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03032015 - packet
City of Ukiah Revised Design Review Board Agenda Tuesday March 03, 2015, 3:00 P.M. Conference Room # 1 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 #1 300 SEMINARY AVENUE, UKIAH 2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Morrow 3. CORRESPONDENCE: None. 4. APPROVAL OF MINUTES: The minutes from the February 19, 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. 517 Main Street, (PEP Housing) Sun House Senior Housing Project; General Plan Amendment, Rezoning and New Precise Development Plan (File No.: 749): Review and Recommendation on a Precise Development Plan to allow the construction of three two-story building clusters that will include a total of 42 affordable senior housing units, community center, and designated open space. 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. ��ty � u�iah City of Ukiah, CA Design Review Board 1 2 MINUTES 3 4 Regular Meeting February 19, 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 #3. 9 10 2. ROLL CALL Present: Vice Chair Tom Liden, Alan Nicholson, Colin 11 Morrow 12 Absent: Nick Thayer, Howie Hawkes 13 14 Staff Present: Planning Director, Charley Stump 15 Michelle Johnson, Assistant Planner 16 Cathy Elawadly, Recording Secretary 17 18 Others present: Jennifer McGown, Applicant 19 20 3. CORRESPONDENCE: 21 22 4. APPROVAL OF MINUTES: The minutes from the January 18, 2015 meeting are 23 included for review and approval. 24 25 M/S Nicolson/Morrow to approve the minutes from the January 18, 2015 meeting, as submitted. 26 Motion carried by an all AYE voice vote of the members present(3-0). 27 28 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS 29 30 The DRB is required by the City Code to review and make a recommendation on all Site 31 Development Permit applications. 32 33 6. NEW BUSINESS: 34 6A. 1320 South State Street McG's Family Fun Center Site Development Permit (File 35 No.: 666): Review and Recommendation on a Site Development Permit for McG's Family 36 Fun Center. 37 38 Assistant Planner Johnson: 39 • Approval of a Major Site Development Permit is required for this project due to the 40 amount of square footage of the building. 41 • The majority of the improvements/changes to the building will be interior related. There 42 are no proposed changes to the fa�ade of the building. 43 • There is sufficient parking on the site for the use. 44 • Staff is requesting the DRB make comments with a recommendation to Planning 45 Commission regarding the landscaping. 46 • Provided the DRB with a copy of comments from Member Thayer included in the minutes 47 as attachment 1. 48 49 Planning Director Stump: 50 • Acknowledged the existing parking lot is large. There are many more parking spaces 51 than are essentially necessary for the use. Design Review Board February 19, 2015 Page 1 1 • Encourages the DRB to be sensitive to the fact the proposed project is an adaptive re- 2 use of an existing building. Is of the opinion it would not be appropriate to require the 3 applicant meet City landscaping standards for the parking lot. 4 • The applicants are proposing some landscaping for the site. 5 • Inquired about the protocol related to drop-off of children. 6 7 Member Morrow: 8 • Requested clarification concerning the project description and plans to restripe the 9 existing parking lot for 11 standard parking spaces on the State Street frontage. 10 • Are there plans to use that paved area along Wabash Avenue? 11 12 Assistant Planner Johnson: 13 • The applicants intent to plant well-established trees, shrubs, flowers in the green 14 landscaping planter area along the State Street frontage that will provide shade and 15 aesthetically improve the appearance of the site. The project description submitted by the 16 applicants (attachment 1 of the staff report) specially provides information about the 17 landscaping plans for the site. 18 19 Vice Chair Liden: 20 • Inquired about the chain link fence/barrier along the Wabash Avenue side of the site and 21 the plans thereof. 22 23 Member Nicholson: 24 • Asked about the intent of the 13 parking spaces and whether or not they meet 25 occupancy/use requirements. 26 • Requested clarification any new lighting will be International Dark Sky Association 27 compliant. Will the light mounted on the pole next to Wabash Avenue be replaced? 28 • Would like to discuss Member Thayer's comments regarding the landscaping. 29 30 Jennifer McGowan, Applicant: 31 • Is leasing the property. 32 • Related to the position of the building all of the parking is in the front of the building for 33 easy access to the building. The site was a former RV sales establishment. It appears the 34 side parking lot is where the RVs were parked located on the Wabash Avenue side of the 35 lot. There is an entrance from Wabash Avenue to the site that operates as a drive-thru to 36 the building. The existing large parking lot that fronts State Street would be for 37 customer/patron use. 38 • The purpose for the location is the dwelling/warehouse that offers a great place for an 39 indoor community recreation facility and will feature a laser tag game as the primary 40 focus, arcade machines and a small indoor concession stand that sells food and non- 41 alcoholic beverages. The food served will be prepackaged items that do not require the 42 use of or discharge of oil. 43 • Bicycle racks will be installed on the Wabash Avenue side of the site to accommodate 44 children riding bikes to the facility as opposed to encouraging more vehicles. Children will 45 be dropped off to the recreational facility by parents. 46 • Recognizes the need for more recreational facilities for children in the community and this 47 is the reason for the proposed project where children can participate in fun/recreational 48 activities in a safe environment. 49 • Confirmed parents will typically drop-off their children and leave. The children 50 participating in the activities are in the age range where they do not need to be 51 accompanied by their parents. 52 • Hours of operations are centered around weekends and after school. 53 • The interior of the building will be repainted. There will be touch-up painting to exterior 54 portions of the building where the existing color scheme will remain the same. Design Review Board February 19, 2015 Page 2 1 • Referenced the chain link fence and acknowledged it essentially consists of a chain that 2 extends across a designated area. There are two such chained-off areas on the Wabash 3 Avenue side of the site, one of which will likely remain closed-off and would depend upon 4 traffic flow. 5 • Related to the use and required parking, a determination as to what type of business 6 most categorically fits with the allowed/permitted uses in the C-2. The proposed project is 7 similar to the parks, playgrounds, community gardens and other recreational uses 8 approved in the C-2 zoning designation. 9 • With the building being 3,500 sq. ft., comparatively the use related to retail/commercial 10 requires one vehicle per 300 sq. ft. Also, in her research found for an electronic video 11 game/arcade use a certain amount of parking is required. 12 • Confirmed lighting will be International Dark Sky Association compliant. The existing 13 lighting would be replaced with LED lights. The issue of lighting on site is addressed in 14 her project description. 15 • The light mounted on the pole on Wabash Avenue will be replaced. Finds the site well lit 16 likely for security purposes because it formerly functioned as a commercial business that 17 sold RVs. 18 19 Assistant Planner Johnson: 20 • Confirmed page 3 of the staff report addresses the required parking. While the zoning 21 ordinance includes parking requirements for a variety of commercial recreational uses, 22 none of them are appropriate for the Project. The zoning ordinance provides for parking 23 requirements for places of commercial recreation uses that are appropriate for the project 24 and these include: 1) Game Room, Arcades — one parking space for each four game 25 machines. 2) Recreation Buildings and Community Centers — parking spaces required 26 equal in number to 35% of the capacity of persons. 27 • Since the zoning ordinance does not include a parking requirement for the proposed use, 28 the number of parking spaces required will be determined by the Planning Commission 29 through the use permit process. 30 31 Member Nicholson: 32 • Project is an appropriate use for the site. 33 • According to Member Thayer's comments parking lots are typically divided up with 34 planters with one tree for every four parking spaces. Understands there is plenty of 35 landscaping on the South State Street frontage to accommodate `the quantity of trees.' 36 Asked if the Planning Department had comments/thoughts regarding shade requirements 37 for this particular project. 38 39 Planning Director Stump: 40 • Acknowledged with the existing western trees the parking lot will be shaded for quite a 41 while each day. The building will be shaded. 42 • Does not see a need to add shade trees. 43 • Adding tree wells every four spaces would be `redundant and costly' for this project. Is of 44 the opinion this is not necessary. 45 46 Vice Chair Liden: 47 • May want to consider Member Thayer's comments (attachment 1 of the minutes). Mr. 48 Thayer is a landscape designer and the applicants may want to consult with him 49 concerning landscaping for the site. Understands Mr. Thayer helped prepare the City's 50 approved tree lists relative to parking lots, street trees, etc. 51 • Some of Member Thayer's comments include: 52 o Tree species selection is not acceptable. Arbutus Unedo is a small-scale 53 evergreen and is not a shade tree and recommends the applicants refer to the 54 City approved Parking Lot Tree List. Design Review Board February 19, 2015 Page 3 1 o Further recommends for the site such tree species as the native Valley Oak or 2 Plane Tree. 3 o Would like to see more street trees along the northern boundary of the property 4 as there are currently no trees along this edge of the property. 5 o The previous owners of the property cut down several large Redwood trees prior 6 to selling the property. 7 o Grevilla is a large genera of Australian native not all of which are cold hardy in 8 Ukiah's climate. 9 o Irrigation system may be inadequate for plant material needs and made 10 suggestions in this regard. 11 12 Jennifer McGowan: 13 • Reviewed the City approved Parking Lot tree list and determined there were only three 14 tree species that can be used in conjunction with the existing overhead power lines in the 15 front portion of the property. There may be some tree species that would be appropriate. 16 17 Member Liden: 18 • Member Thayer may not be aware of the potential problem associated with the existing 19 overhead power lines and the tree species he recommends. 20 • Asked if there are existing irrigation systems available on the site. 21 • Likes the Project and is of the opinion it will greatly benefit children in the community. 22 23 Member Morrow: 24 • Finds Member Thayer's comments regarding the landscaping to be helpful and 25 informative. 26 • It would be nice to see some shading along the north side of the property, particularly 27 during the summer months. Observed there is a lot of paving on the northern portion of 28 the property. There may be some landscaping opportunities along the posted chain area 29 on the northern side. 30 31 Jennifer McGowan: 32 • Noted there is one existing faucet on the site that can be used for irrigation purposes. 33 However, there is no access to water on the northern portion of the site; it is all asphalt 34 and sidewalk. Landscaping could possibly be installed in this area, but it would be costly. 35 36 Member Morrow: 37 • His landscaping suggestions could be looked at from a long term perspective. 38 39 M/S Nicholson/Morrow that the DRB recommends Planning Commission approval of the 40 proposed Site Development Permit application for McG's Family Fun Center with some 41 revisions/modifications to the landscape plan taking into consideration Member Thayer's 42 comments. (Motion carried 3-0 with Members Thayer and Hawkes absent). 43 44 7. MATTERS FROM THE BOARD: 45 46 8. MATTERS FROM STAFF: 47 Planning Director Stump: 48 • The PEP senior housing project has formally submitted an application for a General Plan 49 amendment, rezone to PD and Site Development Permit and asked if the DRB would like 50 to review these plans in addition to the preliminary plans the Board recently reviewed. 51 • Would like the DRB to review the design aspects, color palate and materials relevant to 52 the formal application. 53 • Recommends having a special DRB meeting in early March for the DRB to review the 54 PEP senior housing project. Design Review Board February 19, 2015 Page 4 1 DRB is fine with formal review of the Project. 2 3 9. SET NEXT MEETING 4 A special meeting will be Tuesday, March 3, 2015 at 3:00 p.m. 5 6 10. ADJOURNMENT 7 The meeting adjourned at 3:31 p.m. 8 9 10 Cathy Elawadly, Recording Secretary Design Review Board February 19, 2015 Page 5 A1fiacF�rr�er�i �"� � Michelle Johnson �` From: Nicholas Thayer < mail@lateafternoon.com > Sent: Thursday, February 19, 2015 2:58 PM To: ' . Michelle Johnson Subject: . Special DRB - thoughts on site development at 1320 S. State Hello Michelle, , Thanks for the package for review. I will, unfortunately, not be able to attend today' s meeting, continued family medical needs. But I would like to make some recommendations to the Board and to the Planning Commission. + I am supportive of the proposed use for the property. Wish the applicant the best in opening their new business. + Tree species selection is NOT acceptable. Arbutus unedo is a small-scale, evergreen tree, it is NOT a shade tree. Applicant should refer to the City approved Parking Lot or Park list. I would recommend either our native Valley Oak (Quercus lobata) or Plane Tree (Platanus x acerifolia ` Bloodgood' ) . + I would like to see more street trees added along Northern boundary of property. There are currently no trees along this edge of the property. It is worth pointing out that the previous owners of the property cut down several large Redwoods prior to selling the property. + Plan shows 13 parking stalls . Doesn't this quantity dicate that tree strips be added to the parking layout to facilitate greater vehicle and paving shading? + Landscape plan is inadequate to meet the requirement of the "50% of the landscaped area shall be dedicated to live plantings". The proposed plant count will not cover this amount of area ( 140 ' long x 26 ' deep = 3 ,640 sq ft) Plant coverage is estimated at 1 ,500 square feet ( 100 sq ft per "Grevillea" shrub, and 25 sq ft per Muhlenbergia grass) . + Grevilla is a large genera of Australian natives, not all of which are cold hardy in our climate. Not certain which species the Applicant is proposing. I would recommend an alternate of our native Manzanita (Arctostaphylos x `Howard McMinn' ) . And more than the proposed 12 count on the plan. Applicatant should be mindful that their signage may in time be blocked � + Irrigation system may be inadequate for plant materials needs . Applicant should check performance specifications for 1 /2" POLYETHYLENE tubing. I would like to see installation details from the Applicant to ensure continued performance of the irrigation system. Many thanks, Nick Nicholas Thayer mail(cr�,lateafternoon. com 707-462-5133 office 707-362-0680 mobile 1 1 ITEM NO. 6A 2 Community Development and Planning Department 300 Seminary Avenue CZ�y Of Ukiah Ukiah, CA 95482 planning�citvofukiah.com (707)463-6203 3 4 DATE: March 3, 2015 5 6 TO: Design Review Board 7 8 FROM: Michelle Johnson, Assistant Planner 9 10 SUBJECT: Request for Review and Recommendation on a Precise Development Plan to 11 allow the construction of three two-story building clusters that will include a total 12 of 42 low income senior housing units, Community Center, and designated open 13 space. 14 517 Main Street, APN 002-281-15, 18, 24, 28, 30 15 City File No.: 749 16 17 18 REQUEST 19 20 Staff requests the Design Review Board review the proposed Precise Development Plan for 21 three two-story building clusters that will include a total of 42 affordable senior housing units, 22 Community Center, and designated open space at 517 Main Street and make a 23 recommendation to Planning Commission and City Council. 24 25 PROJECT DESCRIPTION 26 27 An application has been received from Jim Langford, on behalf of Petaluma Ecumenical 28 Housing (PEP), a not-for-profit affordable housing developer requesting City Council approval 29 for a General Plan Amendment to designate the site (HDR) High Density Residential and 30 rezoning to (PD) Planned Development, (R-3) High Density Residential and a Precise 31 Development Plan to allow the construction of three two-story building clusters at 517 Main 32 Street, APN 002-281-15, 18, 24, 28, 30 (see attachments 1 and 2).The project would include: 33 34 • 42 housing units; 35 • 31 parking spaces; 36 • (3)two story building clusters with architectural style consistent with the Sun House; 37 • 1,650 square feet Community center for the benefit of the residence 38 • building roofs that are oriented to the South to maximize solar output; 39 • screened parking lots; 40 • garden Area; 41 • onsite open space/ park area; PEP Housing Sun House Senior Apartments 6PA-RZ-PD-SDP 517 Main Street(APN 002-281-15,18,24,28,30) March 3,2015 Design Review Board Meeting City File No.:749 1 42 • public paths connecting to rail trail 43 44 45 The applicant will have color renderings for the proposed project available at the meeting. 46 47 The Design Review Board is required by the City Code to review and make a recommendation on 48 all Precise Development Plans. 49 50 SETTING 51 52 The project is located on the east side of Main Street between Cleveland and Clay Street and 53 Mill and Clay Street west of Main Street. The site is an approximately 1.50 acres a total of five 54 legal parcels. Parcel 1 (002-281-24) vacant residential building (proposed to be demolished); 55 Parcel 2 (002-281-18) undeveloped; Parcel 3 (002-281-28) dilapidated tennis court; Parcel 4 56 (002-281-30) undeveloped and Parcel 5 (002-281-15) is undeveloped. The parcel located on 57 the corner of South Main and Cleveland (002-281-21) is developed with an existing commercial 58 use and is not part of the proposed project. The surrounding uses are as follows: 59 60 ■ North: Grace Hudson Museum; and zoned Public Facilities (PF); 61 ■ East: Residential, and zoned Heavy Commercial (C2); Undeveloped, and zoned High 62 Density Residential (R3); 63 ■ South: Professional services, professional office, and zoned Community Commercial 64 (C1); residential and zoned Medium Density Residential (R2); 65 ■ West: a variety of retail, restaurant, and offices uses zoned Community Commercial 66 (C1)). 67 68 Redwoods, Poplar Grove, Live Oaks, and an Ash Grove trees are present at the project site and 69 have been reviewed by an Arborist for the health and sustainability in the proposed design (see 7o attachment 2). 71 72 STAFF ANALYSIS 73 74 General Plan: The General Plan land use designation of the parcel is Commercial (C). 75 Residential uses with a maximum density of 28 units per acre are allowed in the Commercial 76 land use designation. Based on an approximately 65,923 square foot parcel (1.51 acre), a 77 maximum of 42 units would be allowed. 78 79 The General Plan Housing Element identifies the subject property as a prime redevelopment 80 site for affordable high density residential housing. It identifies the 2-story maximum 81 development constraint, and the high density residential use question (B-2 Infill Area) contained 82 in the Airport Master Plan (see below). 83 84 The General Plan Housing Element also identifies affordable senior housing as a high priority 85 for the City, particularly 1-bedroom and studio dwelling units. The proposed project would 86 provide 35 1-bedroom units, which would significantly assist in the fulfillment of this need. 87 88 PEP Housing Sun House Senior Apartments 6PA-RZ-PD-SDP 517 Main Street(APN 002-281-15,18,24,28,30) March 3,2015 Design Review Board Meeting City File No.:749 2 89 Ukiah Municipal Airport Master Plan: The project site is situated in the primary approach 90 zone (B-2) for the Ukiah Municipal Airport. Planes descending to land are approximately 800 91 feet above the site and therefore density/safety and noise are identified issues. However, the 92 "Infill Policies" of both the City Airport Master Plan and the Mendocino County Airports 93 Compatibility Plan (policy 2.1.6) apply to the site. These policies allow new development of a 94 similar intensity to that of surrounding, already existing uses. The Policy sets the following limits 95 on future residential development in the B-2 Infill Area: 96 97 "New (Multi-Family) residential development is discouraged in this zone. However, 98 where such development is considered the best land use for a particular parcel with 99 regard to general city planning — because of its lower sensitivity to noise compared to 100 single family residential uses — be deemed normally acceptable. Any new multi-family 101 residential development shall not exceed 28 dwelling units per acre. A/so, any proposed 102 multi-family residential development on a parcel of more than 4 acres shall maintain a 103 minimum of 30% open space....." 104 105 Zoning: The site has three zoning classifications. Two of the parcels are zoned "C-1" 106 (Community Commercial; two parcels are zoned "C-2" (Heavy Commercial); and one of the 107 parcels is zoned "P-F" (Public Facility). High density residential housing is either allowed or 108 permitted in both the C-1 and C-2 zoning districts. High density residential land uses are not 109 allowed or permitted in the "P-F" zoning district. 110 111 Development Criteria Requirement Proposed Uses C-1: Duplex/Multi-Family allowed High Density Multi-Family C-2: Duplex/Multi-Family permitted Residential consistent with R-3 standards P-F: High Density not allowed or permitted Density C-1: 28 dua 28 dua C-2:28 dua P-F: n/a Height Limit C-1: 50-feet Height to be determined. C-2:40-feet P-F: 30-40 feet 2-stories Airport Master Plan: 2-stories Setback: Front Yard (minimum) C-1: 10 ft/15 ft 2"d story Varies—appears to be consistent C-2: 10 ft/15 ft 2"d StOry P-F: per adjacent zoning Setback: Side Yard (minimum) C-1: per adjacent zoning:10 ft min Generally consistent—some PEP Housing Sun House Senior Apartments 6PA-RZ-PD-SDP 517 Main Street(APN 002-281-15,18,24,28,30) March 3,2015 Design Review Board Meeting City File No.:749 3 C-2: per adjacent zoning:10 ft min encroachments P-F: per adjacent zoning:10 ft min Setback: Rear Yard(minimum) C-1: per adjacent zoning:10 ft min Generally consistent C-2: per adjacent zoning:10 ft min P-F: per adjacent zoning:10 ft min Parking (minimum MFR: 1 per bedroom (42) 42 Landscaping 20% Unknown 112 113 114 Design Guidelines: The City's design guidelines apply only to commercial projects. 115 116 CONCLUSION 117 118 Staff requests the Design Review Board review the proposed Precise Development Plan 119 required as part of the proposed rezoning to Planned Development and make a 120 recommendation to Planning Commission and City Council. 121 122 ATTACHMENTS 123 124 1. Project Description dated February 9, 2015; 125 2. Letter from Arborist John M. Phillips dated January 30, 2015; 126 3. Project Plans date stamped February 10, 2014; 127 PEP Housing Sun House Senior Apartments 6PA-RZ-PD-SDP 517 Main Street(APN 002-281-15,18,24,28,30) March 3,2015 Design Review Board Meeting City File No.:749 4 ; ; . � : �',``�t;,",":i"1��'?�'�'1� �� � � �'�3�����"����,���'����� � PEP Housing Sun House Senior,qper�ments ' S17 South Main Sfireet,City of Ukiah,California Assessor's Pc�rcel Numbers,D02-28T=15,00�-281-18,002281-24';002-281-28,and 002-281-30 L�CO Project No.7b89.01 ' February 9,2015 PEP Housing proposes to develop a 42-unit aifordable senioc housing project (Projecfi) fio be known as Sun House Senior Apcirtments (see Site Plan dafied 02105/2015}, on-the property located at 517 Soufh rti��yip Street,Ukiah,Gi�: This project description is presentecl in supporl ofi the following applications � General Plan Amendmenf/Zone Reclassification � ,:ite De�r�lopmenl Permi'r � PGrcel Merger � Design Review a Parking Ex�ep.tion Requesf � Demolition Permii � Airport Land Use Plan Consistency DeterminaTion ' �at��e���ag��a��s The Project site is located at Cleveland Street and South Main Sfreet(Site)within ihe Cifiy of Ukiah (City�. �he property eonsists of appraximately 1;5 acres,'comprised of iive Assessor Parcel Numbers (APNsj ownecl by the Gity. On January'2$ 2015 the Ukiah Gity Council apprcved a Developmenfi Agreernenf allowing PEP Housing to submit entitlement applications far the proposed development. �ln approximc�tely 1,073 sGuare foot vacant residence and aetached garage are located on RPN 002-281- 24. These structures were built in 1950 and are proposed to be demolished. The rernainder of the site is curren'rly vacant of structures.There;is paved;tennis courts located on APN 002 28i-?8. The Site is directly south of fhe Sun House and Grace Huclson Niuseum. 7he hisfioric significance of the neighboring property is discussed below. The property (APN 002-281-21} adjacent fo the project site af the corner of South Main Street and Cleveland Lane is currently developed with commercial uses and is nat pc�rt of the project.The properfy�a the east (APNs 002-281-10 and 002-281-14)is residenfially developed: �'a����s�� �r����t PEP Housing proposes to develop a 42-unit housing complexavailable to low and moderate income senior citizens. There will be three apartment buildings; each two stories fior a tofal ofi 30;025 square'feet of' residential living space. Six of the units will be two bedrooms and the remaining 36 units will be one bedroom. A one-sfory, 1,650 square foot community center, for the benefit of the residents, is also proposed. Table 1 illustrates'the Building Program. The outdoor areas will include parking; a small parl<, internal paths;a garden area,and a small dog run: ' � � � � � � 2�3��v^t` �t'�, �S.e_tt E.tr�4�r,Cc��=ifa°ir�r� �15�5�� X#?l ,=t� ;i'J�'��t Fa�t��47 A�;.2c��5S3� � � � � . 31' J ,v:�i�i a+,,e�:i, t1€aicri�, C.�.kf��nl� S'��+,�Z 7�( tx„=' C11,?'� F:tx ;r�? �p'<,(}1'�? � 3��t��e�l.�E�iu1�',a�k.;�ay, a��v��1�,2 5utatet Rnse�, s�r.s;#Y�t�v�Ea���r`a�ti)', �,?t�� S?5�-1`"a?3 .. � ''n' r=�nµ r?i`,., �.:� "� ' .. . . .. . ; � ,, t.� , . � r;; , -...n<�,. � Table l:Building Program Total Building One bedroom Twa bedraorrr Building ;Rrea ; Height units units ' 1 6,033 28'6° 10 _ 2 8,580 28'6° 10 3 < 20,�y0 �g,b�� 33'for 18 b elevator locaPion` Community Center 1,b50 17' Approxii�ncitely 31 perceni ofi the lot will be c�vered wiiEi k�u�lc�ir�c�s, 1 o pe�cenfi wiTh parking afeas,an� �he remaining 47 percent vvill be landscaping, open space,and recreational c�reas. ` Ihe project includes 31 parl<ing spaees. The project wifl take access firorn Cleveland Lane, two access points are proposed.Each driveway will be 20 feet wide and allow fortwo way traffic.No vehicular access from Main Street is proposed. To faeilitGte the proposecl development; all underlyinc�,AP(�s are proposed to be mergecl into one lec�ql parceL k������r9���a���sl��a��l ����aa���� The Project site is directly sauth of the Sun House and Grace Nudson Museum, Nrhich is list°cl as a State Historical Landmark (Na. 92b) and on the i�lational Historic RegisTer (#810001 bl), ticcording to the Nc�tional Historic Register,the Sun House was built in 1911-1912. it is the most importanfi architectural exarriple of the redwoocl craftsman bungalow style in Mendocino Counfiy. In acidiiion to'the c�rchitec�urc�l style�the house is significant because it was built for, c�nd liued in, by G�c;ce ancl John Nuclson. Grc�ce wGS an ariist, and John was a physician and schalar.Grace produced nationally acclaimed paintings of Pomo Indian culture cind John documenfed 'Pomo language. Tocjefher, 'fhe couple curated an extensive collectian'o; archeological artifacts. The Grace Hudson Museum wcas construcfed in 1986 and displays Grace Hudson paintings; native basketry, Grtifacfs, and changing interdisciolinary exhibitions.The Grace Hudson Museum is the'only museum in the City of Ukiah. The Project has been designed with proximity to'the Sun House and Grace Hudson Museum in mind. The Grace Hudson Museum is designing changes io thei�prarking and landscaped areas.PEP Housing's project design team has coordinated with the Grace Nudson Museum Board of Directors and their landscape architecf in an effort to ensure the Project complements this significant cornrr�unity resource.PEP Housing's ` ` project design team will continue to coordinate with the Grace Nudson team moving forward. - - ���j��t�it� Built in 1950,the approximately 1;073 square foot residence locafed on APN 002-281-24 is proposed to be " demolished. Because this residence is older than 50 years old, it will require a Demolition Permit. The residence is not on tne Gity of Ukiah Architectural and Historic Resaurces Inventory or one of the 200 individual listed properties, nor is it wifihin a potential historic district.The home is a 1950s ranch:sfiyle home and does not appear to represent any exceptional architectural or curtural features. Project No.7b89.01;f2bruary 9,2�15 ' Page 2 af 9 � ,� ' ��������a� ���,r� .���s����m��s����m��� ��aa�����a�ai�a����a��� : ihe project site is currently planned or zoned �or commerci�il and public facili'ry uses whicli-do not ��i•�i� multifamily residential use,A GeneralPlan Amendment and Zone Reclassification is;proposed.The current and proposed land use designatian and zoning are listed in Tabie 2 . Table 2:Current and praposed General Plan Land Use Desigr�ation and Zoning Currenf iProposed General Plc�n ' APN ' , Zoning ' GP Designation Zoning Designation 002-281-024 Commercial Cornmunily Commercial 002 281-Oi8 Cornmereial Comrnunity High Density High Density Cornmercial 002-281-028 Commercial Heav,y 12esidential/Planned Residential/Planned Comme�cial Dev�loprnent De�ielo�r��erif 002-281-030 Public Public Facility 002-281-015 Public Public Facility The project appears to be consistenf with the intent ofi fihe High Density P.esidential (HDR) land use designation.Pursuant'to the Ukiah Valley�eneral Plan and Growth Managemenf Program section�.05.05, the site will be"used for apartments that meetthe diverse needs of the population by providing affordable housing. Furfher, the project will meet all of fhe siting criteria'listed for the HDR land use designation. The project will be (ocated within the City limifis with paved access, via Cleveland Lane, to a rriajor collector road (Main Streefi) �Nhich has a level of service above D. Additioncally, The proposed densi�y of the site is consistenf�rvith the maximum densiiy of 28 units per acre of gross land area; 42 uniis Gre proposed on 1:5 �CiCa. Ti ic (�iG�BCT Vv'i�� �� 5Us�,�JBCi i0 C1g51Cj!"i l'�Vi@bv. �G11C�S�Q(.7Ij-!t� c'�E'iC{ c;s�lslie D��t"i S�C1CC� IS i(ICOt(�OCCiTC G info fhe desic�n. The fe�uesteJ zn�erl rPclassifice�iic?n is I-li�h nensiiy Resi�Jentic�l v��ifh a Pl�nn�cl G�e"e!opmeni combininc� zone. To support the Planned Development combining zone request, a' Precise Develapment Plan is included with the application as specified in City ofi Ukiah Zoning Regulations secfiion 9167F.The reason for requesfiing fhe Plc�nned Developmenfi combining zone is to cillow for flexibility wifh building placement and parking standards,The flexibility in these standards will allow for efficienf use of the land and increased urbcin amenities for residents to include: • Onsite open space/park area � Public path connecting to nearby trails � Community cenfier for the b�nefit of the residence • Garden area' . s Smal)dog run Applying flexibility to the standard zoning regulations also allows for mo�e opportunities to retqin c� significant amount of stormwater onsite, integrating low impact development strategies such as rain gardens into the landscaping. Project No.7689.O1 t February 9.2015 Page 3 of 9 � ' � ��������i���������a����'��� � 7he City of UkiGh Zoninc� cocle requires thGt both Cof�cept Developrnen`t Plun and Precise Developmer�t Plan criteria are addressed ta permit development within a Planned Development Zone. Ihe Goncept - Development Plan requires descriptive written statements addressing five specific items.Table 3 includes descriptive statements relafied to#he required Concept Development Plan items. ' Table 3:Concept Development Plan required information Criteria Response 1. The manner in which A general pian amendrnent is proposed. If granted; fhe land use the proposed project designation will be hic�h densifiy resic�enticrl and the development ' ' �vill be,in accord �Nith includes a hic�h clensity�e�idential developmenl, the general plan " 2. The architecturc�l and The project has been designed to complement the Grace Hu�soi�� environrnental qualities :Museum directly north of the Pi�oject site. 'Building elevations are to be attained provided and'demonstrate thafi G quality, creative building desiq� is intended. l�here �nrill be r�o flat facacles ar box like constr�ction. �he buildings are desic�ned with rnultiple gables, a variety of exterior treatments, balconies, porches and windows,'all of yvhich add visual interest to the :structures and prevenf`a box like appearance. The project has gone through preliminary design review and the comments from the City of Ukiah Desic�n Review commiftee have been incorporated into the project, The overall design of the grounds includes multiple landscaped areas that will serve as open space fo� ' the residents and will c�iso�rovide onsite'stormwater retention. 3. A- generc�l description 7he development is proposed as a Precise Development Plan and the of proposed lancl use allowed`uses would be'limited to mulTifGmily residential and accessory regulations. uses.The praject is proposed to be built out fo the mGximum density: 28 units per acre:"The site plan''inclucles information abo�t setbacks♦ ' sig�age and landscaped areas`and parl<ing. The setbacks are proposed as: Fron'r;l4',Rear`. 10',lnterior Side:5",Exrerior Side (Main Sfreet):14'. �i12 r3�i'�:iYlg Is�fOpvsc�t7.�Ci iutiG Gf.iJ s,l"5CaC2�:i@i Ui"lii. Building'Heights will be consistent with typicc�l multifamily zoning with a maximum height of 33 feet (to accommodafe an eCevator in Building JJ. Lot coverage; parkinc� c�reas, signage, and landscaping will be develaped consistent with"the submittecl site plan. The Project site wrill be deed`restricted for afforclable housing. The facilities will be maintained in c�mmon in perpetuity. 7he Tax Credit program; which will be the primary funding source, has stricf reporting c�nd ongoing maintenance requiremenfs. '. Project No.7689.01;February 9.2015 . , Page 4 of 9 a � , , ' A: A�enercai phasing plcin i�he pioject will be buift ic� a single phase once iax Credit �unclinc,� (5 and schedule, securecl.ihe applicant exoecrs to'apply for iax credit funding in Jul�r of "' indicGfing the 2015, assuming all entitlenienis a��e in place. If ati�rarc�ed, construction ° anticipated fime for " would begin in 2016 and be completed in 2U17. If en'titlements are not beginning construction approved `in time for the July Tax Credit application deadline, �-�� and completion project would be delayed by one year. ; 5: Evidenee fihat the The parceis are currently o�nined by the Gity of Ukiah.The praperty �i�� applicant has sufficient be Transferred to PEP '-lousing '`consistent with the Development control over#he land#o Agreement approved by,the City Council on January 28, 201'5. To effectuate the support the Tax Credit application, the Project site will be deed : p�oposed plan restricted and limited to a�fordable housirig use. The Precise De�reiopmenf Plan requirements largely consist of items to be depicted on the site plc�n �nd : landscaping plans.Please see submitted plan sets for all recjuired information: �x6sts�g�eg�fi�ta���n�Pa������� L���1����ar�� ' The property contains several'mature trees thaf will be retained and'incorporated into �he sifie design, It'is not possible to retain all trees on site and some trees'will be removed to facilitate developrnent.An arborist repart has been prepcared and is included with the application. Table 4:Precise Development Landscaping Polici�s(City of(.i�iah Zoning Code§9I b7E.10.) Policy Evidence of Praject Compliance a �andscaping shall be proportional to The landscaping has been designed to be proportional buildinc�elevations to the buifding elevations by proposing a vc�riety of firees and shru�s thaf will mafiure at different hei,c�hts to surround and soften the built environment: b Landscape plcantinc�s shall be ffiose The plantselection appears on the landscape plan. The which grow well in the City of Ukiah's plants selacted are regionally c�pprapriate, focused Q� climate wifihoufi extensive irrigation. native species and edible'small trees ancl shrubs; and ` Naiive species are strangly encouragecl. are eiTher drouqhf folerant or irrigc�iio� needs car� recluced�rirough siormvvat�r infiltrc�fiion in planting c�,��ys and/or graywater a lication to orchard areas. c All landscape, plantings shall be -of Landscapz planting sizes are' speciried in the �uffi�ieiit siz�, I-�ec�lih; �ind iiit��isiiy sv lai��iscc��ir�� plar7.Th�ey hav� been selecied sa ih�i 'riie that a viable and mature appearance plants remain healthy ,and viable with rniriimal can be obtained in a reasonably short maintenance and will reach maturity in a reasonc�ble amount of 1ime: amount of time. Generally, tree container sizes af 15 gcillon adapfi and grow most rapiGly on site rGihei� t€�a� larger boxed trees which look good initially and then c�re slow to start growing after fransplanting. d Deciduous frees shall constitute the Deciduous trees will comprise the majority of the soufih majority of the trees proposed along the and west#acing exposures except in the area,of the soutM and west building exposures; non- proposed redwood grove at the norfhwest area of the deciduous street species shall be property, which extends the existing redwood pic�nt restricted to areas that do not inhibit community on the Grace Hudson property. See the solar access, landscape'plan for details� Project No.7689.01;February9,2015 . � Page 5 of 9 � e Parl<in�lots'with 12 or more parking slGlls li is not`ie;isible to provide plciniing sirips sufficienE size io � shal(hc�ve a tree placecl befween every provide one free bet4veen e�i�ry four pGrking stcil�s�v�i1e ' 4 parking stalls Urifh c� continuo�s lin�ar still providing fhe residential densifies and ameniti�s planting strip, rather than individual necessary�fo secure funding and develop the project. planfing welis, unless clearly infeasible. Approved shade trees wili be planted along the Parking lot trees shall 'primarily be perimeter to achieve 27%coverc�ge within 10 years. We deciduous species, and sha0 be have reduced heat island effects in fihe parking arec�s designed to provide a tree canopy by proposing permeable pavers with lighter coloring coverage of 50� oT all paved areas than the asphplf concrete areas: within 10 years of planting. Based on the ' design of the parking lot; a reduced - number of trees may be approved through the discretionar/ review process. fi Parking lots shall have perimeter 'Both parking lots incorporGte perimeter planting sTrips planting strips with both trees and shrubs. and will have trees and shrubs. : g Parking lots with 12 or more parking stalls Both parking lofs have walking paths on the perimeter shc�fl h�ve defined Ne�estric�n side��valks s�puiated fror�-� truvel ianes i����u u�ijc�cei-ii i� ihe or marked ;pedestrian Tacilities within landscaped areas. landscaped areas` and/or separated from automobile travel lanes. Based on" the design of the;parking,lot, and the uses thc�t if is serving, relief irom this requiremenf may be approved through the discretionary review process. h Street trees' may 'be placed on tV�e Streefi trees may be proposed within the right of way. praperty proposed' for development instead of within the public-right of way , if the location is approved'by the City Engineer, based upon 'safefy and - maintenance tactors. i All new developments shall include a f\ffer development, approximc�fiely 26,974 square feet, landscaping coverage of 20% of the or 40%of the fiotal area,will remain pervious.�Jirfuc�lly;c�p �1"OSS C!i'BC! C}f �hP. �?C!fCF'�. �JCI�FSS �?C.IS?Q r?1" '�hIS (Jg���IntiS r��Pry �ijll �a �!_7nC�SCG�nP'�. �i1° upon the small size of a parcel, if would landscaping will be almost exclusively'done with live be -unreasonable and iliogical. A plantings. minimum of 50%of the landscaped area ' shal!be dedicate�tc li�✓e " !antin s:! j Landscaping plans shall include and An autornatic irrigation system and Jighting are included automatic irrigation sys'rem and lighting in fhe landscape plan. plan'. k All required landscaping forcommercial 7he mullifamily- development will include routine development projects ' shall be maintenance to'the landscaping and b�ildings.' ' ade` uatel maintained. I All -healthy existing mature trees on Efforf has been made to retain as many healthy trees as development project sites shall be :possibie: An arborist visited the site to evaluate the preserved and incorporated info the" existing trees and determine which were healthy. 7his proposed landscaping plan,if feasible. report is included with the application submiftal.Healthy - trees will be retained where feasible. Specifically, effort will be made fio retain two oak frees located west of the first parking lot and a large oak tree located in the south east corner of the Project site. Specific construction methods and materials near these trees will be developed to protect them to fhe maximum extent feasible. � Project No.7689.01;February 9,2015 � - Page 6 of 9 w= r _ _ � ¥ ' o e ao , ��s°��b�a�aa��I��B��a�� ' Wafer, sewer, and electrieity service to tne site tivill be provided by the City of Ukic�h. Water and,sewer ; facilities alang Main Street and Cleveland Lane are of sufficientsize and condition to support the propos�d ' uses.Currently electric,gas, and cable exisf above and below ground along the project site's frontag� dn ' Nlain street and Cleveland Lane. Future extension and connection for Project uses`do not appear to be constrained (Senior Housing feasibility Assessment prepared by SWJ Housing, RCHDC, Access besign-guild and Worden Architects September 30,20T1). t����kg�� ���e�ta�� Ihe City ofi Ul;iah Zoning Gode (§4051C.) speciiies the nurnber of parking spaces for multipie fit�r�-�i�y dwellings. One on-site, inclependently accessible parking space for one bedroorn'units and two on-site, independentfy accessible parking spaces for 2 or more bedrooms per unit are required, Section 1051 N:` allows for relief from the parking requiremenfs when findings can be made that show a reduced number of parking spaces;h�ould not adversely impact the hec�lth,safety,and generc�l welfcare of the public. Based on the mixture of one and two bedroom units, 49 parking spaces would typically be required. However,32 spaces or.75 spaces per unit are proposed.The proposed parking is summarized in Table 5. Tabie 5:Parking Summary Type of Spaces Number Full Size �9 Accessible 3 {including 1 van accessible spcice) Compact 7p Total 32 Evidence ta support the parking reduction is bcasecl on the Insti�ute of TransporTa'rion L-ngineer's pc�r�;ing demand estimate for senior housing and policies in the Nousing Elerrients that support reductions for senior afifarcic�hle hn���ing. The Institute of Transporfation Engineers (ITE) 4th Edition estimates an average parking clemand for senior housing at.59 spaces per dwelling unit,regardless of the nurnber of bedroorns in each unit.By confirast,the Ciiy of UI<iah Zoning Code requires 1-2 �paces per aw�liing uniT dc-pending on the numbE�ot b��roc�rns, The Project design provides:75 spaces perdwelling unit,exceeding the ITE average demand. The Housing'Element contains policies in support of reducing the required'parking for affordable senior housing. Goal H-3 is to expand affordable housing opportunities for,persons with special ho�sing needs, including senior citizens. Policy H-3.3 specifically allows for senior housing prajects fio be developed with parking requirements less stringent than those specified in the Zoning Ordinance, where found to be consistent with maintaining the character of the surrounding neighborhood. Reducing the number of required parking spaces to 32 will be consistenfi with the character of the neighborhood,because the project will provide enough parking to meet the anticipated demand. - Airp��t La�d Use . The project site is iocated approximately one mile north of the Ukiah Municipal Airport. At this distance,the project site is located in the extended approach and departure zone (B2) of the Ukiah Municipal Airport • ProjectNo.7689:01:February 9.2015 ; Page 7 of 9 . a =- i�rlaster Plan (Plc�n}. VVithin this zone,thzre is e�rnoclerale� risU Uvi''ih aircrc[ft co��nmanly belo+�v�00 ieef �.;�Q��� � c��ouncl leveL 7his at�ea can also be subject io moclerate2 noise, � ' Multifamily residential land uses are listed as uses not normc�lly acceptable in the Plan, However, the Plan acknowledges that the B2 zone north af the Airport is large{y characterized by existing development and incorporates an infill policy, which allows for development with'similar intensifiy to that ofi the surrou nding uses. In order to consider placing multifarnily housing in"the 82 zone,if must be determined to be the b�st land use for this particular property. " Cevzloping c�r� t�fiardable senior housing complex can be determined fio be The best land use ior fit�is particular property because it is already legally restricfiecl for alfiordable housing uses, and fihere is supppr} for rhis use in the'housing element. The property is City owned and deed restricted to affordabie housing uses.The property was acquii-ed;by the former Ukiah Redevelopment Agency as part of the obiigation to use 20 pereent of fhe iax incrernent io increcase,improve, and preserve the community's supply of affordable housing. Since the clissolution of- t�ie Ukia�i 12edevelaprnent��ency, the Nrope�ty hus bee�transferrccl t� il�c City�f Ukiiaf-� as tf-�e I-�c�usinc� entity. The property must be used far the benefit of develooing low ancl moderate housinc�. The Cifiy has identified'senior housing development as the top priority far the site (January 15, 2014 Agenda Summary Repart Itern 7h).The site is suitGble for senior housing due'to ifis proximiiy to services such as the Ukiah Valley i�iediccil Genter;grocery and pharmacy stores,and the Ukiah Senior Center. The project is consistent'with the goals and policies of the Housing Elemeni and will increase hausing options for special needs population `(senior citizens). Goal H-3 is to expand affordable housing opportunifiies for persons with special housing needs,including senior citizens.ln support of this goal, Policy ' H 3.2 specifies agc�ressively pursuing funding for very low; lovv; ancl modetate income housing developments,particularly for those with speciGl needs;such as senior citizens.Ihe apporfunity for the City io combine resovrces wiih PEP Housing to secure fundinr� for the projec'r is in line with this palicy. (n the c�bsence of the redeveloprnenfi cigency,proviciing the land base for an afforcicible senior project is c��yay the City can aehieve this housing element goal:-- G��al �,-5 is ia us�Ic�i�c� �ifeciiv�ly iu nie��iiovsii�i�r��ecis c���ci fo irrfulerr��nf s��c�r1 c��c�wt"t�,g�'een ouiiclii��, and sustainable development policies with a fiocus on infill development. The project siie is wifhin an area currently served by City services`(Policy H5.6).The project will promofe innovafiive site design consistent v�iith " Policy H5:3 as it�riill refiain'stormwaier on-site,be crec�tively complimen'rary wiih 1he Grace Nudson i�rtuseum landscape,and have an appealing design that hcas been vetted fihrough ihe design revie�rr committee. Additionally the project is consistent with#he criTeria established in the infill policies ofi fhe B2 zone,as seen in Table 6: Table 6:B?Zone Infiil Policies Pa1ic Evidence af ro'ect com liance New multi-family residential development shall The property is approxirnately l.5 acres.The proposal is not exceed 28 dwelling''units per acre� (Note for 42'unifis.This equates to 28 dwelling �nits per acre thafi using the standard multiplieraf 1.92 peopie` and ' 53J4 peaple per acre: The proposed per multifamily residence as prescribed by the- development is consistent with the density standard. ' California Housing and Community Development Department,the 28 units per acre' density equates fio a maximum of 54 people per` acre. 1 Risk Ievel changed from"significant"to"moderate''per the 62 infill policy. 2 Noise fevel changed from"significant"to"moderate"per the 62 infill policy. . Project No:7689.Oi;February 9,2015 Page 8 of 9 o ' i � � � �\ny;eroposed rnulfiiiarnily development oi rnore ihe projeci cr�ci is less ihcan � acres; ho���ever, ����-e ' than 4 c�cres shall maintain a minimum of'30�o than 3Q%of fhe sife��vill be retaii�ed as open spac�. ' open space (inciudinc� major Iclndsccipi�g areas, non-enclosed automobile parking lots and driveways and a share of adjacent streets. ' Non-residential vses shall not exceed 90 people The only non-residential use at the site will be the peracre, communi�y cenfier. Ihe onsite community center is :, accessory to and for the benefit af the residents of the housing cornplex:The use of this center will not exceed 90 people per acre. Routinely occupied portions of buildings shall All buildir�gs will be fwo stories or less. not exceed two stories in height: ��59�6����9�@fls' The project was presented"to fhe Gity of Ukiah Design Revie4v Committee on January 8, 2015 to receiye ' preliminary camments. Ihe commenfs mosfly cen'rered on Building i exterior elevations: The committee expressed concern that the elevations were too similar to the Grace Hudson Museum. As a result, fne ; elevations wrere alfiered ta be complementary bu�distinct in�orm. Project No.7689.01;February 9,2015 ; Page 9 of 9 � ' � ' � �' � � , - _ �� � ���� ��"" , , , . , <,_ � �.�....,,,,,, � _ ��� ,� —`---.,, � .�, , �. :. . ` ....,- ,. s :;, .P .., Januaiy 30,2015 , 'r , Ji�n Langford ' � �etalt�ma�cumenic�l:<Pro erties � ,� : p �ox�� F�r��s 9.51 Pet�luma,Bivd.South a�s r�sT,a��a c�v�a�nc�N ` o �' Petaluma,Ca..9�952 � Dear jiin; ' , . , .. . At the request of Ann Baker,i�u�mit my review of the trees at the San House ' Seniar Hou�ing;project in.Ukiah. The trees being reviewed are those;that Ann.showed me during aur site visit of january 23r�.'They are indicafied on the enciosed map:- : . The purpase of the reinew rs;to access�he heal�i and structure�of these trees , - ,.. ; ... , , .. : . and the�r su�tabihty ii�_the l�ndscape as desigi�ed. Treatments fiave also beeri _.; , suggest�d where app7i�cable.. _ Please don't h�sitate tn contact me.shauld yau have an�questioris nr furrther need. Tli�nk yau for tii�s opporturiity ta.be tif:service. 5incerely, ' _ , : . . . . , , , ��ohn Phillips � � ' � �c: Ann Baker, : � . :: , . .•. �. : ;, - 260Cl0�truig Czee�Rd ��Will2tst, CA�;9���b Phc�ne=707 459 3(?15 jp�i�illips�pac�f`ie:net . ;.. , . � ( �"' K ' ' TR�E]CtEVI�W < Sun Haus�-S��tor Haustng - ' Cle�`eland S�,Ukiah - 4 t � � � � - : S� . � . 5 S 1 �- r �. � x � s . 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OUTDOOR AREA 1NIL�INC�UDE A SMALL PARK, A 620 BUTi'E STREET 5AUSALITO, CA 949fi5 ARCHITECTURAL �� GARDENING AREA FORTHE SENIORS AND A SMACL DOG RUN. 415-332-0999 A1.0 GONTEXT SITE PLAN &PRO.7ECT DATA sHE�-rrrr�E: A1.1 SITE FLOOR/ROOF PIAN TzT�E CIVIL ENGINEER: ' SHEET �a,co assoCZaTES A2.fl BUILDING 1 PLANS 311 SOUTH MAIN STREET UKIAH, CA 95482 A2.1 BUILDING 2 & 3 FIRST FLOOR PLAN �� 707-443-5054 A2.2 $UILDING 2 & 3 SECOND'fl.C?OR PLAN �ogNO. 14-29 ; < A2,3 BUILDING 2 & 3 ROOF PI_AN oA EE I.ANDSCAPE ARCHITECT: Fe�,,;ary5,2b1� A2.4 COMMUNITY CENTER FLOOR, ROOF PLANS °`�"""°°°�"°°�"m'�'"' a�N �aKE�&assoclarES & EXTERIOR EL.EVATIONS 1016 MCNEAR AVE. 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'i . . .; � .. . . . . . ���Februa�'Y5�3015 . . . . . . . .. . . � ��' . � 0l5�9nMWcatbn5ubmtttalRl � . i SITE FIRST FLO(�R & ROOF PLAN ,�9 ���,9 . �u . f .. . . . ... .. l�j.���=1�-��� @� . � �i ■ i� ,� s� � . .C,i,:�;�" ,,,, . .. o s� io� so� �. SHEET OF .�� , � PETALUMA ECUMENICAL PRt�PERTIE� SUN ' HOUSE SENTOR HOUSTNG U K I A H C A L I F 4 R N I A _ . � . . . . � Thkdayene�n(fsMe . � . � 99'-il'. t � sdeMWeMWIhe . .. . . . . . . .. . .. .. .. i . NcFAett.andkmM ( to ba used U repph�cetl .. . ... . ... . ... . ... .. . . . . . . ... . .. . . . . . . . . . . . .. . . . ' . . . . .. .wUhadnYle�n�omsonl ..: . ... . . . .. . � . . . . � . . ; .. . � . . . � � . . . � � � . .. . . .. . . . � . ... :. ... � � . � ' .. . . . . _.._ '_ . . . . . . . . . . .. . . . � . � . � .. � l: ' �. :( . t . . .. . . � � � ..�� .� . 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