HomeMy WebLinkAbout02192015 - packet City of Ukiah
Revised Design Review Board
Agenda
Thursday February 19, 2015, 3:00 P.M.
Conference Room # 3
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #3
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Morrow
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from the January 18, 2015 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. 1320 South State Street McG's Family Fun Center Site Development Permit
(File No.: 666): Review and Recommendation on a Site Development Permit for McG's
Family Fun Center.
8. MATTERS FROM THE BOARD:
9. MATTERS FROM STAFF:
10. SET NEXT MEETING: March 12, 2015
11. ADJOURNMENT:
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA
requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707) 463-6752 or
(707)463-6207 to arrange accommodations.
G�ity of Zl�ah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting January 8, 2015
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Vice Chair Liden called the Design Review Board meeting to order
8 at 3:00 p.m. in Conference Room #5.
9
10 2. ROLL CALL Present: Vice Chair Tom Liden, Nick Thayer,
11 Alan Nicholson, Howie Hawkes, Colin Morrow
12
13 Absent:
14
15 Staff Present: Charley Stump, Planning Director(present only
16 for agenda item 6B)
17 Michelle Johnson, Assistant Planner
18 Shannon Riley, Project& Grant Administrator
19 Cathy Elawadly, Recording Secretary
20
21 Others present: Francisco Sanchez
22 Nohemi Sanchez
23 Lawrence Mitchell
24 Holly Brackmann
25 Ann Baker
26 Linda Hedstrom
27 Jim Langford
28 Mary Stompe
29 Bob Hayes
30
31 3. CORRESPONDENCE:
32
33 4. APPROVAL OF MINUTES: The minutes from the November 13, 2014 and December
34 11, 2014 meetings will be available for review at the January 8, 2015 meeting.
35
36 M/S Nicholson/Thayer to approve the minutes from the November 13, 2014 meeting, as
37 submitted. Motion carried by an all AYE voice vote of the members present (4-0) with Member
38 Morrow abstaining.
39
40 M/S Hawkes/Nicholson to approve the minutes from the December 11, 2014 meeting, as
41 submitted. Motion carried by an all AYE voice vote of the members present (4-0) with Member
42 Morrow abstaining.
43
44 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
45
46 The DRB is required by the City Code to review and make a recommendation on all Site
47 Development Permit applications.
48
49 6. NEW BUSINESS:
50 6A. 499 North State Site Development Permit (File No.: 598): Continued from December
51 11, 2014 meeting; review and recommendation to the Zoning Administrator on color
52 board and landscaping plan for 499 North State Street, APN 002-152-07.
Design Review Board January 8, 2015
Page 1
1 Assistant Planner Johnson:
2 • At the regular December 11, 2014 DRB meeting, the DRB reviewed the design aspects
3 for a proposed site development permit with a recommendation to the Zoning
4 Administrator for approval with the conditions that a color palate for the proposed building
5 facade and proposed landscaping plan would be submitted for review by the DRB.
6
7 Lawrence Mitchell, Architect and applicant representative referred to site plans:
8 • The DRB recommended the landscaping plan include a Palm tree by the monument sign
9 and develop the landscaping around. Looked at Palm trees and could not find a species
10 that would be compatible and/or work in this area. Recommends substituting a Palm tree
11 for a Yuka plant and explained the proposed landscaping design for this area that would
12 include groundcover and boulders. Proposes landscaping having a blue/gray color
13 scheme that would complement the colors for the monument sign and building and
14 referred to the proposed landscape modifications provided for on page 1 of the staff
15 report.
16 • Related to the existing `Hollywood' wood shakes on the building in connection with having
17 a coastal theme noted such colors range from bleached white to tan, brown or black. The
18 existing Hollywood shakes are a bronze brown. Proposes to utilize the shakes on the
19 building and explained the treatment used to get that coastal theme effecUappearance
20 that would effectively lighten them. All shakes new/replacement and old will be treated to
21 match and illustrated the desired color. The treatment will be lighter than what is existing.
22
23 Vice Chair Liden:
24 • Referred to attachment 1 of the staff report and color palate for sign and building and
25 asked about the trim color in terms of how dark. Questioned what the shakes will look like
26 next to the blue color palate selected for the building trim, etc.
27 • Asked about the doors?
28 • Requested clarification the shakes will be the same color with the use of new in contrast
29 with the older existing shakes.
30 • Concurs it may be the blue color palate selected may not work and may need to be
31 reviewed. Supports making the trim a lighter blue and with allowing the Zoning
32 Administrator/Planning staff to revise the color palate if this is necessary.
33
34 Member Hawkes:
35 • Cautioned blue is a difficult color to work with.
36 • Is of the opinion property owner should not have to concerned about liability issues with
37 the landscaping species because people need to pay attention where they are walking.
38
39 Member Thayer:
40 • Yucca Whipple is not the most pedestrian-friendly of plants. Would recommend a plant
41 species that does not have individual spines/thorns. The Red Yucca is a better choice
42 and a more suitable replacement. Yucca plants are available in different colors such as
43 yellow.
44 • Can assist in the selection of a Palm tree that would be suitable for the site.
45 Recommends a Guadalupe Palm that grows to a maximum of 20 feet in height, has a
46 'clear' trunk and sheds older ones that is essentially a self-cleaning mechanism. A
47 Guadalupe Palm would be emblematic of the restaurant cuisine, would not get too big
48 such that the sign would be blocked from view and is hardy to about 12 or 14 degrees.
49 • Related to the scale of the boulders proposed for the landscaping and asked from an
50 aesthetic and/or color consideration if the boulders are granite or cobblestone. Any stone
51 type would be more expensive than using planted material and questions whether or not
52 the boulders are associated with an `ocean front' theme. It would seem the ocean front
53 theme can be effectively accomplished with plantings from a budgetary perspective.
Design Review Board January 8, 2015
Page 2
1 Further questions whether the boulders add that much more aesthetically to the Project
2 than if all the landscaping consists only of plantings.
3 • Finds that the typical foot traffic through the landscaped areas to be potentially
4 problematic and could be a liability issue if certain plantings with spines/thorns are used.
5 • Related to the corner area of the site for landscaping purposes identified some plantings
6 that would be appropriate and can make recommendations to the applicants in this
7 regard.
8
9 Nohemi Sanchez, Applicant
10 • Would be fine with a Guadalupe Palm.
11
12 Member Nicholson:
13 • The intent of the Palm tree would serve as an 'identifier' for the theme of the restaurant.
14 • Finds the Project to be a nice fit. Has some problem with the blue color scheme in that
15 blue changes with scale, but this would not stop him from approving the Project. Blue is a
16 strong color. It may be the applicant can `brush out' the blue color scheme to get the right
17 balance and if that balance cannot be attained some tweaking of color may be
18 necessary. The Project is conceptually acceptable. If the applicants find the color
19 scheme does not provide the right effect, support they be able to consult with City
20 planning staff/Planning Director to revise the color scheme if this becomes necessary.
21 Would like to see the applicants able to get the right balance between dark and light and
22 in contrast with the blue color palate selected.
23
24 Lawrence Mitchell:
25 • Referred to Sheet A400 of the site plans and explained the color proposed for the trim
26 and other building architectural features.
27 • As shown in attachment 1 of the staff report the band that extends around the building
28 that is currently a bright orange will be a darker shade of blue (blue swede shoes) with
29 the `field' (faded denim) of the building painted a light blue. The window trim would also
30 be a dark blue.
31 • All three public entrances will typically be Mill finish anodized aluminum with clear glass.
32 • Confirmed the treatment used for the shakes will make them the same color. The type of
33 treatment used will likely change somewhat in the sunlight. The idea of the translucent
34 treatment is to allow for a layering effect with the color such that the shakes will have
35 lighter and darker areas.
36 • Related to the Yucca Whipple, the intent of the groundcover is to discourage people from
37 walking through planter areas.
38 • The Palm tree should not block the sign from view and/or be a potential safety hazard.
39
40 M/S Nicholson/Hawkes to recommend Zoning Administrator approval of 499 North State Site
41 Development Permit File No. 598 with the above-referenced modifications to the landscaping
42 using a Guadalupe Palm and with possible revision to the Yucca plants to a more pedestrian-
43 friendly species and with consideration given to whether boulders as part of the landscape plan is
44 really necessary in terms of costs for materials and, related to the color palate, DRB recommends
45 approval as submitted but with the understanding that if the applicants are not totally happy they
46 can bring this back to planning staff/Planning Director for revision. Motion carried (5-0).
47
48 6B. 517 Main Street (PEP) Preliminary Application (File No.: 646): Review and
49 recommendation on a Precise Development Plan to allow the construction of three two-
50 story building clusters that will include a total of 42 low income senior housing units,
51 Community Center, and designated open space.
52
53 The Petaluma Ecumenical Properties (PEP) representatives introduced themselves.
54
Design Review Board January 8, 2015
Page 3
1 Mary Strompe, Director of Petaluma Ecumenical Properties (PEP):
2 • Gave a history of PEP and its function as a non-profit affordable housing developer
3 organization that has been engaged/involved in other senior housing projects.
4
5 City Project& Grant Administrator Riley:
6 • It is important to understand/remember there is a connectivity/association between the
7 PEP senior housing project and the proposed Grace Hudson Museum improvement
8 project and more specifically explained the connection.
9
10 Planning Director Stump:
11 • The City currently owns the property proposed for the Precise Development Plan Project
12 located at 517 Main Street that PEP intends to purchase.
13
14 Bob Hayes, Project Architect introduced/presented the Project, referred to site plans sheet A1.0
15 and corresponding schematic drawings and gave a project description relative to the project
16 components and concepts for preliminary design review of the Sun House Senior Housing project
17 that is a work in progress:
18 • Has been working with the Grace Hudson Museum proponents concerning the PEP
19 project.
20 • The proposed project consists of three-two story building clusters that will include a total
21 of 42 low income senior housing units, a community center, and designated open space.
22 Related to the concept site plan, building is two-story having a `double loaded corridor.'
23
24 Member Hawkes:
25 • Asked about the reason for having a double loaded corridor.
26
27 Member Morrow:
28 • Asked about the use of the property adjacent to the Project on the west side.
29
30 Bob Hayes:
31 Buildings
32 • A double loaded corridor means there is a unit on each side of the center corridor. There
33 are other ways of configuring multi-family/multi-unit projects but incorporating a double
34 loaded corridor is a cost efficient approach and also serves as a security measure for
35 seniors. Further explained the double loaded corridor concept and the location where the
36 corridors are connected with a balcony, where they are closed off, how access is
37 provided on either side of the corridor and/or basically how the double loaded corridor
38 works for the proposed Project. The cost savings by incorporating the double loaded
39 corridor concept can then be applied to the building architecture on the outside.
40 • The intent of the building type/architecture was to design them to be efficient in so many
41 ways.
42 • The site is `very tighY to be able to accompany 42 units. The site plans are accurate even
43 though the Project is at a preliminary stage so what is being advocated is what could
44 actually happen.
45 • Finds the concept of balconies to be a good thing for projects for a variety of reasons.
46 • Related to the matter of parking, the intent was to conceal the concept of parking within
47 the buildings so as not to appear obvious.
48 • Explained the function and location of the community center as shown on the conceptual
49 site plans and is located off/near the Museum park area. The community center is single-
50 story and provides for kitchen, library, restroom facilities, and office space
51 accommodations. The community center is a nice place to gather and socialize and have
52 community/communal meals and enjoy different activities/special events. The community
53 center is also where mail is received for persons residing in the senior housing project so
54 this facility typically functions as a `hub.'
Design Review Board January 8, 2015
Page 4
1 • Building 1 consists of five units on the first floor and three units on the second story that
2 are accessed off a central area and demonstrated the location.
3 • Confirmed `Professional Offices' are located adjacent and to the west of the Project.
4 • The Project has one elevator that can accommodate some of the units but not all and
5 explained the concept. The intent is to make as many of the units and/or at least 95% of
6 the units adaptable and the Project will exceed the accessibility code in this regard.
7
8 Street Edqes of Proiect
9 • Main Street edge:
10 o Explained that portion of the Project that touches Main Street and how it relates
11 to the Sun House and Museum. The architecture of the Sun House is one of the
12 most elegantly simple and well-proportioned structure having a nice porch on
13 one side and great detailing.
14 o Given the location in retrospect to the Sun House and Museum, finds that at the
15 Main Street section of the site is like developing a historical preservation project
16 and/or like adding to a historical structure. In this context, is of the opinion the
17 senior housing project needs to be sensitive to the museum historical structures
18 in the way of scale and proportion and architecture where the two-story element
19 of the Project is located behind the Main Street edge and more formally
20 explained the intent from an architectural/detail/materials standpoint. Some of
21 the materials proposed are hardi-board and board-and-bat because of durability
22 and compatibility with the Sun House/Museum. Finds it difficult to see a
23 distinction between wood and hardi-board and highly supports the use of hardi-
24 board.
25
26 • Cleveland Street edge:
27 o In addition to the Professional Office buildings adjacent to the Project, Buildings
28 2 and 3, the parking lot and some residential units are located along the
29 Cleveland Street edge.
30 o The site layout of the buildings/support utility buildings/entryways/other building
31 design amenities etc., resembles that of a PEP housing project completed in
32 Santa Rosa and explained the similarities as shown on the concept site plan.
33 o Addressed the trash/recycling area and corresponding building design for this
34 function and how this facility would help to screen cars from view in the parking
35 lot. It is likely the trash/recycling structure will likely be open-ended and have a
36 roof and look like the other buildings on the site.
37
38 Member Nicholson:
39 • Asked if the local trash/recycling company has been advised of the Project and its
40 proposed functionality.
41
42 Bob Hayes:
43 • Has not yet consulted with the local trash/recycling company to verify the proposed plan
44 is workable for the company in order to finalize the site plans.
45
46 • Museum edae:
47 o Site plans concerning the Museum edge is not fully developed.
48 o Explained some of the design concepts such as gables and the like that will
49 architecturally fit well with the Museum. Noted there are a lot of trees in this area.
50 o Is of the opinion the scale and proportion of the buildings on the Museum edge
51 will work appropriately in keeping with the Museum.
52
53 Member Morrow:
54 • Asked about the setback between the path and the Project buildings.
Design Review Board January 8, 2015
Page 5
1 • Asked about trees that are not shown on the site plans and whether or not they are
2 located on the senior housing side of the path?
3
4 Member Hawkes:
5 • Inquired if there is a fence along the path?
6
7 Member Liden:
8 • Will the fence feature open spaces that people can walk through?
9
10 Bob Hayes:
11 • The setback varies and referred to a site plan that addresses this matter. Advised the
12 setback is 22 feet at the beginning and explained the setback increases as the pathway
13 meanders along the Museum edge.
14 • There will be a fence but it will be `transparent' and/or a type that can be seen through
15 and may not be that tall. Aesthetically, the fence will be in keeping with what the
16 Museum improvement project is proposing to do.
17 • The fence will have connection points that line up with the connection points of the
18 Museum for pedestrian access that will not be locked so that seniors can access the
19 Museum and/or the Museum could potentially use the community building. Deferred
20 further discussion about the fence to landscape Architect Ann Baker.
21 • Related to the trees not shown on the site plan, noted the trees are lightly shown. The
22 trees are existing and are not exactly on the PEP senior housing side of the property. The
23 intent is to plant more trees on the senior housing side. The trees are visible more from
24 the road for the driveway rather than from the path.
25 • The park is fairly open and demonstrated the location of the cluster of trees.
26 • The community center will serve much as a hub for activities and this aspect of the plans
27 has not yet been fully worked out. The building will be one story where the intent is to try
28 and keep the PEP buildings and/or overall project in scale/proportion/context with the
29 Museum in this area.
30
31 Ann Baker, Landscape Architect, PEP:
32 • Related to the layout of the buildings, the intent was to develop the landscape character
33 in connection with the Grace Hudson Museum side of the Project and as such reuse
34 some of the landscape typologies/different types of plantings that are also proposed for
35 the Museum improvement project site.
36 • Is of the opinion the Grace Hudson Museum property and PEP site are connected having
37 that `natural' feel where the intent is to retain that feel with the landscaping that is being
38 developed/presented.
39 • Related to the preliminary landscape plan (sheet L1.0), the colored-in trees are native.
40 The non-colored trees are generally not native. While the landscaping plan is in the
41 preliminary stage, the two existing Walnut trees near the street are proposed for
42 preservation.
43 • Plan is to frame the entry to the parking lot with some large Valley Oak trees since these
44 tree types dominate the site.
45 • The selected parking lot tree species will come from the City-required parking lot tree list.
46 • The parking lot is a very constrained area so it is important to have trees that perform
47 well in an urban setting.
48 • Referred to the large blank wall on the office building side of the site where the plan is to
49 `frame'with Redwood trees.
50 • Talked about the existing Redwood trees that are mostly on the Grace Hudson Museum
51 site where the plan is to plant additional Redwood trees in this area on the PEP site.
52 • Referred to the Popular grove that will be retained.
53 • The existing Live Oak trees will be preserved that are in parking lot and showed where
54 they will be extended.
Design Review Board January 8, 2015
Page 6
1 • Finds it a nice effort to be able to walk down the community path that has different tree
2 communities.
3 • Demonstrated the location of the Ash trees where there is a drainage ditch in the area.
4 This allows for another opportunity to enjoy a tree community along the pathway.
5 • Talked about the pathway from the PEP site and where/how it connects to/interfaces with
6 the Museum entry.
7 • A central corridor is proposed from Building 1 that will extend to the community path,
8 which acts as the general access from the PEP site to Main Street. Provided a more
9 general discussion about access on the PEP site and the primary pathway on the
10 Museum edge.
11 • Having security fencing is important to seniors. Finds it desirable to install a split rail
12 fence and/or something similar to cable trellis fence proposed for other parts of the site
13 that prompts/promotes a rural and/or agricultural feel that is transparent.
14
15 Vice Chair Liden:
16 • Requested clarification about any proposed fencing concerning the area between the
17 PEP site and the Museum.
18
19 Bob Hayes:
20 • The Museum Board Members/Guild and staff also asked about the fencing and the
21 Museum director responded we do not want people from the Museum arbitrarily going
22 through the Museum site and would like to see a fence that is open. A fence is a security
23 thing for seniors.
24
25 Ann Baker:
26 • Related to the fence and security concept, there has been transient use of the corridor
27 coming from the rail trail for many years so as the site plans develop, the element of
28 providing security will be more fully addressed with regard to fencing and lighting.
29
30 Member Thayer:
31 • Is the path located on the Museum property?
32
33 Ann Baker:
34 • The path actually meanders along the Museum and PEP properties so it exists on both of
35 these properties. The fence would actually be located on the PEP side of the path. The
36 path has different interpretative exhibits that are being developed for the Museum
37 improvement project and explained as an example, there would be places along the
38 pathway that tell stories about living in the Redwoods and/or show silhouettes of native
39 people/sculptures or interpretations about how to manage storm water in urban creeks so
40 there are different points of interest that follow the pathway.
41 • Native grass is proposed for areas of the Museum and showed where this might be used
42 for the PEP project.
43 • A storm water plan will be developed for the Project and demonstrated the location of the
44 rain water gardens for the Museum project. Further explained how the rain water gardens
45 are interconnected/integrated with on-site drainage swales/inlets/landscaping features
46 and City storm water system where the maintenance would likely be minimal.
47 • Indicated the area designated as a dog run that is located near the community garden
48 area.
49 • The PEP will feature native landscaping, ornamental fruit trees, and berry bushes
50 allowing for a landscaping mix to retain that native and agricultural landscaping feel.
51
52 Member Thayer:
53 • Project has a nice balance of respecting the history of the larger site, noting orchards to
54 be a part of the Sun House history.
Design Review Board January 8, 2015
Page 7
1 • Likes that the landscaping will correspond with what is existing in the area.
2
3 Member Hawkes:
4 • Likes the Project.
5 • Will the Project provide different levels of care/support for seniors other than
6 independent living?
7
8 Linda Hedstrom:
9 • Confirmed the living situation is independent where the residents lease/rent the units.
10 Some supportive services are provided and gave examples. The Project does not
11 provide/offer transportation services and/or assisted living.
12
13 Member Morrow:
14 • May have questions later on in the development/planning process.
15
16 Member Nicholson:
17 • Impressed with the architectural planning and landscaping.
18 • Likes the architectural planning related to lower single-story housing on the Cleveland
19 Lane and tapering it off to the street edge.
20 • As noted in his comments related to the interpretative garden plan for the Museum
21 improvement project is alarmed that no one is concerned about the entryway to the
22 Museum that is being closed-in with fencing. The interpretative garden to the Museum is
23 not welcoming. The driveway is narrow having no signage and is of the opinion the
24 Museum culture is more about security than it is about creating a welcoming
25 state/condition to the community. Need to find a way to better announce the entrance to
26 the Museum and with opening this up more to the public. On the other hand is pleased
27 the PEP project is `mirrored'to reflect the design/architecture of the Sun House Museum.
28 • Does not support the installation of a fence between the Museum and senior housing
29 properties and is of the opinion this presents an arbitrary message to the seniors and the
30 public.
31
32 Member Morrow:
33 • Does not support the fence.
34
35 Member Hawkes:
36 • A fence does not promote the connecting of beings.
37
38 Planning Director Stump:
39 • The DRB will not formally review the signage and changes to the Museum entrance but
40 will be given plan updates showing what is being done. The Planning Commission will
41 likely review the Museum project in January.
42
43 Mary Stompe:
44 • It may be that people do not understand the senior housing project is separate from the
45 Museum project. The intent of the fence is to provide some protection and living space for
46 the seniors so while the two projects are connected there is some separateness.
47 • For other similar senior projects, PEP ended up putting in fences when none were
48 proposed initially. A fence serves as a sense of security to seniors even if it is
49 transparenUopen. The fence will feature gates.
50
51 Ann Baker:
52 • The concept of the fence is relevant because the path is close to people's living space.
53
54 Member Nicholson:
Design Review Board January 8, 2015
Page 8
1 • It appears the Museum is pursuing a fence to keep the public from entering the housing
2 development and asked if there is consideration to do something else other than to install
3 an eight-foot tall fence.
4 • Provided the DRB with a copy of his recommendations concerning the Interpretative
5 Gardens/entrance regarding the proposed Museum Project that is incorporated into the
6 minutes as attachment 1. Sees the main issue with the Museum Project is that the whole
7 plan centers around the security issue and the need for fencing. Is of the opinion this is
8 not the most community-based approach to take and is concerned with urban boundary
9 and the aesthetics/presentation surrounding the area with fencing and walls. Shares this
10 same perception concerning fencing with the PEP project.
11
12 Mary Stompe:
13 • The height of the fence would not be eight feet, but rather install a three to four-foot high
14 fence that would be open, such as a split rail fence that is open and transparent.
15
16 Vice Chair Liden:
17 • The Project presentation was good and informative; Likes the architectural design and
18 plans for the senior housing project.
19 • Has some concerns about the fence but understands the reason for having it. Asked if
20 landscaping would be an alternative solution to take care of the borders and/or barriers
21 that are necessary?Would be okay with a short split rail fence.
22 • Is of the opinion the proposed project would enhance the Museum considerably along
23 with the other garden project located in the area.
24
25 Member Morrow:
26 • Does the Project include plans for permeable surfacing in the parking lot?
27 • Asked about the sidewalk widths?
28
29 Ann Baker:
30 • The Museum has a split rail fence.
31 • The intent is to provide for a lot of trees and grass as opposed to shrubbery/bushes so as
32 to create a place where people feel comfortable walking, particularly at night.
33 • Related to the application of including permeable surfacing, the civil engineers are still
34 evaluating the concept.
35 • Sidewalks would be complaint with City standards.
36
37 Member Thayer:
38 • Asked about how the Museum Guild and Museum staff think about the senior housing
39 project?
40 • Is of the opinion there is something about architecturally mimicking a historic structure in
41 that it takes away some of the energy of the Museum theme noting the importance of
42 preserving the uniqueness thereof. There may be too much mimicking of the Museum
43 design/architecture by the proposed PEP project. Finds the massing of the PEP housing
44 project proportioned well with the size and scale of the Sun House.
45
46 Bob Hayes:
47 • Intends to finalize the Project plans soon.
48 • The Museum Guild and Museum staff like the Project.
49 • There is some potential for adjustment to the materials/some design features so as not to
50 draw too much from the `energy' of the Museum theme. The PEP project can be better
51 distinguished from the Museum by incorporating more modern accents.
52
53 M/S Nicholson/Thayer the DRB unanimously is of the opinion the proposed PEP project is very
54 good, is well-considered from the massing to the detailing and from the open space to the built
Design Review Board January 8, 2015
Page 9
1 environment seem to work well and while not all of the DRB concerns are necessarily met, is
2 further of the opinion the design team for the PEP project has a good feel for balancing the
3 Museum and City wishes and the DRB concerns and therefore, approves and supports the
4 concept plans to date. (Motion carried 5-0).
5
6 7. MATTERS FROM THE BOARD:
7
8 8. MATTERS FROM STAFF:
9
10 9. SET NEXT MEETING
11 The next regular meeting will be Thursday, February 12, 2015.
12
13 10. ADJOURNMENT
14 The meeting adjourned at 4:47 p.m.
15
16
17 Cathy Elawadly, Recording Secretary
Design Review Board January 8, 2015
Page 10
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1 ITEM NO. 6A
2
Community Development and Planning Department
city of Zlkah 300 Seminary Avenue
Ukiah, CA 95482
planninq(c�cityofukiah.com
(707)463-6203
3
4 DATE: February 19, 2015
5
6 TO: Design Review Board
7
8 FROM: Michelle Johnson, Assistant Planner
9
10 SUBJECT: Request for Review and Recommendation of a Site Development Permit for
11 McG's Family Fun Center
12 1320 South State Street, APN 003-472-37
13 File No.: Munis 666
14
15
16 REQUEST
17
18 Staff requests the Design Review Board review the proposed Site Development Permit for
19 McG's Family Fun Center and provide a recommendation to the Planning Commission.
20
21 PROJECT DESCRIPTION
22
23 An application has been received from Jennifer McGowan on behalf of McG's Family Fun Center
24 for approval of a Site Development Permit for a Family Fun Center that would include a laser tag
25 game; arcade machines; and a small indoor concessions stand located at 1320 South State
26 Street, APN 003-472-37. The Project includes:
27 • restriping the existing parking lot for 11 standard parking spaces on the State Street
28 frontage
29 ■ 2 handicap spaces located next to the entrance
30 ■ striped pedestrian walkway from State Street through the parking lot
31 ■ bike parking for 10 bicycles
32 ■ 9 new trees (Arbutes Unedo)
33 • 12 new shrubs (Grevillea)
34 • 12 new Grasses (Muhly)
35 ■ mulch for planters
36 ■ existing lighting would be replaced with LED lights.
37 The existing commercial building for the proposed project was previously home to Vogel's RV
38 dealership which is currently vacant.
39
McG's Family Fun Center Site Development Permit
1320 South State Street/APN 003-472-37
February 19,2015 Design Review Board Meeting
File No.:Munis 666
1
1 The zoning ordinance requires a Site Development Permit for all construction over 150 square
2 feet; therefore, the Project requires approval of a Site Development Permit in addition the Use
3 Permit required for the Commercial Recreation Use of the site.
4
5 The Design Review Board is required by the City Code to review and make a recommendation on
6 all Site Development Permit applications.
7
8 SETTING
9
10 The project site is located on the west side of South State Street on the corner of Wabash and
11 State Street between Granite Construction and Round Table Glass. The parcel is developed
12 with a 3500 square feet commercial building, freestanding sign, and paved parking lot. The
13 Project site is surrounded by the following uses:
14
15 ■ North: Retail stores, restaurants, Services, warehouse, professional offices and other
16 commercial uses zoned Heavy Commercial (C2), Community Commercial (C1) and High
17 Density Residential (R3)
18 ■ East: Ukiah Valley Airport zoned Public Facilities (PF)
19 ■ South: Services, warehouse, residential zoned Neighborhood Commercial (CN)
20 and Single Family Residential (R1)
21 ■ West: Retail stores, restaurants, Services, warehouse, professional offices and other
22 commercial uses zoned Heavy Commercial (C2) and Neighborhood Commercial (CN)
23
24 STAFF ANALYSIS
25
26 General Plan: The General Plan land use designation of the parcel is Commercial. This land
27 use designation identifies lands where commerce and business may occur. Commercial lands
28 are more precisely defined through the uses allowed in the individual zoning districts (see
29 Zoning below).
30
31 State Street is identified as a gateway in the General Plan. The General Plan includes the
32 following goals and policies related to gateways:
33
34 ■ Goal CD-7: Improve the appearance of area gateways.
35 ■ Policy CD-7.1: Establish public policy to enhance and improve the appearance of area
36 gateways.
37
38 Ukiah Municipal Airport Master Plan: The parcel is located within boundaries of the Ukiah
39 Municipal Airport Master Plan and has a compatibility criteria zone designation of B-2 (Extended
4o Approach/Departure) Infill. The B-2 Infill zone allows new development of a similar intensity to
41 that of surrounding and existing uses. A summary of the requirements applicable to the Project
42 are provided below.
43
44 ■ Uses: Single story and low intensity retail and offices are allowed.
45 ■ Maximum Density: 90 people per acre maximum for non-residential uses.
46 ■ Minimum Open Land: 30% "open land" is recommended and includes parking lots and
47 landscaped areas.
McG's Family Fun Center Site Development Permit
1320 South State Street/APN 003-472-37
February 19,2015 Design Review Board Meeting
File No.:Munis 666
2
1 ■ Deed Notice: Recordation of an avigation easement or deed notice is required.
2
3 Zoning: The subject property is zoned Heavy Commercial (C2). The purpose of the heavy
4 commercial zoning district is to provide opportunities for commercial service, wholesale
5 activities, auto repair shops, agricultural supply stores, and other activities which are generally
6 inappropriate in areas developed with professional offices and refail stores. The heavy
7 commercial (C2) zoning district is consistent with the commercial (C) general plan land use
8 designation.
9
10 Family Fun Centers are not specifically listed as allowed or permitted uses within the C2 zoning
11 district. The proposed use is similar to "parks, playgrounds, and other recreational uses" which
12 are allowed in the C2 zoning district with approval of a Use Permit. The proposed use is
13 consistent with the zoning ordinance definition of "indoor community recreation facility" which is
14 defined as "Establishments primarily engaged in sports, entertainment, amusements or
15 recreation services, conducted within an enclosed building. Typical uses include bowling alleys,
16 billiard parlors, amusement arcades, skating rinks, health or sports clubs, motion picture
17 theaters, meeting halls, and dance halls." The Planning Director has determined that the
18 proposed project would be appropriate in the proposed location subject to Planning Commission
19 approval of a Use Permit.
20
21 Vehicle Parking —Location: The exterior parking lot, having previously been the home of
22 an R.V dealership and provides ample space for a parking lot for the proposed activities.
23
24 Vehicle Parking - Number of Spaces Required: The zoning ordinance includes parking
25 requirements for a variety of commercial recreation uses; however, none of them are
26 appropriate for the Project. The zoning ordinance includes the following parking requirement
27 for places of Commercial Recreation Uses that may be appropriate for the Project.
28
29 • Game Rooms, Arcades: One parking space for each four (4) game
30 machines.
31
32 ■ Recreation Buildings and Community Centers: Parking spaces equal in
33 number to thirty five percent (35%)of the capacity in persons.
34
35 Since the zoning ordinance does not include a parking requirement for the proposed use,
36 the number of parking spaces required will be determined by Planning Commission through
37 the Use Permit process.
38
39 Bike Parking: The zoning ordinance requires bike parking equal to 10% of the vehicle
4o parking spaces required. Since the number of required vehicle spaces has not been
41 determined, the required number of bike parking spaces cannot be determined. The
42 applicant has indicated that he expects people to travel to the site by bicycle and has
43 proposed 10 bike parking spaces.
44
45 Landscaping: The majority of the landscaping is located in front of parcel along the State
46 Street frontage; the C2 zoning district includes the following landscaping standards:
47
McG's Family Fun Center Site Development Permit
1320 South State Street/APN 003-472-37
February 19,2015 Design Review Board Meeting
File No.:Munis 666
3
1 ■ Landscaping shall be proportional to the building elevations.
2
3 ■ Landscape plantings shall be those which grow well in Ukiah's climate without
4 extensive irrigation. Native species are strongly encouraged.
5
6 ■ All landscape plantings shall be of sufficient size, health and intensity so that a viable
7 and mature appearance can be attained in a reasonably short amount of time.
8
9 ■ Deciduous trees shall constitute the majority of the trees proposed along the south
10 and west building exposures; nondeciduous street species shall be restricted to
11 areas that do not inhibit solar access.
12
13 ■ Parking lots with twelve (12) or more parking stalls shall have a tree placed between
14 every four(4) parking stalls within a continuous linear planting strip, rather than
15 individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be
16 deciduous species, and shall be designed to provide tree canopy coverage of fifty
17 percent (50%) over all paved areas within ten (10) years of planting. Based upon the
18 design of the parking lot, a reduced number of trees may be approved through the
19 discretionary review process.
20
21 ■ Parking lots shall have a perimeter planting strip with both trees and shrubs.
22
23 ■ Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
24 sidewalks or marked pedestrian facilities within landscaped areas and/or separated
25 from automobile travel lanes. Based upon the design of the parking lot, and the use
26 that it is serving, relief from this requirement may be approved through the
27 discretionary review process.
28
29 ■ Street trees may be placed on the property proposed for development instead of
3o within the public right of way if the location is approved by the city engineer, based
31 upon safety and maintenance factors.
32
33 ■ All new developments shall include a landscaping coverage of twenty percent (20%)
34 of the gross area of the parcel, unless because of the small size of a parcel, such
35 coverage would be unreasonable. A minimum of fifty percent (50%) of the
36 landscaped area shall be dedicated to live plantings.
37
38 ■ Landscaping plans shall include an automatic irrigation system and lighting plan.
39
40 ■ All required landscaping for commercial development projects shall be adequately
41 maintained in a viable condition.
42
43 The site has very little landscaping, most of which is located at the front of the site along the
44 State Street frontage. The proposed project site as noted was the previous home to a RV
45 dealership and is developed primarily with asphalt. The applicant is proposing to add 9 new
46 shade trees, 12 new shrubs and 12 new Grasses in the existing planter along the State Street
47 Frontage. In an effort to comply with the zoning code the applicant has proposed to locate
McG's Family Fun Center Site Development Permit
1320 South State Street/APN 003-472-37
February 19,2015 Design Review Board Meeting
File No.:Munis 666
4
1 designated vehicle parking along the State Street frontage next to the planter utilizing the shade
2 from the proposed trees.
3
4 Staff requests that the Design Review Board provide recommendations on: plant species for the
5 existing empty planter areas identified above; species to provide a screen between the property
6 line and outdoor exercise area; and the location of additional landscape area to replace the
7 landscaping lost by relocating and reorienting the accessible parking spaces.
8
9 The Planning Commission has the authority to grant modifications to the landscaping
10 requirements based on circumstances and constraints unique to the site.
11
12 Lighting: No new lighting is proposed however the existing lighting would be replaced with LED
13 lights (see attachment 1; Project description, Lighting Spec sheets).
14
15 Sign Ordinance: The project includes painting the existing sign with the same colors as the
16 building and coordinating business logo as shown in the project plans (attachment 1; Project
17 Description and attachment 2; Site Plans).
18
19 Design Guidelines. The Project is located outside of the boundaries of the Downtown Design
20 District; therefore, the Project would be reviewed for compliance with the design guidelines that
21 apply to commercial projects outside of the Downtown Design District.
22
23 Site Development Permit: In order to approve a Site Development Permit, the following
24 findings are required to be made and supported by information included as part of the
25 application and public record. As part of its review of the proposed Project, staff requests the
26 Design Review Board also consider the required findings.
27
28 1. The proposal is consistent with the goals, objectives, and policies of the City General
29 Plan.
30
31 2. The location, size, and intensity of the proposed project will not create a hazardous or
32 inconvenient vehicular or pedestrian traffic pattern.
33
34 3. The accessibility of off-street parking areas and the relation of parking areas with respect
35 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
36 adjacent or surrounding uses.
37
38 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
39 the proposed structure(s) from the street and adjoining building sites, and breaking up
40 and screening large expanses of paved areas.
41
42 5. The proposed development will not restrict or cut out light and air on the property, or on
43 the property in the neighborhood; nor will it hinder the development or use of buildings in
44 the neighborhood, or impair the value thereof.
45
46 6. The improvement of any commercial or industrial structure will not have a substantial
47 detrimental impact on the character or value of an adjacent residential zoning district.
McG's Family Fun Center Site Development Permit
1320 South State Street/APN 003-472-37
February 19,2015 Design Review Board Meeting
File No.:Munis 666
5
1
2 7. The proposed development will not excessively damage or destroy natural features,
3 including trees, shrubs, creeks, and the natural grade of the site.
4
5 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
6 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
7 appearance.
8
9 CONCLUSION
10
11 Staff requests the Design Review Board review the proposed project and make a
12 recommendation to the Planning Commission.
13
14 ATTACHMENTS
15
16 1. Project Description date stamped January 2, 2015
17 2. Project Plans date stamped February 18, 2015
18 3. Design Guidelines Checklist
19
McG's Family Fun Center Site Development Permit
1320 South State Street/APN 003-472-37
February 19,2015 Design Review Board Meeting
File No.:Munis 666
6
:
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° McG's Family Fuin Center RE��1�lEC?
Laser tag and Arcade
� aAN o� �o��
David and Jennifer McGowan-Owner/Operator
GITY t?F UKYAFI
BUILDIIVG/PI,ANNtNG iDEP1�R1`ME2V'Y'
Project<Description
The proposed project is to be located at 1320 South State St. Ukiah Ca. 95482. The property is
located in the C-2 zoning district and was previously the location for Vogel R.V sales. We
propose for this location ta be the dwelling for an indoor community recreation facility. The
proposed project is similar to the parks,playgrounds, community gardens and other recreational
uses approved-in the C 2 zoning area. Specifically, the proposed business will have a laser tag
game that can accommodate 16 players per game. Each game lasts approximately fifteen
minutes. There wiii aiso be a designated area for arcade machines. We wili,have approximately
fifteen arcade machines.. The business will also have a small indoor concessions stand where it
will seli food and non-alcoholic beverages. The faod served will be prepackaged items that do
not require the use of or discharge of oil including;papcarn,nachos,hatdogs and'ice cream. The
proposed hours of operation will be Wednesday and Thursday 3;00-9.00,Friday and Saturday> '
1:O:OQ-10:00 and Sunday 11:00-$:00. The'facility will be a.pen to the public during thase hours
and will accommodate private parties simultaneously. The property has approximate�y 3500 sq. I
ft. of indoor usable space providing ample roam for the proposed business. The facility will be
family owned and operated with three to five staff inembers per shift. The business will follaw
fire and safety code for maximum occupancy, but anticipates no more than b0 staff inembers and
patrons at any one time. We wi11 do minor renovations to the interiar of the facility in order to>
maintain a safe and order�y flow of traffic throughout the building and to accommodate a
concessians area. We will also be making reno�ations to ensure the building complies with ADA
standards and city ordinances. (See attachmenf A Floor Plan and Attachment B Renovation-
Floor Plan) The exterior parking 1ot,having previously been`the home of an R.V dealership,
provides ample space for a parking�at for the propased activities. (See attachment C Existing
Parking Lot)
Building Height
The building is approximately 18'b"on all sides meeting the 40' limit for main buildings. See
attachment F
Parking
The exteriar wi11 be renavated to include ample parking for cars and bicycles,proper landscaping
and lighting per city code. (See attachrnent D-Renavatian- Parking Lotl Landscaping) The
parking area wi1�follow that of retail stores in the area,which requires the most parking at one
car per 300 square feet af floor area. The building is approximately 3500 square feet and will
require 12 parking spaces including 2 Handicap parking spaces. We are extending the amount of `
parking spaces to include 1 l {9'x19') spaces and 2 (17,'x19') handicap parking spaces in order to
i ,
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jfill the area allocated ta parking making the design aestheticallyproportianal.The two handicap
' parking spaces are located directly in frant of the entrance in the parking area providing the
- closest access to the entrance.`The handicap parking area has a 2%slope in all direction,as -
required. If it is found that additionai parking is required an additional'space on the north side af
the facility along the buiiding can be lined with parking spaces.'
Since this establishment is geared towards adolescence,and located in proximity to
neighborhaods where they can ride bicycles to the facility, we will exceed the amount of bicycle
� . parking spaces required. There wi11 be a bicycle parking structure that can accommodate at least
10 bicycles. Bicycle parking will be�ocated on the northside of the building adjacent to the
entrance where they can be easily monitored by staff. (See attachment D-Renavatian-Parking
Lot/Landscaping)
, Landscaping
In order to make the most impact and be most cost effective, in regards to landscaping,the'green
belt in front of the parking area that faces the main thoroughfare, State'Street,wi11 be used to
� plant well established trees, shrubs and flowers that.will fill in and mature in a short;amount af `
time. The green belt area measures approximately 30'x160' allowing for a substantial amount of
� the parking lot to be landscaped, The area will contain 5 mature`Arbutus Unedo deciduous'trees
to shade the parking lot exceeding the required 1 tree peri4 parking spaces ratio.The trees wiil `
add dimension to the existing trees along the street. Additionally,the entire area will be planted '
with drought tolerant; native grasses shrubs and flawers such as Grevillea and Muhly Grass. The
area has existing water faucets that will be used for the irrigation system. The irrigation system
� will include '�2 poly carbonate'piping for the lateral pipe and a combination of soaker hoses and `
� mini emitters.The area will be mulched to cover all piping for irrigation and the areas
i surraunding the plantings. The irrigation and mulch will ensure ease of maintenance and the best
� possible grawing canditions even in times of extensive drought.These plantings will provide a
� barrier between the parking lot and the street and create an inviting pathway through the concrete
� walkway that connects the sidewalk with the parking lot. The pedestrian walkway will be painted
� to continue from the landscaped walkway, across the parking lot,to the entrance of the building.
' � The plantings used will also give emphasis to and soften the look of the business sign located
� within the flowerbeds. We will use the existing business sign that is the correct proportion to the
� building and other signs Iocated on the street. We will paint and reface the existing sign with the
, � same colors and our coordinating business logo. (See attachment D-Reno�ation-Parking
� Lotl Landscaping)
', i
�
� Lighting
, � The building currently has lighting fixtures located on the building. Three lights are located
� acrass the front of the building facing downward in order to illuminate directly in front of the
� building. One light is located on the awning facing Wabash Street illuminating the area directly
� in front of the awning. An additional light is located an a light pole at the property line an the
; � Wabash St. side of the parking lat. This light is directed southward back towards the building
! and flooded downward ta illuminate the area between the sidewalk and building.These lights
� will be tested and updated as necessary to provide appropriate lighting for safety while not being
` overbearing to traffic ar adjacent businesses. The lights will be'updated ta LED lighting.An
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additional light will be added to illuminate the proposed parking area. It will be located on the
existing flagpole directly in the center of the row af parking spaces. There will be two lamps on
the light pole in each direction af the row of parking. These�ights wi11 also be LED fixtures. (See
attachment E-Lighting)
We feel that this business will be a community service ta the praposed area and provide families
a safe enviranment for entertainment. Thank you far your cansideration.
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; ALED Area iighf mounts to 4'square steei poles at 15 20':1 to 4 Color:Bronze Weight: 5.1 lbs '
s ALEDs can be mounfed to each pole.IESNA FuII Cutaff,Fully
' shielded optics.5 year warranry.
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L�D Info [3riv�r infio � �
Watts: 20W Type: Gonstant Current
Goloc Temp: 3000K(Warm) 120V: 0:19A
Color Accuracy: 70 208V: 0.12A
L70 Lifespan: 100000 240V: 0:1OA
LM79 Lumens: 985 277V: 0:08A
Efficacy: 45 LPW input Watts: 22W
Efficiency: 92%
` Technical �pecificati�ns
t1L.Listiraga Effectiv�Prc�jected Area.
Suitable for wet locations. EPA=0:23.
Lifespan: Green Technology:
100,000-hour LED lifespan based on IES LM-80 results RC LEDs are Mercury,Arsenic and UV`free.
and TM-21 calculations:
IESNA LM-79&1ESN�,'l.M-80"Testing:
IP Fiating: RAB L:ED luminaires have been tested by an
ingress Protection rating of lP66 fior dust and water. independent laboratory in accordance with IESNA
' LM-79 and 80,and have received the Department of
IE��lassification: Energy"Lighting Facts"IabeL `
The Type'Iil distribution is ideal for roadway, general
parking,and other area iighting applications where a �olc�r�or�sist�ncy: 4
larger paol of lighting is required. it is intended to be 3-step MacAdam Ellipse binning to achieve consistent
iocaied near the'side af the area; a(lowing fii�e ligh�ta fixture-ta-�ixture color.
project outward and filf the area.
Cole�r�tability:
�JV�rr�r�#ye LE[�color temperature is�rarrantied to shift no more
RAB warrants that our LED products will be free from than 200K in CCT over a 5 year period.
defects in materials and workmanship for a period of
five(5)years fram the date of delivery to the end user, Calt►r llniformity:
including coverage of light autput,calor stability,driver R�1B's range ofi CC i{Correiated coior temperature)
performance and fixture finish. follows the guidelines of the American National
Standard for Specifications for the Chromaticity of Solid
Lum�n Maintenance: State Lighting(SS�) Products,ANSI C78.377-2008.
The LED will deliver 70%of its initial lumens at 100;OOt�
hours of operation. Cold Weather Starting:
The minimum starting temperature is-40°F/-40°G
Mcausing:
Precision die cast aluminum hausing, lens frame and 7otal Harmonic Qistortion:
mounting plate. TND=8;1%.
Gaskets: Driver:
Nigh temperature silicone. Two Multi-chip 10W high output long life LED Driver
Constant Current, Class 2
Finishe
Dur environmentally friendly polyester powder coatings Ambient'7emperature:
are formulated for high-durability and iong-lasting color, Suitable for use in 50°C(122°F)ambient temperatures.
and contains no V�C or toxic heavy metals.
�������
t° � � � � � � � Tech Help tine:888 RAB•1000 EmaiG salesQra6web.com On the web at:www:�abweb.com
Copyright 002014 RA6 Lighting Inc.All Riglits Reserved Note:Specifications are subject�o change without notice page 1 ot 2
� � � � .. � . . � �. .� � . . ��Greated:i2t2912014.
��\i,_(��=?`�Y..�.�M7f.in�.aea�
' Fi�taar��ff����y; ' �'r�ci�Agr����r�t���t��r�pir�r�te
45 Lumens per Watt This product is a COTS item manufactur�� in the llnited
States, and is compiianf with the Trade �c�reements Act.
�olc�r�c��ar��y.
70 CRI G��A achedule,
Suitable in accordance with FAR Subpart 25.4.
Colar Temperature(Nominal ��1°):
3000K
�Pds.
0.1 Q.
Therr�al Managem�nt:
Integral cast aluminum mounting pad and external fins
for optimal heat sinking to ensure caol operation with
maximum tED life and light output.
7'wo Mounting Clptionsa
Junction Box with 5 Conduit Entry Points and Threaded >
Plugs forsurface mounting plus Cover Plate for -
mounting over 4° recessed junction box included.
Dark Sky Approved:
The International Dark Sky Association has approved
this product as a fuli cutoff,fully shielded luminaire.
For use on L�ED Buildings;
IDA Dark Sky Approval means that this fixture can be
used to achieve LEED Credits for Light Pollution
Reduction:
Pat�nts
The ALED20 design is protected under patents �ending
in Ganada; U.S:, China,Taiwan and Mexica.
Equival�n�ye
The ALED20 is Equivalent in delivered lumens to a 50W
Metal Halide Area Light.
HID R�placemenf:Fdange.
The ALEd20 can be used to replace 35 -70W Metal
Halide Area Lights based on delivered lumens.
�ountry of Origin:
Designed by FiA6 in New Jersey and assembled in the
USA by RAB's IBEW Local 3 workers.
�uy American Act Compliant:
This product is a COTS item manufactured in the United
States, and is compliant with the Buy American Act.
f�ecovery Act(AFiRA)Compliant:
This product complies with the 52.225-21 "Required
Use of American lron, Steel,and Manufactured Goods--
Buy American Act--Construction Materials(October
2010).
�r����
'° � � � T � � � Tech Heip�ine:888 RA6-1000 Emaii: sales@rabweb.com On the web at:wwwxabweb.com'
Copyright�014 RAB Lighting Inc.AII Rights Reserved Note:Specifications are subject io change without notioe Page 2 of 2
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ATTACHMENT# 3
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.
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ATTACHMENT# 3
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 monotonou
2
ATTACHMENT# 3
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, wal
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 unles
they fit within local context, concrete block/exposed concrete on visible walls finished in aestheti
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 sit
features;common mailboxes architecturally consistent and located close to building; above criteri
is applied to areas visible to public view; rear and side views are visually interesting, coordinate
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
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ATTACHMENT# 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