HomeMy WebLinkAbout10092014 - packet CITY OF UKIAH
DESIGN REVIEW BOARD AGENDA
October 9, 2014 at 3:00 P.M.
Conference Room # 3
The Design Review Board encourages applicants and/or their representatives to be available at the
meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of
pertinent information.
1. CALL TO ORDER: Ukiah Civic Center, 300 Seminary Avenue, Conference Room #3
2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Chair Hise
3. CORRESPONDENCE: None
4. APPROVAL OF MINUTES: The minutes from the September 18, 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. Gilbert Mixed Use Project, 676 South Orchard Avenue (File No.: 37): Review and
recommendation to Planning Commission on a Site Development Permit for a mixed use
development that would include the existing single-family home, modification and
expansion of the existing garage which would be used for the commercial processing of
wool, one food truck with outdoor seating, and modifications to the parking and
landscaping at 676 South Orchard, APN 002-320-53. The Project also requires Planning
Commission approval of a Major Use Permit to allow mixed residential and commercial use
of the parcel.
B. Burger King Site Development Permit, 711 East Perkins Street (File No.: 422):
Review and recommendation to Planning Commission on a Site Development Permit for a
renovation of the existing fa�ade, new signage, and modifications to the parking lot and
landscaping for Burger King at 711 East Perkins Street, APNs 179-061-04 and 179-061-34.
C. Mendocino Radio-Controlled Raceway Site Development Permit (File No.: 163):
Review and recommendation to Planning Commission for a Site Development Permit for a
raceway and radio controlled cars with driver's stand and scorer's stand at the rear of the
parcel located at 1147 North State Street, APN 001-360-24.
7. MATTERS FROM THE BOARD:
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.
8. MATTERS FROM STAFF:
9. SET NEXT MEETING: November 13, 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 September 18, 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 2:30
8 p.m. in Conference Room #3.
9
10 2. ROLL CALL Present: Chair Tom Hise, Vice Chair Tom Liden,
11 Howie Hawkes, Alan Nicholson
12
13 Absent: Nick Thayer
14
15 Staff Present: Kim Jordan, Principal Planner
16 Cathy Elawadly, Recording Secretary
17 Shannon Riley
18
19 Others present: Mark Mountanos
20 Linda Mountanos
21
22 3. CORRESPONDENCE: None
23
24 4. APPROVAL OF MINUTES: The minutes from June 12, 2014 meeting are included for
25 review and approval.
26
27 M/S Liden/Hise approved minutes from June 12, 2014 meeting, as submitted. Motion carried by
28 all AYE voice vote of the members present (4-0).
29
30 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
31
32 6. NEW BUSINESS:
33 6A. Mountanos Planned Development Rezoning and New Precise Development Plan,
34 334 North Main Street (File No: 13-28): Review and recommendation to Planning
35 Commission and City Council on a Precise Development Plan to allow the development
36 of one duplex on the vacant lot at 334 North Main Street, APN 002-186-02. Each duplex
37 unit would be 550 square feet with one-bedroom, one-bath and great room. The living
38 space would be located above the garage. Access to the garages would be provided
39 from the alley located on the north side of the parcel. The Project requires City Council
40 approval of a Rezoning to Planned Development and Precise Development Plan.
41
42 Mark Mountanos, applicant/property owner gave an overview of the proposed Project:
43 • Construct a duplex similar to another housing project on Main Street except for the
44 roofline.
45 • Each duplex unit would be 550 square feet with one-bedroom, one bath and great room
46 located above a two-car garage.
47 • While the subject lot is small the proposed residential development fits well.
48 • The Project will include landscaping, street trees and fencing.
49 • All plants and trees will be irrigated through an automatic drip system with timers.
50 • All Mountanos properties are effectively maintained/managed on a weekly basis related
51 to landscaping and/or other associated issues with management/maintenance.
Design Review Board September 18, 2014
Page 1
1 • Trash/recycling containers will be stored in the garages.
2 • A dividing fence will be included in the rear of the property between the two units for
3 privacy. Each unit may have a picnic table in their back area.
4 • The property is setback from the street.
5 • Access would be through an existing alleyway that leads to the two-car garages.
6 • While the development only requires one parking space per one bedroom, two parking
7 spaces will be provided in the garage.
8 • No guest parking is proposed on the site and is not required. Allowing for guest parking is
9 an option, but some of the landscaping would have to be eliminated on the north side of
10 the building to be able to make this accommodation.
11 • The original intent was that access to the site comes from Main Street. Understands
12 access from the alleyway that some improvements will have to be made. The alleyway is
13 essentially a driveway that requires no curb, gutter improvements. A utility pole exists at
14 the entrance of the driveway.
15 • The alley is a City-owned and is a two-way from State to Main Street.
16
17 Principal Planner Jordan:
18 • The application includes a zoning ordinance amendment to modify requirements for
19 rezoning to Planned Development (PD). A PD is required for this project because the lot
20 is less than the 6,000 sq. ft. minimum required in the C1 zoning district.
21 • Parcels less than '/2 acre in size cannot be rezoned to PD unless the parcel complies with
22 specific requirements including being located in the Downtown Master Plan area as
23 shown in figure V1.2-KK of the Ukiah General Plan in attachment 2 of the staff report.
24 The Project is not located in the Downtown Master Plan area as shown in figure V1.2-KK,
25 but rather is located in the Downtown Master Plan area as shown in Figure 1 of the
26 Downtown Master Plan in attachment 2 of the staff report. As such, the application
27 includes an amendment to the zoning ordinance to refer to the Downtown Master Plan
28 area as shown in Figure 1.
29 • A Precise Development Plan is required as part of a proposed PD and City code requires
30 all Precise Development Plans be reviewed by the DRB. Applicants wanting to rezone to
31 PD must either provide a Conceptual Plan or a Precise Development Plan. The DRB
32 would make a recommendation to the Planning Commission and City Council concerning
33 the proposed Precise Development Plan associated with the proposed PD rezoning.
34 Planning Commission and City Council will consider the DRB recommendation.
35 • The Public Works Department has specifically requested access to the site come from
36 the alleyway rather than from Main Street.
37 • Staff requests the DRB review and make comments concerning the Precise Development
38 Plan just like what is done for a site development permit i.e., design of the building, site
39 layout and make a recommendation.
40 • Provided samples of the color palate and type of siding that will be used on the building.
41
42 DRB questions:
43 • Requested clarification about the location of another residential project the applicant
44 developed in the area and noted it to be architecturally pleasing.
45 • Asked about the window type and color.
46 • Asked about the exterior materials.
47 • Asked if the security gates in the front will be metal?
48
49 Mark Mountanos:
50 • Confirmed the location of another development in the vicinity of the proposed Project.
51 • The windows are sliders, made of vinyl and white to match the doors.
52 • The siding is horizontal `LAP siding' that will be painted but is unsure about the type of
53 material. It could be untreated cedar, pine. Provided a painted sample of the material.
Design Review Board May 8, 2014
Page 2
1 • Confirmed the front gates leading upstairs will be metal and open so they can be seen
2 through.
3
4 Member Nicholson:
5 • Likes the Project design; Project fits well on the site, would be an appropriate addition to
6 the neighborhood that is currently underdeveloped and a good use for the purpose of the
7 Planned Development zoning designation with a Precise Development Plan. As such,
8 highly recommends the Planning Commission approve the proposed rezone.
9 • Applicant consistently designs high quality residential units that work and fit well in the
10 community and in neighborhoods.
11 • A very good use of the land. Likes the density which could be even greater.
12 • Good that there is landscaping at the front of the site.
13 • This unit type has been used for other projects in the City and years have been spent
14 perfecting this unit type.
15
16 There was DRB and applicant discussion concerning other development design options that
17 would work on the site.
18
19 Member Hawkes:
20 • Is there sufficient room to back out of the garage and how this works?
21 • Asked why 4-feet of `CMU' is being used for the garage, whether this was for aesthetic
22 purposes, and why there are openings in the garage. Is this to prevent damage from
23 drivers who may hit the garage?
24
25 Mark Mountanos:
26 • Project provides 25 backup feet where only 24 backup feet is required and further
27 explained egress and ingress concerning site access.
28 • Tenants are required to park in their garage so as not to impede traffic circulation on the
29 site, allowing people to enter and exit the site safely.
30 • Clarified the reason for the CMU concrete block is that the site is in a Flood Zone and
31 explained where this occurs and how this designation affects his proposed Project.
32 • Noted there is just one portion of the proposed building that is in the Flood Zone.
33
34 Member Liden:
35 • Likes the proposed Project design concept as well as the fact the alleyway would be used
36 for access purposes.
37 • Development would complement and improve Main Street.
38 • The parcel has been vacant for a long time and the proposed development would block
39 the unattractive building located to the rear of the site.
40
41 Chair Hise:
42 • Related to building aesthetics, recommends using `Colonial' panel design for the garage
43 door which could make the two units look more like two separate homes.
44 • The garage doors shown "squish down"the look of the elevation.
45 • As designed, the garage doors are the most prominent feature on the front elevation so it
46 is important they are attractive.
47
48 Mark Mountanos:
49 • Would be fine with the aforementioned recommendation concerning the garage door
50 and/or possibly upgrade to another garage door type such as wood.
51
52 There was DRB and applicant discussion concerning a possible mistake on the Flood Map that
53 shows parts of Main Street located in the Flood Zone and the process of getting FEMA to make a
54 change to the Map.
Design Review Board May 8, 2014
Page 3
1 M/S Nicholson/Hise to recommend Planning Commission and City Council approve the
2 proposed Precise Development Plan associated with the proposed Rezoning to Planned
3 Development and requested the applicant considers the design comments made above. Motion
4 carried (4-0).
5
6 7. MATTERS FROM THE BOARD:
7
8 8. MATTERS FROM STAFF: Advised there are three projects that require DRB
9 consideration at the October 9 meeting that may take longer than two hours to review.
10
11 After discussion concerning the content of the proposed projects requiring review, DRB is of the
12 opinion two hours should be sufficient time to review them and would not need to meet at an
13 earlier time.
14
15 9. SET NEXT MEETING
16 The next regular meeting will be Thursday, October 9, 2014.
17
18 10. ADJOURNMENT
19 The meeting adjourned at 3:52 p.m.
20
21
22 Cathy Elawadly, Recording Secretary
23
Design Review Board May 8, 2014
Page 4
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: October 9, 2014
4
5 TO: Design Review Board
6
7 FROM: Kim Jordan, Principal Planner
8
9 SUBJECT: Request for Review and Recommendation to Planning Commission on the
10 Gilbert Mixed Use Site Development Permit
11 676 South Orchard Avenue, APN 002-320-53
12 File No.: Munis 37
13
14
15 REQUEST
16
17 Staff requests the Design Review Board review the proposed Site Development Permit for the
18 Gilbert Mixed Use Project and provide a recommendation on the site layout, design, and details
19 of the Project to the Planning Commission.
20
21 PROJECT DESCRIPTION
22
23 An application has been received from the property owner, Matthew Gilbert, requesting
24 Planning Commission approval of a Use Permit and Site Development Permit to allow mixed
25 use development at 676 South Orchard Avenue, APN 002-320-53 (see attachments 1 and 3,
26 Project Description and Project Plans). The site is currently developed with one single-family
27 home and detached garage with covered concrete pad. The Project includes the following:
28
29 ■ Use of the main building as a single-family home;
30 ■ Conversion of the garage to a wool mill (see project description);
31 ■ Conversion of the covered concrete pad to the south of the garage into an enclosed
32 expansion of the wool mill;
33 ■ Construction of an addition to the wool mill on the west elevation;
34 ■ Relocation of the existing cargo container to a location that complies with zoning
35 setbacks;
36 ■ Use of the existing cargo container to store products and materials associated with the
37 wool mill;
38 ■ Addition of one cargo container to provide additional storage for products and materials
39 associated with the wool mill;
40 ■ Operation of a food truck in the south portion of the parking lot/front yard with outdoor
41 seating; and
Gilbert Mixed-Use Use Permit and Site Development
676 South Orchard Avenue/APN 002-320-53
October 9,2014 Design Review Board Meeting
File No:Munis 37
1
1 ■ Modifications to the parking area and landscaping, including striping to provide 8
2 standard parking spaces and one van accessible parking space.
3
4 The Project site includes mature trees. The preferred location of the cargo containers is under the
5 mature oak tree located on the north side of the parcel as shown on the site plan. Mr. Gilbert is a
6 registered professional forester. Mr. Gilbert identified four potential locations for the storage
7 containers and prepared an analysis of the benefits and limitations of each of the locations
8 proposed (see Project Description).
9
10 The Project Description includes alternative locations for the proposed food truck and discusses
11 the pros and cons of each alternative. The preferred alternative is the location shown on the site
12 plan.
13
14 In order to allow the wool mill to be developed in phases as determined by financial resources
15 and demand, the Project includes a phasing plan as described on page 2 of the Project
16 Description.
17
18 A colors board will be available at the meeting.
19
20 The Design Review Board is required by the City Code to review and make a recommendation on
21 all Site Development Permit applications.
22
23 BACKGROUND
24
25 The site is currently developed with one single-family home and detached garage. The single-
26 family home may include a second kitchen or kitchen facilities. The site also includes a metal
27 cargo container that was placed on the site by the previous owner without the required planning
28 approvals and in a location that does not comply with the required side yard setback.
29
3o Prior to the purchase of the parcel by Mr. Gilbert and the proposed mixed use project, the site
31 was approved by the City for use as a single-family home with commercial office use located in
32 the main building. The office use was limited to a maximum of 400 square feet.
33
34 SETTING
35
36 The subject property is approximately '/z acre and located on the west side of Orchard Avenue,
37 north of Gobbi Street. The parcel is surrounded by the following uses:
38
39 ■ North: Residential, a daycare/private school, and low intensity commercial uses
40 (primarily office) zoned Community Commercial (C1);
41 ■ South: Commercial uses, south of Gobbi Street the electric substation, church and
42 residential uses zoned Planned Development-Residential (PD-R)
43 ■ East: Various commercial uses, including restaurant, lodging and office zoned
44 Community Commercial (C1); and
45 ■ West: Mobile home park zoned High Density Residential (R3).
46
47
Gilbert Mixed-Use Use Permit and Site Development
676 South Orchard Avenue/APN 002-320-53
October 9,2014 Design Review Board Meeting
File No:Munis 37
2
1 STAFF ANALYSIS
2
3 The Project plans and description have been routed to City departments and outside agencies
4 for review and comment. Comments received from City departments and outside agencies may
5 result in modifications to the Project.
6
7 General Plan: The General Plan land use designation of the parcel is Commercial. This land
8 use designation identifies lands where commerce and business may occur. Commercial lands
9 are more precisely defined through the uses allowed in the individual zoning districts (see
10 below).
11
12 Ukiah Municipal Airport Master Plan: The Project parcel is located within the boundaries of
13 the Ukiah Municipal Airport Master Plan and, therefore, subject to the compatibility requirements
14 of the applicable airport compatibility zone. The parcel is located in compatibility zone B-2
15 (Extended/Approach Departure) Infill. Below is a summary of the applicable B-2 Infill zone
16 requirements:
17
18 ■ Allowed Uses: single-family homes on an existing lot, low intensity manufacturing, low
19 intensity retail and office
20 ■ Maximum Density- Residential: 28 units per acre
21 ■ Maximum Density— Non-Residential: 90 people per acre for non-residential uses
22 ■ Minimum Open Land: 30% "open land" recommended, a includes parking lots and
23 landscaped areas
24 ■ Deed Notice: Recordation of an avigation easement or deed notice required
25 • Storage of Highly Flammable Materials: Limited to a maximum of 2,000 gallons per
26 parcel.
27
28 Zoning: The zoning of the subject property is Community Commercial (C1). The C1 zoning
29 district is intended to promote, and provide flexibility for commercial development, and to
30 encourage the establishment of community-wide commercial serving land uses. The C1 zoning
31 district is consistent with and implements the Commercial general plan land use designation.
32
33 The C1 zoning district allows mixed residential and commercial uses on one parcel when they
34 can be found to be compatible. Additionally, single-family homes are allowed with approval of a
35 Use Permit. The proposed food truck is considered an outdoor sales establishment. Outdoor
36 sales establishments for more than 30 days within a 12 month period require Planning
37 Commission approval of a Use Permit. The zoning ordinance does not include "wool mill" or
38 "wool processing" as a use. The use is similar to a machine shop or sign shop which are
39 allowed with approval of a Use Permit.
40
41 Parking, Access, and Circulation: The Project has frontage on Orchard Avenue. The
42 existing parking lot would be accessed via the existing 22-foot wide driveway. No changes
43 to the access are proposed. The parking area would be striped as shown on the site plan in
44 order to provide the required parking, including the accessible parking space required for the
45 proposed non-residential uses of the site. Up to four (4) on-street parking are provided along
46 the parcel frontage as shown on the site plan.
47
Gilbert Mixed-Use Use Permit and Site Development
676 South Orchard Avenue/APN 002-320-53
October 9,2014 Design Review Board Meeting
File No:Munis 37
3
1
2 Vehicle Parking: The Project includes three different uses (single-family home, wool mill
3 with storage, and food truck). The parking required and provided for each of these uses is
4 provided below:
5
Parkin Requirement Parkin Required Parkin Provided
Single-Family Home:2 onsite parking spaces 2 2
Wool Mill(processing,assembly,treatment,packaging and
distribution): 1 parking space for each employee on the 6
maximum shift,plus required space for any office area,plus (4 for employees on max shift 4
a minimum of 2 spaces for customer parking plus one space plus 2 for customers)
for each vehicle operated from or on the site.
Wool Mill Storage:1 onsite parking space for each 2,500 sf 1 0
of warehouse/storage space
Outdoor Sales Establishment:3 parking spaces minimum,
additional parking spaces may be required as part of the 3 3
Use Permit depending upon the nature of the use
Total Parking: 11 9
6
7
8 As shown in the table above, the Project does not provide the parking required for all of the
9 uses proposed for the site. Planning Commission has the authority to modify the parking
10 requirement through the discretionary review process provided a finding is made that there
11 is a unique circumstance related to the use of the property that would result in a reduced
12 parking demand. The zoning ordinance also allows 5 bike parking spaces to be provided in
13 lieu of one required vehicle parking space.
14
15 Bicycle Parking: 1 space for each 10 vehicle parking spaces is required. Based on 11
16 required vehicle parking spaces, 1 bike parking space is required.
17
18 Landscaping: The C1 zoning district includes landscaping standards. The parcel is
19 developed with a paved parking area and residential yard areas, rather than commercially
20 landscaped areas. The Project would be required to restripe the existing paved area to
21 provide the parking required by the zoning ordinance and to meet accessibility
22 requirements. The parking area would be required to provide fewer than 12 parking spaces;
23 therefore, the following landscaping requirements would apply to the Project:
24
25 ■ Landscaping shall be proportional to the building elevations.
26 ■ Landscape plantings shall be those which grow well in Ukiah's climate without
2� extensive irrigation. Native species are strongly encouraged.
28 ■ All landscape plantings shall be of sufficient size, health and intensity so that a viable
29 and mature appearance can be attained in a reasonably short amount of time.
30 ■ Deciduous trees shall constitute the majority of the trees proposed along the south
31 and west building exposures; non-deciduous street species shall be restricted to
32 areas that do not inhibit solar access.
33 ■ Parking lots shall have a perimeter planting strip with both trees and shrubs.
34 ■ Street trees may be placed on the property proposed for development instead of
35 within the public right of way if the location is approved by the city engineer, based
36 upon safety and maintenance factors.
Gilbert Mixed-Use Use Permit and Site Development
676 South Orchard Avenue/APN 002-320-53
October 9,2014 Design Review Board Meeting
File No:Munis 37
4
1 ■ All new developments shall include a landscaping coverage of twenty percent (20%)
2 of the gross area of the parcel, unless because of the small size of a parcel, such
3 coverage would be unreasonable. A minimum of fifty percent (50%) of the
4 landscaped area shall be dedicated to live plantings.
5 ■ Landscaping plans shall include an automatic irrigation system and lighting plan.
6
7 The Planning Commission has the authority to approve modifications to the landscaping
8 requirements based the size, scale, intensity, and location of the development project.
9
10 Lighting: Based on the Project description and plans, it does not appear that new lighting is
11 proposed.
12
13 Signage: The parcel includes an existing freestanding sign structure. The property owner
14 proposes to reuse this sign structure for the sign for the wool mill and the food truck as
15 shown in the Project Description (attachment 1). No other signs are proposed as part of
16 this project. The proposed dimensions and square footage of the signs are:
17
18 ■ Wool Mill Sign: approximately 16 sf(3-feet, 1-inch tall by 5-feet, 1-inch wide)
19 ■ Food Truck Sign: approximately 9.5 sf(1-foot, 4-inches tall by 7-feet, 2-inches wide)
20
21 Design Guidelines: The Project is located outside of the boundaries of the Downtown Design
22 District; therefore, the Project would be reviewed for compliance with the design guidelines that
23 apply to commercial projects outside of the Downtown Design District (see attachment 2).
24 These guidelines are intended to be applied in a fair and reasonable manner, taking into
25 consideration the size, configuration, and location of affected and surrounding parcels, as well
26 as the size scope, and purpose of the individual development projects. Since this is a mixed
27 use (residential, commercial, manufacturing/processing) project, staff requests the Design
28 Review Board determine the applicability of the Guidelines.
29
30 Site Development Permit: In order to approve a Site Development Permit, the following
31 findings are required to be made and supported by information included as part of the
32 application and public record. As part of its review of the proposed Project, staff requests the
33 DRB also consider the required findings.
34
35 1. The proposal is consistent with the goals, objectives, and policies of the City General
36 Plan.
37
38 2. The location, size, and intensity of the proposed project will not create a hazardous or
39 inconvenient vehicular or pedestrian traffic pattern.
40
41 3. The accessibility of off-street parking areas and the relation of parking areas with respect
42 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
43 adjacent or surrounding uses.
44
45 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
46 the proposed structure(s) from the street and adjoining building sites, and breaking up
47 and screening large expanses of paved areas.
Gilbert Mixed-Use Use Permit and Site Development
676 South Orchard Avenue/APN 002-320-53
October 9,2014 Design Review Board Meeting
File No:Munis 37
5
1
2 5. The proposed development will not restrict or cut out light and air on the property, or on
3 the property in the neighborhood; nor will it hinder the development or use of buildings in
4 the neighborhood, or impair the value thereof.
5
6 6. The improvement of any commercial or industrial structure will not have a substantial
7 detrimental impact on the character or value of an adjacent residential zoning district.
8
9 7. The proposed development will not excessively damage or destroy natural features,
10 including trees, shrubs, creeks, and the natural grade of the site.
11
12 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
13 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
14 appearance.
15
16 CONCLUSION
17
18 Staff requests the Design Review Board review the proposed Project, including the following:
19
20 ■ compatibility of the proposed uses related to the proposed parking plan, site plan,
21 pedestrian and vehicle circulation, and adequacy of vehicle and bike parking;
22 ■ design of the proposed improvements, such as landscaping, building modifications and
23 additions, food truck, signage, and outdoor seating; and
24 ■ findings required for approval of a Site Development Permit;
25
26 and make a recommendation to the Planning Commission on the site layout and design.
27
28 ATTACHMENTS
29
30 1. Project Description
31 2. Design Guidelines for Projects located outside of the Downtown Design District
32 3. Project Plans
33
Gilbert Mixed-Use Use Permit and Site Development
676 South Orchard Avenue/APN 002-320-53
October 9,2014 Design Review Board Meeting
File No:Munis 37
6
ATTACHMENT 1
Use permit application for 676 S. Orchard Ave.
Project Description:
Our proposed use for 676 S. Orchard Ave. (APN 002-320-53) will continue the existing mixed use
of the parcel. The approximately 1900 square foot house would remain residential,the garage,formerly
used as commercial storage, would become a worsted wool mill, and a food truck would be parked in
the parking lot.
Presently the garage sits on a 40 foot by 40 foot cement slab. The northern half of the slab is a
20 foot by 40 foot (800 square feet) enclosed garage. The southern half is a 20 foot by 40 foot(800
square feet) is an attached covered (but not enclosed with walls) shop area. We propose the rebuilding
and expansion of the garage so that it is one contiguous roughly 2080 square foot shop building.
It is proposed to keep the existing 40 foot long and 8 foot wide shipping container and add one
20 foot long and 8 foot wide shipping container next to it (where the previous landowner had one)for
storage. They are in the back of the lot and, partially obscured from view by the tree which overhangs
them and will be further obscured as the landscaping along the fence line matures.
Table 1-Square Footage Details
Building/Use Approximate Approximate Square Footage
Dimensions
Existing Enclosed Garage 20 feet by 40 feet 800 square feet
Enclose Existing Unenclosed Shop Area 20 feet by 40 feet 800 square feet
New Construction 40 feet by 12 feet 480 square feet
Total Wool Mill Building 40 feet by 52 feet 2080 square feet
Existing Shipping Container 40 feet by 8 feet each 320 square feet
New Shipping Container 20 feet by 8 feet 160 square feet
Total Wool Mill Shipping Containers - 480 square feet
Total Wool Mill Square Footage - 2560 square feet
1
Phasing Plan:
We intend to complete all of the construction promptly and install the second shipping
container when necessary, probably in several years. Budgeting considerations however might
necessitate that we postpone the construction for a time.
Use/Building Phase 1 Phase 2 Phase 3 Total
Approximate Approximate Approximate
square footage square footage square footage Square footage
Single-family home 1,900 sf - - 1,900 sf
Existing enclosed garage 800 sf - - 800 sf
Use existing unenclosed g00 sf - - 800 sf
shop area (1)
Enclose Existing
Unenclosed Shop Area - 800 sf(2) -
(2)
Addition to Wool Mill _ 480 sf - 480 sf
Building
First Shipping Container 320 sf - - 320 sf
Second Shipping _ _ 160 sf 160 sf
Container
Food Truck with outdoor 224 sf truck
tables (3) (3) 224 sf
plus tables (2)
Total 4,044 sf 480 sf 160 sf 4684 sf
1. During phase one,the activities that will occur in the unenclosed shop area will primarily be scouring and
drying. Neither will be done at a big large enough scale to produce any appreciable noise or smells.
2. This is existing square footage that is being enclosed, not new/additional square footage for the use.
3. Actual timing(phase)of the food truck is dependent upon Building Code, Fire Code, and Environmental Health
requirements and costs and improvements required for compliance.
The existing space is unsuitable for employees to work in primarily because it lacks a
handicapped accessible bathroom. Until construction is complete (Phase 2) all work in the mill will be
done by the mill owners.
2
Operational Details—Wool Mill.
A worsted wool mill like this processes raw sheep wool and other animal fibers(Ilama, alpaca,
etc.) into useable products like batting,sliver, roving, combed top and yarn.
These processes include:
• Scouring—Washing the raw wool or other fiber in hot soapy water to remove the lanolin and
dirt.
• Drying—Putting the freshly scoured wool on racks with warm air flowing across them to dry.
• Carding—Clean wool is put through the carder. The drum on the carder is clothed with wire
bristles like the bristles on a dog brush. These lay all the fibers parallel and make the sliver or
batting. When the fiber being taken off of the carder is bunched together into an untwisted
rope, it is sliver. When the fiber is layered into a wide mat, it becomes batting.
• Pindrafting—The pindrafter further aligns the fibers and stretches the sliver to make roving.
• Combing—By using a machine called a French comb to produce combed top 100%of the
organic debris is removed.The fibers are aligned perfectly parallel to each other.This process is
often optional. It is necessary to produce fine gauge, consistent yarns.
• Spinning—A single ply yarn is made by the spinner which takes either roving or combed top,
stretches it to the desired yards per pound and twists it into a single ply yarn. This is generally
not a saleable product because it is not strong enough.
• Plying/Twisting—A plied yarn is made by twisting two or more single ply yarns together. It is
done in such a way that the twist on the singles counteracts exactly the way the singles are
twisted together so the yarn will not untwist itself during use. When a single ply yarn and a
plied yarn have the same weight„the plied yarn is stronger and more even.
• Winding-The yarn is then wound into a skein (on a skein winder) or cone (on a cone winder)for
the customer. Hand weavers and knitters will want their yarn put into a skein as this lets them
better feel the yarn and its qualities. Those who use greater quantities of yarn will want their
yarns on cones because it is more convenient for dealing with large quantities of yarn.
3
Figure 1-Equipment layout.
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Though the mill will likely focus on producing yarn,the mill will sell any and all of the products it
is capable of producing. It will also contract with other individuals and entities to process their fiber into
yarn or one of the intermediate products. What products are in highest demand and each machines
capacity will dictate how many hours each machine operates each day. Probably all the machines will
not operate simultaneously.
The noise generated by mill will probably be comparable to that of a machine shop with nearly
all the noise from machinery within the building. Noise should rarely be perceptible anywhere beyond
the property line. Based on discussions with people who have similar operations,the two loudest pieces
of equipment will be the carder and the pindrafter which can be heard from 30 and 50 feet away
respectively. Please see the attached Noise Impact Area and Surrounding Uses map for details on how
this noise will impact the surrounding areas.
Delivery of purchased raw materials will occur irregularly, primarily during the spring. On
average it will likely occur several times a month and will involve pickup, car, or van-sized vehicles.There
will be no need for semi-truck access for loading or unloading of supplies or product. Standard sized
packages are burlap sacks of wool that weigh several hundred pounds and can be maneuvered by two
people by hand, or one person with a hand truck. Loading of finished product for delivery will occur
more frequently and in smaller batches probably into vehicles such as passenger cars, pickups or vans.
Both loading and unloading can occur during off peak hours when there are vacant mill parking spaces.
Most customers who contract with the mill will probably to ship their raw material to and from
the mill. Some, however,will prefer to deliver it in their own vehicles. Because most of these people
4
are employed,they will generally come when they aren't working such as the evenings or weekends.
These times coincide with off-peak times when mill parking spaces are expected to be available. We
expect about 30 people per year to drop off and/or pick up their raw materials or ordered products,
mostly in the spring and summer.
Hours of operations might eventually include two shifts between the hours of 5 AM and 10 PM
with the potential from some Saturday work between 9:OOam and S:OOpm. The room where most of
the equipment will be located will have no west facing windows, and since we do not expect the noise
from operating equipment to be heard by the neighbors, operations here are not expected to impact
the neighbors. The only west facing window will be in the scouring room,which is not likely to be used
at night. If nighttime use does occur,this window will be covered up as necessary to keep interior lights
from impacting the neighbors. There will not be significant noise generated in the scouring room.
A shift with the mill running at maximum capacity is expected to have 3-4 employees. The mill
will be a wholesale facility and will not have customer access except for dropping off raw fiber and
picking up processed products.
The two proposed shipping containers will store raw wool,fibers and unsold finished products.
Operational Details—Food Truck
The food truck will be a truck or trailer with maximum exterior dimensions of 28 ft. long, 8 ft.
wide and 12 ft. tall. Here are three examples of what it could look like.
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• The restroom in the wool mill will be available for employees and operators of the Food
Truck.
• The proposed picnic tables will be at least partially shaded by the existing mature liquid
amber trees. If the existing shade is inadequate to provide a pleasant environment to eat,
umbrellas will be placed over the tables.
• In order to keep the parking lot and street clean, a minimum of 4 ft. of the lawn area will be
covered with gravel, decomposed granite, pavers, or some similar material that will keep
the tires from becoming muddy.
• Hours of operation will be 7 AM-7 PM.
Landscape Plan:
Please see the landscape plan map to see the details of the existing landscape.
For the purposes of general site beatification and obscuring the view of the shipping containers
in the back of the lot, it is proposed to add a 5 gallon California nutmeg, a 5 gallon interior live oak, and a
5 gallon holly leaf cherry along the fence immediately north of the mill building as mapped on the
landscape plan. These plants were chosen because they will provide a long term aesthetically pleasing
buffer and are well suited to the site. The California Nutmeg and Interior Live Oak are native to
Mendocino County while the holly leaf cherry is native to central and southern California.
Table 2-Tree Details
Map Key Species DBH Comments
6 A Liquid Amber 19 in.
6 B Liquid Amber 23 in.
7 C Magnolia 7 in. Has multiple stems.
11 D Cypress Tree 19 in.
6
11 E Cypress Tree 16 in.
13 F English Walnut 14 in. There is significant rot present in the trunk.
13 G English Walnut 11 in. There is some rot present and it is lacking a complete
crown.
13 H English Walnut 9 in. Growing through the fence.
14 I Plum 11 in.
15 J Gravenstein Apple 13 in. Lower stem is hollow.
16 K Valley Oak 11 in.
16 L Valley Oak 25 in.
24 M Black Walnut 12 in. There is extensive rot through the stem and it lacks a
full crown. If it becomes a safety hazard it will be
removed and replaced with a deciduous fruit tree.
Lighting Plan:
No changes to the exterior lighting are proposed.
Grading Plan and Site Contours:
No grading is proposed. Elevation change on the whole property is 2-3 ft.
7
Single Family Residence:
No changes are proposed with regard to the existing 1900 square foot single family residence. It
is not proposed to include it as part of the wool mill's operations.
Figure 2-Single Family Residence Floor Plan
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8
Shipping Container Discussion:
We propose the use of two shipping containers for storage (the existing 8 foot by 40 foot
container and a new 8 foot by 20 foot container) placed in the northwest corner of the property as
mapped on the site plan. In choosing a location for them,we were careful to consider all potential
impacts to the area, surrounding uses, aesthetic quality of the area,the trees they are beneath,and that
they fulfil their intended purpose.
These containers are needed because we hope to operate the wool mill using primarily the
seasonally available local fibers. In order to accomplish this goal, it is necessary to have cost effective
on-site storage facilities. We could accomplish this in one of two ways, building a bigger building or
using the existing shipping container and adding a second for sufficient capacity. Building a bigger
building is not economically feasible, so using the two shipping containers is proposed. We have
identified four possible locations (which are mapped below) and will discuss each option in turn.
The Preferred Option:
This location is north of the mill along the north property line 10 feet from the rear property line
as mapped below. (Note,we propose moving the existing shipping container east approximately 5 feet
from its current location which is approximately 5 feet from the rear property line).
One of the plan submitters is a Registered Professional Forester(RPF), license#2972. As such,
the state of California deems him qualified to manage trees and forests. He has designed the placement
of these containers in a way that will have minimal impact on the mature oak trees they are beneath.
There are two ways that a container could potentially negatively impact the trees roots beneath
it. The first is that by disrupting natural airflow to the surface of the soil,the soil will become anaerobic,
changing the balance of soil organisms within it and retarding root growth. The second is that any soil
compaction,though unlikely to damage a mature root, might make it harder for new roots to penetrate
the soil. It is proposed to lift the container 4-6 inches by placing a treated board, partially buried
railroad tie or cement piers under each end of the container. This will allow air to circulate ensuring the
health of the soil beneath and reducing any potential zone of compaction to a negligible area.
Furthermore, although silt loam soil such as this is not prone to compaction, a truck big enough to
deliver shipping containers has a high ground pressure and will only deliver or move the shipping
containers when the soil is not saturated to limit the soil compaction that could occur.
The reasons this location might be chosen are;
• It does not impact the other uses on the parcel at all.
• Though underneath the drip line of the oak trees, if done as proposed, installing the
containers will have no significant impact on the soil and roots.
• A truck could easily move and deliver shipping containers to this location so no tractor will
be needed to drag them which will reduce the risk to the building and trees.
9
• The containers are well away from the parking lot and will not be readily visible from the
street. As the proposed vegetation matures,what little visibility there is will be greatly
reduced.
• It is a convenient location which will well serve its intended purpose.
The reasons that this location might not be chosen are:
• It is possible that soil compaction could be caused by the truck delivering and moving the
shipping container. This can and will be mitigated by only having shipping containers
delivered or moved when the soil is not saturated.
We have chosen this alternative because it is the option that has the least overall impact on the
site and existing vegetation and because it best serves its intended purpose.
Option 1:
This location is immediately south of the single family residence as mapped below.
The reason this location might be chosen is;
• This location places the containers away from the mature oak trees and would therefore
have no impact on them.
The reasons that this location might not be chosen are:
• It is located a long distance away from the mill building where the material will be used so it
would be extremely inconvenient.
• It is in close proximity to the residence in part of the back yard that is expected to be used
for residential purposes and will therefore have a negative impact on that use of the parcel.
• It is taller than the fence in front of it so it would negatively impact the aesthetics as
observed in the front of the house.
• The two most feasible ways to get the container there would be to remove a mature
magnolia tree and two fences so that a truck could back over the sidewalk and lawn, or to
drag it with a tractor around the back of the mill building which would run the risk of
damaging several trees trunks and root systems.
We have rejected this location because the containers located there would poorly serve their
intended purpose and the negative impacts are significant.
10
Option 2:
This location is immediately west of the mill building as mapped below.
The reasons this location might be chosen are;
• This location places the containers mostly away from the mature oak trees and would
therefore have little direct impact on them.
• It is close enough to the mill building that it would be somewhat practical for the storage of
wool.
• It would be nearly completely hidden from the front of the property.
The reasons that this location might not be chosen are:
• It would require the removal of much of the crowns on the walnut trees.
• The only feasible way of getting it there would be to drag it with a tractor,which would put
the building,the trees, and the roots that are near the surface at risk.
• It would be visible from all parts of the backyard and would have a negative impact on the
residential uses of the backyard.
• This location is where the grease trap is to be located so an alternate location for it would
need to be found. All other locations for the grease trap are further from the sinks and
plumbing which would cause design challenges.
We have rejected this location because the containers located there would negatively impact
the site design,the residential use of the parcel and because there is no clear evidence that it would
have less impact than the preferred alternative.
Option 3:
This location is north of the mill along the north property line within a few feet of the parking lot
as mapped below.
The reasons this location might be chosen are;
• It does not impact the other uses on the parcel at all.
• Though underneath the dripline of the oak trees, if done properly installing the containers
will have no significant impact on the soil and roots.
• A truck could easily move and deliver shipping containers to this location so no tractor will
be needed to drag them which reduces the risks to the buildings and trees.
11
• It is a location which,though not as convenient as the preferred option, would serve its
intended purpose.
The reasons that this location might not be chosen are:
• With the container being in close proximity to the parking lot, it would be much more visible
from the parking lot and street and reduce the aesthetic quality of the area.
• Approximately the same amount of ground under the mature oak tree is impacted by the
shipping container as compared to the preferred alternative so there is no apparent
reduction in impacts.
We have rejected this location because when compared to the preferred alternative there is no
clear benefit, it would be much more visible from the street and would have significant impacts on the
aesthetic quality of the area.
Figure 3-Container Options Considered
Option 3
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12
Food Truck Location Discussion:
To ensure that we chose the best possible location we considered the two apparent options.
The preferred option is mapped on both the site plan and the Food Truck Options Considered map
below. The Alternate Option is mapped only on the Food Truck Options Considered Map below.
The Preferred Option
This location is located between the mailbox and the house with its longitudinal axis oriented
roughly east-west.
The reasons this location might be chosen are;
• It makes use of a preexisting hard surface suitable for handicapped access avoiding the need
for building a new sidewalk.
• It makes minimal use of the existing lawn so that it can be a pleasant place to eat.
The reason this location might not be chosen is;
• Customers are standing between the food truck and the driveway. However,the risk to
pedestrians has been mitigated by moving the food truck partial onto the lawn so there is
more space, and installing planter boxes that will keep pedestrians from inadvertently
stepping into the driveway.
The Alternate Option
This location is located between the mailbox and the house with its longitudinal axis oriented
roughly north-south.
The reason this location might be chosen is;
• It moves the food truck and those ordering well away from the driveway.
The reasons this location might not be chosen are;
• A large portion of the lawn would be occupied by the food truck reducing the ability to
provide space to eat a meal while enjoying pleasant landscaping.
• The picnic table would by necessity be moved further south closer to the residence's only
ground level windows increasing the impact that the food truck use would have on the
residential use.
• Without building a new portion of sidewalk, access to the food truck would only be possible
by walking across the portion of the lawn that has exposed roots which would pose a
tripping hazard. Installing a sidewalk would cause extensive damage to the liquid amber's
root system.
13
After considering this option we have rejected it because the preferred option makes better use
of the existing infrastructure, impacts the residential use less and provides a more enjoyable
space to eat.
Figure 4-Food Truck Options Considered
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By MFG s
Multiple Use Discussion:
This plan proposes three separate uses for this parcel, a single family residence, a commercial
manufacturing facility, and an outdoor food truck. All three uses,though occurring in close proximity to
each other can occur simultaneously without degrading each other. This is meant to be a discussion of
the spatial distribution of these uses and what impacts each use might have on the others.
The residential parts of the property are the single family residence,the portion of the backyard
to the south of the mill building and residence, and to a lesser extent,the front yard. The privacy of the
backyard is protected by the design of the mill building. The windows on the southern wall are designed
to be big enough to allow light entry, but high enough to bar mill employees of casually looking into the
backyard.
Front yards in general certainly have many residential uses. This particular front yard however
fronts a busy street with much pedestrian and vehicular traffic which severely limits its uses. If a
resident wanted to enjoy a pleasant environment, host a party, or children wanted to play,the front
yard would not be suitable. The only presently suitable use for the front yard of which the plan
14
submitters are aware, is to display attractive landscaping. Displaying attractive landscaping and serving
food from a truck, rather than being considered mutually exclusive, should be considered mutually
beneficial since that attractive landscaping would serve the food truck as much as the residence.
Most of the living space in the single family residence is located more than 2 feet higher than
the level of the parking lot and the two most exposed windows are well screened by mature camellias.
These factors bar the casual observation of the inside of the residence by those in the parking and food
truck areas providing a sense of privacy with few curtains.
The food truck and the wool mill are located on opposite sides of the property and are therefore
unlikely to impact each other except where the three uses overlap on the parking lot. The parking lot
provides an adequate number of spaces (seven regular spaces, one handicapped van accessible space,
plus a minimum of 5 bicycle parking spaces)to serve all three uses. None of the three uses are expected
to draw vehicles larger than a pickup or van and are therefore unlikely to cause parking issues for the
other uses.
The wool mill will produce some noise while operating, please see the attached Noise Impact
Area and Surrounding Uses Map. The only other use that is close enough to be impacted is the single
family residence. The site is located on a busy street near the post office and several hotels. Besides the
general traffic noise,the post office and hotels tends to generate diesel truck traffic late at night and
early in the morning (from mail deliveries and truckers parking in front of the post office who are staying
at the hotels). Any additional audible noise the mill generates is not expected to change the noise level
in a meaningful way.
Details-Fence:
Please see the site plan for the existing configuration of fences. No changes are proposed.
15
Details—Sign:
It is proposed to allow for the continued use of the existing 8 foot tall and 8 foot wide sign frame
for both the wool mill and the food truck sign. The actual layout of the Food truck sign is unknown since
we do not yet know who the vendor will be. The actual details of the food truck sign will be subject to a
subsequent city permit. Please see below for a diagram details on the sign details.
Figure 5—Sign
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ATTACHMENT 2
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
The following Checklist is intended to assist developers, staff, policy boards and the public in
determining project consistency with the Commercial Development Design Guidelines. Please
refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or
substitute for the Guidelines. The information in parentheses provides examples of ways to
achieve the desired effects, recognizing that it is impossible to reduce the art and practice of
design into a checklist of individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal, or the application may be deemed incomplete. .
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent;No-Not consistent or more information needed; N/A-not applicable
Site features(p. 19)
❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the major
existing features (trees, landscaping, city creeks,riparian habitat, lot shape,size, relationship to
surrounding area).
Coordination (p.20)
❑ ❑ ❑ Facilities are shared and coordinated with adjacent properties.
1
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent;No-Not consistent or more information needed; N/A-not applicable
❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages.
❑ ❑ ❑ Setbacks are minimized to enhance the pedestrian environment.
Pedestrian access(p. 19)
❑ ❑ ❑ Site has pedestrian orientation, consistent with uses, design and architecture.
❑ ❑ ❑ Pedestrian elements are attractive and functional (walkways link parking to building
entrances and other walkways;planters,street furniture, outdoor seating,pedestrian oriented
signs, low level lighting provided).
� � � Parking areas with 12 or more stalls: defined sidewalk or marked pedestrian facilities in
landscaped areas or separated from traffic lanes required.
Parking lots(p.22 )
❑ ❑ ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,divide
into smaller lots, avoid large unbroken expanses of paving;emphasize screening,shading,
landscaping).
Landscaping(p.22)
❑ ❑ ❑ Scale and nature of landscape materials is appropriate to the site and structures.
❑ ❑ ❑ 20%of gross lot area landscaped/50% live plantings; landscape redevelopment or
reuse projects to extent feasible (Plants are of type,spacing and sizing to reach maturity
within reasonable time. Hardy, drought tolerant low maintenance species adapted to Ukiah
climate are emphasized,parking lots trees also withstand heat pollutants. Deciduous trees used
on south and west. Automatic irrigation required for new commercial development. Street trees
selected from Ukiah Master Tree List/plantings per Standard Planning Detail required on private
lot or public right of way.)
❑ ❑ ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls within continuous linear strips.
Perimeter planting strips use trees and shrubs. Focus on deciduous trees achieving 50%
shading within 10 years.
❑ ❑ ❑ Parking lots generally: Perimeter planting strips, Street trees selected from Ukiah Master
Tree List required.
Signs(p.21)
❑ ❑ ❑ Signs are compatible with architectural character of buildings (signage does not dominate
site, uses compatible colors and material, lighting is restrained and harmonious,sandwich boards
are creative/subdued color/minimal copyJ.
Lighting(p. 20)
❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping(lighting
form,function, character,fixture styles, design and placement•lighting does not interfere with
pedestrian movementJ.
Energy conservation (p. 21)
❑ ❑ ❑ Active and passive solar and other renewable energy design and devices are used
(building orientation,landscaping, lighting, heating and cooling,photovoltaic system-ready or
installed).
❑ ❑ ❑ Devices are unobtrusive and complement design (solar panels flush with roof).
Visual appearance (p. 20)
2
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent;No-Not consistent or more information needed; N/A-not applicable
❑ ❑ ❑ Buildings are visually cohesive, compatible and complementary(scale,proportion, design,
style, heights, mass,setbacks).
❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly monotonous
designs, or strong contrast with adjacent buildings, creative use of natural and recycled materials;
metal discouraged unless creative and consistent with Guidelines)
� � � Variety of architectural features encouraged tied to comprehensive design theme (arches,
raised parapets, cornices, eaves, windows, balconies, entry insets, roof angles and pitches, wall
relief features).
❑ ❑ ❑ Building exteriors compatible with surrounding properties (comparible materials, colors,
quality, coordinated but not the same as surrounding properties, avoid strong or vivid colors unless
they fit within local context, concrete block/exposed concrete on visible walls finished in aesthetic
mannerJ.
❑ ❑ ❑ Visible fences compatible with project and visually attractive (compatible colors, materials,
styles;wire fences, high barriers and use for advertising discouragedJ.
❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and corridors
and public spaces (service areas and devices screened,integrated and compatible with site
features;common mailboxes architecturally consistent and located close to building;above criteria
is applied to areas visible to public view,•rear and side views are visually interesting, coordinated
and well-maintainedJ.
Maintenance(p.22)
❑ ❑ ❑ Demonstrate consideration of site and building maintenance.
Other Considerations
A variety of site and building design issues have increased in importance to the public and policy boards
since the Guidelines were written in the early/mid 1990s. Some of those are expressed below. The
Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable—bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community(provides walking/biking facilities on the site, connects to nearly walking/biking
facilities,provides shortcuts for walkers/bikers,project is located within 1/4-1/2 of other places to
walk).
❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide, without
obstruction;curbs,shade, lighting provided;buffers between walkers and traffic provided;safe
and direct street crossings for walkersJ.
❑ ❑ ❑ Entrances provide convenient access (entrances adjacent to street, minimal setback,routes
and accessways are well marked,sidewalks provided uninterrupted access to entrances,safe bike
parking is located close to entrancesJ.
Green building(incorporating green building elements)*
3
❑ ❑ ❑ Sustainable site
❑ ❑ ❑ Water efficiency
� � � Energy
� � � Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people at differing
� � � stages, ages and circumstances of life:accessible primary and interior entrance and routes,
accessible kitchen and bath space and devices,for dwellings-accessible bedroom, common room,
and devicesJ.
*See Green Building Council LEED and other guidelines for detailed measures:
http://www.us�bc.or�/DisplayPa�e.aspx?Cate�orylD=19 * http://www.nrdc.org/buildinggreen/strategies
4
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1 ITEM NO. 6B
Community Development and Planning Department
L�tty Of u�c�i 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
2
3 DATE: October 9, 2014
4
5 TO: Design Review Board
6
7 FROM: Michelle Johnson, Assistant Planner
8
9 SUBJECT: Request for Review and Recommendation on a Site Development Permit for the
10 renovation of the existing fa�ade and signage for Burger King Restaurant.
11 711 East Perkins Street, APN 179-061-04
12 File No.: Munis 422
13
14
15 REQUEST
16
17 Staff requests the Design Review Board review the proposed Site Development Permit for
18 Burger King 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 Milestone Associates on behalf of Josef C. Kruger for
23 approval of a Site Development Permit to allow the renovation of the existing 3,397 square foot
24 Burger King Restaurant located at 711 East Perkins Street, APN 179-061-34; 179-061-00,
25 within a (C-1) Community Commercial zoned area). The Project includes:
26
27 ■ exterior building fa�ade modification
28 ■ new pre-pay window area (68 square foot addition to the east side of the building)
29 ■ replace existing wood fencing around the patio area with new material
30 ■ decorative metal window awnings
31 ■ repair and restriping of existing parking lot
32 ■ replace existing parking lot and exterior lighting to LED; preferably downcast, fully
33 shielded and Internationally Dark Sky Association approved
34 ■ upgrade all signage including menu boards, and directional signage
35
36 Applicant has provided colored elevations that will be available at meeting.
37
38 The Design Review Board is required by the City Code to review and make a recommendation on
39 all Site Development Permit applications.
40
41
Burger King Fa�ade Renovation Site Development Permit
711 East Perkins Street
October 9,2014 Design Review Board Meeting
File No.:Munis 422
1
1 SETTING
2
3 The project site is located on the south side of East Perkins Street between Oak Manor Drive
4 and Orchard Avenue. The Project site is surrounded by the following uses:
5
6 ■ North: Retail, professional office, and other commercial uses zoned Community
7 Commercial (C1).
8 ■ East: Retail, residential uses zoned Medium Density Residential (R2)
9 ■ South: Residential, Oak Manor School, and Oak Manor Park zoned Medium Density
10 Residential (R2), Heavy Density Residential (R3) and Public Facilities (PF).
11 ■ West: Highway 101 off ramp, and a variety of retail, restaurant, residential and service
12 uses zoned Community Commercial (C1) and Single-Family Residential (R1).
13
14 STAFF ANALYSIS
15
16 General Plan: The General Plan land use designation of the parcel is Commercial. This land
17 use designation identifies lands where commerce and business may occur. Commercial lands
18 are more precisely defined through the uses allowed in the individual zoning districts.
19
20 The project site is located within an area identified in the Community Design element as a
21 second level gateway in the City's General Plan. The General Plan includes the following goals
22 and policies related to gateways:
23
24 ■ Goal CD-7: Improve the appearance of area gateways.
25 ■ Policy CD-7.1: Establish public policy to enhance and improve the appearance of area
26 gateways.
27
28 Projects located on general plan gateways are subject to a higher standard of design since the
29 gateways provide the first impression of the community as one enters and then travels through
3o the main corridors of the City.
31
32 Ukiah Municipal Airport Master Plan: Approximately '/4 of the parking lot on the west parcel is
33 located in the Ukiah Municipal Airport Master Plan C Common Traffic Pattern Compatibility
34 Zone. Parking lots are an allowed use in the C Common Traffic Pattern Zone.
35
36 Zoning: The parcel is located within the Community Commercial (C1) zoning district. In the C1
37 zone, restaurants are an allowed use; however, a site development permit is required for
38 exterior modification of existing commercial structures.
39
40 Vehicle Parking: The table below includes parking requirements that apply to the Project.
41
Vehicle Parkin
Parkin Re uirement Parkin Re uired Parkin Provided
Restaurant:1 onsite parking space for each 3 seats plus 1 38 45
onsite space for each 2 employees on the maximum shift
Drive-Thru/Drive-Up/Take-Out: 1 space for each 100 sf of 35 45
gross floor area plus queuing for at least 8 vehicles for the
Burger King Fa�ade Renovation Site Development Permit
711 East Perkins Street
October 9,2014 Design Review Board Meeting
File No.:Munis 422
2
drive-thru
Bic cle Parkin
Bike Parking:1 space for each 10 required vehicle parking 4 3
spaces
1
2 Landscaping: The C-1 zoning district includes landscaping standards. The project includes
3 new landscaping as shown in the Project Plans (Landscaping Plan attachments 4). Parking
4 lot areas would be required to comply with the landscaping requirements unless granted
5 relief by the Planning Commission. The landscaping requirements include the following:
6
7 ■ landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless
8 based upon the small size of a parcel, it would be unreasonable and illogical with a
9 minimum of fifty percent (50%) of the landscaped area shall be dedicated to live
10 plantings;
11
12 ■ landscaping proportional to the building elevations;
13
14 ■ One (1) tree placed between every four (4) parking stalls within a continuous linear
15 planting strip;
16
17 ■ primarily deciduous species, designed to provide a tree canopy coverage of fifty percent
18 (50%) over all paved areas within ten (10) years of planting;
19
20 ■ perimeter planting strip with both trees and shrubs.
21
22 ■ defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas
23 and/or separated from automobile travel lanes; and
24
25 ■ one (1) street tree every 30 feet of parcel frontage.
26
27 Lighting: The Project proposes replacing existing lights in the parking lots to LED and all
28 exterior lights to be downcast and fully shielded. Cutsheets for the proposed lighting have
29 been requested from the applicant.
30
31 Sign Ordinance: The project includes new signage as shown in the proposed Sign Program
32 and elevations (attachments 2 and 4). Based on a parcel frontage of 202 feet, 303 square feet
33 of sign area would be allowed. Information for existing signs has been requested from the
34 applicant; however the information was not received in time to include in the staff report. A
35 summary of the proposed sign program is provided below.
36
37 ■ Existing freestanding freeway sign to remain
38 ■ Existing menu boards to remain and refaced
39 ■ West (Parkinq Lot) Elevation
40 ➢ new 25 sf"Burger King" wall sign
41 ➢ new 30 sf"Home of the Whopper" wall sign
42 ➢ new 44 sf"Taste is King" wall sign
43 ■ North (Street Frontaqe) Elevation
Burger King Fa�ade Renovation Site Development Permit
711 East Perkins Street
October 9,2014 Design Review Board Meeting
File No.:Munis 422
3
1 ➢ new 25 sf"Burger King" wall sign
2 ■ No signs are proposed on the east or south elevations of the building.
3 ■ Total new sign area: 124 sf
4
5 The Sign Ordinance includes the following requirements which may apply to the Project:
6
7 ■ Placement of signing shall be limited to street frontages and business frontages
8 except sign orientation to parking areas, freeways, pedestrian malls, internal courts
9 or sign programs may be allowed subject to a site development permit.
10
11 ■ No sign attached to a building shall exceed the roof height of the main building on a
12 parcel.
13
14 ■ Signs which are located on or project over the roof of a building or structure are
15 prohibited.
16
17 The Sign Ordinance definitions related to "roofs" are provided below:
18
19 Roof Line: The top edge of the roof or top of the parapet, whichever forms the top line
20 of the building silhouette.
21
22 Roof Sign: Any sign erected upon, against or directly above a roof or top of or above
23 the parapet of a building (see graphic illustration section).
24
25 Design Guidelines. The project site is located within the boundaries of the Downtown Design
26 District. Therefore, the project would be subject to the Design Guidelines for Projects located
27 outside the Downtown Design District. Attachment 3 is the Checklist for Projects located outside
28 the Downtown Design District.
29
30 Site Development Permit: In order to approve a Site Development Permit, the following
31 findings are required to be made and supported by information included as part of the
32 application and public record. As part of its review of the proposed Project, staff requests the
33 DRB also consider the required findings.
34
35 1. The proposal is consistent with the goals, objectives, and policies of the City General
36 Plan.
37
38 2. The location, size, and intensity of the proposed project will not create a hazardous or
39 inconvenient vehicular or pedestrian traffic pattern.
40
41 3. The accessibility of off-street parking areas and the relation of parking areas with respect
42 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
43 adjacent or surrounding uses.
44
Burger King Fa�ade Renovation Site Development Permit
711 East Perkins Street
October 9,2014 Design Review Board Meeting
File No.:Munis 422
4
1 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
2 the proposed structure(s) from the street and adjoining building sites, and breaking up
3 and screening large expanses of paved areas.
4
5 5. The proposed development will not restrict or cut out light and air on the property, or on
6 the property in the neighborhood; nor will it hinder the development or use of buildings in
7 the neighborhood, or impair the value thereof.
8
9 6. The improvement of any commercial or industrial structure will not have a substantial
10 detrimental impact on the character or value of an adjacent residential zoning district.
11
12 7. The proposed development will not excessively damage or destroy natural features,
13 including trees, shrubs, creeks, and the natural grade of the site.
14
15 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
16 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
17 appearance.
18
19 CONCLUSION
20
21 Staff requests the Design Review Board review the proposed project and make a
22 recommendation to the Planning Commission on the site layout and design.
23
24 ATTACHMENTS
25
26 1. Project Description date stamped August 11, 2014
27 Project Information date stamped September 9, 2014
28 Bike Data Sheet date stamped September 30, 2014
29 2. Sign Program date stamped September 9, 2014
30 3. Design Guidelines Checklist
31 4. Project Plan date stamped September 9, 2014 and September 30, 2014
32
Burger King Fa�ade Renovation Site Development Permit
711 East Perkins Street
October 9,2014 Design Review Board Meeting
File No.:Munis 422
5
_ � .. . .. . . .. : . . � � � . . : . t; . . ,d`�d, . . . �
: ;. .., Date: August 11, 2014
; � �
� To: Community Development Department
, City of Ukiah
MlleSt011� 300 Semirtary Avenue
� ., ` Ukiah, CA 95482
.Assoclates
Imagizreerizrg
From:_ Juliv Tinajera _
MNestone Assaciates
RE: Project Description far the proposed Exterior Fa�ade
Renovation afi the existing Burger King Restaurant
` located at 711 East Perkins Street
: ::, Proposed uses and improvements:
; r
The existing restaurant square foatage of 3,397 SF will be increase by
68 SF for new pre-pay window area. No other interior wark is
' proposed as part of this project.
- The proposed e�erior fa�ade renavation will upgrade the existing
,
building to current Burger King Design Standards
- All signage, including menu boards and directional signage, will be
upgraded to current Burger King Design Standards.
- The site currently provides parking for 45 vehicles, 'including two
accessible parking spaces and 12 RV/Bus parking spaces.
,
Proiect qoal and obiective:
Our goal is to upgrade an autdated e�erior fia�ade to current updated
exterior colors and materials.
� - RECEIVED
;
AUG 112014
�000 uru� r�o�au
SUtTE H2O2 CITYOF UKtAH
YUBA Ct1Y. CA 95991 BUILDtNGI PLANIVT�7G DEPARTI�ENfi
:. .
TEL: 530--755-4704
`�AXs 530-755-4587
�
����: S�pfi�r�b�r�, �0�4 '
T�: �tim J�rd�n
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Community C�evelopmenfi�epartment
City,o�Ukiah �EP �9 ����.
�1��S�t7�l.� ` 30� �eminaty Avenue
.�.�SQC1�.��5 ��������
U�i�h GA 95��2 ��a.�����a�,������m����
Irna;�ineeri�tg '
Frorn: Ju1i�Tin�j�r�
Milestone Associ�tes
6�E; Respcanses�a +comr��nts receiv�d via email �n I��l°�2f�4
f�r prc�pased �xteri�r Fa�ade �f+en�vations�f th�
exi�ting �urger ICi�ng �testa�rant located �t
7�1� ����F��rkins St���t
Piar�nirsg F��rmit Appli��fii�r�
� Please pr�vid��n �mail addr�ss�or the prap+erty�wner. C�ur �ra�tic�
is t� copy the prop�rty owner on �mails related'to complet�ne�s of the
app�icatinn/pi�ns. ��br�i�t�� sig��d �pplrc��i�ri�r�r� t��r��r,
� The Us� Information section of the applicati�n is n�t complet� {P�ge
2). Please pro�i�e the numb�r�f shifts, days and h�urs of fihe shift�,
ar�d th� numb�r�f�m�l�yees on tl�e m��ir�um �i�ift and ���t� �h�
maa�imum shifk'o�curs, �°his all�v�s us to ad�qu�tely evalu�t�t�e
parl�it�g d�mand g�n�r�t�d�y th� pr�je�t. ��f�r�c� �i��r�c� �p��i���i�n:
� Th� pr�p�rty�v�n�r has t�ot sign�d th��pplicafi��farm. Th� �r�p��y
awn�r n��ds t��si�� th�f�rm �uth�ri�ing'y�u t� ��t�s tl��ir�g�nf��d
�1s� ne�ds t� si�r� tl�� ind�mnific�ti�r� agreement (pag��)� ����r;��
�i�r��� ����i��ti�n.
■ Pag� 3 of th� �ppli�atio� in�lud�s th�typical minirr�um submi�t�1
r�quirements�o�sit� d�v�lopment permits (SDP calumn). All �f th�
p(��s 1 ir�f�rmation r�quired was ��t included in the submittal, �IP i��m�
p�r��ir�ir�e� tc� thi� pr�j��t h�v� ���n subr�i���.
� Flo�r Plan: Pl�ase pravide a campl�te and defailed floor plan that
includes the I�cation of all seating as welf as the prelimin�ry lays�ut of
the floor pl�n. Sh�et A-� �hauld be revised fio include this informati�n.
F���i��d �l��r Pl�r� r���t �r���r� ���tir�g ir� �ir�inc� �Ar��: ;
� Landscaping Plan: Please provide the landscaping pian;Frorn a s�te
visit, it�ppe�rs that there is existir�g iandscaping, includir�g trees tl�at
may count tow�rds the street free requirement. Notes �n the plan�
indic�te th�t changes wiil be rnade to the��isting landscaping. This
irtformation ne�ds to be included �s part�f the r�quired l�n�scaping
plan. T�e l�ndscaping pl�n is required ta ir��lu�e an irrigation and
(ighfiing plan (�I! ext�r-ior lighting). details c�f all signs are requir�d tfl b�
provided. �.�r���c�p� F'I�r� �n�lca��c1.
i� ur�caW �oa� '
sur� ��a�
n��`crrrr, ca s�ss� �
r�; ��om�������
��: ����sm�s�
�- �i���o N�u��r�d �xi�tir�g �ig���r������ �r� th��I�v��i�ns. �lt����r�r,
the zonir�g cod� r�quires a sign pr�gr�m to b� submitted, 'T�� s�gn
program r�eeds ta include the deta[Is�f the existing and propased
signs-�dimensi�ns and square foofiag� of e�ch sign, c�lors �ncf
mat�ri�ls, lighting iYpe, etc,The sign pr�gram sh�uld clearly nate if the
sign is new or a replacemenfi. The pl�ns need ta includ��ither �alor�d
elev�tic��� c�r simulatian�. A����i���h �;�� ���°�� �+.rill (:�� ���r��r�� i:�����;-
. � . ,,. r .
����r��:� ���µi�i�, ��v� !��;�€�ac��c� _�� ���_� �'r�c��r�m r��ry yc��,�� ��������,
� �er�cing: Provide a fencin� plan that�hows existing �nd pro�osed
n��fenc�ng and a detail ofthe prop�s�d fencing; ��i���r�� ��r��� �� ��
�� r�p��c�c� ir�-��in�. t�r�i}¢th� �i���ri�l i� ch�n�En�,
:� Cnlors and Materi�ls: Provide a c�lors and materials bo�rd. ����°�
��bmi��d.
��nsng ��r�p�i�nce
The sifie is�oned C� (Gomm�nity C�rnmerci�!), Ba�ed �n t�� it�f��m�ti�n previded,
c�mplian��w�th th�f�llowin�;�� re�{uiremer�ts canno�b��et�rm�ned. �'���s� addre�s
th�foll��ving items r�lat�d ta�oning requirern�nts.
� V�hici� Pa�king; ane p�rking spae�s is required far e��l�th�e� (3} seats plus
' one each additional parking spac�foreach iwo (2) empl�y��s on the maxim�am
shift {�oni�g ordinar�ce sectic�n 9086a). t�n th�site pl��, sh�w a�l �ufido�r
se�ting. �n the fl�or pian, sh�w al! s�ating {als�s����ove�. P1e�s� note.
Pl�nni�g ��mmissi�n �nd the Design�eu�e����rd ty�icadly s�r�r��ly
enc�ura��s o�td��r sp��es and outd�or dining�r���#� be in�lude� ir� �r�je�ts
�f fihis type. �� th� pl��� id�nfiify the�arki�g s���es ��unt�d ��v��i�le p�rkir�g
spac�� �r�d th� park�ng spa�s beir�g���n�ed as R�Ib�as p�r�ic��. �3� the pl��s,
pl��s� n�fi�t�e dim�nsi�ns �f th�pa�ing stald�. I��p���r�fih��they rn�y v�ry
d�p�ntling �n l�cati�n, F'�rk��� �3�t� I������€� ��d�d �� Ir�d������t.
� �i�� �arkings �ik� parkir�g i� r�quir�d ta b� pr��i�e� �� p�►#�f th�pr�j��t,
{�nc�th� numb�r of��hici� parking l��s been de�t�rrr�in�d b��e� �n tl�e number
�f seafs�nd empl�yees on the maxir�um sf�'rft, #h�n the#�f bik�sp���s requir�d
��n b� �et�rmir�ed. The z4ning �rr�in�r��e requires the nur�ber o�bi�e parking
spaces to be nof less than 10°l0 of the number af��hicle parki�g �p�ces required
{zoning ardinance 9Q86E}. �i�� F��ck��s'b��� ��d�d �� �f�n.
g Lartdsca�in�: The �1 �oning requiremen��rnelu�e r�quirements f�r t��es;�nd
landscaping. These requiremenfis are included in s��ti�n 90��v�h�ch is inciud�d
ir�Articl� 7 which is aitached t�this er�ail. Th�existi�g devel�pment daes not
comply with many�f the requirements, l��dificatians t�existing sit�s sh�uld
attem�t to come as close as feasible t�compiian�e with th� I�nd�c�ping
r�quirements, �spe�ia(ly when there appears to be�pp�rtunities t�pravicle
additional lands��ping on the'site. ��ndsc�p� �?f�r� h�s b��n ��.��ar���t�r�.
Sheet�1/��n�tru�ti�r� I{ey 1Vo�e�
�' Note 4 r�fers t�the trash �n�l�sure"ar�d "p�r r�ew irnag�." �'r��ide a
det�ille{evation �f the tr�sh enclosur��nd na�e th� color of�h� pair�t as p�rt�f
���� Data Sheet
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friendly design allows easy lock-up of the bike frame and wheels
while promoting organized and efficient bike parking.
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Finish Options
34" Galvanized
Hot-dipped after fabrication
Powder Coat Paint
With optional zinc rich prime coat
Thermo-plastic Coating
With optional zinc rich prime coat
Available in surface mount (shown in photos)or in-ground mounting options.
See: Placement guidelines and mounting options detail sheet.
Function First, Inc. 3935 N. Country Club Rd. #25 Tucson, AZ 85716
http://www.bikerack.com - bikeribs@yahoo.com
1.888.B I KE.R1 B 1.888(245.3742) FAX 1.520.844.1110
���' Specification Sheet
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and Mou nti ng Options
Suggested Spacing Mounting Options
(excludes Bike Rib 1.5)
4"
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30"fromperpendicular �3�$" O Steel Tubing
wall or object
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24"from wall
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Concrete Anchor
Concrete Slab
Surface Mount In-Ground Mount
Suggested Fasteners
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•Permanent installation •Use on asphalt Wed�eBolt •Fast and easy
•Fast and easy •Use on solid concrete
•Install w/rack in place •Removable installation •Use on solid concrete •Permanent installation
•Removable installation •Install w/rack in place
•Install w/rack in place
Function First, Inc. 3935 N. Country Club Rd. #25 Tucson, AZ 85716
http://www.bikerack.com - bikeribs@yahoo.com
1.888.B I KE.R1 B 1.888(245.3742) FAX 1.520.844.1110
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MANUFACTURER COLOR.
FUNCTION FIRST BIKE SECURITY
TUCSON, AZ 85733-4137
� Ph: (888) 245 — 3742
Fax: (520) 844 — 1110
Model # Bikes Length
BR2(IG) FOUR 5'-0"
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City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
The following Checklist is intended to assist developers, staff, policy boards and the public in
determining project consistency with the Commercial Development Design Guidelines. Please
refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or
substitute for the Guidelines. The information in parentheses provides examples of ways to
achieve the desired effects, recognizing that it is impossible to reduce the art and practice of
design into a checklist of individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal, or the application may be deemed incomplete. .
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent;No-Not consistent or more information needed; N/A-not applicable
Site features(p. 19)
❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the major
existing features (trees, landscaping, city creeks, riparian habitat, lot shape,size, relationship to
surrounding area).
Coordination (p.20)
❑ ❑ ❑ Facilities are shared and coordinated with adjacent properties.
❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages.
� � � Setbacks are minimized to enhance the pedestrian environment.
1
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent;No-Not consistent or more information needed; N/A-not applicable
Pedestrian access(p. 19)
❑ ❑ ❑ Site has pedestrian orientation, consistent with uses, design and architecture.
❑ ❑ ❑ Pedestrian elements are attractive and functional (walkways link parking to building
entrances and other walkways;planters,street furniture, outdoor seating,pedestrian oriented
signs, low level lighting provided).
� � � Parking areas with 12 or more stalls: defined sidewalk or marked pedestrian facilities in
landscaped areas or separated from traffic lanes required.
Parking lots(p.22 )
❑ ❑ ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,divide
into smaller lots, avoid large unbroken expanses of paving;emphasize screening,shading,
landscaping).
Landscaping(p.22)
❑ ❑ ❑ Scale and nature of landscape materials is appropriate to the site and structures.
❑ ❑ ❑ 20%of gross lot area landscaped/50% live plantings; landscape redevelopment or
reuse projects to extent feasible (Plants are of type,spacing and sizing to reach maturity
within reasonable time. Hardy, drought tolerant low maintenance species adapted to Ukiah
climate are emphasized,parking lots trees also withstand heat pollutants. Deciduous trees used
on south and west. Automatic irrigation required for new commercial development. Street trees
selected from Ukiah Master Tree List/plantings per Standard Planning Detail required on private
lot or public right of way.)
❑ ❑ ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls within continuous linear strips.
Perimeter planting strips use trees and shrubs. Focus on deciduous trees achieving 50%
shading within 10 years.
❑ ❑ ❑ Parking lots generally: Perimeter planting strips, Street trees selected from Ukiah Master
Tree List required.
Signs(p.21)
❑ ❑ ❑ Signs are compatible with architectural character of buildings (signage does not dominate
site, uses compatible colors and material, lighting is restrained and harmonious,sandwich boards
are creative/subdued color/minimal copyJ.
Lighting(p. 20)
❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping(lighting
form,function, character,fixture styles, design and placement•lighting does not interfere with
pedestrian movement).
Energy conservation (p. 21)
❑ ❑ ❑ Active and passive solar and other renewable energy design and devices are used
(building orientation,landscaping, lighting, heating and cooling,photovoltaic system-ready or
installed).
❑ ❑ ❑ Devices are unobtrusive and complement design (solar panels flush with roof).
Visual appearance (p. 20)
❑ ❑ ❑ Buildings are visually cohesive, compatible and complementary(scale,proportion, design,
style, heights, mass,setbacksJ.
❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly monotonous
2
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent;No-Not consistent or more information needed; N/A-not applicable
designs, or strong contrast with adjacent buildings, creative use of natural and recycled materials;
metal discouraged unless creative and consistent with Guidelines)
� � � Variety of architectural features encouraged tied to comprehensive design theme (arches,
raised parapets, cornices, eaves, windows, balconies, entry insets, roof angles and pitches, wall
relief features).
❑ ❑ ❑ Building exteriors compatible with surrounding properties (comparible materials, colors,
quality, coordinated but not the same as surrounding properties, avoid strong or vivid colors unless
they fit within local context, concrete block/exposed concrete on visible walls finished in aesthetic
mannerJ.
❑ ❑ ❑ Visible fences compatible with project and visually attractive (compatible colors, materials,
styles;wire fences, high barriers and use for advertising discouragedJ.
❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and corridors
and public spaces (service areas and devices screened,integrated and compatible with site
features;common mailboxes architecturally consistent and located close to building;above criteria
is applied to areas visible to public view;rear and side views are visually interesting, coordinated
and well-maintainedJ.
Maintenance(p.22)
❑ ❑ ❑ Demonstrate consideration of site and building maintenance.
Other Considerations
A variety of site and building design issues have increased in importance to the public and policy boards
since the Guidelines were written in the early/mid 1990s. Some of those are expressed below. The
Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable—bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community(provides walking/biking facilities on the site, connects to nearly walking/biking
facilities,provides shortcuts for walkers/bikers,project is located within 1/4-1/2 of other places to
walk).
❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide, without
obstruction;curbs,shade, lighting provided;buffers between walkers and traffic provided;safe
and direct street crossings for walkersJ.
❑ ❑ ❑ Entrances provide convenient access (entrances adjacent to street, minimal setback,routes
and accessways are well marked,sidewalks provided uninterrupted access to entrances,safe bike
parking is located close to entrancesJ.
Green building(incorporating green building elements)*
❑ ❑ ❑ Sustainable site
❑ ❑ ❑ Water efficiency
3
❑ ❑ ❑ Energy
� � � Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people at differing
� � � stages, ages and circumstances of life:accessible primary and interior entrance and routes,
accessible kitchen and bath space and devices,for dwellings-accessible bedroom, common room,
and devicesJ.
*See Green Building Council LEED and other guidelines for detailed measures:
http://www.us�bc.or�/DisplayPage.aspx?Cate�orylD=19 * http://www.nrdc.org/buildinggreen/strategies
4
PARKING DATA �
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� REQUIRED:
■ RESTAURANT (84 SEATS):
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1 PER 2 EMPLOYEES 4 SPACES �
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STANDARD (9'x20') 30 SPACES �
ACCESSIBLE SPACE (9'x20') 2 SPACES
RV/BUS SPACE (12'x37') 12 SPACES
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LOT DATA �
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A.P.N.: 179-061-04-00 & 179-061-34-00 �
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DEEP VALLEY ENTERPRISES ZONED: C-1 COMMERCIAL ��
11020 N . TATU M BLVD. , BLDG . E, STE. 100 LOT SIZE: 52,080 SF COMBINED (1.196 AC)
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P H O E N IX AZ 85026 EXISTING USE: RESTAU(0.0 8 AC) w
� AREA: 3,397 SF � ,,r,
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AREA: 3,397 SF (0.078 AC) z � °; �
� P R E-P A Y W I N D O W A R E A: 6 8 S F (0.0 0 2 A C) 'J--' ° � N
■ NEW TOTAL FLOOR AREA: 3,465 SF (0.080 AC)
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. CODE INFORMATION o � � °
U KIAH , CA 95482 (A. P. N . 179-061 -34-00 , 179-061 -04-00)
BUILDING CODE: 2013 CBC •
PLUMBING CODE: 2013 CPC
ELECTRICAL CODE: 2013 CEC
MECHANICAL CODE: 2013 CMC
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INDEX OF DRAWINGS
DESIGNERS PROJECT LOCATION MAP � �� _
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CIVIL ENGINEERING • C O N T RACTO R N OT E S � ��
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C-1 SITE PLAN A. IT IS THE CONTRACTOR'S RESPONSIBILITY TO REVIEW ALL DRAWINGS AND pv
DESIGN CONSULTANT SPECIFICATIONS , INCLUDING BUT NOT LIMITED TO ARCHITECTURAL, CIVIL,
STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL PRIOR TO � ��
STRUCTURAL ENGINEERING NAME: JULIO TINAJERO SUBMITTING A BID. REPORT ANY DISCREPANCIES TO ARCHITECT OR o
MILESTONE ASSOCIATES ENGINEER PRIOR TO BID. o
PHONE NO.: 530-755-4700 B. BIDDERS ARE TO VISIT THE SITE AND FAMILIARIZE THEMSELVES WITH
S-1 FOUNDATION PLAN EXISTING CONDITIONS AND SATISFY THEMSELVES AS TO THE NATURE AND
CIVIL ENGINEER TH�TES�CHTAN E�AMINAT ONUHAS BI�EN�MADEBI�LATER CLAIMSIDFOR ELABOR,
ARCHITECTURAL NAME: CHRISTOPHER L. DAY EQUIPMENT, OR MATERIALS REQUIRED, OR FOR ANY DIFFICULTIES
LICENSE NO.: C 64309 E. PERK�NS S� BEE�UMADEE WIL/L INOTCBELALLOWEDBEEN FORESEEN HAD AN EXAMINATION
A-1 FLOOR PLAN & MISC. DETAILS PHONE NO.: 530-755-4700 PROJECT �• IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE ARCHITECT, �1�EER *
A-1.1 ROOF PLAN AND NOTES STRUCTURAL ENGINEERING �' LANDLORD, OR TENANT OF ANY DISCREPANCIES ENCOUNTERED ON THE � y
�' LOCATION PLANS OR IN EXISTING SITE CONDITIONS PRIOR TO SUBMISSION OF BID. ��� � �, j��
m D. CONTRACTOR, DURING PRE-BID SITE VISIT, SHALL TAKE NOTICE OF ANY o �� °�-, � w,
A-2 EXTERIOR ELEVATIONS NAME: CHRIS OLIVEIRA � VISUALLY APPARENT CODE VIOLATIONS AND ALLOW IN HIS/HER BID FOR � a Q � ° � 6
LICENSE NO.: C 33407 � � CORRECTING SUCH VIOLATIONS. w °�Pr, � � �'
A-2.1 EXTERIOR ELEVATIONS PHONE NO.: 916-835-6073 m � E. CONTRACTORS ARE CAUTIONED TO COORDINATE ITEMS IN THEIR SCOPE OF o �o � c� o
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E A S T P E R K I N S S T R E E T 1. SURFACE SLOPES OF ACCESSIBLE PARKING SPACES
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2. ACCESSIBLE PARKING SPACES SHALL BE LOCATED SO AS NOT TO REQUIRE � w w
USERS TO WHEEL OR WALK BEHIND ANY OTHER NON-ACCESSIBLE OR � -
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� 17 �� � 1 1 � 0 0 0 � 6 � SHALL BE IDENTIFIED BY A REFLECTORIZED SIGN PERMANENTLY POSTED o o ���' DowN_ q m
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12 � � o o FINISH. �
7 TYP. 0 WHITE ON DARK BLUE BACKGROUND. THE SIGN SHALL NOT BE SMALLER o0000 �
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S/W OR RAMP CONC. CURB BEYOND �
I I 7 2a PER PLAN. � 1:1� HEAVY BROOM FINISH c�
� � � � g 1 1 M T O : -i �X z
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F�° ; M o O O O O > ��N a �
, „
�__-� 15 `� � SCALE: � 12 1/4" GROOVES � ,.'�
❑6 ❑� � L--J � w � � 3/4»=1'-0" � 3/4" O.C. � � �
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� - - - - - - - - - - - - �_ _ _ - - 2 0 2.2' � -
z =1 � � I � i � Q � cn
� J
150' 0.45" � _ � z
1.67" TO 2.35" #4 CONT. Q � � �
N DOMES O/C 0.9" TRUNCATED DOMES, VINYL W/ CURB.
SHEET (FEDERAL COLOR N0. AC PAVING/BASE 4" CONC. SLAB �
TYPICAL PLAN 33538) PER APPLICABLE
0.20" T24/ADA REQT'S. ADHERE OVER 4" BASE.
HIGH TO PAVEMENT PER MFR.
�,,,�� TAPERED EDGES REQT'S.
� � WHERE EXPOSED
PARKING DATA: TYPICAL SECTION A-A CONCRETE RAMP - SECTION �
M REFERTOINDEXSHEET TRUNCATED DOMES SCALE: 1"=�'-o" 2 � Q�
N.T.S. 5 w 1 GQ U
ur � � ��
� � �� ��
� �
CONSTRUCTION KEYNOTES O , �, a� �,
m M
INSTALL THE FOLLOWING IF NOT ALREADY EXISTING, OR IF NON-COMPLIANT
ENAMEL ON � � � y �"
ALUMINUM SIGN � V� � o�
SCALE 1 in. = 20 ft. O1 ACCESSIBLE PARKING SIGN, SEE DETAIL THIS SHEET c� Q,� O '� N
w 70" SQ. MIN. �� � � LLj°o
O2 PARKING ACCESSIBILITY SYMBOL, SEE DETAIL THIS SHEET I I � � (/� � ��
0 10 20 40 � 1"HIGH LETTERS 10" � � cn�
3O TYPICAL ACCESSIBLE PARKING, SEE DETAIL THIS SHEET w ° �
� 2"f�GALV.ST'L m � �^
6" CONC. CURB, ALIGN U P I P E A F F I X S I G N S � o ~ J M
C O N S T R U C T I O N N O T E S 4 O PAINT EXISTING TRASH ENCLOSURE & DOORS COLOR EP-2. o WITH TOP OF S/W. o I I - - �
R E F E R T O E X T E R I O R F I N I S H S C H E D U L E, S H E E T A-2.2 a� TO POLES ° `� O v
1. THE CONTRACTOR SHALL CONDUCT SITE VISIT TO 6. RESURFACING OF EXISTING ASPHALT PARKING TO BE � PIPE SLEEVE I I � � z w
VERIFY EXISTING FEATURES WITHIN SITE. FLEXIBLE TYPE. ASPHALTIC CONCRETE SURFACE TO BE O EXISTING ACCESSIBLE RAMP (VERIFY ACCESSIBLITY) BORDER STRIPE OF ACCESS AISLE TO I I o � J�
A P P L I E D A S F O L L O W S: B E A 4" W I D E T R A F F I C B L U E S T R I P E � � o
2. THE CONTRACTOR SHALL BE FULLY RESPONSIBLE EXISTING ASPHALT PAVEMENT TO BE CLEANED. ALL ¢ 11J 4" WIDE WHITE STRIPE VAN o
FOR THE DEMOLITION OF EXISTING ON SITE HOLES TO BE CLEANED AND COMPACTED WITH CRUSHED
6 EXISTING P.C.C. SIDEWALK. PATCH & REPAIR AS REQUIRED. � � (� 36" O.C. MAX. ACCESSIBLE FIN GRADE �
ROCK. CRUSHED ROCK TO BE PRIMED, SANDED, AND � � C° I:I::::
FACILITIES ABOVE AND UNDERGROUND. THE ROLLED PRIOR TO PLACING OF ASPHALTIC CONCRETE 7O EXISTING PARKING LOT AREA: MAX.$250 FINE VAN ACCESSIBLE I:I:::
CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL WEARING SURFACE. A TACK COAT SHALL BE APPLIED AT a. SEAL & RESTRIPE � OCCURS ON ONE SIGN
FROM THE SITE OF ALL DEMOLISHED MATERIALS, THE A RATE OF .05 GALLON PER SQ. YD. OVER ENTIRE AREA b. REMOVE/REPAIR DETERIORATED AREAS. �,6, I I
TO BE RESURFACED. RESURFACING SHALL BE COMPLETE c. OVERLAY WHERE REQUIRED. 0 � � I:I:::: o
FILLING OF ALL DEPRESSIONS CAUSED BY o 0 0 �,,
DEMOLITION AND GRADING OF THESE AREAS SO AS WITHIN 24 HOURS OF TACK COAT APPLICATION. THICKNESS o 0 0 'C� z
0 0 � I:I:: ;
OF SURFACE COURSE TO BE MINIMUM THICKNESS OF 1". 8O EXISTING CLEARANCE SIGN TO BE REMOVED o 0 0 0 �
NOT TO BE OBJECTIONABLE TO VIEW. THE o k4� � � � BLACK LETTERS ON
CONTRACTOR SHALL OBSERVE ALL REQUIRED O o �-- o � Q ° WHITE BACKGROUND 1�EER
7. ALL LOT STRIPING TO BE 4"WHITE PAINT, UNLESS NOTED 9 EXISTING PREVIEW BOARD TO BE RE-USED. NO UPGRADE o° o o TRUNCATED DOMES PER DETAIL 5 C-1 � 8" ���' � �'f
SAFETY PRECAUTIONS IN THE PERFORMANCE OF HIS � � COMPLY w/CAL TRANS
OTHERWISE. o°��o°o v �
WORK. 10 EXISTING MENU BOARD TO BE RE-USED. NO UPGRADE. o°o°o°o / CODE#R-100B �� w�.. o �' `�o
RELOCATE AS SHOWN ON SITE PLAN. � x� `'�' � '�
8. ALL WORK TO BE PERFORMED THAT IS NOT COVERED BY CONC. RAMP W/ 0 � o Q � r°, � 6
3. REMOVE ALL VEGETATION, ROLL AND COMPACT HEAVY BROOM FINISH. � ACCESSIBLE PARKING SIGN w E"� � � ,� �
THESE PLANS SHALL BE CONSTRUCTED IN ACCORDANCE WITH 1 1 E X I S T I N G L A N D S C A P E D A R E A S: R E F E R T O L A N D S C A P E P L A N
AREAS BEFORE REPLACING FILL. FILL SHALL BE APPLICABLE STATE, COUNTY, OR LOCAL CODES. ALL WORK IN O � � a / / N.T.S. � d� �° o o- �' o
a. TRIM, REMOVE, & REPLACE OVERGROWN PLANTS. � w x a x ,�
PLACED IN 12" LAYERS LOOSE MEASURE AND PUBLIC RIGHT-OF-WAYS SHALL BE IN ACCORDANCE WITH � � o' � z �,
COMPACTED TO 90% OF MAXIMUM DENSITY AS ALL STATE AND LOCAL REQUIREMENTS AND STANDARDS. b. R E P L A C E D E A D L A N D S C A P E M A T E R I A L. � ° 6" CONC. CURB, ALIGN P�� �S�
DETERMINED BY ASTM D-1557- LATEST EDITION. FILL c. DRIVE THROUGH LANDSCAPING UPGRADE � N WITH TOP OF S/W. `�`�Sj��� * �
SHALL BE LOCALLY ACCEPTABLE AND SUITABLE FOR 9. HEIGHT AND SIZE OF ALL SIGNS TO BE DETERMINED BY BURGER KING 1 2 PAINT (CROSS-HATCH) EXISTING SPACE WITH 4"WHITE �� �
FILL PURPOSES. THE TOP 12" OF FILL OR CUT UNDER CORPORATION IN CONJUNCTION WITH THE FRANCHISEE (IF APPROPRIATE) � � •
PAVEMENT BASE SHALL BE COMPACTED TO 95% OF AND MUST CONFORM TO ALL LOCAL CODES AND REGULATIONS. HEIGHT 1 3 REMOVE EXISTING WOOD FENCE AND BENCH FROM PATIO AREA AND 12" WIDE GROOVED BORDER w � 3 8��\
SHALL BE THE MAXIMUM ALLOWED BY LOCAL CODES UNLESS OTHERWISE REPLACE WITH COMPOSITE MATERIAL. NEW FENCE DESIGN TO MATCH EXISTING FENCE. 5� 2� Q �
MAXIMUM DENSITY AS DETERMINED BY ASTM D-1557 - OTHERWISE NOTED ON THE PLANS. CONTRACTOR SHALL VERIFY SIZE AND 1/4" DEEPGROOVES � 3/4" O.C. w I
LATEST EDITION. (SUBMIT COMPOSITE SAMPLE TO OWNER FOR APPROVAL). TYP. J � ,�,ENAMEL ON
LOCATION OF PROPOSED BURGER KING LOGO WITH BURGER KING WHITE SYMBOL ON BLUE U � 5 8�� I
CORPORATION PRIOR TO CONSTRUCTION. 14 OVERLAY EXISTING CONCRETE SLAB PATCHWORK AT PATIO TO o \ ALUMINUM SIGN
4. THE CONTRACTOR SHALL BE REQUIRED TO PROVIDE SMOOTH FINISH. REFER TO CASP REPORT. BACKGROUND � � /
STABILIZE SLOPED AREAS. THE CONTRACTOR SHALL 10. APPROVED ALTERNATE TO DETAILS ARE NOTED WITH INDIVIDUAL DETAILS. � �� �// Q
GRADE AND SEED OR SOD THE AREA WITH THE ANY OTHER MATERIALS THAT ARE TO BE SUBSTITUTED, OTHER THAN 15 CLEAN THE EXISTING DRIVE THRU LANE AND TRASH ENCLOSURE Q � �
PROVISION THAT HE SHALL MAINTAIN THE SEEDED SPECIFIED, ARE TO BE SUBMITTED WITH SPECIFICATIONS AND DETAILS TO SLAB BY SAND BLASTING. SEAL CRACKS AND POLISH TO ELIMINATE � g" 2"�GALV.ST'L
OR SODDED AREA AS REQUIRED UNTIL SUCH TIME ENGINEER PRIOR TO FINAL BIDS. THE POROUS NATURE OF CONCRETE SLAB. > CONC. WHEEL STOP PIPE AFFIX SIGNS �
THAT THERE IS SUITABLE GROWTH TO ADEQUATELY - �
1 6 REPLACE EXISTING PARKING LOT LIGHTS TO LED. ALL EXTERIOR LIGHTING NEEDS TO BE TO POLES
PROTECT THE EMBANKMENT. THE MAXIMUM ACCESSIBLE PARKING SIGN, AS SHOWN OR � � I �
11. ALL PAINT USED ON STUCCO FINISHES SHALL BE ELASTOMERIC. � M
DOWNCAST, FULLY SHIELDED AND PREFERABLY INTERNATIONAL DARK SKY ASSOCIATION MOUNTED ON BUILDING � PIPE SLEEVE = o
ALLOWABLE SLOPE SHALL BE 2:1. CONTRACTOR UNAUTHORIZEDVE ICLES
SHALL MATCH EXISTING GRADES AT ALL PROPERTY APPROVED OR EQUIVALENT. NoroisP�nviN\c 1 I � �
LINES AROUND SITE. GENERAL CONTRACTOR IS TO 18'-0" CLEAR " DISTINGUISHINGPLACARDS / (V o
1 7 PLACE BIRD SPIKES, OR SIMILAR BIRD ABATEMENT, ALONG TOP OF � ORLICENSEPLAT� / � (V �
GRADE ALL LANDSCAPED AREAS TO WITHIN 4" .33� ISSUEDFORPHYSICALLY� FIN GRADE � � � o
� � TRASH ENCLOSURE WALLS. CONC. CURB ., A��ESS,B�EPERSONs
OF FINISHED GRADES. O � WILLBETOWEDAWAYAT � Z �I1 �
�g INSTALL"FUNCTION FIRST BIKE SECURITY" BIKE RACK. MODEL BR2.0, IN-GROUND� RED. N ^ OWNERSEXPENSE.TOWED �:;: � tJ �
PROVIDE FOR A TOTAL OF 4 BIKES. "E"'°�ES"'"''BE �
`:� ;
5. DIMENSIONS, BUILDING LOCATION AND GRADING NOTE: N RECLAIMEDAT U z w �
OF THIS SITE ARE BASED ON AVAILABLE 1 . ACCESS AISLE MUST BE IDENTIFIED WITH WORDS "NO PARKING" ""'""P°"�E°EP"RTME"T o '': � o � o
19 EXISTING OUTDOOR SEATING � N O T E: � � ° Z
» OR BY TELEPHONING Z � �
INFORMATION AT TIME OF LAYOUT. DEVIATIONS MAY IN WHITE 12 TALL LETTERS ON THE PAVEMENT WITHIN THE 5-FT ��0>>463-6z6z �?: Q
BE NECESSARY IN THE FIELD. ANY SUCH CHANGES �0 NEW CANOPY. REFER TO EXTERIOR ELEVATIONS. OR 8-FT WIDE PASSENGER LOADING AND UNLOADING ACCESS �,:; LETTERING TO BE 1" � � ° �/ z N�'
OR CONFLICTS BETWEEN THIS PLAN AND FIELD 21 NEW ORDER CONFIRMATION UNIT (OCU)WITH CLEARANCE CANOPY. AISLES ADJACENT TO ACCESSIBLE PARKING SPACES FOR „ HIGH,SPACED 1 7/16' � i > �J,J � �� J
CONDITIONS ARE TO BE REPORTED TO THE AUTOMOBILES AND VANS PER CBC 1 129B.3 #1 & #2 � I I � � o °z �11 �a'o �
EXISTING HIGHWAY SIGN TO BE PAINTED AND REPAIRED AS F I L L I N S P A C E S w/ � c�� �J,J
2. M A X I M U M S L O P E I N A N Y D I R E C T I O N W I T H I N T H E v o w � a ^
EN GINEER PRI OR T O STARTIN G C ON STR U CTI ON. R E Q U I R E D T O B R I N G T O N E W C O N D I T I O N. A C C E S S A I S L E 8 c A C C E S S I B L E P A R K I N G S T A L L S H A L L � �� �� w � o `.J w=�
�.,-� UKIAH POLICE DEPARTMENT � w Q � z �
NOT EXCEED 2�. PER CBC 1 129B.3 � Q Q � Y� -
&TELEPHONE No,"(707)463-6262" � o � m ��Q (f�
TYPICAL ACCESSIBLE PARKING 6 TOW AWAY SIGN 4
N.T.S. N.T.S. � �
S ITE P LAN 1" = 20� 1
17'-0"
w
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S-1 4
ALIGN NEW FOUNDATION WITH
EXISTING FOUNDATION (FIELD VERIFY) Z
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F NDATI N PLAN � � �--
, ou o � KEYED NOTES : �M
S-1 1/4"=1'-0" � ��
O 15" WIDE x DEPTH OF ADJACENT EXISTING FOOTING (12" MIN.) CONTINUOUS � z w
N o r t h CONCRETE FOOTING WITH (2) #5 BARS �~
O °
2 4" CONCRETE SLAB WITH 6x6—W1.4xW1.4 W.W.F. AT MID DEPTH OVER 6 MIL VAPOR o°
BARRIER OVER 4" GRANULAR FILL. �
3 CONTROL/CONSTRUCTION JOINTS, SEE DETAIL 3 THIS SHEET.
4 6"�x 8'-0" STEEL BOLLARD, FILL WITH CONCRETE, TOP OF BOLLARD AT 5'-0"
ABOVE SURFACE OF PAVING WITH 24"4 x 3'-0" DEEP CONCRETE FOOTING
O EXISTING CONCRETE SLAB TO REMAIN.
y����1EER * �j�
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GENERAL NOTES : � �� " a ~
BRICK VENEER INSTALLED IN STRICT °P rx° � �
ACCORDANCE WITH MANUFACTURERS � �'-� z �
SUBSTRATE PANELS RECOMMENDATIONS (REFERENCE A. FOUNDATION DESIGN WAS BASED ON AN ASSUMED ALLOWABLE BEARING CAPACITY OF 1,000 PSF. `�� y �a`S�
(REF. SHEET A-1) EXTERIOR FINISH SCHEDULE) IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THIS BEARING CAPACITY. ��SI��2I T
B. EXCAVATIONS SHALL BE FREE OF WATER AT ALL TIMES. •
MORTAR JOINT ��$» C. BACKFILLING:
2x4 (U.O.N.) WOOD STUD FRAMING TYVEK BUILDING WRAP O�_O» � 1. BOTH SIDES OF FOUNDATION WALLS SHALL BE BACKFILLED SIMULTANEOUSLY
BARRIER CuRB AT DRIVE— - - - , SO AS TO PREVENT OVERTURNING OR LATERAL MOVEMENT OF WALLS.
2x4 (U.O.N.) PRESSURE TREATED ° THROUGH LANE (REFERENCE T.O. SLAB � > ° , D °D ,
� D D ° 2. NO FILL OR BACKFILL SHALL BE SETTLED BY THE USE OF WATER.
SHEET A-1 —°� —d� � —°— —p�e � R>-— _
SILL PLATE a ) ,
� D. SEE SHEET S-1 FOR STRUCTURAL NOTES.
2x TREATED BASE PLATE °P � °
ON SILL SEALER �° • ° D E. CONTACT OWNER FOR INSTRUCTIONS PRIOR TO THE CONTINUATION OF WORK SHOULD ANY
CONCRETE FLOOR SLAB � � NOT�: CONT�O� JOINT SAWCUT JOINT UNUSUAL CONDITIONS BECOME APPARENT DURING GRADING OR FOUNDATION
�O�—O�� � e JOINTS TO BE PLACED AT COLUMN CENTERLINES AND AT INTERMEDIATE LOCATIONS TO CONSTRUCTION. EXISTING ELEVATIONS AND LOCATIONS TO BE JOINTED SHALL
T.O SLA$° — �— - - — a MAINTAIN A MAX. SPACING OF 16'-0" BE VERIFIED BY THE CONTRACTOR PRIOR TO CONSTRUCTION. IF THEY DIFFER J
� Da ° D D � D ° -0 a � ae j i a, ° � ° �'_�" FROM THOSE SHOWN ON THE DRAWINGS, THE CONTRACTOR SHALL NOTIFY THE C'7 a Q
� g �� '° � ed ° �� ` ° — - — — ° — — — — —°— - — — T.O. SLAB OWNER SO THAT MODIFICATIONS CAN BE MADE BEFORE PROCEEDING WITH THE WORK. C4 � w
�o 00 Oo Do oO ' R�� 00 00 a a � - �la� n. � . � . . a � . Q � .. .
_" RIGID INSULATION (TYP.) �° � ° o � �o 0 0 �o 0 0 � I I ° °° N o �
° D ,D° °° � �° °° � �° °° < I I � •, ' TURNED DOWN FOOTING � �n/ � � o
�o( �D o. . o0 oO o0 oO o .. a�� a . a � a ` � I �
° ° °� °� ° ° I°Io REFERENCE SHEET S-1) z � Z
COMPACTED GRANULAR FILL m a �� � ` a� a 6" 6" ? � � � Q
g NO��. CONS��UC�ION JOIN� z w � z
CONT. CONC. FOOTING o w o Q
WITH CONTINUOUS REINFORCING CONSTRUCTION JOINTS SHALL BE PROVIDED AT ALL POUR STOPS. ALL CONSTRUCTION o � �
AS SPECIFIED IN KEYED NOTE #1 JOINTS ARE TO BE KEYED. KEYWAYS SHALL BE 1 1/2" DEEP x 1/3 THE SLAB THICKNESS. z c~n �i �
SHEET S-1 STOP MESH AT THE CONSTRUCTION JOINT. ° � ° �—/ Z�� z
FOOT/NG DETA/L DR/VE-THRU W/NDOW WALL BASE CONSTRUCT/ON/CONTROL JO/NT � � o w ��o 0
° � � �Q,� Q
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SCALE: 3/4" = 1'-0" SCALE: 1 1/2" = 1'-0" SCALE: 3/4" = 1'-0" w ° wo � �v �
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41'-82" 16'-102" 17'-0" 22'-74"
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( ' PICK UP WINDOW WALL m
— — — — (FIELD VERIFY)
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AF3 PICK-UP ;�;�'„ �� � PRE-PAY �i w
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� BATT INSULATION (R-13)
A-2 EXTERIOR GRADE
FL OOR PLAN � 1/2" PLYWOOD SHEATHING EER
����� * �r
SCALE: 1/4" = 1'-0" � �SUBSTRATE PANELS - REF. KEYED NOTES �,�' � a, � �'c��
BUILDING AREA = 3,3g� sQ.FT. GENERAL NOTES: � r�•Q � � � a
North ~ x� � \ f
2X4 WOOD STUD � o � � � �
A. EXTERIOR DIMENSIONS ARE TO FACE OF MASONRY. INTERIOR DIMENSIONS ARE TO FINISH. o ��o � . �, o
DOOR FRAME B. OVERALL DIMENSIONS TO EXTERIOR WALLS ARE THE SAME AS TO THE OUTSIDE �o� �az �
FACE OF FOUNDATION WALL BELOW. P� ��
MATERIAL: ALUMINUM /XG ASS'x AD x AF MINISRIAFA TORYINFINISH TO MATCH DOORS C. ALL ANGLED WALLS ARE AT 90° UNLESS NOTED OTHERWISE. ����,j��,� y ��
T
FINISH: FACTORY FINISH - REFER TO SHEET A-2
HARDWARE �
ENTRANCE DOOR HARDWARE SHALL CONSIST OF OFFSET EXTERIOR FINISH
PIVOTS, ADAMS RITE MS 1852S DEAD BOLT LOCK, PLYWOOD SHEATHING
NORTON 1605 SURFACE CLOSERS WITH BACK CHECK, AND FACE OF 1/2��
9" "CLASSIC" STRAIGHT DOOR PULLS IN POLISHED KEYED NOTES. FACE OF FOUNDATION WALL
STAINLESS OR CHROME, AND STANDARD O
THRESHOLDS. LOCKS, CYLINDERS, AND THRESHOLDS 5'-0"
SHALL BE OMITTED ON INTERIOR VESTIBULE DOORS. 2» 1'-3" 2» 1. LINE OF AWNING/CANOPY ABOVE. � PLAN DETA/L
(IF VESTIBULE IS PROVIDED) DUMMY CYLINDERS SHALL 3'_3" ��_�» Q
BE PROVIDED ON THE EXTERIOR OF ALL DOORS EXCEPT �, 2" 2. WIDEN FOUNDATION AT EXTERIOR FEATURE ELEMENTS. MATCH DEPTH OF
AT MAIN ENTRY. 2 * 2 *1 2* 2 EXISTING FOOTING. SCALE: 1 1�2'� = 1'-0" �
�2 6'-0" 2 - N � � 2„ 1'-10" 2„ 3. SUBSTRATE PANELS: LINE OF WALL BELOW �
��j cV N PICK UP WINDOW ROOM
5/8" TYPE USG "SHEETROCK" TYPE "X" GYPSUM WALL BOARD. ALUMINUM STOREFRONT � M o
/ o � � ��-6�� FINISH: CORONADO PAINT - LIGHT ORANGE PEEL APPLIED WITH SILL = � �
� � � � ° � N CORONADO AIR ASSIST TIP (Z-122KD) OR EQUAL. (V � o
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/ � � � � � i 4. REPLACE EXISTING PICK-UP WINDOW WITH "READY ACCESS" B010E WINDOW. SUBSTRATE PANELS - REF. KEYED NOTES � � �
� - _ "' PRE-PAY WINDOW TO BE A READY ACCESS 2755C WINDOW. 2x4 WOOD STUD � � °
a `V � ' SELF-CLOSING ' ' Z �
i i i N N N 5. REMOVE EXISTING DOOR AND REPLACE WITH NEW STOREFRONT WINDOW w � ,�
� ;� � DRIVE-THROUGH WINDOW: (MATCH EXISTING). REFER TO EXTERIOR ELEVATIONS. 1/2" EXTERIOR GRADE m �
0O READY ACCESS MODEL #275 PLYWOOD SHEATHING � Z w � Z
� � - (47 1/2" W x 43 1/2"H) - * DEPENDENT ON DRIVE-THROUGH - 6. REMOVE EXISTING WINDOW AND WALL AS REQUIRED TO PROVIDE CLEAR o w Q
� / o 0 o OPENING INTO NEW PRE-PAY WINDOW AREA. ° � °o
�T � T � -OR- � WINDOW SELECTED. VERIFY LATEST � �
� � QUIKSERV MODEL #SC4030 i� DIMENSIONAL INFORMATION WITH � 7. INSTALL NEW CONCRETE SLAB AND FOOTING FOR FRAMING OF NEW �, o �' � �
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` HEIGHT OF ADJACENT PICK-UP WINDOW AREA. NEW ROOF OVER PRE-PAY � i > �J.J � �� �/
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D 0 0 R O BOTTOM D 0 0 R F R A M E W I N D O W O W I N D 0 W 0 W I N D O W O 8. REMOVE EXISTING WINDOW AND INSTALL NEW STOREFRONT DOUBLE DOORS. E X T E R I O R F I N I S H �o � v ;��
R A I LR E F E R T O E X T E R I O R E L E V A T I O N S. � w �
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PLYWOOD SHEATHING `�`' w Q � '-'-'a Z J
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1. ROOFING SUBCONTRACTOR TO COORDINATE LOCATION OF NEW PARAPET 1. TWO-PLY MODIFIED BITUMEN MEMBRANE W/GLASS FIBER
BRACING WITH EXISTING H.V.A.C. UNITS AND ROOF TOP ACCESSORIES. REINFORCEMENT. BOTTOM PLY SHALL BE UNSURFACED, TOP
2. ROOF SYSTEMS SPECIFIED SHALL BE APPLIED ONLY BY MANUFACTURER PLY SHALL HAVE WHITE MINERAL SURFACE. SLOPE NEW ROOF
APPROVED APPLICATOR IN ORDER TO MEET GUARANTEE REQUIREMENTS. TO DRAIN ONTO EXISTING ROOF.
3. REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION. 2. PREFABRICATED METAL AWNING OR CANOPY.
4. PONDING WATER IS DEFINED AS WATER THAT DOES NOT DRAIN OR 3. ILLUMINATED PARAPET LIGHT BAND.
DISSIPATE FROM THE ROOF WITHIN 48 HOURS AFTER PRECIPITATION. 4. METAL COPING.
5. CONTRACTOR SHALL "SUGAR-IN" ALL ASPHALT. BLEED-OUT ON PLIES WITH 5. REMOVE EXISTING TILE ROOF AND MANSARD ROOF. REFER TO
ADDITIONAL GRANULES TO MATCH EXISTING COLORATION OF THE MINERAL EXTERIOR ELEVATIONS.
SURFACE CAP SHEET. 6. REMOVE EXISTING ROOF TILE AND REPLACE WITH NEW METAL
6. ALL FLASHING CEMENTS, ASPHALTS, PRODUCTS AND ACCESSORIES SHALL BE ROOFING MATERIAL. REFER TO EXTERIOR ELEVATIONS.
APPROVED BY ROOFING MANUFACTURER WITH THE MANUFACTURES'S BRAND.
ALL ASPHALTS SHALL BE AMERICAN MANUFACTURED PRODUCTS.
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APPROVED BY THE ARCHITECT, STRUCTURAL � � �/ cn N,�
ENGINEER AND THE JOIST MANUFACTURER. I � Q Z � I Z
B. THE ROOFING SYSTEM SHALL BE AS PER DRAWINGS � � o W Y �� Q
AND PER MANUFACTURERS SPECIFICATIONS. o Z ��`' °`�'o J
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1 SCALE: 1/4" = 1'-0"
O2 REMOVE EXISTING RED LIGHT BAND ��
�
O3 REMOVE EXISTING WINDOW/ DOOR AS REQUIRED FOR W�
NEW STOREFRONT WINDOW/ DOOR(WHERE APPLICABLE) �
O4 INSTALL STUCCO OVER EXISTING SURFACE
LIGHT FIXTURE PER MANUFACTURER'S SPECIFICATIONS. �Y
E F-2 M C-3
O5 EXISTING BRICK TO REMAIN. PAINT TO Lj
C S-2 EF-2 MC-2 MP-1 MC-1 12,_�„ NEW IMAGE (TYP.) z
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MP-4 MC-2 � r j �
o OO S-3 O7 NEW SIGNAGE PER NEW IMAGE (SHOWN FOR REFERENCE � � � �
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EXISTING BUIDLING HEI T Z
VERIFY IN FIELD �'-� � � N
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EXTERIOR BRICK GENERAL PINE HALL BRICK FACE BRICK QL❑ IRVINGTQN �/S CQNT,4CT: MERRILL DIJRIG AT SNYQER 6RICK & 6LaCK (937} 299-73$8
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E�.T-1 E7{TERI�R CERAMIC TILE ACCENT AT dALTI�E NATIJRAL HLJES #QH�7 SCARLET 6" K 12" CONTACT: NATIONAL ACCOl1hITS AT (877} 55C-5728 °
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EP-5 EXTEf�IQft PAINT EXTERIQR PRIMER: PITT-GLAZE IIVTERI�R�EXTERIDR VC-51$-7 � ��
GENERAL ACRYLIC BLQCK FILLER #16-90 BLACIC MAGIC °o
PAINT: SPEEDHI�E ExTERIOR °
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EP-6 E7�TERIOR PAINT E7CTERIOR PRIMER: PITT-GLAZE �NTERIOR/E7{T�RI�R VC-518-4 NDT FOR USE ON ROOFS FOR REMODELING.
ACCENT ACRYLIC BLOCK FILLER #16-90 FLAG�TONE SEE �P-fi BY SHERWIN WILLIAMS BELOW
(Fa� Metal Su�strates ❑nly} PAINT: SPEEDHIDE �7CTERIOR
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EP-5 E7CTERIOR PRINT �7CISTING MANSARD SHERWIN WILLIAMS P1i�MER: B56-31� PRC]-CRYL UNIV�RSAL PRIM�R #SW 756$ P�RM�5SZBl,� UN R�MDaEI.ING [�3Nl.Y
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GENERAL LANDSCAPE SPECIFICATIONS GENERAL LANDSCAPE SPECIFICATIONS
P. TH£ES SItALL B�' MIMlMUA! li GA�L�Ni qND �
LANDSCAPE PLANTING LANDSCAPE IRRIGATION rrpF se�fcr�� FRau r�rr APPRpVfp LIST. �^
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A. GENERAL REQUIREMENTS A. GENERAL REQUIREMENTS ABpYE TRP pFSIOEWALIC. � ,� ��
PLANT MATERIALS TO BE USED SHALL BE IN PERFECT CONDITION. MATERIALS SHALL BE ALL MATERIALS SHALL BE NEW AND IN PERFECT CONDITION. NO DEVIATIONS FROM THE 0 Finish grade/top of mulch. �9 Class 200, 3/4" �ateral pipe. � �
AS SPECIFIED, ANY DEVIATION OR SUBSTITUTION FROM THE SPECIFICATIONS AND DRAWINGS SPECIFICATIONS WILL BE ALLOWED WITHOUT PRIOR APPROVAL BY THE LANDSCAPE 2 valve boxwith cover. 10 Mainline i e. Q � '" mM
O p P 4.PRlpR 70 EXCAVATION, QwNER/GpIyFRAC- . � �
30 30" linear length of wire,coiled. 0►� 5NA�1. M7T�Fr U.s a., �_8A0-sq2- � � 4� }x
MUST FIRST BE APPROVED BY THE LANDSCAPE ARCHITECT. ARCHITECT. 11 3"minimum depth of 3/4 inch washed gravel. (�
UTILITIES - THE CONTRACTOR SHALL VERIFY LOCATIONS OF EXISTING UTILITIES PRIOR TO ALL LOCAL MUNICIPAL AND STATE LAWS RULES AND REGULATIONS GOVERNING OR 0 Waterproof connection: Dry splice connectors with �444 � O � °�
> > 12 3/4"to 5/8"Adapter. � '� _
EXCAVATION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF SUCH RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A sealant. 5 3s" w��E FoR �on►rr�vuQS �an►r�R
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UTILITIES WITHIN THE CONSTRUCTION AREA AND SHALL REPAIR ANY DAMAGE TO THE PART OF THESE SPECIFICATIONS, AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE 0 �s. Roor BARRl�R s►aa�.c, eE F.ae�r�r,nrF� � �'�
UTILITIES THAT OCCURS AS A RESULT OF HIS OPERATIONS TO THE SATISFACTION OF THE SPRINKLER CONTRACTOR. 60 ID tag. 14 PVC Mainline. (�ength as required) Fr�o�e a Hi�r oFn+srrr anro r�rcH � � � �^
LANDSCAPE ARCHITECT. B. INSTALLATION O �Mpa�r Pr.aST►c s+�crr ,� �.•rwnrn. Zo
7 Remote control valve. 15 1 GPH XERIBUG XB-10PC Emitter. cre�Qa�a�, .+s�s 4R �Or.rE7�r�� Ayp J M
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B. INSTALLATION (APPLICABLE ONLY TO REVEGETATED AREAS) EXCAVATION AND BACKFILL - CONTRACTOR SHALL VERIFY EXACT LOCATION OF ALL 80 Pressure regulating quick check basket filter. Tt�E �.r+srre srratz rravE r��.��•' � z w
r+�GN Rarsen V�RTrC►1t +�res O++i rnE
SOIL PREPARATION - SOIL AREAS THAT ARE COMPACTED DURING SITE PREPARATION EXISTING SUBSURFACE UTILITIES (MECHANICAL AND ELECTRICAL) PRIOR TO EXCAVATION. �rvrvFR SZ/HFACE spac�v n►or +uor,� J~
SHOULD BE TILLED TO A MINIMUM SIX (6) INCHES PRIOR TO BEGINNING SOIL PREPARATION. ANY UTILITIES, A.C. PAVING, CONCRETE WORK, ETC., DESTROYED OR DAMAGED BY ANY 1 2 3 4 rx�N s-e" ap�aRr. o
ALL PLANTING AREAS OTHER THAN HYDROSEEDED AREAS SHALL RECEIVE THE FOLLOWING WORK UNDER THIS CONTRACT SHALL BE REPAIRED OR REPLACED AT THE CONTRACTOR'S 6 15 �r�{�' srarcts,ov t�t`�-rn�v �
AMENDMENTS PER ONE THOUSAND (1000) SQUARE FEET. EXPENSE. 7 �,�,,,,��,s+,� wrND
50LBS. OYSTER SHELL LIME PLASTIC PIPE LINES - PLASTIC PIPE SHALL BE RIGID, UNPLASTICIZED PVC, SCHEDULE AND
8 T,�" Tk'EE $ECUR£�r er$rNG
50LBS. HUMATE SIZE AS SPECIFIED ON THE PLAN, .
50LBS. DR. EARTH SOIL AMENDMENT VALVES - WHERE REQUIRED BY LOCAL OR STATE CODE, AN ATMOSPHERIC OR PRESSURE WlR�Ti�WC•FJGH4 GdRI�N HQSE
6 YARDS WELL ROTTED COMPOST TYPE ANTI-SIPHON OR BACKFLOW PREVENTION TYPE VALVE SHALL BE INSTALLED IN � I— I I—I I—I I I—I I I—
THE SOIL PREPARATION MATERIALS SHOULD BE BROADCAST UNIFORMLY OVER ALL ACCORDANCE WITH SAID CODE AND MANUFACTURER'S SPECIFICATIONS. PROTECT FROM � I II I I I I I I=I I I= WATKINS PLANING&
LANDSCAPED AREAS AND WORKED TO A DEPTH OF SIX (6) INCHES BY USING A ROTOTILLER FREEZING WHERE NECESSARY. ALL QUICK-COUPLING VALVES SHALL BE INSTALLED WITH AN -1 I I—I —I I I—I I I SE� �p�� � LANDSCAPE
OR OTHER ACCEPTABLE MECHANICAL MEANS TO OBTAIN A UNIFORM BLEND WITH THE SOIL. ADJUSTABLE SWING JOINT RISER ASSEMBLY. ALL AUTOMATIC SOLENOID TYPE VALVES ARE �, � ARCHITECTURE
WEED CONTROL - THE CONTRACTOR SHALL GERMINATE AND DESTROY EXISTING WEED TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. � --;,,�, , ,_,:y , ,,:, , �� � , 707.628.5326
SEEDS BEFORE PREPARING AREAS FOR PLANTING. SUFFICIENT WATER SHALL BE APPLIED CONTROLLER - CONTRACTOR SHALL SECURELY MOUNT CONTROLLER AS DIRECTED BY 14 �=-" ''' ' '� ' ' ''' ' ' ' - ' '
. 1 ,e
TO CAUSE WEED SEED TO SPROUT. YOUNG WEEDS SHALL THEN BE DESTROYED BY USE OF MANUFACTURER AND SHALL COMPLETE ALL ELECTRICAL CONNECTIONS TO CONTROLLER. °o°oo o �8°� °�°��0 1 3 `' , ` � L 1 � '''�� '"��'�'� ��' ���� D S C A p
A ROTOTILLER BEFORE THEY HAVE THE OPPORTUNITY TO SET SEED. AFTER PLANTING, A CONTRACTOR SHALL SET THE INITIAL PROGRAM FOR THE CONTROLLER AND SHALL ��- � ' ����� �r �� �« ��'� �'q,p
PRE-EMERGENT HERBICIDE SHALL BE APPLIED AS PER MANUFACTURER'S SPECIFICATIONS. INSTRUCT THE OWNER AS TO ITS OPERATION. 9 ��� , �' s �� PLANTING Al�,C ��j�'���,A'�KINS,�,OS �,yf
� �
PLANT MATERIALS - THESE SHALL CONSIST OF ALL TREES, SHRUBS, GROUNDCOVERS, VALVE BOXES -ALL REMOTE CONTROL VALVES SHALL BE INSTALLED IN SUITABLE 5 11 12 ���'� • ' ' � !• � �,4 s� �n
ETC., LISTED ON THE DRAWINGS. ALL PLANTS SHALL BE HEALTHY, SHAPELY, WELL ROOTED, THERMOPLASTIC VALVE ACCESS BOXES OF PROPER SIZE AS REQUIRED FOR EASY ACCESS �p ,' � z�fi� f1PE- MIN. P�GENGrN E
NOT ROOT-BOUND, FREE FROM INSECT PESTS OR PLANT DISEASES, AND PROPERLY TO THE VALVE. ALL VALVE ACCESS BOXES SHALL BE INSTALLED ON SUITABLE BASE OF ':: '� ; , � �:�� � ` w�ry �vavFC RxxEr *
"HARDENEND OFF" BEFORE PLANTING. THE LANDSCAPE ARCHITECT MAY REJECT PLANTS GRAVEL FOR PROPER FOUNDATION OF BOX AND EASY LEVELING OF BOX TO PROPER GRADE D R I P A S S E M B L Y A N D E M I T T E R S - 3 0 P S 1 � �•=•� =" -
,� '�'�o � 30r A'aL REINFGWCED C4HG4E'TE P►►'F �?' '��
BEFORE OR AFTER PLANTING. AND ALSO TO PROVIDE PROPER DRAINAGE OF THE ACCESS BOX. NOT TO SCALE � � oR V7►yER APPHOVED
PLANTING TIME - NO PLANTING SHALL TAKE PLACE DURING EXTREMELY HOT, DRY, WINDY DRIP IRRIGATION - INSTALL XERIBUG EMITTERS ON 5/8" DRIP TUBING AS PER DETAIL. ' �
R FREEZIN WEATHER. E RE EMITTER AT R TBALL F EA H PLANT. �3Q� �
O G S CU S 00 O C •
SPECIMEN PLANTS LARGER THAN 15 GALLON IN SIZE. C. GUARANTEE
STAKING - CITY OF UKIAH STANDARD TREE PLANTING/STAKING DETAIL. THE CONTRACTOR SHALL GUARANTEE THE ENTIRE SYSTEM AGAINST ALL DEFECTS AND CA ABA 1881 WATER REQUIREMENTS:
C. MAINTENANCE PERIOD FAULTS OF MATERIALS AND WORKMANSHIP. THE CONTRACTOR SHALL MAINTAIN THE ' +
THE CONTRACTOR SHALL MAINTAIN ALL NEWLY INSTALLED PLANTINGS FOR A PERIOD OF SYSTEM IN PERFECT WORKING ORDER FOR NINETY (90) DAYS FROM THE DATE OF �j�� Q F V���H
NINETY (90) DAYS AFTER THE DATE OF COMPLETION OF ALL WORK. MAINTENANCE SHALL COMPLETION, OF INSTALLATION BY THE CONTRACTOR, WITHOUT COST TO THE OWNER. PLANTINGS HAVE WILL BE HYDRO-ZONED IN GROUPS OF LIKE WATER USAGE FOR MAXIMUM z
CONSIST OF ALL WEEDING, MOWING, PRUNING, AND GENERAL UPKEEP AS NECESSARY TO AFTER THE SYSTEM HAS BEEN COMPLETED AND THE CONNECTIONS MADE, THE IRRIGATION EFFICIENCY AND WATER CONSERVATION. Tii�� P�A1�T��IG QETA�L
MAINTAIN A NEAT AND ATTRACTIVE LANDSCAPE AT ALL TIMES. CONTRACTOR SHALL INSTRUCT THE OWNER OR THE OWNER'S REPRESENTATIVE IN THE �
D. GUARANTEE OPERATION AND MANTENANCE OF THE SYSTEM. THE CONTRACTOR SHALL RED LINE AN ALL LANDSCAPING SHALL BE IRRIGATED BY AN AUTOMATICE DRIP IRRIGATION SYSTEM IN s<�»: ��E w..,r�:r� .. eT: 6��
COMPLIANCE WITH THE CITY OF UKIAH REQUIREMENTS AND CALIFORNIA AB 1881. w+.:�ov,nas e..iu�;� � �
ALL SHRUBS SHALL BE GUARANTEED AS TO GROWTH AND HEALTH FOR A PERIOD OF ORIGINAL PRINT TO SHOW ANY CHANGES, ADDITIONS AND/OR DELETIONS. THIS "AS-BUILT" ' �
NINETY (90) DAYS AFTER FINAL ACCEPTANCE BY THE OWNER. TREES SHALL BE DRAWING SHALL BE PRESENTED TO THE OWNER. ToTA��AN�sCAPE s,954 sf. LANDSCAPE RETROFIT TO COMPLY WITH STATE DWR MODEL WATER Q
GUARANTEED TO LIVE AND GROW IN ACCEPTABLE UPRIGHT POSITION FOR SIX (6) MONTHS EFFICIENCY LANDSCAPE ORDINANCE. � o
AFTER FINAL ACCEPTANCE BY THE OWNER. OWNER MUST PROVIDE ADEQUATE � �
MAINTENANCE TO INSURE THE EXTENDED GUARANTEE ON TREES. ALL LANDSCAPE MATERIAL INSTALLATION TO COMPLY WITH UKIAH APPROVED PLANT LISTS w o
(STREET TREES, PARKING TREES, ETC.)
�
N �
TREE PLANTING SPECIFICATIONS O w (� °'
1. TREES MUST HAVE AN UNCUT LEADER THAT HAS A UNIFORM TAPER FROM BASE TO TIP. TREES MUST MEET AT LEAST NORMAL CALIPER AND HEIGHT FOR CONTAINER SIZE. � z w �
OVERGROWN TREES ARE NOT ACCEPTABLE. o w o
2. ROOT BARRIER - PLASTIC, BIO ROOT BARRIER OR COPPER IMPREGNATED BARIER MUST BE INSTALLED IF TREE IS TO BE PLANTED WITHIN 5' OF CURB, SIDEWALK OR OTHER RIGID z � � �
PAVEMENT. INSTALL BARRIER LINEAR ALONG HARDSCAPE TO PROTECT SOIL INTERFACE BETWEEN SOIL AND PAVEMENT. � � ° � Z N"�'
3. TREE PLANTING - HOLE SIZE SHALL BE 2 TIMES THE WIDTH AND 1 TIME THE DEPTH OF ROOTBALL. SCARIFY SIDES AND BOTTOM OF PLANTING HOLE. FILL PLANTING HOLE WITH SCALE: 1 " = 2 0' � o o W ���
WATER PRIOR TO PLANTING. � °
N z �1 1 w°'
4. TREE PLANTING CLEAR - TREES SHALL BE LOCATED SO THEY ARE 2'-0" (MINIMUM) CLEAR OF ALL PEDESTRIAN PATHWAYS AND RIGID PAVEMENT OR GROUND COVER (I.E., CONCRETE �o w � ��°'
S I D E W A L K S, B R I C K P A V E R S S E T I N M O R T A R, E T C.) � �i °a � w=z
5. ALL TREES TO BE PLANTED 6' OR GREATER FROM UNDERGROUND UTILITIES. 0 10 20 40 � Q a �Y a
a o � m ��a
PRELI M 1 NARY LAN DSCAPE PLAN
PLANS ARE IN COMPLIANCE WITH CITY STANDARDS.
1 ITEM NO. 6C
Community Development and Planning Department
�tty � uk�h 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
2
3 DATE: October 9, 2014
4
5 TO: Design Review Board
6
7 FROM: Michelle Johnson, Assistant Planner
8
9 SUBJECT: Request for Review and Recommendation of a Site Development Permit for
10 Mendocino R/C Raceway
11 1147 North State, APN 001-360-24
12 File No.: Munis 163
13
14
15 REQUEST
16
17 Staff requests the Design Review Board review the proposed Site Development Permit for
18 Mendocino R/C Raceway and provide a recommendation to the Planning Commission.
19
20 PROJECT DESCRIPTION
21
22 An application has been received from John Laberdie on behalf of Mendocino R/C Raceway for
23 approval of a Site Development Permit for a raceway for radio controlled cars with driver's stand
24 and scorer's stand at the rear of the parcel located at 1147 North State Street, APN 001-360-24.
25 The Project includes:
26
27 ■ 260 square foot wood Drivers Stand
28 ■ 32 square foot wood Scoring Booth
29 ■ new 3 foot tall chain link perimeter fence to enclose the proposed race track
30 ■ one handicap accessible port-potty
31 ■ new 4-single inverted-U style bike racks
32 ■ 3 new signs
33 ■ 22 offsite shared parking spaces located on the parcel to the north (CJAA and Taco Bell)
34
35 The existing building on the site is currently vacant.
36
37 The zoning ordinance requires a Site Development Permit for all construction over 150 square
38 feet; therefore, the Project requires approval of a Site Development Permit in addition the Use
39 Permit required for the raceway use of the site.
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.
Mendocino R/C Raceway Site Development Permit
1147 North State Street/APN 001-360-24
October 9,2014 Design Review Board Meeting
File No.:Munis 163
1
1 SETTING
2
3 The project site is located on the east side of North State Street between CJAA and Kentucky
4 Fried Chicken. The parcel is developed with a small commercial building, freestanding sign
5 structure, and gravel parking lot at the front '/2 of the site. The Project would be located on the
6 back '/2 of the parcel. The Project site is surrounded by the following uses:
7
8 ■ North: Retail stores, restaurants, Services, warehouse, professional offices and other
9 commercial uses zoned Heavy Commercial (C2)
10 ■ East: Undeveloped land in the County
11 ■ South: Fairgrounds, retail zoned and other commercial uses zoned Heavy Commercial
12 (C2) and Public Facilities (PF)
13 ■ West: Variety of retail, restaurants zoned Community Commercial (C1) and
14 mini/convenience storage located in the County
15
16 STAFF ANALYSIS
17
18 General Plan: The General Plan land use designation of the parcel is Commercial. This land
19 use designation identifies lands where commerce and business may occur. Commercial lands
20 are more precisely defined through the uses allowed in the individual zoning districts (see
21 Zoning below).
22
23 State Street is identified as a gateway in the General Plan. The General Plan includes the
24 following goals and policies related to gateways:
25
26 ■ Goal CD-7: Improve the appearance of area gateways.
27 ■ Policy CD-7.1: Establish public policy to enhance and improve the appearance of area
28 gateways.
29
30 Ukiah Municipal Airport Master Plan: This project is located outside of the boundaries of the
31 Ukiah Municipal Airport Plan and therefore is not subject to the compatibility zone requirements
32 of the Ukiah Municipal Airport Master Plan.
33
34 Zoning: The subject property is zoned Heavy Commercial (C2). The purpose of the heavy
35 commercial zoning district is to provide opportunities for commercial service, wholesale
36 activities, auto repair shops, agricultural supply stores, and other activities which are generally
37 inappropriate in areas developed with professional offices and retail stores. The heavy
38 commercial (C2) zoning district is consistent with the commercial (C) genera/ plan land use
39 designation.
40
41 Racetracks for radio controlled cars are not specifically listed as allowed or permitted uses
42 within the C2 zoning district. The proposed use is similar to "parks, playgrounds, and other
43 recreational uses" and "establishment, maintenance, operation, and removal of circuses,
44 carnivals, amusements parks, open air theaters, or other similar temporary establishments
45 involving large assemblages of people" which are allowed in the C2 zoning district with approval
46 of a Use Permit. The proposed use is consistent with the zoning ordinance definition of"outdoor
47 commercial recreation" which is defined as "establishments primarily engaged in provisions of
Mendocino R/C Raceway Site Development Permit
1147 North State Street/APN 001-360-24
October 9,2014 Design Review Board Meeting
File No.:Munis 163
2
1 sports, entertainment, amusement, or recreation, conducted in open or partially enclosed
2 facilities. Typical uses include miniature golf, driving ranges, and golf courses, swimming and
3 tennis facilities, sports arenas, and similar outdoor activities." The Planning Director has
4 determined that the proposed project would be appropriate in the proposed location subject to
5 Planning Commission approval of a Use Permit.
6
7 Vehicle Parking —Location: The building located on the site is currently vacant and the
8 parking lot is gravel. The Project does not propose any parking on the parcel. Instead, the
9 Project proposes parking for 22 vehicles on the parcel to the north that is developed with the
10 CJAA building and Taco Bell. The parking plan shows the proposed location of the parking,
11 and the Project Description includes a lease agreement with the owner of the property to
12 allow use of these parking spaces. The race track would share use of the spaces with Taco
13 Bell and CJAA.
14
15 Vehicle Parking - Number of Spaces Required: The zoning ordinance includes parking
16 requirements for a variety of commercial recreation uses; however, none of them are
17 appropriate for the Project. The zoning ordinance includes the following parking requirement
18 for places of public assembly that may be appropriate for the Project.
19
20 ■ Stadiums, Churches, School, College And Other Institutional Stadiums, Arenas Or
21 Auditoriums And Other Places Of Assembly Not Specified Above: Parking spaces
22 shall be provided equal in number to thirty three percent (33%) of the capacity in
23 persons including related office space and classrooms plus a minimum of three (3)
24 parking spaces for buses.
25■
26 Since the zoning ordinance does not include a parking requirement for the proposed use,
27 the number of parking spaces required will be determined by Planning Commission through
28 the Use Permit process.
29
30 Bike Parking: The zoning ordinance requires bike parking equal to 10% of the vehicle
31 parking spaces required. Since the number of required vehicle spaces has not been
32 determined, the required number of bike parking spaces cannot be determined. The
33 applicant has indicated that he expects people to travel to the site by bicycle and has
34 proposed 4 bike parking spaces and provided a detail of the proposed bike rack.
35
36 Access to Racetrack: Access to the racetrack will come from State Street through the
37 existing CJAA Inc. and Taco Bell parking lots where there is an existing lease agreement for
38 shared parking with the owner of the property. A 10 foot gate is proposed on the north side
39 of the race track for the main entrance. There is a 10 foot emergency vehicle gate proposed
40 on the west side of the track which will have access from State Street through the subject
41 parcel.
42
43 Landscaping: The C2 zoning district includes landscaping standards. No landscaping is
44 proposed as part of the Project. Most of the landscaping requirements apply to parking lots
45 and buildings. Since the Project does not include the use of the onsite gravel parking area
46 or building, the landscaping requirements do not appear to apply to this Project.
47
Mendocino R/C Raceway Site Development Permit
1147 North State Street/APN 001-360-24
October 9,2014 Design Review Board Meeting
File No.:Munis 163
3
1 Lighting: No lighting is proposed for the Project. The hours of operation are included in the
2 Project Description and would be during daylight hours with the intention of eliminating the
3 need for outdoor lighting.
4
5 Sign Ordinance: The project includes new signage as shown in the project plans (attachment
6 2). Based on a parcel frontage of 100 feet, 150 square feet of sign area would be allowed. The
7 project includes the following:
8
9 ■ 12 square foot freestanding sign
10 ■ A-frame sign (information on the dimensions and square footage have been
11 requested from the applicant)
12
13 Design Guidelines. The Project is located outside of the boundaries of the Downtown Design
14 District; therefore, the Project would be reviewed for compliance with the design guidelines that
15 apply to commercial projects outside of the Downtown Design District. Due to the type of
16 project, it appears that the guidelines do not apply to the Project.
17
18 Site Development Permit: In order to approve a Site Development Permit, the following
19 findings are required to be made and supported by information included as part of the
20 application and public record. As part of its review of the proposed Project, staff requests the
21 DRB also consider the required findings.
22
23 1. The proposal is consistent with the goals, objectives, and policies of the City General
24 Plan.
25
26 2. The location, size, and intensity of the proposed project will not create a hazardous or
27 inconvenient vehicular or pedestrian traffic pattern.
28
29 3. The accessibility of off-street parking areas and the relation of parking areas with respect
30 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
31 adjacent or surrounding uses.
32
33 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
34 the proposed structure(s) from the street and adjoining building sites, and breaking up
35 and screening large expanses of paved areas.
36
37 5. The proposed development will not restrict or cut out light and air on the property, or on
38 the property in the neighborhood; nor will it hinder the development or use of buildings in
39 the neighborhood, or impair the value thereof.
40
41 6. The improvement of any commercial or industrial structure will not have a substantial
42 detrimental impact on the character or value of an adjacent residential zoning district.
43
44 7. The proposed development will not excessively damage or destroy natural features,
45 including trees, shrubs, creeks, and the natural grade of the site.
46
Mendocino R/C Raceway Site Development Permit
1147 North State Street/APN 001-360-24
October 9,2014 Design Review Board Meeting
File No.:Munis 163
4
1 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
2 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
3 appearance.
4
5 CONCLUSION
6
7 Staff requests the Design Review Board review the proposed project and make a
8 recommendation to the Planning Commission.
9
10 ATTACHMENTS
11
12 1. Project Description date stamped July 24, 2014
13 2. Project Plans date stamped July 24, 2014
14 3. Design Guidelines Checklist (see Item 6B, attachment 3 for Design Guidelines)
15
Mendocino R/C Raceway Site Development Permit
1147 North State Street/APN 001-360-24
October 9,2014 Design Review Board Meeting
File No.:Munis 163
5
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PLANNING & COMMdJNITY DEVELOPMENT DEPARI'MEh'T — C.ITY OF UHIAH, CALIi+ORIVtA
/° t� /� � , � � „
�, 1.., ti 5� y tl1J!"(iS " ��{. S r . .' ��, �ownerauthorize J� �/ ` !'� ��je ('� 4 �
to act on my behalf for this project and I h e read and agree with all of the above. (Appliqtion must be signed by
owner},
PROPERTY UWiVF:R SIGNATURE DATE
I, � � ,5 e.� i) � v T .� � 4 , am the Oowner / � auihorized agent of the property for
which the development is proposed. The abo�e information and attached documents are true and accurate to the
bes� of my knowledge.
I have read and agree with al{ of the above.
I hereby authorize employees of fhe Gity of Ukiah, the City's authorized agents, and persons with review or decision
making authority for the project to enter upon the subject property, as necessary, to inspect the premises, post
notices, and process this application.
I understand that conditions of approvat may be placed on my project by the crty of Ukiah and it is my responsibility to
fully understand the condi'tions and ask ques6ons about them before action is taken on my planning permit.
� �b /
❑ �wr�R / � UTHO AGENT �A��
INDENNdNNIFICATION AGREElVI�NT'
As part of this applica�ion, the applicanf agrees to defend, indemnify, and hold hanntess the City of Ukiah, its agents,
oificers, counci( members, employees, boards, commissions or Council from any claim, action or proceeding brought
agains# any of the foregoing n indiuidua{s or enf�ies, the purpose of which is fo aitack, set aside, void, or annul any
approval of the application or reiated decision, or the adopUon or certification of any environmentai documents or
negative declaration which relates to its approval. This indemniflcation shaVl include, but is not limited to, atl
damages, costs, expenses, attomey fees or expert witness fees that may be awarded fo fhe prevailing patty arising
out of it or in connection with the approval of the applicafion or r.elated decision, whether or not there is concurrent,
passive, or active negligence or► the part of the City, its agents, officers, council members, employees, boards,
commissions ofi Council. If for any reason, any portion of fhis indemnifieation agreemen# is hetd to be void. or
unenforceab(e by a coutt of competerat jurisdic6on, the remainder of the agreement sha11 remain in ful{ force and
effeet.
The City of llkiah shall have the nght to eppear and defend its interests in any ac�tion through its City Attomey or
outside counsel. The applicant shall not be required to reimbui�se the City for attomey's fees incurred by the Gity
Attomey of the City's outside counsel if the City cf�ooses to appear and defend itself in the li�igation.
I have read and agree to all ofthe above.
�^ (� ,
l._. � 5 �c.... y �J U r r"1 �
[] PIZOPERTY OWNEid / $�AU'd'HORIZED AGENT
(PLEASE PRINTNA
� �/�a �
❑ PROPIItTY O R AUTHORTZED AGEN'1' DATE
(SIGNATURE}
Revlsed iZ/3J2012 �
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Parking Space Lea �e Form
This Agreement is made and entered in this J ( day of
� � , Zo r `--I
WHEREAS , Landiord desires to lease to Tenant and Tenant desires to lease from Landlord
the premises generally described as C� f� � l � � , it is herein agreed as
follows :
1 . Landlord hereby leases to Tenant parking space located at the premises described
above and designated as space No . � — 2 Z , for a term of
beginning 7 � 1� / � � , 20 l� and ending
� � � , 20 j�.
2 . Tenant agrees to pay the stipulated rent in advance on the __� day of each
month to Landlord or his agent by mail or in person to Landlord or his agent at their
respective addresses as noted above .
3 . Upon receiving any payment of parking space rent in cash , Landlord agrees to issue
a receipt stating the name of Tenant, the amount of rent paid , the designation of the
parking space and the period for which said rent is paid .
4 . Tenant affirms his understanding that Landlord does not furnish attendants for the
parking of automobiles, and if any employee of Landlord shall , at the request of the Tenant,
handle , move, park or drive any vehicle placed in the park'ing area , then , and in every case ,
such employee shall be deemed the agent of Tenant, and Tenant, not the Landlord , shall be
liable for any loss, damage , injury or expense that may be suffered or sustained in
connection therewith or arising from the acts af Tenant or any employee who may be acting
as agent of Tenant.
5 . Landlord is not responsible for items left in any vehicle parked in the designated
space .
Landlord
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STRUCTURAL GENERAL NOTES- APPLICABLE TO ALL CONSTRUCTION UNLESS OTHERWISE NOTED ON THE PLANS
A. GENERAI REQUIREMENT: J. Windows 0. Sile Development
1.Storm xafer Gai�uge, C.10G.2 C G C
I. NTere �anslrucGon tlMails xe nol shown a nded (a any parl of Ihe wak, surh Geiails slWl be Ihe same as fa similar xoAc slwxn m Ihe tlm.ving. I. Wi�dows in M�Nling lo be dud-�azed. a)Refainbasinso(s�c�ntsileshalbeWFzedtoreUinsbrmxateransite.
2. The cmiraclo� shall lake �cessa ecaWans lo mainlan antl insure Ihe inl n oi Ihe new and an exisiin swcwres tlun crosVUCGon. Z� All vrindows in extena wdlls lo compty vrith section R32Z8.2.1 CRC, all Aoors in extenor �ralk lo mmply vrilh seciion b)VJheresbrmva�eriscanve�edbqAFCtlrainagesystemwlkctionpoin� guperorsimdardisposalmelhotle, wabrshal6afiReredbyuseofa
�Y W e9 N Y 9 ^9 bartiersysem, waMeorothe� mathodapprovedbytheenfarcingagencey.
3. Ohtan pria vmtlen approval fa airy changes to Iha tlraxings. R327.8.3 CRC, all sliRig glass tloors and french dows lo be saf�y glazs. c�CoiryliancexithahwfiiRyenacteASbrmwaRrmanagamentardrence.
4. The canVacla shall 2view antl canpare Ihe slruclural davnrgs with all oNer conslruclion tlxumenls, such as ArrhdxN21, Mechankal aM Electnfal 3. All vnrxlows slitlers �nless roled olixrxise. 2.Surtace �rairege, 4.106.3 C.G.G.
dravnngs, spedficaGons, tt�. Do nol sqle tlawngs, �Imensbn lakes preference over srale. The con�racla shall venry tlimensons, elavalions aM aN <. A�I glass less iMn 60" above shoxer a libe /bors to e� saM yiaz;,,y. P. Water Efficiency & Conservation
5. All glass docks lo be insuled per seclbn 2110 CftC.
inlpmalion. 1 . Intloor xe�r use shal mae[2010 4.301 C G.C.
B. INSPECTION: K. FOUNDATION: zOumoorvrateruseshalmee� 2o1o0.30aCG.C.
I. All costrucfion shall be inspecleA by ihe buldng dfidals axo�ng lo the above cotle. I. Slope grade away fmn buldrg a min SX fa io•. (1. Construction Waste
2. aA mrvsWCOOn to oomply vrilh loral bul6ng cadas: 2010 CRC, 2010 CPC, 2010 CMC, 2010 CEC. 2. Rad and area Aainage shall be direcled away ham foundaum. 1. Constructionxaseretlicnano(atleasi50%.
L CODE AND LOADS: 2. ProNtleawrstructionvras�emarege�reMplanaspercode4.40B2CGC.
C. C�rfCRETE: 3. ProWdedocumendtiontoen(orcirgageroy.
I. Minmum spetifietl compessive slraiglh of cmcrele 2500 PSI @ 2H days. 1. All maletlal and cosWCtim wod tor Ihis prol�� shall conb�m Io Ihe Caffomia Resitlenfial Cade, CRC, lalest etlitim usetl by R. Building Maintance andOperation �
2. Rein(atlng Sfeel:
I�e local builtli�g deparlmenl. 7 , providerreintenaroe 8opere6onrrenualuponfinalinspecEOn, 4410GG.C. I-
a) no re�ororo�y :�� :na� ce AsTroi n3oa yrade no. M. ABBREVIATIONS: O
b) Vertical bars shall be Aov,eled to siqpoNng members vnN Ihe same size and sparing c! atintqcunenl sirown in Ihe dmving a general rotes. AB ANCHOR BO�T EN EDGE NAIL z
APA AMERICAN PlVWOOD OH OPPOSITE HAND J
c) Splices shall be 36 bar diameiers n 18 inchas wNrhever is grea�er UON. ASSOCIATION OSB ORIENTEO STRqND BOARD SPEC SPECIFICATION Q
3. Bdls lo be 5/Sx10" galarized vnih 3"x3" washer. ARCH ARCHITECTURAL OSV ON SITE VERIFY iG TONGUE & GROVE
9. FaoGrgs wppttting walls of fight-framhg consVUCtim as per buldng code and az pu plan. BLKG BLOCKMG PT PRESSURE TREATEO TN TOENAIL R E C E IV E D �
D. SLAB-ON-GRADE: ati BOUNDAftY NAIL SCHD SCMEDIILE Typ TYPICAL z
I. Pmvitle sawn !ba slab conVde joinl where s�awn on pans. KTere ral shown, limil maximum spadng be�veen conVOl joinis b IS feel /a inEoors BOF BOTTOM OF FOOTING SGN STRUCTURAI GENERA� IION UNLESS OTHERWISE NOTED ' ' �f,f
slab, 8 leel fa oul tloor driveway and 5 feel la sitle walks. CL CENTER LINE NOTES CBC CALIFORNIA BUILDING �
E. WOOD: E EXISTING SIM SIMIUIR CODE ^/ 1
I. All waad exposetl �o Ihe weaiher a im m�lacl wilh mnvele or masonary shzll be pressure Vealetl H.F. #2 ar qatecled wiih a waterprm� EL ELEVATION SN SHEAR NAIL JUL � [.. O 1 �
w
membrar�e. Nexly eup�ed surlaces resal�ing hom feild cutlng, honrg a haMling shall be field Ireated 'n aocordance wim nwPA M-a. N. ADDITIONAI NOTES: �
2. All surk haming shall be Aagas �r #2 ( �F #2 ) w beuer uNess dJiervrise roted on Ihe davrirgs. I. Refal to si fa swnurdl ndes ard m ather sheeLS f« de��s. CTTY OF tJKIAH �'
3 . Paralam b�ms to 6e I�uss joisl Marmillan 2.Oe ws pardllam psl a bdse cascaAe versa-lam. 2. Verify all dimensiorts vrith �he xchitectural 6awings, Do rot srale davnngs w
4. C�Jam b�ms lo he 24f-vq vnN s1aMa�d camber fa simpe span antl 2qf-ve DF/DF vrilh no camber !or mJtiple span or fanule�er. UNO. 3 . Basemem antl/or gaage fioor shall be 4" Ihid cmaele slab-an-gratle over4" of hee Grainirg 3/4" cnuhetl rock. Crushed BtJII.DING/ PLANNING DEPARTMENT �
5. Mn. bearinq headers ( U.N.O. 7 mrk shall comain no fines to prwide a ppllary moislure break. Fein/o2e slab vnN #4 bars at IB" o.c. boN ways at slab
a)One slory: 5' span-4x6, 6' span-4x6, 7' span-4zi0 8' span-4x12 mtl-Iiuck-ness.
b)Two stay: 5' spar4x8 a fix6, fi' span-4xi0 a 6x8, 7' span-4z12 or 5. Cenier (oo6ng under walk and pusi uNess olhemise �wted m pans and /or delails. �
6z10, B' span-6x12 6. Basement cmcrele Ibor may be mquretl �o be slopetl I/8" /!roL Con�racla to check vnlh Ihe ovmtt. Q
J015T/RAFTERS: �. Sluds shall be 2" x 4" @ 16" o.c. utless dhm5ise roled m qare. �
I. Wood jdst shall be inslalletl accordng lo Ihe manWacNmd recommandapns antl as shovm on bawings. g. II is mcommentletl Nal nalu2Ay durable « pieservative-Uaaletl wood shall be usetl for wootl members 1ha1 are exposed lo (J.� � ('�j
2. All I��. ceilings joist and aRers shall have a minimun of I- I/2 ircJns beannq at exh erd of wood w meial. wealhervnNwl qolecnon from rod surh as bakonies, derks or porches xL (� � �
3. Double lasl required untler all parallel walls ( nd slpwn m drawings ) �
9. Provide solitl Wotltirg uMel posts aM mNOde sluds m Vamier loads lo posl/sNds helvH. All Ihe vray to fouiAaem. Q
TOP PLATES AN�/ OR CHORDS: a/ w L1�
1. Top plates n d�ards shall 6e canGrio� over headers, UON. 10. Lay Iloor and mol slnrttural pands vriN Ihe long 6mersion at righl angle to sippoM1S antl mntinuo�s wer Mro w more spans. � �
II. Faltl que Boors to all s�ppwts antl t&g eAgr per apa, afg-01. F2ming shall be (me d sur(ace moistue and debis prior m qung. (� Q
2. Tap qafes shaA be tvro piaes, same size az slutls. Sla�ger spices 4'-0" min'unun. Cen�er splces over sluds, UON. 12. PraAde solid bloddng belween jaisl and rafiers al all suqwrls. � � Q
F. WOOD CONNECTIONS 13. Jdsl �nder a�a Paan� m nonbatl beanrg partitims shall be doubletl aM nailetl logelher or blocked al 2"-0" m ����. O (11 U
I. NI �posetl steel bmber hardware, Fdsleners ard cannectas shall be galvarvzed. l4. jusi and mflx haming fiom opposNe sides aver bearing sppons shall be tied by lapping wood a melal splire. z z =
2. Conneclor hardware motlel numbers are Ihose fa Simpson-Swng r�e Company. Size antl number ol nails, screws a bolls lo be spenfied by �5. Pmvitle Iwo atltlilional iloor joisl under bathwbs of 30"x60" Qimens'wn. Sis�er Ihe a�fwnal ja�� wiN onfinal jdst. Fa larger �
manWxlurer, UNO. ' bz�hlubs/jacmi, increase Ihe aEGibnal fioor jast above by one pisl fv earh i6" M ir�vease in baNlub witl�h a leighlh beyoM the U � �
3. Nals shall be canmon vnre inless dheiwise noletl. 30"z60" dimmsion. � O � Y
4. Marhire reili The use ol macliine nali is su ecl la cantinued sa�isfad 16. limi� live load dMlecfion ro span wer 600 for jds�, rafters, beams, floor b�sses and all sUUCW21 members. z Q r"'� �
ng: ng bj ay pertamarce. Panel nails shall be driven so Ihal Ihe heads are 0 �
ilush wiih Ne su�face of Ne panel aM Ne minimum panel edge dis�anre of I/2 inch. ��� Wood Wss� bY ��s at spatlng iwt m ezceed 29" o.c.: C z
a ) IabAple, supply antl erectl wood husses as shovm on Ne drevnn and as s dfietl. work lo irclu0e anchord e bbckin �
S. Pmvide archa a matl�ine bdLS pn rypical deiails, pmNde I/4" Nintic x I/2" z 1/2" washeis (a all bo16, aMwr bdts aM lags, 110N. � � 9 � 9� � W
6. Bdls: mainlain a dislan[e ml less lhen 7 bdl diamellets Irom Ne end and 4 tliamelers from Ihe edge af Ue member. eore Mes 1/32 lo Nrbing, miscellaneous 12ming and b2ti�g. � �
I/16 iMh lalger Oien Ne hdl diameler. All nuls shall be tighleretl when installetl aM re-lighlenetl al canplelian of vroAc a befae dosingin. Thread b) Wsses shall be desigied by �nas manufaclue. �
projalion sha9 be 1/2 inch minimum beyond Ihe nN. I ) atldilimal loatls al vallrys arcl Nps. G
7. Nailetl/scmwetl or bolletl hdtl-daxn anchors shall be inslalletl per manufacNrers appmvetl [ICC a ICBO] P�ucl evalualion report. Install hdd- 2 ) drifted snav at valleys, pardpels, araurd rad equipmenl and aNer lacalions pei loral code. w .
Aovms 3/4 inrh minimum above Ihe plate lo allax far ugMeni�g arctior bol�. The hdtl-tlarn shall be inslalle0 1i9h1 la ihe hold-dam post vrithaul 3 ) eq�ipmenl weighl as sham m Ihe mof framing plan. a �
fillers or dapping. Do nol bmd hdtl-tiv.vn anchors. c ) Wss shall have web memhers a� all inlermediale b�nng panls sudi as shown m 1he Vuss pmfiles/loadirg tliagam tlelals.
8. Comectiaic shall be as delaled m Ihe Aawings. If nd shv.m, minimun canriections shall be as (dbvrs: tl) limil Vuss lo�al tle�lecbm over paNm walls to span 480 a 3/9", whitli ever is smaller.
a) Jdsl a ralla lo sill a 9b�, ice nail 3-Ifitl e) limil drag Wss idal dMlecum over non-loatl banrg sMar xall Io span over 480 a 1-1/q" wFitli ever 's smaller.
b) Bridgng to jdst, �oanail ea�h eM----------------------2-8d p Ne tlesign shall be in xcorOame vrith loral code.
c) Sill plate m jdsl a dockirg, ryqcal, face nail [SN] 16d al 6" o.c.
O) Dade lop plafes: g) inslallalion shall be in acmrdance vnlh hantlling, irelalling and brating wood husses, hib-91, Yp aM ansi/tip I-1995. Imsses �
LaHer qate lo slWS-----------------------------------3-Ifitl shall be set and secu2d IevA and plumb, antl in carect Imanm. U
Tap plate m bvmr pale, face �ail------ ----- ' Ibd @ R" o.c. h) M6ng and allenng wsses is noi premined inless spdfied by wss manAacnre. W � N
Tap plale to lov� plate al lap slice (9'-0" minimun]- -- ---- ---------20-16d minimun UNOan tlravnngs. i ) gFneral canVxta lo proNde w�eb baring as mquired by trusu marxrfad�re. �--i O �
. Top plale 10 loxer plale at inlersectim---'-- ------'---------------3-16tl I) submil shop dmwngs of Wsses for a{proval ro the en9ireer of remrd befae fabnraVOn. � z �
e) Stue to vll plate--- ------- -------- - -- -- -----------------6-16d �eonails a 3-16A eM�ail. k) Wss fabnplor is responsiGle fa all Wss lo Imss connec0ons, all mnnttibns musl he shown on his/her qans tleady statiig w Q �
f) �ouMe sluds, (xe �I----------------- --- ---- --------16d @ 12" o.c ieatlion, hanger and hangtt capadty, any �sitiral nan Imss canecfion musl be broughi lo �he allention o� 1he engircer o� recutl in m �
9) Blotltirg helxeni jdsl or raRers fo �op plate, tcenail'------- ----------Ifitl @ 12" o.a wnting. Q Q
h) Conluaue Madel, Nro peces-- '- '-- ------- - -------------- 16tl @ 16" o.c. Aong each edge 18 All slairs ro hava maz 7-3/4" rise amd miNmum 10" nn. - J Y U
i ) caling jdsls m plale, lcereil-------- ---------- -- ---- ---- -4- 16d 19. NI requirad 9�iardrails �o be mn. 42" hgh wilh intamedate re1s spaced so Ihat a sphere 4" in d'umHer pnnot pass Ihragh. Q
j ) CmUnuos header to slud, Icereil---------------- ---------4-Bd 20. Ducls for 2nge hoodc antl tldMS tlryers shall be salitl melal qpe aM vented aulside. z Q =
k) Ceiling jdst, laps over paNUOns, fa�v �i--------------------------3-16d 21. Provide mn-remwade badc flv.v Pre��ter devices a� hasa bibts. = N H
I ) Celing joisls lo paralld raPxs, face nail--------------------------3- 16tl 22. Two way cleanoul requied a1 resitlance and prmitle underHoor access wiNin 20' ol upper tleamut w ex1eM upper deanaul lo " O # Y
m) BuAt-up coner sluds-- -------- tfid @ 12" o.a � m
aulsMe oi IouMalion. Locale a0 deanoul ahove grade. � �
9. Nailing stl�edJe lo canpty vriN lade 2304.9.1, CRQ Rod sheating to be iailed per tatle 2304.9.1, CRG 23. Wa�er tlosNS �o be max 718 gaL fiush. � �
G. CRAWL SPACE ACCESS AND VENTILATION SHALL BE PER C�DE 24. PJI showers a� lub/sMwers lo be fiberglass uni�es min. 70" above tlrain ( UON ) , any �ile in sMwx areas �o be over cemenl, > �--�
1. llntleAlaor amas musl he pmvltletl vnlh an unobslmc�etl c2w1 hde no� kss Ihen IB"x24". O:penings musl be eHeotively srrea�ed, as requiretl �iMr cemenl or glazs mal gypsum backx. �
�« venls, or mveretl. [I209.1 cac] zs. smokeimz ae�eaors io ne powerea ny na,se w;rinq vnlh battery badip and be �m�rconreaed. Mendocino RC Raceway ,�
H. ATTIC ACCESS AND VENTILATION SHALL BE PER CODE z6. nll insulauon materials sha�� have a flame AP # �360.24 ( Back Porlion) c�
spead atirg not to exwed 25 aM a smdce denvry nq to exceetl 450. z
TAEIEOFCONTENTS 3
I. WALL� FLOOR AND ROOF SHEATING: 27. xaodstwes �o canpy vri�h manAx�ures spec. anG EPA apprw� and meet ihe dean air act s�andarts.
1. Minimum Boor sMaling shall be 3/4" Wrk APA plywootl or 059 wiN 3/4" span raling. Use 8tl @ 4" o.c. al extena walls, interia walls, 28. ManWaclurA firepxes lo be inslalletl acwarg lo manWacNretl spx.. a0 waotl Wmiig firepaces lo have an EPA and NSPS GENEftA1NOTE5 ht p
antl al panel etlges. Use Bd @ 9" o.c. al inlereGiale supporls. Minimum penelraAOn a I 5/8" inm haming. llse gWe. appmvetl airUgh� fireplace iree�. FLOOftwW a]
2. Minimum roof shea6ng shall Oe 1/2" Iltick APA plywood a OSB I/2" span rafirg. Use Bd @ 4" o.c. at exlaia walls, inlerior walls, antl al 29. Fire blo&ing al caling, floas, firted davn ceilings, soffils artl at cmcealed dafl qmings nd lo exceed 10 feel max. ELECTRICnLPtnN
pand etlges. Use 8d @ 9" o.c. at in�eretliate supparts. Mirvmum penelralion is 1 5/8�� I�IO h2rtll�g. A'3 DATE :
30. All tleck fiaming members lo be P.T. All lasleners la P.T. v,00tl lo be hol-tlippetl zinc coaled galvanizetl, slainless sleal, slican BUILDING EXISTING FLOOR: 0 SQ.FT.
3. Minimun vrall sheating shall be 7/16" Wck qywood or OSB. Use ed @ 0" at all pend edges and 8A @ 10" at intertnedate siqpons. bronze O! COpp2l. PWMBINGBMECNANICALPWi A-0 qREA: ADDITION: 1824 SQ.FT.
FOUN�hTIONBFLOORFRW.IINGPtAN A-5 TOTAL: 1824SQ.FT. 7�23�2014
ROOF PLFN A�fi
� SHEPRWALLPW! F-0 SCALE :
ELEVATION PVJI p.g
LIVABLE AREA: 0 SQ.FT. N .T. S.
SHEET :
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�_ �;, " TOTAL SITE AREA: .35 ACRES (15640 SQ. FT.) DATE :
� . �� � v JURISDICTION: CITY OF UKIAH 7/23/2014
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N.T. S.
VICINITY MAP PLOT MAP
SHEET:
A- 2
B
6 �26� �
6' �
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NORTH ELEVATION �
�er NOT TO SCALE w
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I , 4 x 6 Girder SOUTH ELEVATION � c~n U
1� 4 � 2" X 6" Deck Joist @ 16" O.C . 2 ; 12 Slope NOT TO SCALE z z 2
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RIVERS STAND FRAMING O � Y
SCALE 1 /4 = 1 '-0" � z .�-� �
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w �
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LUMBER SPECIES:
A. POSTS, BEAMS, HEADERS, JOISTS, AND RAFTERS TO BE DF-#2
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B. EXPOSED ARCH BEAMS TO BE DF-#1 OR BETTER U
C. SILLS, PLATES BLOCKING, AND BRIDGING TO BE DF-#2.
D . ALL STUDS TO BE DF#2 OR BETTER. � O �
E. PLYWOOD SHEATHING SHALL BE AS FOLLOWS: � z �
ROOF SHEATHING SHALL BE 5/8" PLYWOOD OR 9/32 OSB. W Q �
WALL SHEATHING SHALL BE 1 /2" INT-APA RATED 32/16 OR 7/16" OSB. � WEST ELEVATION m � Q
FLOOR SHEATHING SHALL BE 3/4" T & G INT-APA RATED OSB. � EAST ELEVATION Y U
NOT TO SCALE NOT TO SCALE
Q =
z O Q
; O N Y
m � � �
2- 12 Lag botts Through Posl o �
4" x 4" Retlwood Posl Inlo Rim Joist 2" x 8" D.F. wp �
#2 P T Rim �
4" x 6" D.F. q2 P.T. Beam j
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2" x 6" Joist P P �c
joist over support a
H1 SIMPSONCLIP �
ON EVER JOIST
3
o • o • • o • z,� X 4�� �
Simpson BC4 (PC44-16 @ 4 x 6 girder ' °
girderjoints) �
E DATE :
Q Simpson BC4, SDS 4" X 4" POSI
- 4 16d toenailed post to Simpson PCEd, Oeckin Wire Mes
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precast pier &so u`e"'s 5�512-SD Screws 9 7/23/2014
b
Min. 36"
- Do not insfall bolls in�o pibt holes
SCALE :
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.�'.-.� ' � .' • - 7' x e" D F. 2" x 4" Max 4"
k2PT Deck
�a��� N .T. S.
4' x 4" �F. p2 P T. Posl
. � � � SHEET:
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6 NotelOSC21e precastper DECKRAILING A� �
E POSTATTACHMENT ,J2AIL POST ATTACHMENT
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