipad is the Agusta 109 . Although the MD 902 operates more frequently at UVMC , the Agusta A109 is a slightly larger helicopter (rotor diameter and length) . Exhibit 1 lists the characteristics of common aeromedical helicopters used by REACH and CALSTAR along with other Northern California agencies. Page 2 of 21 MEAD 8� HUNT, Inc. Exhibit 1 - Common Aeromedical Helicopters : Northern California Landing Gear Gross Overall Rotor (�ength x Std. Fuel Aircraft Weight Length Diameter W�dthj Capacity Local �perator (Pounds) (Feet) (Feet) (Feet) �Gallons) Agusta A109 CALSTAR (Design 8,283 42.8 36 .1 11 .6 x 8,0 146 REACH Helicopter) U .S . Coast Guard MD 902 Explorer 6 ,250 40_6 33 .8 7:3x '9.3 159 CALSTAR Be11206 L 4 ,4b0 42 .5 37 .0 9 :9 x 7.7 191 REACH (JetRanger) Calif. ' Hwy Patrol Beil 222 8 ,250 50 :3 42:0 12 .2 x 9 . 1 187 CALSTAR Eurocopter EC 135 $ , 503 39 .7 33 :5 10 .5 x 6. 9 177 REACH Eurocopter H-65 g 480 45 .0 39 . 1 11 :9:x 6.2 300 U . S . Goast Guard (Dauphin) MBB BCD1.D5 5 ,541 38:9 32:3 8.3 x 14 :8 151 CALSTAR ' Sour�e: Mead & Hunt, Inc. (November 2013) The design helicopter for the proposed rooftop helistop is the Agusta A109 . The Agusta A109 has a rotor diameter of 36 . 1 feet, an overall length of 42. 8 feet, and is designed with a gross weight of 6,283 pounds. UVMC is also infrequently utilized by other helicoptersfrom an assortment of agencies that provide emergency transport. Some of these are listed in Exhibit 1 . Most of these helicopters are similar (or smaller) in size and weight to the Agusta A109; therefore , by designing the helistop forthe Agusta A109 , most of the other helicopters would be able to safely operate at UVMC . Discussions with CALSTAR personnel indicate that the trend in the industry is for larger helicopters to be phased out in favor of lighter, smaller twin-engine helicopters . Need for use of the helistop by larger helicopters , such as those operated by the U . S . Coast Guard and the California Air National Guard in rescue operations , is expected to be rare and they need not be accommodated . Nearby Ukiah Municipal Airport is available for their use if necessary, and patients would be ground transported between the two locations . 4. AERONAUTICAL REQUIREMENTS FOR HELIPORT DESIGN The principal aeronautical requirements for the design of heliports are established by the FAA in Advisory Circular No . 150/5390-2C , published April 24 , 2012 , and entitled "Heliport Design ." This document establishes dimensions and other standards for the features common to helicopter facilities . Standards such as landing area size , peripheral area dimensions , approach/departure path criteria, marking and lighting specifications , etc. are included . Most of these standards apply to all types of heliports but the document also contains a chapter focusing specifically on hospital heliports/helistops . For heliports requiring a permit from Ca►trans , the principal dimensional standards set forth in the FAA' s Heliport Design advisory circular are treated as requirements . Hospital helistops are among the types of heliports for which a state permit is required . Page 3 of 21 MEAD & HUNT, Inc. k. FiELISTOP SPECIFIGATIONS A heliport consists of three primary aeronautical components based on dimensions of the design helicopter: Touchdown and Liftoff Area (TLOF) —The TLOF, often referred to as a helipad , is the surtace on which the helicopter actually lands . it can be square or round . The choice is largely a matter of aesthetics and cost. In either case , the minimum dimension must at least equal the rotor diameter of the design helicopter, but not be less than 40 feet. Final Approach and Takeoff Area (FATO} — A defined area over which the pilot completes the final phase of the approach to a hover or a landing , and from which the pilot initiates takeoff. It encompasses the TLOF and needs to be clear of protruding objects or surface irregufarities , but does not need to be load bearing . The FATO elevation is the lowest elevation of the edge of the TLOF . In the case of a rooftop heliport, the FATO need not be load bearing and can extend beyond the edges of the building or raised platform on the building roof. If the FATO is not a load bearing surface , the minimum width and length or diameter of the TLOF must be increased to the overall length ofthe design helicopter. �afety Area — �urrounding Yhe •FA?D =is •a 5afety area. :Except fior �mall firangible :objects that functionally �mustbe -located there, #he �afety �area must be clear of all .obstacles including fences, poles , trees , .and �arked vehicles .and any other vbjects protruding above fhe fielistop level. For Tooftop heliports , no �ortion .offhe :building or equipment can extend upward intothe �afety area, f�ut the area •can extend beyond fhe edges �f fhe 3�uilding . The normal minimum width �f �the safety area is one,third of the helicopter rotor diameter, .but not less than 1 D fieet. Using these parameters , the following dimensions are required for a rooftop helistop with an Agusta A109 as the design helicopter, and illustrated in Exhibit 2. Based on the proposed � rooftop FATO not being load bearing , the TLOF length and width would increase to the overall length of the design helicopter, in this case 43 feet. The FATO length and width is 14 feet greater on all sides of the TLOF ; therefore, the overall FATO length and width is 71 feet. The safety area is an additional 12 feet beyond the edge of the FATO and the overall length and width to the outside edge of the safety area is 95 feet. Page 4 of 21 MEAD 8� HUNT, Inc. FATO PERIMETER LIGHTS ( FLUSH MOUNTED ) r - - - - - - - - - - - - - - - - - - - � t i _ � _ � _ � � _ _ _ _ _ --� ---T - - - -T- r-- i f � i � � 4 $ � � APPROACH /DEPARTURE � t APPROACH /DEPARTURE SURFACE � ( 7� � � � 43� I � SURFACE ( 8 : 1 SLOPE ) i I � ( i ( 8 : 1 SLOPE ) i r � ► � f I ; �� .�..! �----1- �'�- �-� 1 �� ' i 1 �� TLOF " * i i — � - - - - � - - - - - - - - - - - - - � � SAFETY AREA Exhibit 2 a. QPPROACH AND DEPARTURE PATH REQUIREMENTS Although the high degree of maneuverability of helicopters gives them wide latitude in the choice of a flight path into and out of a heliport, establishment of a formal landing site requires that defined approach/departure paths be designated . The purpose for designation of these paths is to assure that adequate airspace is , and will continue to be, available for safe operation of helicopters to and from the heliport. It is desirable , although not absolutety essential , that a heliport have two approach/departure paths separated by an arc of at least 135 degrees . The two most important aeronautical factors in design of the approach/departure paths are the direction of the prevailing wind and the location of potential obstructions. A. WIND SPEED AND DIRECTION As with fixed-wing aircraft, helicopter takeoffs and landings are easiest and most efficient when con- ducted into the wind . Unlike fixed-wing aircraft, helicopters of the type that will be operating at the hospital need very little final approach distance into the wind ; some 500 to 1 ,200 feet is preferable although they can get by with less if necessary . Wind data from the nearby Ukiah Municipal Airport indicate that the prevailing winds in the area are from the north-northwest and secondarily from the south-southeast. The existing ground-based helipad is closety aligned with the prevailing winds with established approach and departure headings of 155 degrees and 355 degrees magnetic north . The approach/departure path for the existing ground-based helipad is similar to the runway alignment of Ukiah Municipal Airport. The magnetic heading for the runway at Ukiah Municipal is 151 degrees/131 degrees . B . OBSTACLE CLEARANCE The standards for heliport approach/departure paths are set by Part 77 of the Federal Aviation Regulations (FAR) , Safe , Efficient Use, and Preservation of the Navigable Airspace. These Page 5 of 21 MEAD & HUNT, Inc. regulations estabfish a set of imaginary surfaces in the airspace around the heliport. In general , the heliport and its approach/departure paths should be designed so that no objects penetrate the FAR Part 77 surfaces . Motor vehicles on public roads are assumed to have a height of 15 feet; those using private roads or parking lots are assumed to be 10 feet high , except where taller vehicles are known to travel . For heliports , the FAR Part 77 standards specify two types of surtaces : ApproachlDeparture Surfaces — These surfaces begin at the edge af, and have a width equal to the FATO and slope upward one foot per every eight feet horizontally (8 : 1 ) . The approachldeparture surtace length is 4 , 000 feet and the width at the outer end is 500 feet. The surtace follows the approach path . Transitional SurFaces — Transitional surfaces are situated along the sides of the FATO and approach surfaces . They slope upward one foot per every two feet horizontally (2 : 1 ) for a horizontal distance of 250 feet from the FATO and approach surtace centerlines . C . HELIPORT PROTECTtON .ZONE The Heliport Protection Zone (HPZ) is an area underthe approach/departure path that begins at the edge of the �ATO and extends out a distance of .280 feet. The purpose of #he HPZ is to enhance the protection of �eople and property on the ground by clearing incompatible objects . Hazardous materials , :including fuel , should not be located .within the HPZ. D. EXISTING �i4PPROACH ,X�NDDEPARTURE •PATHS For approach :and departure �perations to fhe existing heliport, fhere is �a 'good neighbor �olicy' agreement between UVMC and aeromedical agencies . This agreement stipulates that helicopters should attempt to avoid noise-sensifive land uses such as residences when it is safe fo do so. Helicopters in route to UVMC typically travel north or south above the Highway 101 corridor. When arriving from the south , the aircraft turn west and fly over Perkins Road , and then turn north and follow Hospital Drive to the existing pad . Helicopters arriving from the north also follow Highway 101 south , then turn west over the Home Depot store , and follow Hospital Drive to the south. For departures, most aircraft head north then east over Hospital Drive , then over Home Depot and turn to follow Highway 101 in either direction . The existing `good neighbor policy' approach and departure paths are illustrated in Exhibit 3 with the proposed paths . These paths are used most of the time , except when weather conditions warrant other paths . E. PREFERRED APPROACH PATH Two approach paths to the helistop from the south were evaluated . The approach path from the south is used for landings based on the prevailing wind from the north-northwest. This same path may also be used for departures to the south when winds reverse direction . The preferred approach path to the rooftop helistop should closely follow the 'good neighbor policy' agreement UVMC has with the aeromedical operators today . Effort was made for an approach path to be at a similar heading as the path to the existing ground-based helipad today . However, this path would require multiple redwood trees to be topped or even removed (see Section G below) . So the final approach path was rotated counterclockwise to a north-northwest heading of 332 degrees . The preferred approach path is illustrated in Exhibit 4. The preferred approach has helicopters turning west and traveling over Perkins Street from Highway 101 , then turning right to a north-northwest heading (332°) for final descent. Page 6 of 21 MEAD & HUNT, Inc. The preferred approach path would only require about five trees near the proposed helistop to be trimmed or removed . Not all trees that would need to be trimmed in the preferred approach are necessarily penetrations to the approach path . These trees penetrate a secondary surface that recommends obstruction lights on objects near the approach surface . A permitting agency may require obstruction lights since these trees are close to the approach surface . It would make more sense to trim the trees instead of placing an obstruction light near each tree. Redwood trees , due south of the helistop , would not have to be topped or removed since the preferred alternative approach path avoids these trees . The preferred approach path 's final approach is not over hospital property . Objections from nearby businesses are possible . Also , trees located near Perkins Street in proximity to the approach path (700 feet SSE of the helistop) are not penetrations to airspace today , but may be in the future . UVMC would not have control over these trees , which may be more problematic to maintain since they are not on UVMC property . The ability to restrict heights of poles , signs or other potential obstructions to the approach path not on hospital property is also limited . F . PROPOSED DEPARTURE PATH The proposed departure path is iilustrated on Exhibit 5 . This path would require two existing trees nearest the proposed helistop to be trimmed or removed . These trees may already be marked for removal to make room for other hospital building expansion . The departure path is primarily used for takeoffs based on the prevailing wind from the north- northwest. This path may also be used for landings to the south when winds reverse direction. G . REJECTED APPROACH PATH Another approach path from the south was also evaluated , but rejected afterfurther analysis. The rejected approach path maintains a similar approach from the south as the path to the existing ground-based helipad . Helicopters would turn west over Perkins Street and then make the final descent from south to north . The final approach path from the south would parallel the easterly UVMC propeity line to the rooftop helistop. Exhibit 6 shows the preferred approach and the trees that would need to be cut or trimmed . The rejected approach path provides a final approach over UVMC property and the heliport protection zone would remain mostly on airport property . Helicopters would make their final approach over property controlled by UVMC . The major disadvantage to the rejected path is about 17 trees will need to be removed or trimmed . If trees are trimmed to be below the approach path , regular maintenance will be needed to ensure trees remain clear of the approach surface . As with the preferred approach path , not all trees listed to be trimmed/cut in the rejected approach are necessarily penetrations to the approach path . However, a permitting agency may require obstruction lights on objects that penetrate a secondary surface; therefore , these trees are flagged to be cut. 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Q " � �c - �o,wp f �+ � � .. y xq E N P -.b .d''X _ ''�j'� f � � ��. � � K . � .,� � - - � a ytt� M `�'� _ r � K '�'` r � �� , � � � � *,.�s� �i. . t �� t%?4'�k. . .� ' c� � � 9 �. �'a ..� ri ,�'� �� '� � ' �., .' � Fv , :Y, 4 '� �� .�� .e � � a �� , �� '4 : a 'a�ag d � ..��. 3r3�' � # �"�y e��'� , p � .� ��i . �. .. � ll .�. � . � .. .r . . , . .� . a . . '�iiv 'u%: k.� J . 4�. 34...� � .x.. �7 � �b .� '��.'S%T � �� . . � LEGEND � Tree to be Removed or Trimmed �" 75 � - - - - UVMC Property Line � 0 Feet 150 N " TRUE = Preparedey: Mf.'�C��`11I11t :: v.:, . . _.._.,, , . . _... . . lM1 i (;�Ii_" °ti..�e �'.�%r Exhibit 6 Helistop - Rejected Approach Ukiah Valley Medicai Center Helistop 6 . OTHER HE�lPORT DESIGN ANQ LOCATlON REQUIREMEt�TS A. MARKING The perimeter of the TLOF is to be marked with continuous 12-inch wide white line . Standard hospital heliport identification markings are required . This includes a red ' H ' in a white cross that is oriented on the axis of the preferred approach/departure path . A bar should also be placed under the 'H ' to help distinguish the preferred approach path . The negative space between the cross and the perimeter TLOF inarking should be painted red to help identify the hospital hetiport. Additionai markings include numbers that represent the rotor diameter of the critical helicopter and the weight- carrying capability of the pad , and the letters ' PVT' declaring the pad is not for public use . The required markings are illustrated on Exhibit 7. B . LIGHTING The ability to conduct nighttime operations is essential for UVMC as a trauma center. For nighttime operations , perimeter lighting of the helistop is required . The lights identify the edge of the TLOF . A minimum of eight perimeter TLOF lights are required and must be located at the corners of a square TLOF and evenly spaced in between . The lights are green in color and need to be flush mounted with the surtace of the TLOF . In addition to aviation related lights , flood lighting is needed to enable medical staff to see while working around 3he helicopterto load and/or .unload patients at night. Controls for the lightstypically are located in an �quipment panel near #he helistop. Thefloodlights need to be controlled separately from the ;perimeter lights so as not to shine :in fhe eyes .of pilots .whilethe helicopter is landing at fhe heliport. Objects near the approach/departure ortransitional surfaces may be required to be outfitted with red obstruction lights to help pilots identify and avoid these objects. The Heliport Design advisory circular stipulates airspace where obstruction lighting is recommended . This airspace is 400 feet wider than the approach surtace and slopes up at a rate of 8 : 1 , beginning 800 feet from the point where the approach surface begins . Objects to be equipped with obstruction lights are ultimately determined by the permitting agency, the California Division of Aeronautics, and will be identified on the final ' plan sheet. C . WIND DIRECTION INDtCATOR It is recommended that a lighted wind cone be installed near the heliport so that piloYs of approaching helicopters can tell the direction and speed of the wind and modify their landing approaches as appropriate . The wind indicator should be located on top of a building or other position where the wind indications would not be affected by nearby structures . The preferred location of the wind indicator is on top of the elevator penthouse located west of the helistop. Page 12 of 21 MEAD & HUNT, Inc. 43.0' �'�: I � 27.5' MPieel) j �i � k.x,. . . .� �. '�''�_ 725' '�- 12" : i -r—.v'� �� ; I ! , i ', I � 1�- 9' � �. 48' :_-. � � MELIPAD MAflqNG '. 3.6' � I I I j I � SOLJD RED '� � � ' i '' .' . ��I. � i TLOFMARKING 76. �� I l2' SOL1D WHRE �� I II ' CROSS MAflKING '�, i I � SOl1D, NMRE :z ; '� fi.6° I 21.5' (lypi .: i i � �. I i 2.5' -+'��- � 6�g� _.J � M• MAFWNG I SOLID, flED .j 4. 1 '-0` 7 -�—� -1- � �`� t0'-0' p�.p' CROSSMARIfING �'2� � -� souo. wrirtE � - j_ I 2.a• i �4� ' A I � � �' I � i i �— ,2. -- _� � I I M tlunde�a Mwtlw idbMnB ��s: - 5' BIACKOIfRINE ' � �p� Fy9� MM1�b��aka � ZS, I � � � � rwa. wanmro�,m.mk, . '. 18' TALLBLACK i NUMBERS D 4 aEE � ; � � z.o I I � �' I HELIPAD NUMBERDEfA1L y IFLVSH MOUN(EDT�OF PERIMEfER LIGMS I �� I � HELIPADMARKINGDEfAIL i UKIAH VALLEY MEDICAL CENTER UKIAN. CALIFORNIA HELISTOP MARKING PLAN Mead ��,�,�, LFvhie&rllMw�� "� 'Ilitlt ' �,.,,,,,.,, �.... x..� ._.......,. .. _.._:_, ...._. _ - - o...�� wrz � Exblbit 7 7. OTHER �EQUIREMENTS FOR HELIPORT DESIGN In addition to aeronautical requirements that help ensure the safe operation of helicopters to and from the helistop , other requirements are necessary to help safeguard hospital personnel that will be using the helistop facility . A. Access For elevated heliports , Title 29 CFR Part 1926 . 34 requires two separate access points to the TLOF . Access should be provided via a ramp to provide for quick and easy transportation of a patient on a gurney . Ramps should be built in accordance with state and local requirements. Straight segments of the ramp should be at least six feet wide . The width of the ramp , and any turns in the ramp , need to be wide enough to accommodate a gurney with a person walking on each side. Ramps should be finished with a slip-resistant surface , and the slope should not be steeper than 12 : 1 . B . FALL PROTECTION For heliport platforms that are elevated four feet or more above surroundings , Title 29 CFR Part 1910 .23 , Guarding Floor and Wall Openings and Holes, requires the provision of fall protection . The FAA recommends fall protection for structures elevated 30 inches or more above surroundings. The recommended option for fall protection is the insulation of a safety net that is not less than five feet wide with a load carrying capability Df 25 pounds per square foot. The safety net may not project abovethe level ofthe TLOF . Permanentfiences and rails are not permitted for fall protection because they may project into critical airspace surfaces and be hazardous during helicopter operations. 'C. FllEL RECOVERY A .containment vessel (gutter and pipe) should be designed into the helistop and drained offthe roof and into .a �separator. The separator cannot be attached to 3he building and is usually placed underground. The separator will need to be accessed by trucks so it can be drained regularly. Q . FIRE SUPPRESSION Heliports are subject to state and local rescue and firefighting regulations. FAA design requirements site regulations in National Fire Protection Association (NFPA) 418 Standard for Heliports. NFPA 418 states : "for an elevated helipad with an overall helicopter length of 50 feet or less (H1 category) , two portable foam extinguishers with a rating of 20-A: 160-B satisfies the fire protection requirement." The City of Ukiah's Fire Department does not require any additional fire suppression at a helipad , beyond what is required in NFPA 418 . California Division of Aeronautics also follows NFPA 418 Standard for Heliports. OSHPD requirement state : " Foam fire-protection capabilities shall be provided for rooftop heliports . Such systems shall be designed , installed and maintained in accordance with the appficable provisions of CFC [Califomia Fire Code] Sections 903, 904 and 905 ." The California Fire Code explicitly states that "buildings with a helistop or heliport that are equipped with a standpipe shall extend the standpipe to the roof level on which the helistop or heliport is located" (905 . 3 . 6 Helistops and heliports) . At some hospitals and other buildings with rooftop helistops , greater fire suppression than what is required is installed for the purpose of additional protection in the event of a fire emergency . The minimum requirements are provided here , but additional suppression systems (such as a fixed nozzle system) are an option for the hospital . Page 14 of 21 MEAD 8� HUNT, Inc. E. HOSPITAL EQUIPMENT Nearby electromagnetic devices , such as a magnetic resonance imaging machine (MRI ) , large ventilator motor, elevator motor, or other large electrical consumer may cause temporary aberrations in the helicopter magnetic compass and interfere with other onboard navigational equipment. Be alert to the location of any MRI with respect to the heliport location . A warning sign alerting pilots to the presence of an MRI is recommended . F . COMMUNICATION Use a Common Traffic Advisory Frequency (CTAF) radio to provide arriving helicopters with heliport and traffic advisory information but do not use this radio to control air traffic. Contact the Federal Communications Commission (FCC) for information on CTAF licensing . 8 . NOlSE IMPACT ANALYSIS This section details the noise impacts associated with helicopter activity at the proposed rooftop helistop at UVMC and provides the supporting documentation on helicopter noise for the initial study of environmentai effects required by CEQA for construction of a new hospital facility. AIRCRAFT NOISE Of all the adverse effects related to aircraft activity , noise is arguably the most noticeable . To understand aircraft noise and its effects on people , it is important to understand the science of sound . Sound is a type of energy that travels in the form of a wave . Sound waves create minute pressure differences in the air that are recognized by the human ear or microphones . Sound waves can be measured using decibels (d6) to measure the amplitude or strength of the wave and Hertz (Hz) which measures the frequency or pitch of the wave. The strength , or loudness , of a sound wave is measured using decibels on a logarithmic scale. The range of audibility of a human ear is 0 dB (threshold of hearing) to 120 dB (threshold of pain) . The use of a logarithmic scale often confuses people because it does not directly correspond to the perception of relative loudness . A common misconception is that if two noise events occur at the same time , the result will be twice as loud . In reality , the event will double the sound energy , but only result in a 3 dB increase in magnitude . For a sound event to actually be twice as loud as another, it must be 10 dB higher. Scientific studies have shown that people do not interpret sound the same way a microphone does . For example , humans are biased and sensitive to tones within a certain frequency range . The A-weighted decibel scale was developed to correlate sound tones with the sensitivity of the human ear. The A-weighted decibel is a "frequency dependenY' rating scale which emphasizes the sound components within the frequency range where most speech occurs . This scale is illustrated in Exhibit 8 , Approximate Decibel Level of Common Sound Sources, which lists typical sound levels of common indoor and outdoor sound sources . When sound becomes annoying to people , it is generally referred to as noise . A common definition of noise is unwanted sound . One person may find higher levels of noise bearable , while others do not. Studies have also shown that a person will react differently to the same noise depending on that person 's activity at the time the noise is recognized , e .g . , when that person is sleeping . Page 15 of 21 MEAD & HUNT, Inc. Comenur� Qty Noise Equivalent Level (CNEL) While the A-weighted decibel scale measures human perception of loudness , it does not account for the degree of annoyance based on the durafion of a noise event or how� often the event occurs . Noise generated by the operation of aircraft to , from , and around an airport (or in this case , a heliport) is generally measured in terms of cumulative noise levels of all aircraft operations. Cumulative noise fevel metrics provide a single measure of the average sound levels in decibels for any point near an airport or heliport when exposed over the course of a day . A variety of cumulative noise level metrics have been formulated to provide a single measure of continuous or multipie noise events over an extended period of time . In the state of California , the metric used is the Community Noise Equivalent Level . The CNEL metric recognizes that frequent medium-intensity noise events are more bothersome than less frequent high- intensity noises events. The CNEL penalizes any activity that takes place in the evening (7 : 00 PM - 10 : 00 PM ) by increasing the decibel level by approximately 5 dB , and in the nighttime (10 : 00 PM — 7 : 00 AM) by increasing the decibel level by 10 dB . Since the decibel scale uses a base- 10 logarithm , each evening operation is equal to 5 daytime operations , and each nighttime operation is equivalent to 10 daytime operations . The rationaie for this adjustment is based on the reduced ambient noise at these times , and thus the increase in human sensitivity. Most people are at home or sleeping at these times . This increase in sensitivity creates a perceived notion that aircraft are louder and more disruptive at night. A summary of effects that noise has on people was developed by the Federal Interagency Committee on Noise in 1992. This is presented in Exhibit 9 , Summary of Noise Fffects, which gives a better understanding of what type of noise exposure is expected at each decibel level . Page 16 of 21 MEAD & HUNT, Inc. INDOORS OUTDOORS Decibels Threshold of Pain 140 Pneumatic Riveter 130 Military 1et takeoff with afterburner at 50 feet Oxygen Torch 120 747 taking off Rock Band Farm Tractor at SO feet 110 inside Subway Train Newspaper Press 100 Ambulance Siren at 100 feet Noisy Cocktail Bar 727 from start of roll 90 Motorcycle at 50 feet Food Blender at 3 feet Diesel Truck at 50 feet � �� Automobile - 65 mph at 50 feet 3 80 �,��; Light Airplane at 1,000 feet Shouting at 3 feet �� , � � Noisy Restaurant � ��'� �� 757 from start of roll 70 "�' ;°' Power mower at 100 feet . . Normal Speech at 3feet � Automobile - 30 mph at 50 feet 60 0 . ' Small Pro eller Air lane at 3,300 Background Music „ `� . ', p P Large Business Office � ,£ �, � feet from runway end 50 �� r _: .��, Light Traffic at 100 feet �� _� �:— �"�u"� ��: Very Quiet Radio 40 '�� .�� Quiet Urban Nighttime s Library Quiet Suburban Nighttime 30 � :d ^ ? ,� . Quiet Rural Nighttime C .— 20 Concert Hall, background Broadcastin Studio °' � � g 10 , � � ; Leaves Rustiing �a;- � -� � �?s�q fz.— �'�� s�-.'Y.,..:�'-.�-t�. Exhibit 8 Approximate Decibel Level of Common Sound Sources Page 17 of 21 MEAD & HUNT, InC. Day-Night Effects' Average Sound Level Hearing Loss Annoyance' Average Generai (Decibels) Glualitative Percentage of Community Community Attitude Description) Population Highly Reaction° Toward Area Annoyed)' Noise is likely to be the most >_75 May begin to occur 37% Very severe important of all adverse aspects of the community environment Noise is one of the most im- 70 Will not likely occur 22% Severe portant adverse aspects of the community environment Noise is one of the important 65 Wiil not occur 12% Significant adverse aspects of the community environment. Noise may be considered an 60 Will not occur �% Moderate adverse aspect of the community to environment. Slight Noise considered no more >_55 Will not occur 3% important than various other environmentai factors ' All data is drawn from National Academy of Science " Attitudes or other non-acoustic factors can 1977 report Guidelines for Preparing Environmental modify this. Noise at low leveis can still be an Impact Statements on Noise, Report of Working Group important problem, particularly when it intrudes 69 on Evaluation of Environmental Impact of Noise. into a quiet environment. Z A summary measure ofthe general adverse reaction of NOTE: peopie to living in noisy environments that cause speech Research implicates noise as a factor producing interference; sleep disturbance; desire for tranquil stress-related health effects such as heart dis- environment; and the inability to use the telephone, ease, high blood pressure and stroke, uicers radio or television satisfactorily. and other digestive disorders. The relationships between noise and these effects, however, ' The percentage of people reporting annoyance to lesser have not as yet been conclusively demon- extents are higher in each case. An unknown small strated. (Thompson 1981 ; Thompson et al. percentage of people will report being "highiy annoyed" 1989; CHABA 1981 ; CHABA 1982; Hattis et al. even in the quietest surroundings. One reason is the 1980 ; and U .S. EPA 1981 ) difficulty all people have in integrating annoyance over a very long time . USAF Update with 400 points (Finegold et al. 1992) I Source: Federal Interagency Committee on Norse (1992) Exhibit 9 Summary of Noise Effects Page 18 of 21 MEAD 8� HUNT, Inc. Noise Model Inputs The Integrated Noise Model (INM ) 7 . Oc was used to generate the CNEL noise contours for the proposed UVMC helistop , which are illustrated in Exhibit 10 . The INM is developed by the FAA and is the standard model for computer analysis of aircraft noise . Operational data is required for input into the INM for the program to generate the contours . This data includes specific helicopter models and number of operations for each , the time of day that helicopters operate , and the direction of approach and departure flight tracks . Helicopter operational data was obtained from UVMC staff and aeromedical personnel . The following table details the input data used for to generate noise contours . On average , 21 fiights (42 operations) currently occur each month . No change in operations are expected in the future . Helisto : INM In uts Helicopter Type Operaifon'Totals Daii,y ' O ration Fiight p rations : �'ercent.of INM Cade or � 7�� pa Evenin Ni ht � Hetieopter - y 9 � aby Helicopter �PeraLions Sub � erations Q erations ' O erations A109 Arrival from NNE 0.033 -0.010 0:009 Agusta A709 Arrivai From SSE ` 0.033 D:010 0:009 r 109 A109 De arture ?o NNE 0:033 �.010 D:009 '` A1D9 'Da arture To SSE U:033 - 0:010 0:009 °0:207 °15% � , + � "�%��"° ' �iA6L ' i4r¢�ual; ` �' ;NNE � � ' � � "a =' _` � � '�y' � �, � � t �.� " a� � ' �'�'1tm� � �. `�?�' � w � 41� � � AD09 � � ��i�iz�x�r� �' ,:a Ss a.� ^'t da .h,..s2 .� xi'y'�§ � 3 ;a � z �af '�3rV^ `� M-" b /.. � -r {� s es : s xa. �t�� -g� z� r ti� � x' ��,�� '� ��- i ./�t91�� 4 g�� ,j�( �(G n P .ct � 4 .�rz, t�`� � b � Nf'1 ��. �'r��' � f ,x 'C r �' _ �j �e2`'SPCI� Sd ?aT�}�1ili� �DG. l � ��s � � ��0 3� � ��YO �i t�fr � ,�� Y � � �}� �^ � - 4 �� f � ,c P 2 � .�i� t ,d , � � ��q r 6 5k- � �i�'S �' jo-"s,�l�� s t � 15 + . +2�� }Y' Y 9S-a� `4 h '$ 25 �4�. �$ .��1' 4fi �i'� ��. C/S�Yi�f3) � S T � . �4' Y 3�3p� p� i'h., � y �� r�,' ��1. �v-x ¢' P�e (�UI'£` � _�1`�� - � 4 ��`i'�`��xs �4s�$T ' �� }�� ass'�"�t'� ' � f s �« d'�`wv �� : r � M ;r s;. `�� rf ��s'z : � � �, x 2,y, d � s :'y,�,� .r' e -� Aw ��, '-�'�z F s�n � `-ry..' dr - t �. � � d; :. - K� 3� $z x �y - � �� ..��" " s< �4 .=:�` ��.L� �."��`�. �" _« '��QE l�UI'�`.��"' '�Yl..�%u� . .�� t;k Y� �,�. � -��' i�s. . , : ��`�'��. " ` '�}�� y��✓�� "� .� a � ,. , c �3,lo-.. n,�.. .' ,,,. ,. . .._ .... _ . _.:.. ., . , _ ,, ,.. . . . . _ �� . _ : _,,.�_ „ - . < . , -:: :. ._ . . . ,�„ � . ., ,� . , A.; y -, ,� - ,°, .,. . ' - � - ' - ,e - : ,. - s _ _ ; ' : _ . ,-=" >.w ' ' � ,. s : .. i ,:.� . , � . d � , _ ' � �. Totals 0.865 ' ;, D.259 0.237 1 .389 Helicopter Types — Three helicopter types were modeled in the INM . These represent the most common types operating at UVMC today. These are the Agusta 109 , Bell Jet Ranger, and the MD 902 Explorer. it is estimated that 70% of all operations are from the MD 902 Explorer and the remaining 30% are equally split between the Agusta 109 and the Bell Jet Ranger. It is important to note the MD 902 Explorer is recognized as one of the quietest helicopters in regular use today . The implementation of the NOTAR anti- torque system instead of a tail rotor eliminates much of the mechanical disadvantages of a tail rotor, and results in quieter operations . The MD 902 helicopter is not included in the INM database and previous discussions with the FAA indicated the Hughes 500 (H500D) is an acceptable substitution . Time of Day — Records obtained from aeromedical staff at UVMC indicate the number of operations that occur during daytime , evening , and nighttime hours . As discussed above , time of day data is important for noise modeling , as the CNEL metric penalizes evening and nighttime activity . Based on records from the previous year, 64% of all operations occur during daytime hours (7:00 AM — 7 : 00 PM ) , 19% during evening hours (7 : 00 PM — 10 : 00 PM ) , and 17% during night hours (10 : 00 PM — 7 : 00 AM ) . Although aeromedical activity can be volatile and unpredictable , the records for previous activity are assumed for operations to the future helistop . Page 19 of 21 MEAD & HUNT, Inc. � � � . ,.�, % � T /� ' � - � �' � ' ?.�, . � � . „r � . = f 3 �s 3' �� ! oi . � `� �� 'u�, g 9 ` � � 3 PRUP08ED�8, :, � < <: ra i v"� .. 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Based on prevailing winds and operating 75 4 patterns, 50% of approaches are expected to be from the go Feet 20o N south and 50% from the north. < Prepared By: M�t�CI�"IE111t vauE %r��,:;,r;t;;;^?.cor;: Exhibit 10 Noise Contours Ukiah Valley Medical Center Helistop Helistop and Approach/Departure Paths — The helistop modeled in the INM is elevated 24 feet above ground to replicate the conditions of the proposed rooftop helistop . The preferred approach and departure paths modeled are illustrated in Exhibit 10 with the CNEL contours and discussed in Sections 5-E and 5-F above . Noise Contour Analysis Exhibit 10 illustrates the 60 and 65 dB CNEL contours for the rooftop helistop . About two-thirds of the 65 CNEL contour is located on UVMC property , and the remaining portion located on commercial property to the east. The same is true for the 60 dB CNEL contour, with more of the contour on UVMC property than off. Both contours are weighted to the east because of the preferred approach and departure paths . Since helicopter activity will move to the east, noise will increase on lands east of UVMC property and decrease on lands west of UVMC . Noise levels are not expected to increase around the rooftop helistop as compared to the existing ground-based helistop , since activity and helicopter fleet mix is not anticipated to change . A slight increase in noise may be noticed when the helicopter is on orjust above the new elevated helistop . At the existing ground based helistop , some noise is blocked by nearby buildings when the helicopters descend below these buildings , which are about 20 feet above the ground . At the new elevated pad , these buildings will no longer block sound from the nearby residential areas , and a slight increase in noise may be noticed further from the helistop. Conversely , since the new helistop will be elevated , helicopters will be approaching and departing at a slightly higher altitude . This includes when the helicopters are on final approach , and not yet over the hospital facility but rather over residential or commercial land uses. Helicopters will then be higher above the ground and the perceived noise may be slightly less then . Page 21 of 21 MEAD & HUNT, Inc. �.��;�� ; ,� _ G � ��.�.�.. _ ___ . _ . �a c N � �:�_ .. .. . � d V G V � � � .. .. .... .. . .. .�b o O . . . �� . . .. . . . . . �� . � o � ` ... m V n o . � . � ... _U 3'� �i1 . . . .. � . . . � . . . . . . . C N� �.W . .. ... . ' .::� . . rI . . . . .�r A � � �-. .._..._...�� . .. .. . ... .. .. . . ._ V . . ....... ._.. ,� � . ... . . p . �.._..� .. � . .. . . . . . . . . . ... ,. �... ... .� . � . . .. �..... ��... `�.. .�. . � .. .. . . .'. . .� � ��...�.. � � ..... �.. . � . � . , ........ � ,p . . .. . . . . { ;�; ; � .. �. . . . . . .....�. A � W M1� w� � � �. 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G � � �4 . . .. u n r°a.8 .. . . . t: . .. . . . � � ... .. . . .� .v _. �. .... r. � . . . � o� � � ,v N 41n .. . R N ji V �� N = .. � . �� . . . I . .. . . . . . ... . . � $��C 3�� . . e � .. �� .�L . . _ � � u �� h4. 0 a E t .. . p . . ..... �' r.�r�.. ... ... .... C£ . . . �� i. a � . �v � �'�i. . a . . ';��.. ' ... x� , u .. � .., r`3� �,.�aY... � �:;ts�i. . .. E i s . . 'E ri � ..._ . .�.._�� . . � ..... ......... ,.. ^} .... . .... ...... . . ... ..... � . . .... ... . � 4 i _�:f � 4 } :- : (iC. - � ! ., . . , it City of Ukiah UHIAH FIRE DEPARTMENT PROJECT REVIEW COMMENTS PROJECT : Ukiah Valley Medical Center - ED & ICU Expansion APP NO. : LOCATION : 275 Hospital Dr. DATE : 4-16-2014 REVIEWED BY: Kevin P. Jennings Division Chief / Fire Marshall Fire Depa�tment Project Review Comments are best recommendations based upon the information submitted, and do not constitute binding conditions or app�oval of any aspect of the p�oject. Specific conditions, �equi�ements and app�ovals are conducted only upon receipt of plans in conjunction with an Application for Building Pe�mit. Comments such as location of st�eet numbe�s, door & exit signs, fi�e extinguishe�s, fi�e lanes & no parking areas, electrical shut off access, secu�e lock box, fire alarms, smoke detectors and othe� routine requi�ements will be annotated when construction plans a�e reviewed for a pe�mit. Locations shown aNe for concept only. Actual locations will be field identified by the Fire Prevention Bureau. Suggestions Regarding Plans Submitted. Perkins St. entrance & exit. (Lot 9 at Physical Therapy) • Remove existing gates / fences . Place a Right Turn Only lane , Left Turn Only lane and Entrance at this location . This will require the removal of the existing 8 or 9 parking spaces adjacent to the easterly property fence . The curb at this location shall be painted red . (plot plan attached) • Clients / Patients leaving the Physical Therapy facility should be instructed via signage to exit to Perkins St. Signage should be posted at the division between lots 3 and 9 stating something such as "employees only" , or "emergency entrance only" . It is anticipated that some parking that currently exists will remain , and departures would be through / under the proposed elevated helipad , and should be directed via signage which potential lane to use , as one will be for emergency vehicles only. Walk in Emerqencv Entrance . • The proposed plan is to have a circular driveway for the public to utilize as a drop off point for walk in patients . This approach does not allow for emergency access of fire apparatus to the rear of the main facility. The recommendation action would be to widen the cut out in the "drive-around " to 26' — 28 ' with removable ballads . This increase would allow for a full size fire engine to access this point in the event of an emergency. The fire department is aware of the entrance off of Perkins St. , but this additional space allows for greater flexibility during an emergency. • It appears that at least one fire hydrant will need to be moved to accommodate the "drive-around " . It shall be required to be kept as close to the drive-around as possible as there is only one additional hydrant located on hospital property in this back driveway area , currently 285' to the North . Moving the hydrant to accommodate the drive-around would push that distance to 300' (+ / -) . There are two additional hydrants located on the opposite side of the fence , on the Pear Tree Center property. Neither of which would be first choice for emergencies located on the hospital site . Building Comments (not OSPHD) • Helipad Heiqhts . It appears that on the plans submitted , the finished soffit height of the Helipad is 14' feet. This height must be maintained as to allow #ull size fire apparatus to pass under at all times . One lane must also be no less than 20' feet in width . • Additional Standpipes & Suppression Equipment. An appropriately sized standpipe , with 2 �/Z" outlets shall be installed on East facing exterior wall of the "penthouse" location along with one additional , 80- B : C rated fire extinguisher (extinguisher in cabinet) . • Emerqencv Access / Know Boxes. Due to the size of the facility one " Knox Box" to be located on each side of the facility as noted , with keys and or magnetic pass cards to allow emergency personnel access to all portions of the facility, through any door that may be locked or needing to be utilized during an emergency. Fire Marshall will assist contractor with accurate location as necessary. 1 . Main entrance at Hospital Dr. 2 . Entry at OB , Hospital Dr. 3 . North side at new addition . 4 . Rear, at ambulance vestibule or doors directly to the north . 5 . 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Ff ... ��w�¢� � tY.�g:f�4s ... .... .. . ... ...� .�. .�... . .... . .. . .... . : .... . .. .. . . .. . ._ K� ""`tiiil..,L . . . . . � . . � �.�IA � � . � . � . oLic � � ti^a,. � � � ��k��h P�li�� L��partr��r�� S«f��y itcaf��:asi,�rr�#isri�� r��rnuni�v ��e�erE�e. � � � � � � �E1i°I� ��i�+�'�� rll�'�Af ��IC@ Apri� 17,2014 l�re�j��t 12�vievv—ITVIVIC Expansi�n,Fil�#IVl�anis 46 A��°e��ested by th�do�uanent�tflc�n��nt t��,I b�liev�th�t changin�� r��n�y v�hicle��s�fr�' o�pital I)rive ta P�rkia��Stt°eet is pot�ntially problenr��tic,particula�°ly with th�cc�nfi�ua°atron and ��lume�rf traffi��I�erkins Stre�ts I ci�not l�n��i wh�t th�alt�t°n�tives ma�ht bea I�v�auld su��-h��fl�� th�appiicant giv�altern�tiv��for r�vi�vv a�nd then hav�the City Traf��Engineerir��Cmmmitt�e cl�lib�rat�and�+amment. �ye ; ��t�in Tr�nt'Tayl�r Servi�es ��inrnand��° 300 �er�ir�ary Av�nu� � Uki�h, C�lifornia 954�2 T�leph�n�e 4�63�6262 ( Fa�e; (707) �62-6�68 � uvr�w.city�fukiah,com �� r�r�: Jirr�my�c�zano S�nt; - Monday; Apri1 14, 20`1� 1:31 PM �'�a Kirr� Jordan - �ubj��fi: FVU: Praject Review:tJse P�rmifi and �ife �evelapment Permif File#13-09{UVfVI�� R�nd I�l.f �xpan�ior�) F�II��v Up Fl�ge �`ollow up Flag�tatu�: Flagged :Eir Kitiz, �vrz�but l cic�(�a��e�c�tre�t�c�n.ci�z7��7�eazt c��tl�e�ri�}��a;e� I.it l��u�tic�z�. G�"e c�c,h��axa�:�i�ti�l� 1?K�? ��r�a��r�y tcc:ci tl�at rt�7��; Ccck�z� tfze ��utl�e�-n end f U�ztpatie�lt I��ilic�z�}tc�t1�e��cartl��i-t�end�?i�tll�;�i-�pertv, Tfi'tl�li�It`dc>e:;�irr�cee.ci�titll t[�e prc}pris�,�� LR�f�n�, tl��zi we ��°i11 necc�t�re t�?cate tla� l�KV��ri�7�<�r�y�1,;e�ullere. �c cii�e�ac�izzt ITVNIC;rva�lc�cik'r�g a�r�.(c�e�tiri�ou��pz`inzax�y ��ci tc� tli�ea�t�rn �icl� �f flre�ro��u�t}F l��e,�ut t��at�ciea t7z�y t�c>t he i�z tlle��c��-1�s��ayn�i�re. t��,vi1(��eet�tc��xriiv,�t1zi5 in��v�nc.c,in c�rctca°tc, rec3e;;i�;x�tli�t 1re�a ('oi°c�ur e�eetric.f�c�lztie; "I Izaz�lcs�Jit��n�y Jitn Lc�zan�> Flect�°icat G,tim�tt>r,"i��aXi��et-' �'ity of Lllci�h I32{l Airpc�rt tZcr�d Ukaah,�a.�?54�2 PtI: 7U"7-�t�7-S77� E X: 707-467_2g j p �lozant�(cr�,cztvofuki�h.coicn �r��m Jir�my L�zano ��nt; M�nday,Apri) �:�, �0�.4 �:�7 PM �°�a Kim J�rdan ��abj��te Project�eview: Use Permit�nd Site �evefopment Perrr�it File#�.3-09 (UVMC- ER and TCU Expansion} Hi Kim, I do not have any questions related to the Major Use Pertnit,but do have some questions that I hnpe you might be able to expancl tin. I have several estimates/fees in place that L7VIvIC has already paid for an the 12KV Primary Itelocation(North End of LTV1bgC properry}and the Temp Power for Herrero Builders(Lot 8).Would these fees need to be redone or wo�ld they still stand;based on the new vermit? Aside from the questions above,I will wait for the future plans{Building Permit submittals)on the ER expansion to the southeastern portion of the I.I VMC property. Thank you,Jimmy Jim Lozano Electrical Estimator/Planner City of LTkiah 1320 Airport Road Ukiah;Ca.954�2 PH: 707-467-5774 F�: 74'7-467-2R 1? �lc�zano"a;cit�ofukiah.c��i� 1 � � �,.,� � r� � i r� � � � � � � y � � � r � � � ,��, � 11�� 1° i� � {� � �� • w To. I�im Jardan, �itv�f Uk�ah A�ril l� 2.�114 From; L.�erit�is Slata,M�Wt� , �ubject: Ukiah�1a11ey Medical Center Emerg�ncy I)epartment Expansion �taff ha�revi�vved th� subj�ct docum�nt ar�d offers the follow�r�g comments for consideration in final project d�srgne Sheet��200 keynote 18, states that 12minch curb cuts vai�l be provid�d an 25-foot centers for drainage to parking lot bior�t�ntion. Twel��inch ct�rb.cuts have proven to be very prc�n� to plugging, althou�h an lncreas�rn frequency can comp�nsate for pluggin�potential. �Ilowever, alc�ng the western�d�e of th�pro�e�t,adjacent ta I�ospital Dr1ve, single 12-in�h curb cut� are provided as�h� sole drainage to bioretention areas along runs that are over�O�feet in I�ngth with slopes as low as 0,5%0: Th�se single 12�inch curb cuts s�rvice 5 distin�t drainage areas and wi11 be highly subject to plugging from 1�af and other litter. The standard of 12-in�h�urb�uts per 250f�et should a�ply to all �urb �u�s �r thes�sc�le curb �uts alor�g�Iospital [�riv�ne�d to be signlficantly sized upwards su�h as 36minch�cuts, Thank yau for the�ppar�uni�y tt�revi��this pro��t,pleas�ca�ta�t me at 463�45�9 with �ny question�or�onceri��regardrn�thes��amm�nts; �ce Andy Uustavson;Chi�f I�lar�n�r - �� . Interoff'ice Memorandum ��ty � u�ah To: Kim Jordan, Senior Planner From: Ben Kageyama, Senior Civil Engineer Date: May 2, 2014 Re: Project Review Committee comments for Use Permit and Site Development Permit, File #46, Ukiah Valley Medical Center— Emergency Department & ICU Expansion Located at 275 Hospital Dr. The Department of Public Works has reviewed the above referenced project and offers the following comments for your consideration: 1. The Stormwater Control Plan proposes post construction storm water mitigation, including the use of bio-retention areas in the parking areas and near the building. We request that a preliminary drainage report, prepared by a Registered Civil Engineer, be submitted to support the proposed drainage design, and address the potential for increased run- off from the site. 2. We request a preliminary utility plan be submitted showing the proposed locations of sewer, water and electric facilities, including domestic and irrigation water meters, fire hydrants, detector check valves, sewer manholes, and other appurtenances. The preliminary utility plan shall show existing and proposed easements where required. 3. For the proposed emergency access from Perkins Street, please submit a traffic report addressing the feasibility of the proposed route, identifying any potential traffic safety issues, and providing specific recommendations for traffic control, signage, and other mitigation measures. 4. The proposed offsite parking lot includes a sidewalk to the north side of Hospital Drive away from existing crosswalks and curb ramps. An ADA path of travel should be provided from the parking lot to the hospital facility utilizing existing curb ramps, or proposed curb ramps at a suitable location approved by the City. The following are standard requirements applicable to this project: 5. The applicant must obtain a Storm Water Permit from the Regional Water Quality Control Board, prior to issuance of the building permit. (Note that, under the new Construction General Permit regulations, the Stormwater Pollution Prevention Plan shall be prepared by a Qualified SWPPP Developer, and implemented by a Qualified SWPPP Practitioner.) Also, an Air Quality Permit from the Mendocino County Air Quality Management District will be required. 6. Prior to construction of site improvements, including the off-site parking lot, a final grading and drainage plan, and an erosion and sediment C:\Users\kjordan\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\XSKXAIFY1File#46 UVMC ED ICU Expansion PRCmemo 5-02-14.doc 1 May 2, 2014 control plan, prepared by a Civil Engineer, shall be submitted for review and approval by the Department of Public Works. A final drainage report shall be provided to support the design of the proposed drainage system. 7. The geotechnical engineer shall review and approve the design of the grading and drainage plans, including the bioretention areas. Plans submitted for building permit shall include a letter from the geotechnical engineer indicating the engineer has reviewed and approved the grading and drainage plan and bioretention areas included in the project. 8. The project engineer shall provide direct oversight and inspection during project construction, with special attention to implementation of best management practices for sediment and erosion control, and the proper grading, installation, and landscaping of the bioretention areas. Upon completion of the work, a report shall be submitted by the project engineer to the Department of Public Works stating that the improvements have been completed in accordance with the approved plans and conditions of approval, shall function as intended, and all areas have been permanently stabilized to prevent sediment and erosion. 9. Applicant shall upgrade existing sidewalk along Hospital Drive to meet ADA requirements, including at the existing driveway approaches and at the curb ramp at the crosswalk. Public sidewalk improvements outside of the street right- of-way will require a sidewalk easement dedicated to the City. 10.Any existing curb, gutter or sidewalk in disrepair that is adjacent to the subject property shall be repaired. All work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by the City Engineer. 11.Standard street tree requirements include street trees spaced approximately every 30 feet along the public street, within tree wells where feasible, otherwise within 5 feet of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer. 12.A11 areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base or other suitable surface approved by the City Engineer. This includes the proposed driveways and parking areas. If heavy truck traffic is anticipated from the solid waste company, delivery trucks, or other heavy vehicles, the pavement section shall be calculated appropriately to ensure that it can withstand the loading 13.Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets within paved areas that are not otherwise provided treatment. 14.A11 work within the public right-of-way shall be performed by a licensed and properly insured contractor. The contractor shall obtain an encroachment permit for work within this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated construction costs. C:\Users\kjordan\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\XSKXAIFY1File#46 UVMC ED ICU Expansion PRCmemo 5-02-14.doc 2 May 2, 2014 15.Existing sewer laterals planned to be utilized as part of this project shall be cleaned and tested in accordance with City of Ukiah Ordinance No. 1105, and repaired or replaced if required. If an existing lateral is to be abandoned, it shall be abandoned at the main to the satisfaction of the Public Works Department. 16.Applicable City of Ukiah sewer connection fees shall be paid at the time of building permit issuance. 17.If food preparation or other activities result in the discharge of fats, oils or grease into the sanitary sewer, a grease interceptor will be required and should be shown on the preliminary plans. Grease interceptors shall be sized in accordance with the California Plumbing Code. 18.Capital Improvement fees for water service are based on the water meter size. A fee schedule for water meter sizes is available upon request. Additionally, there is a cost for City crews to construct the water main tap for the proposed water service to serve the project. 19.All irrigation and fire services shall have approved backflow devices. Further comments may be forthcoming based on additional information provided by the applicant. C:\Users\kjordan\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.0utlook\XSKXAIFY1File#46 UVMC ED ICU Expansion PRCmemo 5-02-14.doc 3