HomeMy WebLinkAbout06242015 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
7une 24, 2015
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS WATT, HILLIKER,
CHRISTENSEN, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the following meeting are included for review and approval:
A. June 10, 2015
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for
everyone to be heard, please limit your comments to three (3) minutes per
person and not more than ten (10) minutes per subject. The Brown Act
regulations do not allow action to be taken on audience comments.
6. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary
planning permits are final unless a written appeal, stating the reasons for the
appeal, is filed with the City Clerk within ten (10) days of the date the decision
was made. An interested party may appeal only if he or she appeared and
stated his or her position during the hearing on the decision from which the
appeal is taken. For items on this agenda, the appeal must be received by ]uly
6, 2015 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
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.
9. PUBLIC HEARING
A. Chipotle Mexican Grill Restaurant Site Development Permit, 596
East Perkins Street (File 940-SDP-PC). Consideration and possible
action on a request for approval of a Major Site Development Permit to allow
the construction of a single story +/- 2,378 square foot Chipotle Mexican Grill
restaurant building on a vacant parcel located on the northwest corner of East
Perkins Street and Orchard Avenue.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 June 10, 2015
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Christopher Watt
8 Mark Hilliker
9 Laura Christensen
10
11 STAFF PRESENT OTHERS PRESENT
12 Kevin Thompson, Principal Planner Listed below, Respectively
13 Michelle Johnson, Assistant Planner
14 Cathy Elawadly, Recording Secretary
15
16 1. CALL TO ORDER
17 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
18 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
19
20 2. ROLL CALL
21
22 3. PLEDGE OF ALLEGIANCE - Everyone cited.
23
24 4. APPROVAL OF MINUTES —The minutes from the May 27, 2015 meeting are included for review
25 and approval.
26
27 M/S Watt/Hilliker to approve May 27, 2015 minutes, as submitted. Motion carried (4-0).
28
29 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
30
31 6. APPEAL PROCESS — Chair Whetzel read the appeal process. For matters heard at this
32 meeting, the final date to appeal is June 22, 2015.
33
34 7. SITE VISIT VERIFICATION - Confirmed by Commission.
35
36 8. VERIFICATION OF NOTICE- Confirmed by staff.
37
38 9. PUBLIC HEARING
39 9A. The PUB Use Permit, 585 N. State Street (File No. 12-11 UP). Consideration and possible
40 action of a request for approval of a Major Use Permit to allow live entertainment and special
41 events at the Pub at 585 N. State Street.
42
43 Assistant Planner Johnson:
44 • Gave a staff report/PowerPoint presentation that included a discussion about the project issues
45 as they relate to parking, noise, and landscaping and as addressed/evaluated in staff's analysis
46 of the project on pages 3, 4, and 5 of the staff report.
47 • The proposed project is a continuation from the regular May 27, 2015 Planning Commission
48 meeting.
49 • Approval of the use permit would allow:
50 ■ Live entertainment in the form of amplified music inside The PUB;
51 o a band or disc jockey, Friday or Saturday nights 7:00 p.m. to 12:00 a.m. no more
52 than twice a month;
53 o karaoke or open mic on Tuesday evenings 7:00 p.m. to 10:00 p.m.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 1
1 ■ Fundraisers, non-profit events and private dinners would occur inside; Saturdays or
2 Sundays 1:00 p.m. to 7:00 p.m. no more than four times a month and may not include
3 live music;
4 ■ Shared parking lease agreement with Ukiah Credit Bureau for 20 overflow vehicle
5 parking spaces. (attachment 5 of the staff report)
6 ■ U-shaped bike rack for three bicycles.
7 • A Management Plan/Security Plan (attachment 4 of the staff report) that addresses
8 safety/security, noise, loitering, litter, lighting, alcohol consumption, education/training
9 that has been reviewed and approved by the Ukiah Police Department (UPD) in their
10 correspondence dated June 1, 2015. Captain Taylor of UPD has indicated the `trigger'
11 for an additional approved Security Plan would be two or more police calls for service to
12 the establishment in a year that were a direct result of the establishment's failure to
13 follow their approved management plan as determined, after review by the Planning
14 Director and UPD.
15 • Acknowledged public comments that were sent to planning staff after the Planning Commission
16 packet was prepared for this meeting that are incorporated into the minutes as attachment 1.
17 • Conditions of Approval# 1 &2 specifically address live entertainment and special events.
18 • Condition of Approval # 5 addresses overflow parking and states, `in the event the overflow
19 parking located at the Ukiah Credit Bureau parking lot is no longer available, alternative overflow
20 parking area shall be provided subject to review and approval by the planning department.'
21 • Condition of Approval # 8 provides that the use permit shall be reviewed within 12 months of
22 issuance by the Planning Director to determine compliance with the conditions of approval, the
23 number of Police Responses in a calendar year that were a direct result of the establishmenYs
24 failure to follow their approved management plan as determined after review by the Planning
25 Director and Police Department.
26 • Condition of Approval#9 provided that in order to reduce noise and loitering within the parking lot
27 at the close of business each night The PUB owners/stall shall ensure their patrons have left the
28 site by 2:00 a.m. each night.
29 • Conditions of Approval# 17 thru 21 are from UPD.
30 • Made a correction to Condition of Approval #14 and noted bike parking to accommodate for
31 'three' rather than `four' bikes shall be installed.
32 • Staff recommends approval of the project based on the Findings in attachment 1 and subject to
33 the conditions of approval in attachment 2.
34
35 Commissioner Watt:
36 • Referred to Condition of Approval # 4, related to special events or live entertainment and
37 parking/signage requested clarification if the applicant is required to submit language for signage
38 for every event or is just one version sufficient to submit for approval. The intent of this condition
39 of approval is to address neighborhood parking concerns and to encourage use of the overflow
40 parking lot at the Ukiah Credit Bureau.
41 • Related to Condition of Approval # 9 and inquired whether this is intended to include the overflow
42 parking?
43 • Related to the frequency of the special events requested clarification that fundraisers, non-profit
44 and private events may occur no more than four times per month on Saturday and Sundays and
45 how this works? Further inquired whether there is any language that contemplates, for example,
46 on Saturday an event could begin at 1 p.m. and go to 12 a.m. by having a special event from 1
47 p.m. to 7 p.m. with live entertainment from 7 p.m. to midnight all on the same day?
48
49 Commissioner Hilliker:
50 • Asked about operation of the security persons where the parking lot would be patrolled several
51 times a night and noted there is not much lighting in The PUB parking lot.
52
53 Commissioner Christensen:
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 2
1 • Related to the previous documents for the project the establishment would close at 12:00 a.m.
2 and in the current version it seems that the music will stop at midnight but the closing time would
3 be 2:00 a.m.
4
5 Chair Whetzel:
6 • Referred to attachment 7 (City Noise Regulations) and requested clarification with live
7 entertainment permitted from 7:00 p.m. to midnight, according to the regulations for commercial
8 establishments 65 decibels 7 a.m. to 10 p.m. and 60 decibels after 10 p.m. to 7 a.m. are
9 acceptable levels and that the ambient noise level cannot be audible at any distance in excess of
10 200 feet from the amplifying equipment. Section 6057 of the Noise Regulations, item C, states,
11 `Sound level emanating from sound amplifying equipment shall not exceed 15 decibels above the
12 ambient base noise level. Nor shall it be audible at any distance in excess of 200 feet from the
13 amplifying equipment.' Requested clarified music can be amplified at 65 decibels for a distance of
14 200 ft.
15 • Referred to the Noise Ordinance and noted for R1 & R2 from 10 p.m. to 7 a.m. the maximum
16 ambient noise level is 40 decibels; for R1 & R2 from 7 p.m. to 10 p.m. the maximum ambient
17 noise level is 45 decibels; for R1 & R2 from 7 a.m. to 7 p.m. the maximum ambient noise level is
18 50 decibels; for R3 from 10 p.m. to 7 a.m. the maximum ambient noise level is 45 decibels; for R3
19 7 a.m. to 10 p.m. the maximum ambient noise level is 50 decibels that can go no further than the
20 property line.
21
22 Commissioner Watt:
23 • Requested clarification according to the Noise Ordinance sound level emanating from sound
24 amplifying equipment shall not exceed 15 decibels above the ambient base noise level and that
25 for commercial establishments 60 decibels is the maximum ambient noise level from 10 p.m. to 7
26 a.m. which means the sound emanating from the equipment cannot be over 75 decibels.
27
28 Assistant Planner Johnson:
29 • Confirmed one version is sufficient once it is approved and as long as there are no changes.
30 • Confirmed Condition of Approval #9 includes the overflow parking.
31 • Related to frequency of events, The PUB could potentially have karaoke on a Tuesday, live music
32 on a Friday and a special event on a Saturday and Sunday. However, having all of these events
33 occurring in one week is highly unlikely. The intent of the condition of approval pertinent to special
34 events is to allow the applicant some flexibility because fundraisers typically occur sporadically
35 and/or are unpredictable and the Planning Commission has the authority to exercise discretion in
36 this regard. To reduce impacts to the neighborhood, The PUB is limited to four special events a
37 month that may occur on Saturday or Sunday. For instance, The PUB could have a special event
38 Saturday and Sunday one week and the same the next week where they could have no more
39 events for that particular month. The days and time related to live music and special events is
40 what the applicant is proposing and is not a guarantee of what could potentially occur. The
41 Planning Commission has the discretion to decide whether what days and time for the events is
42 acceptable and/or how specific the days and time should be for the various events. Again, the
43 intent of staff is to allow the applicant some flexibility with regard to event planning/scheduling.
44 • The Management Plan explains how security will work.
45 • Confirmed live entertainment would end at 12:00 a.m., but the bar would be open until 2:00 a.m.
46 The live entertainment for The PUB is an accessory use to the bar. Planning staff and the
47 applicants met with Captain Taylor concerning the hours of operation for live entertainment using
48 The Office operation as an example. However, The Office live entertainment differs from The
49 PUB in that the ABC license is that of a restaurant and not of a bar and therefore closes at 12:00
50 a.m. In the case of The Office the bar is an accessory use to the restaurant.
51 • Confirmed the ambient noise level for amplifying equipment can extent as far as the property line
52 based upon the ambient noise levels and times for the three different zoning districts as provided
53 for in Section 6048 of the Noise Ordinance Regulations.
54 • Confirmed the sound emanating from the equipment cannot exceed 75 decibels.
55
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 3
1 PUBLIC HEARING OPENED: 6:28 p.m.
2
3 Don Delahoyde, Applicant, Building owner of The PUB Sports Bar/Five Star Catering/Tognol's
4 Restaurant and business owner of Five Star Catering:
5 • Is hoping having live entertain will be economically viable but it is no guarantee. From a business
6 perspective it became apparent The PUB needed to provide some sort of live entertainment
7 in order to survive economically and be able to compete with other clubs/bars.
8 • Will fully comply with the Noise Ordinance regulations.
9
10 Commissioner Watt:
11 • It appears the applicants have provided the Planning Commission with the information requested.
12 • Referred to the overflow parking agreement with the Ukiah Credit Bureau, and noted the Use of
13 Premises section restricts the use to only after 5 p.m. and on weekends. Given the hours of
14 operation proposed for live entertainment, use of the parking lot restricted to 5 p.m. and on
15 weekends may not be enough.
16 • May want to clarity language in the `Use of Premises' section of the overflow parking agreement
17 that more clearly explains the days/hours of use, i.e., 5 p.m. on weekdays and that parking is
18 available on weekends when Ukiah Credit Bureau is closed to eliminate potential
19 misunderstanding.
20
21 Chair Whetrel:
22 • How will the sound levels be monitored/checked?Will a noise meter be used?
23 • Related to the issue of noise asked where bands will be located in the building as it relates to
24 sound proofing.
25 • Would like more information from Captain Taylor regarding the number of police calls and/or
26 responses made to The PUB.
27
28 Don Delahoyde:
29 • Does not foresee having live music on the weekdays before 5 p.m. The Ukiah Credit Bureau
30 closes at 5 p.m. on weekdays and is closed on weekends.
31 • Band and customer noise levels will be monitored by staff.
32 • Addressed the location of the bands and layout/design of the building relative to sound proofing.
33 The band will face south. Will make all concerted efforts to keep the noise levels down and in
34 compliance with City Noise Ordinance regulations.
35
36 Commissioner Hilliker:
37 • Asked about door security at The PUB.
38
39 Captain Trent Taylor, Ukiah Police Department:
40 • Provided information regarding police calls dating back to January 2014 and confirmed 13 calls
41 for service to The PUB. All of the associated calls were related to patron behavior where
42 someone from The PUB called for assistance. None of the calls were related to poor
43 management. Cited another bar in town that had approximately 100 service calls all related to
44 poor management in a one year period. The PUB is not generally noted for having police service
45 calls due to poor management, but rather an occasional call due to patron behavior.
46 • Has met with Mr. Delahoyde several occasions throughout the years to discuss security issues as
47 they arise and how best to resolve them.
48 • The PUB's management plan and team has been `good.'
49 • Is not familiar with door security at The PUB.
50
51 Don Delahoyde:
52 • Provides more security on Friday and Saturday nights where the intent is to have security
53 available so the bartender does not have to handle security issues.
54 • Initially had concern about protocol/procedure and when it is appropriate to call for police service
55 with a condition in place that says for any use permit granted, if the live entertainment or cover
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 4
1 charge events cause the need for a Police Response more than two times in a calendar year that
2 were a direct result of the establishment's failure to follow their approved management plan as
3 determined after a review by the Planning Director and the Police Department the permit holder
4 will be required to thereafter submit a security plan to the Ukiah Police Department for approval a
5 minimum of 45 days prior to any future events.
6
7 Commissioner Christensen:
8 • How would UPD handle a call from a neighbor complaining about noise? Would the police
9 department conduct a sound level test? Is there a way to objectively evaluate a noise complaint
10 from a potential neighbor who is disgruntled and wants to cause problems for The PUB?
11
12 Captain Trent Taylor:
13 • The intent is to not discourage The PUB from calling for police service for patron behavior that is
14 not a direct result of the establishmenYs failure to follow their approved management plan where
15 the calls will be evaluated on a situation by situation basis. Again does not want to discourage
16 The PUB from calling for Police service when they are following their management plan. Would
17 be more worried if The PUB did not call when it was necessary to do so.
18 • The trigger with regard to non-compliance with the `no more than two calls in a calendar year'
19 condition of approval #19 would be if it was determined The PUB was not following their
20 approved management plan.
21 • A call from a disgruntled neighbor complaining noise would be evaluated. The police department
22 would not use a decibel meter to monitor ambient sound levels. The police department would
23 listen to see if the noise could be heard at the property lines and make a determination thereof.
24 Again, the trigger requiring The PUB to submit a security plan to UPD for approval a minimum of
25 45 days prior to any future event would be if it was determined The PUB was effectively not
26 following their management plan. If UPD were to ask The PUB repetitively to tone down the
27 noise, this would be cause for discussion. UPD typically does address incidents where people
28 are disturbed by noise and/or by other nuisance issues.
29
30 Missy Washburn, Property Manager of Park Place Apartments:
31 • The Park Place Apartments complex is located in the vicinity of The PUB.
32 • Park Place Apartments provides a safe and quiet place for people to live and explained the type
33 of security system she has in place.
34 • Her children get good grades, go to bed early in order to get sufficient rest and does not want to
35 hear live music and/or noise from special events late at night.
36 • While she would like to promote the livelihood of The PUB and see the establishment successful
37 has concern that about the bar patrons and the nuisance/safety problems they create in the
38 neighborhood and potential more impacts to the neighborhood that would be created by having
39 live entertainment. As such, cannot support project approval.
40 • Elaborated on the behavioral/nuisance problems created from persons that are non-residents
41 and attributes much of the problems in her apartment complex coming from patrons of The PUB.
42 • Is of the opinion approval of a use permit that allows live music would create further problems for
43 her apartment complex and the neighborhood.
44
45 (Name inaudible):
46 • Plays in a local band.
47 • Security has never has been an issue with one of his events.
48 • Played at The Office until the midnight curfew. His band keeps the volume where they need to be.
49 • Is of the opinion having a live music venue like the one proposed for The PUB will not create
50 more of a problem for the neighborhood.
51 • The PUB is not asking for more drinking at the bar, but rather creating a place for people to listen
52 to music. People like to listen to music.
53 • Other than The Office from time to time, Ukiah has no place where people can go to listen to live
54 music. The Ukiah Brewing Company used to feature live music and parking was always an
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 5
1 issue. Sometimes, there would be as many as 200 persons attend a live music event at the Ukiah
2 Brewing Company.
3 • Finds it ludicrous to think that an establishment that provides live music is going to create more
4 problems for neighborhoods. People go to places to listen to live music where such events are
5 offered. The PUB happens to be a bar that will feature live music. People do not necessarily go to
6 a bar to drink, but rather to listen to music.
7 • Speaking for himself and on behalf of his fellow musicians if there is a City ordinance in place, we
8 follow it.
9 • Supports approval of the project.
10
11 Cynthia Arisota, Owner of Saucy Restaurant:
12 • Asked for clarification that the zoning where The PUB is located is commercial and residential.
13 • Ukiah offers no opportunity to listen to live music and noted where else are people going to listen
14 to live music other than in a bar or restaurant.
15 • Bars and restaurants are typically located in commercial zoning districts, but sometimes they are
16 located in residential/mixed-use zones as in the case of The PUB. Is of the opinion business
17 establishments located in residential/mixed-use zones should be allowed to thrive economically
18 and be able to do what they need to do to accomplish this objective.
19 • While sympathetic to persons living in the area of The PUB these persons made a choice to live
20 in an area that is not completely residential. Commercial businesses have no other choice but to
21 be in a commercial zone.
22 • Residents do have other choices. Commercial businesses provide jobs so it is important they
23 thrive economically and if successful may be able to provide better wages.
24 • When Mendocino Brewing Company had live music there were people walking around the
25 downtown area and dining in restaurants and looking for something to do before the live music
26 began. Ukiah needs to have a place where people can listen to music and where musicians play.
27 • We want a vibrant downtown where people come to dine, listen to music, shop and have a good
28 time.
29
30 Associate Planner Johnson:
31 • Confirmed the zoning in the area of The PUB is Community Commercial (C-1) and single-family
32 dwelling (R-1).
33
34 Francis (last name inaudible):
35 • Resides in the general vicinity of The PUB on Mason Street.
36 • Acknowledged the Wagenseller Neighborhood has problems with transients/homeless persons
37 passing through and/or living in the area and has concern for the safety of her grandchild that
38 lives with her. With the current negative impacts that occur in her neighborhood does not want to
39 have live entertainment in a bar that would further exacerbate the existing problems.
40 • Asked the Commission to consider her comments before making a decision.
41
42 Diane Jeffery:
43 • Resides in the Wagenseller Neighborhood on Clara Avenue, three doors down from The PUB.
44 • Is of the opinion it is not the band members that cause problems, it is the type of clientele The
45 PUB will draw having live entertainment.
46 • At the last Planning Commission meeting there was discussion about The PUB not proposing any
47 new landscaping and this was because of existing planters being vandalized by patrons in the
48 past. If The PUB does not trust their clientele to take care of their property why is the
49 neighborhood being asked to have The PUB's clientele take care of our property, which they
50 would not do. Has concern her property and other properties in the neighborhood will be
51 vandalized from the clientele of The PUB.
52 • Agrees that businesses operating in the commercial zoning district have the right to do what they
53 need to do to survive economically. However, she resides in a residential zone that happens to
54 be located near The PUB which is located in a commercial zone. Her home was built in 1903 and
55 since she purchased the home four years ago has cleaned up the site and made significant
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 6
1 improvements. She takes pride in her property and the work she has done to restore the house
2 and make it look aesthetically pleasing and is concerned that her property will be damaged and
3 vandalized.
4 • Acknowledges that while the neighborhood has its problems, has observed the neighborhood has
5 been `quieY in the last four years and is concerned this quietness will change by allowing The
6 PUB to have live entertainment and the disruptive activity that goes with this type of venue.
7 • Her concern is with the type of clientele The PUB will draw by having live music.
8
9 Cynthia Arisota:
10 • Likes to places that feature live music. Does not vandalize private property. Would like a place to
11 go to listen to live music and would like to bring persons like her to these venues.
12
13 Stacy McGrew, Co-Owner of The PUB, Applicant:
14 • Is of the opinion that all the `riffraff' concerning persons creating problems in the neighborhood
15 talked about above does not come from the clientele of The PUB.
16 • The PUB also experiences problems with transients/homeless and/or other non-patrons in the
17 area hanging out on their property, littering and creating nuisance problem.
18
19 Chair Whetrel:
20 • Will there be more than just one security guard?
21 • Requested clarification that for special events there will be more than one security guard? The
22 management plan says there will be `a security door person' stationed in entryway to control and
23 monitor the front door, emergency exit as well as front parking lot.
24
25 Commissioner Christensen:
26 • Noted the management plan does state `if more security is needed we will supply the manpower
27 needed.'
28
29 Stacy McGrew:
30 • The PUB provides security. There will likely be three or four security persons with the live
31 entertainment depending upon the anticipated attendance where The PUB will exercise discretion
32 in this regard.
33 • The PUB always has one security person on Friday and Saturday nights and one of the bar
34 owners is also present.
35 • Confirmed for special/live events there will be three or four security persons.
36
37 Mr.Washburn, Manager for Park Lane Apartments:
38 • Is a security guard.
39 • Has installed security cameras on the property of the Park Lane Apartments.
40 • Can prove where people come from.
41 • Talked about the problems that occur on the Park Lane Apartments property with non-resident
42 persons creating a variety of nuisance issues.
43 • Does not support approval of a use permit to allow live entertainment at The PUB with the
44 likelihood of patrons creating further problems for the Park Lane Apartments.
45
46 Maureen Mulheren:
47 • Is a business owner and live music advocate.
48 • Mendocino County/Ukiah has many talented musicians and with the loss of live music at the
49 Ukiah Brewing Company there has been a lack of places where musicians can play.
50 • The Wagenseller Neighborhood where The PUB is located is residential and mixed-use.
51 • Acknowledged the Wagenseller Neighborhood experiences many types of nuisance problems
52 from persons and is of the opinion The PUB should not be blamed for all these problems.
53 • Lives in the vicinity of Ukiah High School and experiences noise impacts generated from sports
54 events that occur and continue on into late night. People enjoy attending sports events at the high
55 school and would not want to take away from this enjoyment.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 7
1 • Is of the opinion the type of patrons that attend live entertainment events are not the type of
2 clientele described and mentioned by previous speakers above.
3 • Supports approval of the proposed project.
4
5 Leonard Winter:
6 • Has lived in Ukiah his entire life.
7 • Owns property on Ford Street. People `mill around' all day long from Brush Street all the way
8 down to Perkins Street. These people do not come from The PUB, but rather come from the
9 railroad tracks and other areas.
10 • The Wagenseller Neighborhood is a noisy area and will continue to be.
11 • Supports allowing The PUB to maintain their business and do what they need to do to be
12 successful.
13
14 Commissioner Christensen:
15 • Will The PUB charge a `cover charge'for the live music events?
16
17 Don Delahoyde:
18 • Confirmed for some of the live music events a `cover charge' will be charged.
19
20 PUBLIC HEARING CLOSED: 7:08 p.m.
21
22 Commissioner Hilliker:
23 • As a former security person for bar establishments in Ukiah, did his job in a professional manner
24 such that there were little or no negative impacts to the neighborhoods.
25 • Ukiah needs more entertainment opportunities that include a place where a person can go and
26 listen to live entertainment.
27 • From his residence he can hear noise from soccer games at Pomolita, football games at Ukiah
28 High School, concerts in the park, parades, baseball games occurring at Anton Stadium,
29 racetrack at the Fairgrounds and more and does not support placing a number of additional
30 restrictions on a particular local business.
31 • Related to the statements made about the patrons of The PUB doubts that the problems created
32 in the neighborhood come specifically from PUB patrons. These people come to the
33 neighborhood from the railroad tracks and from other streets/areas for convenience purposes.
34 • Knows Mr. Delahoyde personally so that when he says he will keep down the noise level down,
35 he will do so.
36 • While he understands some of the local residents in the neighborhood are upset about The PUB
37 having live entertainment is of the opinion they are getting upset ahead of time. There has been
38 no music at this location for a long time when it was TK Mining Company. The neighborhood may
39 be more worried about the potential of what could occur as opposed to what is really going to
40 happen.
41
42 Commissioner Christensen:
43 • At the last meeting the Commission regarding this project asked the applicants for specific
44 information and is of the opinion this information has been sufficiently provided. Based on this
45 action/compliance, is of the opinion no further conditions are necessary.
46 • To address some of the concerns mentioned above, also has children and understands the need
47 for them to get proper rest. The live music will mostly occur on Friday and Saturday nights when
48 children generally stay up later and can sleep in. There is already noise from people wandering
49 around the neighborhood who may or may not have been to The PUB. Allowing The PUB to have
50 live music is not going to affect children having to get up for school on Saturday morning.
51 • Is of the opinion most of the issues in the neighborhood should not be attributed to The PUB
52 patrons.
53 • Drives on Clara Avenue every morning at 7:45 a.m. and has observed some `very interesting
54 elements' that certainly were not at The PUB the night before.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 8
1 • There are always people that will do something stupid that create a problem, but this is what
2 security is for. Is of the opinion the Management/Security Plan is very comprehensive and the
3 police department will be involved should there be multiple problems in the neighborhood.
4 • At this point we need to allow this business to have live music.
5 • Does advocate for live music. Her father was a band member and he spent many nights in a bar
6 playing music.
7 • Supports approval of the project.
8
9 Commissioner Watt:
10 • Echoes the sediments of his fellow commissioners.
11 • The applicants have put a lot of work and effort into making the project to address the concerns
12 made, i.e., the parking, noise, security. This could all be taken away if the project does not work
13 according to the project conditions. The project will be reviewed in a year and if it does work out
14 this will be the end of it.
15 • Given the opportunity it is up to The PUB owners to manage the concerns.
16 • Supports project approval.
17
18 Chair Whetzel:
19 • Would like to see the project happen.
20 • Does have concerns about the surrounding neighborhood.
21 • Asked about the time The Office is required to stop the live music.
22 • Would like to condition the project to have at least four security persons on duty for the 7:00 p.m.
23 to midnight events no matter what.
24
25 Assistant Planner Johnson:
26 • Is of the opinion The Office live music is required to end at midnight, but will verify this.
27 Remember The Office is an accessory use to a restaurant having different conditions.
28
29 Commissioner Watt:
30 • There is a cost associated with hiring security personnel and if this is unnecessary would likely be
31 a burden to them and would not be in favor of conditioning the project in this regard.
32 • The management plan states more security would be brought in if this is necessary.
33 • Is inclined to let The PUB manage their business and allow them to make the decision when
34 additional security is needed.
35
36 Commissioner Christensen:
37 • Does not support conditioning the project to require the applicants hire additional security
38 personnel.
39 • The management/security plan also states that staff will be cross-trained on how to handle
40 emergency situations.
41
42 Commissioner Hilliker:
43 • Explained how security works at bars typically having one person inside and one outside and
44 does not recall in his experience as a security person any situation that could not be handled by
45 one person working the door and one person outside.
46 • Does not see a reason to require the applicants have more security personnel and allow them to
47 make a judgment call should more onsite security be necessary.
48
49 M/S Hilliker/Christensen to approve The PUB Use Permit (File No. 12-11 UP) with Findings in
50 Attachment 1 and Conditions of Approval in Attachment 2. Motion carried (4-0).
51
52 Break: 7:22 p.m.
53 Reconvene: 7:28 p.m.
54
55
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 9
1 9B. Ford Street Program (File No. 907 UP) Ford Street Project (FSP) is requesting to consolidate
2 'like programs' into one master Use Permit to better utilize the two existing campuses. There is no
3 additional square footage being proposed.
4
5 Principal Planner Thompson gave a staff report and PowerPoint presentation:
6 • Ford Street Project (FSP) is requesting to consolidate `like programs' to better utilize its two
7 campuses and expand its ability to meet client needs currently operating under two use permits
8 granted in 2002 and 2005. This action of amending FSP's existing use permit will consolidate the
9 two previously approved use permits and allow for one master use permit for the operations at
10 both locations.
11 • The services for both facilities include: 1) Respite care with accommodation up to four patients
12 recovering from care at Ukiah Valley Medical Center; 2) Onsite client daycare; 3) Expanded DUI
13 program counseling.
14 • Changes to the existing operations include: 1) Brush Street renamed to The Ukiah Recovery
15 Center; 2)Reduce capacity of the Ukiah Recovery Center (formerly Buddy Eller Emergency
16 Homeless Shelter)from 64 to 40; 3) Move all Alcohol and Other Drugs (AOD) services from Ford
17 Street to Buddy Eller site; 4) Expanded Administration offices within current Ford Street footprint;
18 5) Consolidate Ford Street Emergency Shelter and transitional housing services by co-locating
19 the 18 bed sober living dorm for homeless adults and the 3-5 homeless families and eight unit
20 transitional housing complex; 6) Commercial kitchen/community garden program expansion
21 (Brush Street); 7) Increase residential treatment from 32 to 40; 8) Homeless clients living at Unity
22 Village Shelter are encouraged to stay on property and participate in meaningful activity as
23 opposed to leaving during the day and creating negative impacts to the neighborhood as they
24 leave the site; 9) Ford Street will accommodate 18 homeless adults and three to five homeless
25 families (approx.. seven people) in their Unity Village Shelter that is formerly the residential
26 treatment dorm. This plan will accommodate 25 homeless clients in shelter services, a reduction
27 of five beds from when the dorm was used for residential treatment. Ford Street will also make
28 four additional two bedroom apartments available for homeless families.
29 • Buddy Eller location can currently accommodate 86 people (64 homeless beds and 22
30 transitional housing beds). The proposal intends to change site density to accommodate 40
31 residential treatment beds and 22 transitional housing beds with a reduction of 24 beds.
32
33 Commissioner Hilliker:
34 • Had a tour of the complex and has a pretty good understanding of the project.
35
36 Commissioner Watts:
37 • Does the project involve any remodeling of buildings?
38
39 Principal Planner Thompson:
40 • No physical changes will be made to the buildings as part of the proposed project.
41 • The project essentially involves the moving around of programs and the addition of new services.
42
43 PUBLIC HEARING OPENED: 7:32 p.m.
44
45 Jacque Williams, Executive Director of Ford Street Project:
46 • Addressed FSP's master plan of consolidating `like programs' on two campuses and the services
47 that will be available as it relates to the Ukiah Recovery Center located at 201 Brush Street and
48 200 Ford Street (Buddy Eller Campus)and Unity Village at 133 & 135 & 139 Ford Street.
49 • FSP also oversees the local Food Bank and Homeless Resource Center located at 888 N. State.
50 Street.
51 • FSP's primary site AOD programs will be 201 Brush Street and will be renamed The Ukiah
52 Recovery Center. This site provides improved privacy for clients and closer access to vocational
53 activities that include the garden and commercial kitchen. FSP plans to expand residential
54 treatment capacity to 40 since the demand for services has increased from the largest contractors
55 (California State Department of Corrections and The Veteran's Administration.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 10
1 • When the Buddy Eller Emergency Homeless Shelter was in operation, the shelter facility could
2 accommodate 64 homeless clients and 22 transitional housing clients at a time for a combined
3 site occupancy total of 86 people. The Ukiah Recovery Center plans include a maximum 40
4 residential treatment client beds along with the 22 transitional housing client beds for a planned
5 reduction in site occupancy to 62 people.
6 • Relocating the AOD residential treatment services to the Buddy Eller Campus enables FSP to
7 consolidate emergency shelter and transitional housing services by co-locating the 18 bed sober
8 living dormitory for single adults and 3-5 homeless family shelter next to the Unity Village
9 transitional housing complex. The homeless program provided at 139 Ford Street will include the
10 expectation that all clients remain clean and sober and participate in the vocational program. The
11 program has been redesigned to include lessons learned at the Buddy Eller Shelter. The new
12 program will create a home like environment and clients will be allowed and encourage to stay on
13 the property. The environment will be child friendly, as more children will be on site. The intent is
14 to design the Unity Village program to look like any other apartment living situation on Ford Street
15 and eliminate the `shelter kid' stigma that can harm homeless children.
16 • Current occupancy for 133 & 135 Unity Village transitional housing apartments serving eight
17 families typically averages 12 adults and 12 children at a time.
18 • Current occupancy of 139 For Street currently serving as the primary site for AOD programs
19 averages 30 people in treatment dorms and 16 adults in apartments for a total of 46 adults living
20 onsite at a time. With the proposed changes, there will be 23 adults in the emergency shelter
21 dorms and six children. The transitional housing apartments will house up to eight adults and
22 eight children. The UVMC Respite apartment can accommodate four adult males. While the plan
23 does not change the site occupancy rate, it will serve significantly fewer adults (35 maximum)and
24 more children (14 maximum).
25 • The only AOD program that will at 139 Ford Street is the DUI Program that provides counseling
26 and training two nights a week and is a State licensed program.
27
28 Commissioner Hilliker:
29 • Asked about the procedure for persons receiving shelter services leaving Ford Street and do they
30 need a pass?
31 • Related to homeless services requested clarification homeless persons must be referred.
32 • Asked what agencies can assist and refer veterans seeking treatment at Ford Street.
33
34 Commissioner Christensen:
35 • When a person is in the intake process how does Ford Street know the person is local? There is
36 a perception that people are bused to Mendocino County/Ukiah to get services.
37
38 Commissioner Watt:
39 • What prompted the change to consolidate `like programs' under one master use permit?
40
41 Jacque Williams:
42 • Related to persons receiving shelter services, when a person is admitted into the program there
43 will be no person that can come into 139 Ford Street and say `I am homeless and I need a place
44 to stay.' Persons desiring shelter services must apply at 888 N. State Street, which is the
45 Homeless Resource Center. Applicants must first be drug tested and then they are placed. When
46 placed persons must sign a contract with Ford Street where Ford Street will provide training,
47 credit counseling, and other educational programs. Persons accepted into shelter services must
48 remain clean and sober, do their vocational commitment and be at the facility. If a situation arises
49 where there is a death in the family or some other emergency-related issue where a person
50 needs to leave, a pass granting permission to go offsite must be obtained similar to what occurs
51 in school situations. When the homeless shelter was in operation at the Buddy Eller Center, found
52 it very difficult to serve homeless families. Many homeless families do not come to shelters
53 because they are afraid particularly if they were involved in CPS cases such that they are unable
54 to provide adequate food and shelter for their children and the fear of losing custody of their
55 children. Ford Street is replicating a program that is currently occurring in Petaluma where Ford
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 11
1 Street will be able to serve 3-5 homeless families in the proposed new configuration. These
2 families will have a private space as opposed to being mixed with everyone else as in past
3 homeless shelter operations. This particular homeless program is a high priority for Ford Street
4 so as to create a much safer environment for children that may find themselves in that
5 homelessness situation and in California this happens to be 1 in 30 children. Ford Street has
6 always provided eight units of transitional housing for homeless families. The change regarding
7 the homeless shelter operation allowed Ford Street to add another four two-bedroom units for this
8 purpose. As homeless families are being served in the shelter services program these same
9 families can later be moved into transitional housing where they will be able to live at Ford Street
10 longer than six months so they can get their lives in order and save some money.
11 • Confirmed homeless person must be referred through the Homeless Resource Center located at
12 888 N. State Street. The Veteran's Administration is pleased with Ford StreeYs new expanded
13 services and would like to continue sponsoring veterans participating in Ford Street treatment
14 programs so they would be able to stay longer to make certain they are clean and sober and
15 ready to get on with their lives. Confirmed the County VA Office and the VA Office located in San
16 Francisco can assist veterans with regard to referrals. Related to veteran referrals, most but not
17 all referrals are Mendocino County residents, but because of the smaller less populated counties
18 north of Mendocino County referrals for treatment at Ford Street will come through the San
19 Francisco Veteran Administration Office.
20 • Looking at the Buddy Eller Center data would have to acknowledge that when this homeless
21 shelter had accommodations for 64 beds such that when a homeless shelter facility has that kind
22 of capacity it is likely persons from nearby counties where there be no homeless shelter facility
23 did use the Buddy Eller Center shelter. Has no knowledge about persons being bused in to use
24 the Ford Street homeless shelter. Because literally most of Ford Street's funding comes from
25 local sources, Ford Street pays particular attention to assisting local persons in need of shelter
26 and/or treatment program services. Ford Street does not typically serve the chronically homeless
27 that may have spent years going up and down the road because it is not effective. Ford Street
28 can ask a homeless person to give out information concerning their last address/residence where
29 this information is documented such that there is a homeless information data system in place.
30 This system allows Ford Street to create annual reports related to homelessness etc. for the
31 purpose of seeing where people were and/or formerly residing.
32 • One of the reasons that prompted the change is Ford Street lost funding to operate the larger
33 homeless shelter and so the operational dollars that Ford Street had from federal grant funding is
34 no longer available. As such for the last several year Ford Street was actually`going in the hole'
35 to keep the homeless shelter open. The other reason for consolidation is that there has been a
36 real concern how to more effectively serve homeless families such that children do not have to go
37 to foster care for long periods of time. When the homeless shelter facility closed it seemed like a
38 natural conclusion to consolidate programs and provide better more effective services. To
39 operate an alcohol and drug treatment program it is important that privacy is provided to the
40 clientele and this has been difficult to accomplish.
41
42 Russell Caulderwood:
43 • Resides next door to Unity Village on Ford Street.
44 • Is uneducated about the proposed changes to Ford Street, particularly with the plan for the
45 homeless facility to be re-located right next door when it used to be located at the Buddy Eller
46 campus on Brush Street.
47 • His primary concern relative to the consolidation is for the safety of his three children having a
48 homeless shelter operating next door.
49 • The Ford Street Program that currently operates next door to him is supervised by a large staff.
50 With the consolidation of 'like programs' the supervision of the homeless shelter will consist of
51 nine staff members whereas the existing program in this location was supervised by
52 approximately 18 or 19 staff members. Finds this reduction in staff inembers to be a concern
53 particularly with homeless persons that are at-risk.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 12
1 • Referred to page 1 of the staff report concerning added services for both facilities and inquired
2 about the intent of the `onsite client daycare.' How many people will the daycare facility serve?
3 Will persons residing at the homeless facility be free to walk around?
4 • Worked in a facility out of the area that serviced the homeless and this facility had a daycare
5 program for the clients and the daycare was for adults not children.
6 • The information in the staff report says homeless clients living at Unity Village are `encouraged'
7 to stay on the property and does not say`required.'
8 • Does not want homeless clientele in his front yard.
9
10 Chair Whetzel:
11 • The daycare facility is for children of persons getting assistance at Ford Street and is not an adult
12 daycare facility.
13 • Understands the reason for the reduction of staff is because Ford Street is not going to have as
14 many homeless persons to serve as it once did. Also, the homeless facility will not be an
15 overnight come and go facility as was the Buddy Eller homeless facility but rather will function as
16 a residential center such that clients will be allowed to stay there as part of the program.
17 • Understands homeless clients enter into a contract to complete programs and must obtain
18 permission to leave the premises.
19 • The homeless service program has reduced the number of clientele it can serve so as to provide
20 for a better program that would be more effective/beneficial to clients than what was occurring at
21 the Buddy Eller homeless shelter campus.
22
23 Russell Caulderwood:
24 • Understands there is a reduction in the number of homeless persons being assisted but does not
25 see a need for a reduction. Ukiah needs more homeless facilities not less and does not
26 understand why Ford Street would want to serve less persons in need instead of more.
27
28 Chair Whetzel:
29 • Agrees Ukiah needs more homeless shelter facilities.
30
31 Commissioner Hilliker:
32 • The reason for the reduction in personnel is because Ford Street lost its funding to operate the
33 homeless shelter at the Buddy Eller Center where the intent of the consolidation is to allow the
34 existing programs to work more efficiently so as to better serve the need of its clients.
35 Consolidation of both facilities on the Ford Street campus not only would allow for operational
36 efficiency, but allowed the opportunity to add services.
37
38 Russell Caulderwood:
39 • Again, lives right next door to the new homeless facility.
40 • Owns his property and is of the opinion he has the right to enjoy this property and to be able to
41 feel safe and secure, particularly for the health and welfare of his children.
42 • His concern is that homeless persons will just walk into the facility and that it will not be
43 appropriately managed given the type of clientele and needs thereof.
44 • Does not support re-location of the homeless shelter to Unity Village.
45 • Requested that the designated smoking area be changed because it impacts his living situation.
46 • Is of the opinion the public noticing of the project was very misleading as to the project objective.
47 • Encourages the Commission to give the community the chance to really know what is going on
48 with the consolidation of two Ford Street campuses.
49
50 Chair Whetzel:
51 • A homeless person/family has to be referred to the facility, sign a contract and abide by the rules
52 if he/she or the family wants to stay for assistance and/or treatment if this is the case. The new
53 facility will be operated much differently than the homeless shelter at the Buddy Eller Center.
54 • It may be Mr. Caulderwood does not fully understand the concept and/or reasons for the
55 consolidation and corresponding programs that will be offered. The former homeless program is
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 13
1 being replaced with a program that is much more effective/efficient in helping persons with this
2 this need that can better be accomplished by servicing fewer persons and allows the opportunity
3 for more homeless families to get the help they need to become self-sustaining/sufficient.
4
5 Jacque Williams:
6 • Explained how the staffing works for the various programs and reason for the changes. As a
7 result of the change there is more `client to staff' interaction in the AOD and shelter programs.
8 • For 10 years Ford Street has housed eight homeless families and the change will allow Ford
9 Street to house another four families for a total of 12 homeless families. Child Daycare for these
10 families will be provided that will particularly benefit single mothers living at Ford Street who may
11 be going back to school.
12 • The intent is for Unity Village to look like any apartment complex and not a treatment facility or
13 homeless shelter. Everyone living in Unity Village will be drug tested and must be clean and
14 sober.
15 • Noted the majority of the persons in the drug and alcohol program where likely homeless when
16 they came into the program and/or right out of prison.
17 • Is of the opinion the situation with neighbor Caulderwood is probably a 'safer situation' with the
18 change.
19 • Will look into changing the designated smoking area. Ford Street does have a `stop smoking'
20 program.
21 • The Wagenseller Neighborhood has been very helpful with giving Ford Street feedback on ways
22 to improve programs that would lessen potential impacts to the neighborhood.
23
24 Commissioner Christensen:
25 • Appreciated the opportunity to tour the Ford Street facilities so as to better understand the
26 programs and how they function, particularly with re-location of the homeless shelter. Initially had
27 the thought that the homeless shelter would be a drop-in/walk-in situation when this is not what
28 will occur. Mr. Caulderwood may be having this thought too. Homeless persons/families must
29 have a referral and cannot just walk into the facility.
30
31 Commissioner Hilliker:
32 • Ford Street is a controlled site where non-clients cannot just 'hangout.' It is a place where
33 individual families will have a home, training and educational opportunities to help them
34 successfully reenter society.
35
36 Commissioner Watt:
37 • What type of curfew and/or measures will be in force for checking to make certain there are no
38 uninvited guests or non-client persons hanging around on the site?
39 • Are overnight guests allowed?
40 • Asked about incidents that have occurred at Ford Street related to persons in the alcohol and
41 drug program.
42 • Requested clarification regarding the existing two use permits and whether the one master use
43 permit supersedes them.
44
45 Jacque Williams:
46 • Related to Ford Street homeless shelter operation, clients typically come home by 9:00 or 10:00
47 p.m. because some clients go to AA meetings and other meetings that may not end until after
48 9:00 p.m. On weekday nights everyone must check in by 10:00 p.m. Clients have to check in
49 before they leave the property, specify where they are going and when they will be back. Ford
50 Street staff maintains the rules in this regard. Ford Street has staff that watch the perimeter of the
51 property. There have been incidents where people are on the sidewalk and trying to talk to people
52 in treatment. As such, Ford Street makes watching the perimeter a priority.
53 • Confirmed there are no overnight guests. Ford Street does try to accommodate guests of clients
54 for visitation purposes. All family visitations are planned in advance.
55 • Ford Street staff is cognizant of all persons onsite.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 14
1 Russell Caulderwood:
2 • Inquired further about the monitoring of the property and which program the execute director is
3 referring to in terms of monitoring.
4 • Ford Street has a new program agenda. No one really knows how it will play out.
5 • It is important that every measure be taken to make certain the neighborhood and people
6 participating in programs at Ford Street are safe.
7 • Was not well-informed of the proposed project and the corresponding changes.
8
9 Jacque Williams:
10 • Confirmed the staff monitors the property and is aware of all persons.
11 • Is ultimately responsible for everyone receiving care/treatment at Ford Street and for project
12 impacts to the Wagenseller Neighborhood.
13 • The Management Plan is designed to address infractions and/or slip ups that do happen.
14 • Is confident persons in Ford StreeYs care are adequately regarded.
15 • Once incident related to the alcohol and drug program is that one client stole another client's car.
16 Acknowledged that in the type of programs Ford Street orchestrates there are bound to be
17 infractions because this goes with the job. Ford Street has rules/measures in place to help
18 prevent and address violations. Incident reports are made for any calls or problems reported and
19 reviewed by staff to see if changes to programs are necessary.
20
21 Leonard Winters:
22 • Ford Street has been operating for a long time. It is a good program and helps many people.
23 • Related to noticing of the project, it may be some of the neighbors did not fully understand what
24 the project was about. Acknowledged it is important neighbors feel safe and secure in their own
25 homes. It may be that Ford Street should have more security personnel.
26
27 Commissioner Christensen:
28 • Asked about the program characteristics for Unity Village. Related to security has this complex
29 had problems in this regard?
30
31 Jacque Williams:
32 • Confirmed Ford Street will accommodate 18 homeless adults and 3-5 homeless families in their
33 Unity Village Shelter that was formerly the residential treatment dorm. The former Buddy Eller
34 location can accommodate 86 persons, i.e., 64 homeless beds and 22 transitional housing beds.
35 The proposal intends to change site density to accommodate 40 residential treatment beds and
36 22 transitional housing beds for a reduction of 24 beds. Related to security at Unity Village as a
37 residential treatment facility, the only problem Ford Street has experienced is with people
38 walking into the parking lot when it is supposed to be a closed campus since the area is so open.
39 As such, staff has to really monitor the area.
40 • The intent of the project change is for Ford Street to be able to better utilize its facilities and
41 corresponding services by reorganizing/consolidating and adding new services to the program
42 under one use permit rather than two. Before the changes at Ford Street are possible approval
43 the master use permit is necessary.
44
45 Principal Planner Thompson:
46 • Confirmed the one master use permit will supersede the two previously approved use permits for
47 Ford Street.
48
49 There was further discussion concerning the homeless shelter operation at Unity Village related to safety
50 and security.
51
52 The Commission encouraged Mr. Caulderwood to meet with Jacque Williams to discuss his concerns so
53 as to have a better understanding of the changes being made to Ford Street.
54
55 PUBLIC HEARING CLOSED: 8:30 p.m.
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 15
1 M/S Watt/Hilliker to approve Ford Street Program (File No. 907 UP) with Finding in attachment 1 and
2 Conditions of Approval in attachment 2. Motion carried (4-0).
3
4 10. PLANNING DIRECTOR'S REPORT
5 Principle Planner Thompson:
6 • Gave an update on the recent Zoning Administrator meeting and upcoming Commission projects.
7
8 11. PLANNING COMMISSIONERS' REPORT
9 Chair Whetzel asked about the status of the FEIR for improvements to the Talmage Road/Highway 101
10 interchange project.
11
12 12. ADJOURNMENT
13 There being no further business, the meeting adjourned at 8:35 p.m.
14
15
16 Cathy Elawadly, Recording Secretary
17
18
19
MINUTES OF THE PLANNING COMMISSION June 10, 2015
Page 16
Cathy Elawadly �Att�ac:hme�� ��� r
From: Kevin Thompson
Sent: Tuesday, June 09, 2015 8:34 AM
To: Cathy Elawadly
Subject: FW: Oppose Use Permit for The Pub
Attachments: Pub Use Permit.docx
From: Ann Kelly [mailto:aakelly@sbcglobal.net]
Sent: Monday, June 08, 2015 10:32 P
To: Planning Department
Subject: Oppose Use Permit for The Pub
Dear Ukiah Planning Commission:
I Live on Clara Ave, further down closer to Orchard and away from the State St.
However I have heard from residents for years about the undesirable behaviors that the Pub generates,
especially at night, including rampant urination and defecation on private property,
to automobile vandalism and break-ins, and violent vandalism of one of the Wagenseller Kiosks
so often, that it was finally removed. �
In this way The Pub has not been good neighbors. Their establishment's public face does not present
a positive presence to State St or the Wagenseller neighborhood. There is no aesthetic landscaping
Basically, it is a foul smelling bar. At a recent planning commission meeting they reported struggling with
the undesirable behavior of their clientele defecating in planters and so forth. There is significant collateral
damage by their patrons in the 100 block of Clara Ave that has been happening for years.
Therefore adding further to the degradation of the neighborhood with loud, live music until midnight is
unacceptable. I assert that the City should require that The Pub to fully adhere to the current use permit
and get control of the negative impacts they already cause before allowing the attraction of larger unruly
crowds without adequate parking.
I implore the Planning Commission to hold to the sound ordinance 66 057 REGULATIONS and not allow any
variance beyond the codes in the ordinance.
Thank you for your consideration,
Respectfully yours,
Ann Kelly
410 Clara Ave, Ukiah
468-0901
i
Michelle Johnson
From: Gtarplyr <gtarplyr@yahoo.com>
Sent: Wednesday,June 10, 2015 11:06 AM
To: Planning Department
Subject: Use permit
My name is James Switzer and I have been a long time advocate of live music in addition to bring an entertainer I would
like to urge the planning commission to pass the permit before them tonight to allow live music at the pub.There are so
few venues for this art form in this town and the management at the Pub has proven themselves conscientious I am sure
will manage this new music venue accordingly. There are many good musicians and advocates of live music around
Please vote yes for the use permit
Thankyou
James Switzer
Sent from my iPhone
,
�
Michelle Johnson
From: Les Tarr <lestarr@pacific.net>
Sent: Wednesday,June 10, 2015 11:13 AM
To: Planning Department
Subject: Use Permit for The Pub.
To Mo Mulheren and fellow members of the Ukiah City Council:
I'm unable to attend the meeting, but I support live music and Use Permit for the Pub. I saw John Lee Hooker at The Pub
back in the 80's... Great show... Let's hope we can have more shows like this in the future at The Pub!!!
Bluesically yours,
Les Tarr
EIGHT TO THE BAR WITH TARR
'Radioactive Blues Programming for the Tragically Hip&Twisted'
Your Friday Night Fish Fry
8to11pm
FM 100.5 KTDE...The Tide
http://www.KTDE.com<http://www.KTDE.com/>
www.KSAV.or��http://I.facebook.com/I.php?u=http%3A%2F%2Fwww.KSAV.or�%2F&h=OAQEsdhJZ&enc=AZMm61-
SEsqzFh3rLdeCvCOVQxwRc�skxlvUAa3ZK9xOe�qnfDmuAiulVGkzcXQZFmxKZm�s zSxqlqUY9hhYCredqNIAYSXNKpFSJCd
yAiTXh7V7AlEHIHRF15WuR4JIfVdrGOhnT9Pw1 96tD2H9RYWV-Y�Tv11A7WIav40MDCw&s=1a
Saturday And Blue Monday Evenings
9 to the Midnight Hour Pacific Standard Time
Les Tarr
P.O. Box 1848
Willits, CA 95490 U.S.A.
707-459-TO N E
(8663)
www.LesTarr.com
<http://I.facebook.com/I.php?uwhttp%3A%2F�o2Fwww.LesTarr.com%2F&h=kAQGk9Xc�&enc=AZ01 ETki6FWs9aRSV-
uIcHYMSXDUa-N21Du0xXiUEU-
OHXONaevf267Rhmm anUYuDTX90JNV�8pRWi9fqJApkveFJrZqZ691f00dZi1TZXDiv3pFS10Qv3W2VvHePKbl7xqzqph4kp
LwmZCR51MtFsIF56UGHJHS7EJAtSp�9denw&s=1�
www.facebook.com./Ies.tarr.l0�https://www.facebook.com/Ies.tarr.l0�
www.RadioTwisted.com
�http://I.facebook.com/I.php?u=http%3A%2F%2Fwww.RadioTwisted.com%2F&h=6AQG�Fp7r&enc=AZOnqsJ2RH FSEqux
U3 xCssx WLLqR3d 2F4We9MMd2xlueqbdN-RWqBkxWQ7xTJT PxoWsGOkqhhOwlqG2rPXvUU7nioX-Y�45siRFtTJ-
OiLceA�xW bvODnOmDd Ehm9lLHhb4TUy9SzOz29e7v1pQr-HFOXOmu8BTKTUsiNOnG�&s=1�
i
Kevin Thompson
From: Jeff Adair <jadair6412@yahoo.com>
Sent: Wednesday,June 10, 2015 4:43 PM
To: Planning Department
Subject: Pub Live Music
I would like to voice my support for the idea of The Pub being allowed to host live music. The Pub is
on the main thoroughfare and suitable for such entertainment. Venues for seeing live music locally
have diminished and this long-established local business is deserving of your support.
Local bands are supported by their friends and families and a small following of fans. My experience
with local bands is that they provide a consistent, supportive clientele for the establishment providing
the venue
Jeff Adair
Ukiah
i
ATTACHMENT 1
1
2
3 USE PERMIT FINDINGS
4
5 LIVE ENTERTAINMENT AND SPECIAL EVENTS
6 AT 585 NORTH STATE STREET, APN 002-123-15
7 FILE NO: MUNIS 875
8
9 The following findings are supported by and based on information contained in this staff report, the
10 application materials and documentation, and the public record.
11
12 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
13 Plan as described in the staff report and Table 1.
14
15 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
16 Table 2 of the staff report.
17
18 3. The proposed project, as conditioned, will not be detrimental to public health, safety and
19 general welfare based on the following:
20
21 A. Through the use permit, the operational characteristics are regulated and conditions of
22 approval have been added to reduce any adverse impacts as discussed above.
23 Therefore, the project would not be detrimental to the surrounding uses.
24 B. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
25 and Public Works and any review comments from these departments have been
26 included as conditions of approval.
27 C. The project is required to comply with all federal, state and local laws.
28
29 4. The proposed project is exempt from the provisions of the California Environmental Quality Act
30 (CEQA) pursuant to Section 15303 Class 3, conversion of small structures and Section 15301
31 Class 1, Existing Facilities based on the following:
33 A. The proposed project will be ancillary to an existing business and does not involve
34 hazardous materials
35 B. The location is not environmentally sensitive and no drainage courses or bodies of water
36 (such as creeks or streams).
37 C. The site is developed with an existing building and parking lot, utilities and services
38 already are available at the site and no expansion of the existing building footprint is
39 proposed as part of the project.
40
41 5. The proposed parking does not meet the requirements of the City Code. A parking contract has
42 been established between the owner of Ukiah Credit Bureau and the applicant to allow over-
43 flow parking after hours of(20 vehicle spaces spaces).
44
45 6. The Planning Commission has the authority to modify the required elements of a
46 landscaping plan "depending upon the size, scale, intensity, and location of the
47 development project." The reduction of landscaping is reasonable and appropriate for the
48 following reasons:
ATTACHMENT 1
1
2 A. The existing property is developed with two buildings and a parking lot; which leaves
3 very little opportunity for new landscaping.
4
5 7. Notice of the proposed project was provided in the following manner as required by the Zoning
6 Ordinance:
7
8 A. posted in three places on the project site on May 14, 2015;
9 B. mailed to property owners within 300 feet of the project site on May 14, 2015; and
10 C. published in the Ukiah Daily Journal on May 17, 2015.
11
12
ATTACHMENT 2
1
2
3 USE PERMIT CONDITIONS OF APPROVAL
4
5 LIVE ENTERTAINMENT AND SPECIAL EVENTS
6 AT 585 NORTH STATE STREET, APN 002-123-15
7 FILE NO: MUNIS 875
8
9 1. Approval is granted to allow live entertainment and special events as described in the project
10 description submitted to the Planning and Community Development Department and date
11 stamped April 7, 2015 and April 7, 2015 and the Management Plan date stamped April 7, 2015
12 except as modified by the following conditions of approval.
13
14 2. Live Entertainment is allowed subject to the following:
15
16 A. Live entertainment is allowed in the form of a live band and/or disc jockey. Live
17 entertainment may be amplified or non-amplified.
18
19 B. Live entertainment is allowed only on Friday or Saturday and may occur no more than
20 two times per month.
21
22 C. Within The Pub, the hours for live entertainment are limited to 7:00 p.m. to 12:00 p.m.
23 In order to reduce noise when live entertainment is occurring within The Pub, exterior
24 doors shall remain closed.
25
26 D. No outdoor amplified live entertainment is allowed.
27
28 3. Special Events that include live entertainment are allowed subject to the following
29 requirements:
30
31 A. Live entertainment is required to comply with condition of approval#2 above.
32
33 4. Prior to the commencement of any special events or live entertainment allowed as part of this
34 Use Permit, the applicant shall prepare draft language for signage to direct patrons to overflow
35 parking located at the Ukiah Credit Bureau parking lot and a site plan showing the location of
36 the signage for staff review and approval. The staff approved signage shall be installed prior to
37 commencement of any live entertainment or special events.
38
39 5. In the event the overflow parking located at Ukiah Credit Bureau parking lot is no longer
40 available, alternative overflow parking area shall be provided, subject to review and approval of
41 the Planning Department.
42
43 6. All employees of The Pub shall be given a copy of the approved Management Plan and these
44 conditions of approval.
45
46 7. The Pub shall be open no later than midnight on nights with live entertainment.
47
1
ATTACHMENT 2
1 8. At least 14 days prior to the live entertainment event, the applicant shall inform the Police
2 Department and Planning and Community Development Department in writing of the date,
3 time, and type of event.This notification can be in the form of an email.
4
5 9. At least one owner of The Pub shall be onsite during all live entertainment events.
6
7 10. This Use Permit shall be reviewed within 12 months of issuance by the Planning Director to
8 determine compliance with the conditions of approval, the number of Police calls and amount of
9 Police staff time associated with the Use Permit, and any complaints received. If the Planning
10 Director determines that the use is not in compliance with the conditions of approval and/or
11 that the use requires additional review, the Use Permit shall be scheduled for review by the
12 Planning Commission. Review of the Use Permit by Planning Commission shall include a public
13 notice and the applicant is responsible for paying the costs associated with Planning Commission
14 review of the Use Permit(cost recovery). If complaints are received during the first 12 months,
15 this Use Permit shall be reviewed annually by the Planning Director as described above. The
16 Planning Director shall determine if Planning Commission review of the Use Permit is required.
17
18 11. In order to reduce noise and loitering within the parking lot, at the close of business each night
19 The Pub owners/staff shall ensure that their patrons have left the site by 12:30 a.m. each night.
20
21 12. Any modifications to the ABC license for the premises may require an amendment to this Use
22 Permit or a new Use Permit to allow an increase of the hours during which alcohol is served.
23
24 13. All provisions of the Management Plan to Operate The Pub shall be adhered to at all times.
25
26 14. Bike parking to accommodate four bikes shall be installed. Inverted "U "style rack is preferred.
27 The applicant shall provide a site plan that shows the proposed location of the bike racks for
28 staff review and approval. Bike racks shall be installed in the location approved by staff prior to
29 any live entertainment event occurring on the site.
30
31 15. Activities approved as part of this Use Permit are subject to the requirements of Ukiah City Code
32 Division 7, Chapter 1, Article 6(Noise Ordinance).
33
34
35 From the Police Department(Trent Tavlor)
36
37 16.As a condition of any use permit granted the applicant must obtain and maintain the proper
38 modifications and conditions to their Alcohol License as required by the California Department
39 of Alcohol Beverage Control.
40
41 17. As a condition of any use permit granted the applicant have a written Security Plan in place that
42 is meets the approval of the Ukiah Police Department prior to commenment of live music
43
44 18. As a condition of any use permit granted; If the live entertainment or cover charge events cause
45 the need for a Police Response more than two(2)times in a calendar year, the permit holder
46 will be required to thereafter submit a security plan to the Ukiah Police Department for approval
47 a minimum of 45 days prior to any future events.The plan will articulate in detail the event
48 planned and clearly describe how security will be staffed to minimize the need for police
2
ATTACHMENT 2
1 responses. In such cases, approval or denial will be provided to the applicant no less than 30
2 days prior to the proposed event.
3
4 19. As a condition of any use permit granted the facility will be open to inspection during live
5 entertainment and coverage events and the Ukiah Police Department will not be denied access.
6
7 20. As a condition of any user permit granted; In the event of a change of ownership or
8 management of the facility associated with the live entertainment.the City shall be notified on
9 the change in ownership/management.The new owner/manager shall meet with the Planning
10 Department and Police Department to review this Use Permit and Security Plan.The new
11 owner/manager shall indicate in writing if any modifications to the uses allowed by this Use
12 Permit are proposed and shall identify the proposed modifications.Any proposed modifications
13 shall be reviewed by the Planning Department and Police Department.The Planning Director
14 shall determine if the proposed modifications are consistent with this Use Permit or require
15 approval of an amendment to this Use Permit and shall determine if the amendment is minor
16 (Zoning Administrator)or major(Planning Commission).
17
18 From the Fire Marshal (Kevin Jennin4s)
19
20 At this time the Prevention Bureau has no recommendations regarding the applicants request to provide
21 live music at the stated address. Adding a live music venue does not change the occupancy of the
22 existing building.
23
24 From the Buildin4 Official (David WillouQhbv)
25
26 21. At no time shall there be more than 19 people dining or assembling on the second floor deck
27 unless details and calculations showing that the deck meets the minimum requirements of the 2010
28 California Building Code for floor loads and seismic bracing are submitted to the Building Official for
29 review and approval.
30
31 Standard Citv Conditions of Approval
32
33 22. Business operations shall not commence until all permits required for the approved use,
34 including but not limited to business license, tenant improvement building permit, have been
35 applied for and issued/finaled.
36
37 23. No permit or entitlement shall be deemed effective unless and until all fees and charges
38 applicable to this application and these conditions of approval have been paid in full.
39
24. The property owner shall obtain and maintain any permit or approval required by law,
40 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
41 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
42 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
43 Permit is approved and issued.
45
46 25. A copy of all conditions of this Use Permit shall be provided to and be binding upon any
47 future purchaser, tenant, or other party of interest.
48
3
ATTACHMENT 2
1 26. All conditions of approval that do not contain specific completion periods shall be completed
2 prior to building permit final.
3
4 27. This Use Permit may be revoked through the City's revocation process if the approved project
5 related to this Permit is not being conducted in compliance with these stipulations and conditions of
6 approval; or if the project is not established within two years of the effective date of this approval;
7 or if the established use for which the permit was granted has ceased or has been suspended for 24
8 consecutive months.
9
10 28. This approval is contingent upon agreement of the applicant and property owner and their
11 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
12 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
13 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
14 aside, void or annul the approval of this application. This indemnification shall include, but not be
15 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted by
16 any person or entity, including the applicant, arising out of or in connection with the City's action on
17 this application, whether or not there is concurrent passive or active negligence on the part of the
18 City. If, for any reason any portion of this indemnification agreement is held to be void or
19 unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in
20 full force and effect.
21
22
�i
1
2 ATTACHMENT1
3
4 FINDINGS
5
6
7 USE PERMIT FINDINGS TO ALLOW
8 FORD STREET PROGRAM
9 TO OPERATE A VAREITY OF HUMAN SERVICES
10 139 FORD STREET AND 201 BRUSH STREET
11 FILE NO: 907-UP
12
13 The following findings are supported by and based on information contained in this staff report, the
14 application materials and documentation, and the public record.
15
16 1. The project is consistent with the General Plan Vision Statement because it will provide warm
17 caring support and treatment to citizens struggling with substance abuse issues and its goal is to
18 help clients turn their lives around and become successful participants in community life.
19
20 2. The project is consistent with General Plan Goal CF-9 and corresponding Policy CF-9.1 because
21 it promotes good personal health and would help to reduce public health costs by curing
22 substance abuse and providing prevention education.
23
24 3. The project is compatible with surrounding land uses for the following reasons:
25
26 a. Its purpose and function are to improve the lived of substance abuse clients, reduce
27 substance in the Ukiah community, and transform substance abuse clients into
28 productive and contributing members of the community.
29
30 b. The project has a strong and proven management program that has resulted in no
31 community complaints to the Community Development Department over the past 10
32 years.
33
34 c. The staff on the closed campus including 19 drug and alcohol consolers, and 9 homeless
35 resource employees. The total number of employees is 36.
36
37 d. The project includes a management plan to manage the on-going operations of the two
38 facilities.
39
40 e. The project would reorganize the uses currently conducted by the applicant, resulting in
41 no increase in the intensity of the use of both sites.
42
43 4. The proposed project, as conditioned, will not be detrimental to public health, safety and general
44 welfare based on the following:
45
46 a. Through the use permit the operational characteristics will be regulated, therefore the project
47 would not be detrimental to the public.
48 b. The project has been reviewed by the Fire Marshal, Police Department, Building Official, and
49 Public Works and any review comments from these departments have been included as
50 conditions of approval.
Ford Street Program
201 Brush Street 200 Ford Street
File No.907-UP-PC
1
1 c. The project is required to comply with all federal, state and local laws.
2 d. The project site is located within an existing commercial/residential area and is surrounded
3 mainly by commercial uses.
4 e. The location has in the past been used human service for the past 20 years.
5 f. The hours of operation would be consistent with other business in the area and is consistent with
6 the hours of operation of the previous business.
7
8 6 The proposed project is exempt from the provisions of the California Environmental Quality Act (CEQA)
9 pursuant to CEQA Guidelines Section 15301, and 15303:
10
11 a. The proposed project does not involve any new construction, rather a reorganization and relocation
12 of services currently being provided by the Ford Street Program.
13
14
15 7. Notice of the proposed project was provided in the following manner as required by the Zoning
16 Ordinance:
17
18 a. Posted in three places on the project site on May 29, 2015;
19 b. Mailed to property owners within 300 feet of the project site on May 29, 2015; and
20 c. Published in the Ukiah Daily Journal on May 31, 2015.
21
22
23 ATTACHMENT 2
24
25 CONDITIONS OF APPROVAL
26
27 USE PERMIT CONDITIONS FOR FORD STREET PROGRAM
28 TO OPERATE A VAREITY OF HUMAN SERVICES
29 139 FORD STREET AND 201 BRUSH STREET
30 FILE NO: 907-UP
31
32
33 Conditions of approval: The following Conditions of Approval shall be made a permanent part of Major
34 Use Permit #907-UP, shall remain in force regardless of property ownership, and shall be implemented
35 on order for this entitlement to remain valid:
36
37 1. All use, and occupancy shall conform to the application approved by the Planning Commission and to
38 any supporting documents submitted therewith. Including the Planning Commission staff report dated
39 June 10, 2015.
40
41 2. The Shelter Management Plan shall be strictly followed and enforced by the applicants and failure to
42 do so may cause revocation of the Use Permit.
43
44 3. The outdoor activities of clients using the grounds shall be strictly regulated and supervised to ensure
45 that noise levels are reduced to a level that does not significantly impact use on the neighboring
46 properties.
47
48
Ford Street Program
201 Brush Street 200 Ford Street
File No.907-UP-PC
2
1 Standard Citv Conditions of Approval
2
3 4. This approval is not effective until the 10 day appeal period applicable to this Use Permit has expired
4 without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the outcome of the
5 appeal and shall be revised as necessary to comply with any modifications, conditions, or requirements
6 that were imposed as part of the appeal.
7
8 5. Business operations shall not commence until all permits required for the approved use, including but
9 not limited to business license, tenant improvement building permit, have been applied for and
10 issued/finaled.
11
12 6. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable to
13 this application and these conditions of approval have been paid in full.
14
15 7. The property owner shall obtain and maintain any permit or approval required by law, regulation,
16 specification or ordinance of the City of Ukiah and other Local, State, or
17 Federal agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
18 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building Permit is
19 approved and issued.
20
21 8. A copy of all conditions of this Use Permit Amendment shall be provided to and be binding upon any
22 future purchaser, tenant, or other party of interest.
23
24 8. All conditions of approval that do not contain specific completion periods shall be completed prior to
25 commencement of services allowed by this use permit amendment.
26
27 9. This approval is contingent upon agreement of the applicant and property owner and their agents,
28 successors and heirs to defend, indemnify, release and hold harmless the City, its agents, officers,
29 attorneys, employees, boards and commissions from any claim, action or proceeding brought against any
30 of the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul the
31 approval of this application. This indemnification shall include, but not be limited to, damages, costs,
32 expenses, attorney fees or expert witness fees that may be asserted by any person or entity, including
33 the applicant, arising out of or in connection with the City's action on this application, whether or not there
34 is concurrent passive or active negligence on the part of the City. If, for any reason any portion of this
35 indemnification agreement is held to be void or unenforceable by a court of competent jurisdiction, the
36 remainder of the agreement shall remain in full force and effect.
37
38
39
40
41
42
43
Ford Street Program
201 Brush Street 200 Ford Street
File No.907-UP-PC
3
1 ITEM NO. 9A
2
Planning and Community Development Department
e�ty � ukah 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707) 463-6203
3
4 DATE: June 24, 2015
5
6 TO: Planning Commission
7
8 FROM: Charley Stump, Director of Planning and Community Development
9
10 SUBJECT: Chipotle Mexican Grill - Request for Approval of a Site Development Permit to
11 allow the construction of a restaurant on property located at 596 East Perkins
12 Street, Ukiah -APN 002-200-38/ Request for three exceptions to the Urban
13 Center zoning requirements - File Number: 940-SDP-PC
14
15
16 INTRODUCTION
17
18 The property owner of 596 East Perkins Street has submitted a Site Development Permit
19 proposing to construct a Chipotle Mexican Grill restaurant on the northwest corner of the East
20 Perkins Street/Orchard Avenue intersection. The project includes a +/- 2,378 square foot
21 building, outdoor dining, 20 on-site parking spaces, landscaping, and a defined pedestrian walk-
22 way to and from the Pear Tree Shopping Center. The applicants have submitted two color
23 schemes; 1) white with accent colors; and 2) two-tone dark brown with accent colors. The
24 project will create 30-35 new jobs in the community, as well as 25 additional temporary
25 construction jobs.
26
27 The applicants are seeking relief (3 exceptions) from the Urban Center (Downtown Zoning
28 Code) standards as discussed below. If no exceptions were being requested, the project would
29 qualify for Zoning Administrator consideration. However, a request for three exceptions requires
30 Planning Commission consideration and approval.
31
32 RECOMMENDATION
33
34 Staff recommends that the Planning Commission approve the proposed project based on the
35 draft findings included in attachment 1 and subject to the draft conditions of approval included in
36 attachment 2. The draft findings include support for the three zoning standard exceptions being
37 sought by the applicants.
38
39
40
41
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
1
1 PROJECT DESCRIPTION
2
3 The applicant is proposing to construct a single story +/- 2,378 square foot Chipotle Mexican Grill
4 restaurant building on a vacant 18,054 square foot parcel located on the northwest corner of East
5 Perkins Street and Orchard Avenue. The projects includes two outdoor dining patio's, 20 parking
6 stalls, Low Impact Development features, landscaping and direct pedestrian connection to the
7 adjoining Pear Tree Shopping Center. The restaurant would operate 7 days per week from 10:00
8 am to 10:00 p.m. and have 53 interior seats and 40 exterior patio seats. There would be a total of
9 approximately 30-35 new restaurant jobs and 25 temporary construction jobs created in the
10 community. It is estimated that it would take approximately 4 months to complete construction.
11 The property owner, who will be constructing and developing the property for Chipotle has
12 indicated that the majority, if not all the sub-contractors would be local companies.
13
14 The applicants have submitted two color schemes (see attachment 3); 1) white with accent
15 colors; and 2) two-tone brown with accent colors. The applicants are seeking approval of the
16 white color alternative. The Design Review Board and Staff favor the dark brown color
17 alternative.
18
19 The applicants prepared a Standard Urban Storm-water Mitigation Plan (SUSMP) that complies
20 with the City's requirements (Attachment 6). The SUSMP is discussed further on page 10.
21
22 Additionally, the project seeks 3 exceptions from the Downtown Zoning Code standards: 1) The
23 proposed building does not have the required 70% building length on the principal street frontage
24 (Perkins Street); 2) The building is single story rather than the required two-story; and 3) The
25 project exceeds the maximum parking allowed — 8 spaces allowed and 20 spaces provided.
26 These exceptions are analyzed below.
27
28
.+
� -
�'` • �
` *�,�
� - — � -� -- . .
29 ���� � �4 � � �"s � • ��
30 Looking west from Orchard Avenue
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
2
1 SETTING
2
3 The project site is densely urban and surrounded by commercial land uses. Adjacent land uses
4 include:
5
6 ■ North: Pear Tree Shopping Center
7 ■ West: Pear Tree Shopping Center
8 ■ East: McDonalds Restaurant
9 ■ South: Gas Station
10
11 The subject property was previously fully developed as a gas station. After many years of use,
12 the gas station was demolished and the site was completely cleaned-up to the satisfaction of all
13 State and local agencies involved. The property is now considered a prime commercial
14 redevelopment site.
15
16 BACKGROUND
17
18 The property owner first approached City Staff in August of 2014 seeking a determination as to
19 whether or not Chipotle Mexican Grill was defined as a "Formula Fast Food Restaurant" in the
20 Downtown Zoning Code (DZC). The determination was important because Formula Fast Food
21 Restaurants are not allowed in the DZC area. The definition for Formula Fast Food Restaurants
22 in the code is as follows:
23
24 RESTAURANT—FORMULA FAST FOOD:A restaurant that includes all of the following characteristics:
25
26 1. Is required by contractual or other arrangements to maintain any of the following:
27 substantially standardized menus, architecture, building appearance, signs, or other similar
28 standardized features;and
29
30 2. Has three (3) or more of the following characteristics:
31
32 a. Food is pre-made and wrapped before customers place orders;
33
34 b. Food is served with disposable tableware for on-site consumption;
35
36 c. Food is ordered from a wall menu at a service counter,�
37
38 d. Food consumed on the premises is ordered while customers are standing;
39
40 e. Payment is made by customers before food is consumed;or
41
42 f. The service counter is closer to an entry/exit than is the seating/dining area.
43
44 Ice cream shops, coffeehouses, bakeries, hot dog stands, or other businesses whose primary function is
45 not the sale of full meals are exempted from this definition.
46
47 On August 20, 2014, the City Council conducted a public discussion on the matter, and after
48 reviewing the staff report, hearing from the public, and discussing the matter, voted 3-0 (2
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
3
1 members recused themselves), to determine that Chipotle Mexican Grill was not a Formula
2 Fast Food Restaurant.
3
4 After a number of months working with the Chipotle design team, the property owner filed the
5 Site Development Permit application to construct the restaurant in the Downtown Zoning Code
6 area.
7
8 STAFF ANALYSIS
9
10 Approvals Required: Ordinarily, a Minor Site Development Permit would be required for a new
11 +/- 2,300 square foot restaurant in the Urban Center (UC) area of the Downtown Zoning District,
12 but the proposal seeks a number of exceptions to the UC standards and therefore requires a
13 Major Site Development Permit. The requested exceptions are discussed in Table 3 on page 6.
14
15 General Plan Consistency. The General Plan land use designation of the parcel is "C"
16 (Commercial). This land use designation identifies lands appropriate for a variety of commercial
17 uses and where commerce and business may occur. The commercial land use designation
18 applies to parcels where all public services are available, adequate access is available, and
19 where design review is required. Table 1 below lists applicable General Plan Goals and
20 Polices.
21
Table 1: General Plan Analysis
General Plan Goal, Policy Implementation Staff Analysis
Goal GP-1: Promote,attract or assist in Staff has worked with the applicants on site planning and zoning
developing businesses, particularly those compliance issues in hopes of attracting a formal application for
that add value to resources already found this new business. Chipotle has indicated that they have a
or processed in the Ukiah Valley. program to use as much local produce as they can, which would
help local farmers. Staff is able to conclude that the project is
consistent with this General Plan Goal.
Policy OC-15.1: Protect water quality Per the requirements of the Ukiah City Code, the applicants
from adverse impacts of urban and have submitted a Standard Urban Storm-water Mitigation Plan
agricultural runoff. which will assist in the filtering of run-off from the parking lot.
Staff is able to conclude that the project is consistent with this
General Plan Policy.
Policy OC-16.1: Protect surface water Per the requirements of the Ukiah City Code, the applicants
supplies from water generated in parking have submitted a Standard Urban Storm-water Mitigation Plan
lots. which will assist in the filtering of run-off from the parking lot.
Staff is able to conclude that the project is consistent with this
General Plan Policy.
Implementation Measure OC-16.1(b): Per the requirements of the Ukiah City Code, the applicants
Utilize appropriate technology to delay have submitted a Standard Urban Storm-water Mitigation Plan
storm surges from running off parking which will assist in the filtering of run-off from the parking lot. It
areas and potentially overburdening the Will also allow for infiltration of storm-water rather than depositing
it directly into the drainage system. Staff is able to conclude that
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
4
drainage system. the project is consistent with this General Plan Implementation
Measure.
Policy EG-6.1: Design new buildings with The proposed structure will comply with all State and local
the maximum feasible energy efficiency. building/energy codes. In addition, The structure will utilize an
overhang on the south side of the building provide shade. Staff
is able to conclude that the project is consistent with this General
Plan Policy.
Policy CT-13.1: Utilize landscaping and The proposed landscaping meets city code requirements, and
other amenities to improve the with the existing adjacent redwood trees along the west side of
appearance and traffic patterns of onsite the site, will provide an aesthetically pleasing site design. Staff is
parking facilities. able to conclude that the project is consistent with this General
Plan Policy.
Policy ED-1.1: Take steps to reinforce the The project would provide approximately 8-13 persons per work
Valley's economy. shift with a total of approximately 30-35 new jobs being created in
the community. Construction activities would provide an
additional 25 new jobs. Staff is able to conclude that the project
is consistent with this General Plan Policy.
1
2 Staff is able to conclude that the proposed project is consistent with the Goals, Policies, and
3 intent of the Ukiah General Plan.
4
5
6 Zoning Consistency. The subject property is zoned Urban Center(Downtown Zoning Code)
7
8 Table 2 below includes the applicable zoning requirements for the Project along with staff
9 analysis.
10
Table 2: Zoning Consistency
Urban Center(DZC) Standard Project Consistent?
Area Desi nation Urban Central UC
Fronta e T pe Yes- Shop-Front
Buildin T pe Yes- Side-Yard modified
Corner Treatment/Entrance Yes—Yes (off-set)
Located on Frontage Line Yes- 12' back with outdoor dining
Entrance Height- Flush with sidewalk grade Yes
Fa�ade Width 75' maximum Yes—67'
Story Height Yes
Door Spacing Yes—N/A(only 1 door along frontage)
Fa�ade Glazing - Minimum 70% Yes- 100% East Perkins Street fa�ade/50°/o on
Orchard Side
Awning Yes- Metal and functional on the south side of the
building (shading)
Parking prohibited in 1 S layer Yes
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
5
Pedestrian Path of Travel Yes
10% Landscaping Yes—20%
50% Live Planting Yes
Perimeter Plantings Yes-trees, shrubs and groundcover
Deciduous Trees Yes
Trees—Shade Yes- (proposed and existing)
#15 Gallon Size Trees Yes
Tree Species Yes- Master Tree List (London Plane Sycamore)
for Primary street sides.
70% Building Frontage on the Primary Street No- Exception Required
2-Stories Required No- Exception Required
Maximum Parking No— Exception Required
1
2 Requested Exceptions to the Urban Center(UC) Standards:
3
Table 3: Exceptions to the UC Standards
Exception Analysis
70% Building Frontage on the Primary Street The subject property has 133-feet of frontage on
East Perkins Street(Primary Street), which would
require the proposed building to be approximately
93-feet long on that frontage. The proposed
building is 36-feet on the Perkins Street frontage.
93-feet of building frontage would preclude the
access/egress curb-cut on East Perkins Street,
which would make parking and circulation on the
site very problematic, if not impossible. Staff is
supportive of this exception request.
2-Stories Required The Downtown Zoning Code requires new
buildings in the Urban Center area to be two-stories
in height. This standard was discussed and
debated at length by both the Planning
Commission and City Council and the two-story
required was adopted.
The applicants believe that two-stories don't make
sense in this location because such a building
would be completely out of context with
surrounding single-story buildings.
The purpose of the two-story requirement was to
increase densities where appropriate and promote
the predominantly two-story downtown to extend
along the Perkins Street gateway.
The nearest two-story buildings to the subject
property are located on South Orchard Avenue and
east of the highway on East Perkins Street, and
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
6
cannot be seen from the subject property. There
are no two-story commercial buildings along
Perkins Street east of State Street and west of the
subject property. If the Chipotle building were to be
two-stories, staff concludes that it would appear
out-of-place and loom over the Perkins
Street/Orchard Avenue intersection. Two-story
buildings further west along Perkins Street closer to
the downtown would be more appropriate,
particularly with the new courthouse being
developed at the railroad depot property. Staff
supports the proposed one-story building and has
included a finding supporting the granting of the
exception.
Maximum Parking In an effort to promote bicycling, walking and the
use of public transportation, as well as to reduce
vehicle congestion and large parking lots, the
Downtown Zoning Code included maximum parking
requirements rather than the more traditional
approach of requiring a minimum parking standard.
The proposal includes 20 parking spaces, where
the maximum allowed is 8. In other commercial
zoning districts in the City 35 spaces would be
required for the project. The applicants believe that
the 20 proposed spaces are a good compromise
and would adequately serve the project. They are
proposing 20 because they can fit that many on the
project site with the building, landscaping and a
Low Impact Development Design, and believe the
business needs that many on-site spaces.
Staff agrees and supports the proposed 20 parking
spaces.
1
2
3 SITE PLANNING AND ARCHITECTURE
4
5 The subject property is a challenging site to develop. It is small, irregularly shaped, located at
6 the intersection of two busy streets, and is situated in the Urban Center zoning district. The
7 architect's approach was to propose a small building, locate it with a corner "entrance," provide
8 outdoor dining on both street frontages, and position the structure as close to the sidewalks as
9 possible. This helped with traffic circulation and parking and achieved a high level of
10 consistency with the requirements of the zoning. The Chipotle Architect summarized the project
11 as follows:
12
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
7
1 "Chipotle restaurants are designed to be clean/simple one-story buildings that function
2 well, provide for nice landscaping amenities, sustainably constructed and pedestrian
3 friendly. Their building methods are reputable and all associated materials are quality."
4
5 According to the Downtown Zoning Code, the proposed building has a "shop-front" building
6 frontage and is a "Side-Yard" building type. Both of these approaches are allowed in the Urban
7 Center portion of the Downtown Zoning area.
8
9 Additionally, the applicants prepared a Standard Urban Storm-water Mitigation Plan that utilizes
10 interceptor trees and rain gardens to successfully manage storm-water from paved areas and
11 roof drains. The project meets the City Code requirements for storm-water management.
12
13 Design Review Board Recommendations: On March 26, 2015, the Design Review Board
14 conducted a preliminary review of the proposal and provided recommendations to the
15 applicants. The applicants revised the plans accordingly and submitted a formal Site
16 Development Permit application. The Design Review Board conducted a formal review on May
17 14, 2015 and formulated a recommendation of approval to the Planning Commission. The DRB
18 preliminary and final recommendations are listed below:
19
20 Preliminary DRB Review/Comments to the Applicant:
21
22 1. Provide for good pedestrian connection to west parking lot;
23
24 2. East/west sidewalk be separate from the driveways such that the main entry is on the
25 corner and continue the west sidewalk to the public sidewalk;
26
27 3. Encourage creative solution to finding appropriate trees for shading purposes;
28
29 4. Use darker color palate on building;
30
31 5. Project architect explore pulling part of the building out which would be a nice amenity
32 for users that would still allow for sufficient light into the building. Structure does not have
33 to be a solid roof but rather `expressed' on the edges as a solid roof/architectural form
34 where the element could be shaded for solar orientation and still provide shelter for
35 people using the outdoor dining area;
36
37 6. No turf, use aggregate of some kind or some other non-water using element;
38
39 7. Consider some permeable paving instead of concrete/asphalt;
40
41 8. Creative tree selection; Preference is to see more street trees planted in connection with
42 Perkins Street streetscape improvement project possibly in the planter area in front of
43 Pear Tree shopping center.
44
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
8
1 The applicants responded to the comments from the Design Review Board and returned for a
2 formal review. After discussing the revised project, the DRB had the following formal
3 comments:
4
5 Formal DRB Review and Recommendations:
6
7 1. Provide good pedestrian connection to the west parking lot such that the necessary
8 parking lot curb cuts and pedestrian thoroughfare are built to avoid damaging tree roots
9 to the existing Redwood trees.
10
11 2. Provide for permeable paving if feasible assuming the LID report does not change this
12 opportunity.
13
14 3. Provide for one more significant tree be planted in the northwest planter area if there is
15 no conflicts with drainage and LID requirements.
16
17 4. Provide more street trees in the frontage area south of the building after the Perkins
18 Street realignment/improvement project is completed, if possible.
19
20 5. Require the darker color scheme.
21
22 Staff has added recommended conditions of approval to address these DRB suggestions.
23
24 ADDITIONAL ISSUES
25
26 Ukiah Municipal Airport Master Plan Consistency: This project site is located in the B-2 Infill
27 Area north of the Airport. According to the Infill policies contained in Chapter 7 (Land Use and
28 Environmental Issues) of the City of Ukiah Airport Master Plan, restaurants are an acceptable
29 use provided they are similar to existing restaurants in the area. Restaurants in the immediate
30 area are similar and include McDonalds, Star's, Denny's, Asian Grand Buffet, Super Taco,
31 China Diner, and others. Additionally, restaurants in the B-2 Infill area should not exceed 90
32 people per acre and should not exceed two stories in height. It should be noted that
33 McDonalds, Denny's, Asian Grand Buffet and Star's have more parking spaces and seats than
34 the proposed Chipotle.
35
36 Staff used the parking ordinance/requirement formula from the CalTrans Aeronautics Methods
37 for Determining Concentrations of People (California Airport Land Use Planning Handbook) and
38 found the project consistent with the standards for the B2 infill zone (Attachment 5).
39
40 Perkins Street Widening Project: The City has planned for the eventual widening of Perkins
41 Street by acquiring additional street right-of-way from property owners. The widening will assist
42 to improve the traffic flow and the level of service at the Orchard Avenue/East Perkins Street
43 intersection.
44
45 There is an additional 10-feet of right-of-way along the Perkins Street frontage of the subject
46 property for this purpose. A typical requirement for a proposal like the Chipotle project is to
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
9
1 require the property owner/applicant to construct frontage improvements (remove old curb cuts,
2 replace damaged sidewalk, etc.). However, in this case, the City is close to widening Perkins
3 Street and instead of requiring the improvements now, only to tear them out when the street is
4 to be widened, the City has reached an agreement with the Property owner that will allow the
5 project to move forward without making the improvements, but requiring a financial contribution
6 to the widening project (see Condition 7). The layout of the project anticipates the eventual
7 widening.
8
9 Perkins Street Streetscape/Gateway Plan: The current effort to design a Perkins Street
10 gateway Streetscape Plan was discussed internally with the Department of Public Works to
11 ensure that the design of the project would not conflict with any preliminary draft elements of the
12 Plan. The main issue Public Works Staff identified was the need to widen Perkins Street as
13 discussed above. As conditioned, the project would not conflict with the preliminary draft
14 Streetscape/gateway Plan.
15
16 Preliminary Standard Urban Storm-Water Mitigation Plan: The applicants submitted the
17 required Preliminary Standard Urban Storm-Water Mitigation Plan (attachment 6) to address
18 storm-water management on the site. The Plan found that groundwater levels would be low
19 enough to allow for the use of infiltration based Best Management Practices (BMP's), and that
20 contamination and slope constraints were not an issue at the site. It also found that the
21 proposed landscape areas were well suited for both treatment and volume capture.
22
23 The types of BMP's to be used include new interceptor trees, existing interceptor trees,
24 impervious area disconnection, disconnected roof drains, and the installation of rain gardens
25 within the landscaped areas.
26
27 The Department of Public Works reviewed the Plan and found it acceptable and is
28 recommending a condition of approval requiring the final site and landscaping plans to
29 incorporate the requirements of the SUSMP.
30
31 Traffic: At the request of Staff, the applicants commissioned a Focused Traffic Study for the
32 proposal. The study, prepared by Whitlock & Weinberger Transportation, Inc., focused on
33 vehicle trip generation and an evaluation of access conditions (Attachment 4). The study
34 concluded that a significant number of the vehicle trips during the PM peak period (4:00 pm to
35 6:00 pm) would be "pass-by" trips, that is cars drawn from existing traffic on near-by streets.
36 These vehicle trips are not considered "new," but instead are comprised of drivers who are
37 already driving on the adjacent street system and choose to make an interim stop at Chipotle's.
38 Using the Institute of Transportation Engineers (ITE) Trip Generation Manual, the professional
39 Traffic Engineers determined that the Chipotle restaurant would generate 20 trips during the PM
4o peak hour. However, they also determined that 8 of those trips would be "pass-by" trips,
41 resulting in 12 PM peak hour trips.
42
43 The Department of Public Works reviewed this study and found it acceptable. They also found
44 that this number of new cars during the PM peak hour would not erode the existing level of
45 service to a significantly worse level of service.
46
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
10
1 It should be reiterated that the City is planning to widen East Perkins Street in front of the
2 project site that will improve traffic flow and levels of service at the intersection. The City has
3 reached an agreement with the Property owner to make a financial contribution to the widening
4 project. The layout of the project anticipates the eventual widening, which is expected to occur
5 in the near future.
6
7 In terms of access, the study recommended that the curb cut on Orchard Avenue be as far to
8 the north as possible to avoid conflicts with the adjacent intersection. The proposed site plan
9 does just that — making sure the access/egress point on Orchard Avenue is as far to the north
10 as possible taking into consideration landscaping, parking and utility infrastructure requirements.
11
12 Similarly, the curb cut on East Perkins Street has been placed as far to the west as possible.
13 Pursuant to the study, a "right Turn Only" sign will be placed at the exit onto East Perkins Street
14 to preclude drivers from turning eastbound out of the site onto East Perkins Street.
15 Based on the findings and conclusions contained in the Traffic Study, as well as the design of
16 the project, which incorporates recommendations contained in the study, staff is able to
17 conclude that the project will not result in significant traffic impacts in terms of levels of service
18 or site access and circulation.
19
20 Parking: The Urban Center zoning classification requires a maximum of 1 parking space for
21 every 300 square feet of restaurant square footage. The maximum allowed standard is different
22 than the traditional minimum required standard, and is intended to promote walking, bicycling,
23 and the use of alternative transportation. This approach is becoming standard in dense urban
24 environments and where "over-reliance" on the automobile has clogged local streets and
25 caused levels of service to become untenable.
26
27 The proposed restaurant is approximately 2,300 square feet which requires a maximum of 8
28 parking spaces. The project includes 20 parking spaces which requires an exception to exceed
29 the maximum allowed amount. The applicants are comfortable with 20 dedicated on-site spaces
3o and believe this number of spaces will provide adequate on-site parking for their customers. It
31 should be noted that the adjacent Pear Tree Shopping Center has ample parking and there will
32 be a relationship between shoppers at the Center and the new Chipotle Restaurant. A
33 dedicated pedestrian access will be provided between the two land uses (See Landscape Plan
34 — Attachment 3). This access path will be carefully constructed to avoid impacting the existing
35 Redwoods trees in this area.
36
37 Staff is able to conclude that the proposed approach to parking is reasonable and appropriate
38 and has including a finding supporting the exception to allow 20 parking spaces.
39
40 Comments from Reviewing Departments. City Departments submitted comments and
41 recommended conditions of approval (see attachment 7). The recommended conditions have
42 been shared with the applicant and are included as Attachment 2.
43
44 Site Development Permit. The Ukiah City Code requires approval of a Site Development
45 Permit to construct the proposed restaurant.
46
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
11
1 The findings required for approval of a Site Development Permit and Use Permit along with staff
2 analysis is included in Table 4 below.
3
4
Table 4: Site Development Permit Analysis
Required Finding Analysis
The proposed project is consistent the goals and See Table 1 above
olicies of the Cit General Plan.
The proposed project is consistent with the See Table 2 above
provisions of the Cit Zonin Code.
The location, size, and intensity of the proposed The project is relatively small, but located on a
project will not create a hazardous or inconvenient busy street corner. The Department of Public
vehicular or pedestrian traffic pattern. Works required a Traffic Study to analyze the
levels of service and potential circulation/access
issues associated with the project. The Study,
prepared by a professional Traffic Engineer, found
the proposed use, parking arrangement, and
vehicular/pedestrian circulation plan adequate and
safe. The Public Works Staff agreed with the
findings and conclusions of the Traffic Study.
The accessibility of off-street parking areas and the See response above.
relation of parking areas with respect to traffic on
adjacent streets will not create a hazardous or
inconvenient condition to adjacent or surrounding
uses
Sufficient landscaped areas have been reserved for The landscape plan meets all city standards and
purposes of separating or screening the proposed will adequately screen the small building and small
structure(s) from the street and adjoining building parking lot.
sites, and breaking up and screening large
expanses of paved areas.
The proposed project will not restrict or cut out light The proposed building is one-story small, and
and air on the property, or on the property in the situated up on the sidewalks of Orchard Avenue
neighborhood; nor will it hinder the development or and East Perkins Street. Therefore it will not
use of buildings in the neighborhood, or impair the restrict or cut out light and air on the property, or on
value thereof. the property in the neighborhood; nor will it hinder
the development or use of buildings in the
nei hborhood, or impair the value thereof.
The improvement of any commercial or industrial There are no residential zoning districts nearby that
structure will not have a substantial detrimental would be impacted by the proposed project. The
impact on the character or value of an adjacent project site is surrounded by commercial zoning
residential zoning district. and commercial businesses.
The proposed development will not excessively The project site is located in a dense urban
damage or destroy natural features, including trees, environment and was previous developed with a
shrubs, creeks, and the natural grade of the site. commercial land use. No trees, shrubs, creeks, or
the natural grade of the site will be impacted or
altered as a result of the project because none
exist on the site and the property is level and ready
for development. The existing Redwood trees on
the parcel to the west will remain and will not be
impacted b the pro'ect.
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
12
There is sufficient variety, creativity, and The City Design Review Board reviewed the
articulation to the architecture and design of the proposed project twice and after a number of
structure(s)and grounds to avoid monotony and/or modifications, found that it had sufficient variety,
a box-like uninteresting external appearance. creativity, and articulation to the architecture and
design and would avoid monotony and/or a box-like
uninterestin external appearance.
1
2
3 ENVIRONMENTAL (CEQA) REVIEW
4
5 Based on the discussion below, the proposed project would not have a significant impact on the
6 environment and is exempt from the provisions of the California Environmental Quality Act
7 (CEQA) pursuant to CEQA Guidelines Section 15303, Class 3 — New Construction of small
8 structures. This determination is based on the following:
9
10 1. The proposed project is a restaurant that is less than 2,500 square feet in size.
11 2. No significant amounts of hazardous waste would be stored or used on the site.
12 3. All necessary public services, such as fire protection, police protection, sewer, water,
13 electric, gas, ambulance, etc. are available to serve the project.
14 4. The subject property and surrounding area are not environmentally sensitive.
15 5. Low Impact Development site design is being used in the construction of the project.
16 6. The Traffic Report submitted for the project that concluded that the anticipated trip
17 generation and proposed access and egress for the project would function adequately
18 and not cause traffic impacts.
19
20 CONCLUSION
21
22 The owners of a small, but important "Gateway" parcel have submitted a site development
23 permit application to construct a Chipotle Mexican Grill restaurant on the site. The project will
24 create 30-35 new restaurant jobs and 25 temporary construction jobs in the community and will
25 develop an infill parcel that has been vacant for many years. The applicants, along with the
26 Chipotle Architect have worked closely with staff and the Design Review Board (DRB) to resolve
27 a number of issues and present a project worthy of Planning Commission consideration. The
28 DRB and Staff are pleased with the final site planning, landscaping and architecture, and are
29 recommending approval of the project.
30
31 PUBLIC NOTICE
32
33 A notice of public hearing was provided in the following manner:
34
35 ■ posted in three (3) places on the Project site on June 12, 2015;
36 ■ mailed to property owners within 300 feet of the project site on June 12, 2015; and
37 ■ published in the Ukiah Daily Journal on June 14, 2015.
38
39 As of the writing of this staff report, no correspondence has been received in response to the
40 notice.
41
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
13
1 DECISION TIMELINE
2
3 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The
4 PSA requires that a decision be made on the project within 60 days of the application being
5 deemed complete. This application was submitted to the Community Development and
6 Planning Department on April 30, 2015 and was deemed complete on May 27, 2015. As such, a
7 decision must be made on the project no later than July 27, 2015.
8
9 Attachments
10
11 1. Draft Site Development Findings
12 2. Draft Conditions of Approval
13 3. Project Plans/Photo-Simulations
14 4. Focused Traffic Impact Study
15 5. B-2 Infill Area Compatibility Analysis
16 6. Preliminary Standard Urban Stormwater Mitigation Plan (SUSMP), Dated May 12, 2015
17 7. Staff Comments and Recommendations
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
14
1 ATTACHMENT 1
2
3 DRAFT SITE DEVELOPMENT FINDINGS
4
5 DRAFT SITE DEVELOPMENT PERMIT FINDINGS
6 TO ALLOW THE CONSTRUCTION OF A CHIPOTLE MEXICAN GRILL RESTAURANT
7 AT 596 EAST PERKINS STREET, UKIAH
8
9 The following findings are supported by and based on information contained in this staff report,
10 the application materials and documentation, and the public record.
11
12 1. The proposed Chipotle Mexican Grill Restaurant project, as conditioned, is consistent
13 with the goals and policies of the General Plan as described in Table 1 of the staff
14 report.
15
16 2. The proposed Chipotle Mexican Grill Restaurant project, as conditioned, and with the
17 requested exceptions supported, is consistent with the Zoning Ordinance as described in
18 Table 2 of the staff report.
19
20 3. The location, size and intensity of the proposed Chipotle Mexican Grill Restaurant would
21 not create hazards to vehicular or pedestrian traffic because the traffic study for the
22 project revealed that the vehicle traffic generated by the project would not significantly
23 erode the levels of service of adjacent streets.
24
25 4. Based on the findings and conclusions contained in the Focused Traffic Study, prepared
26 by Whitlock & Weinberger Transportation, Inc., it is found that the proposed access and
27 circulation design for the project site is adequate and will not adversely impact the
28 public's health, safety and general welfare.
29
30 5. The Chipotle Mexican Grill Restaurant would be constructed on a vacant lot in a densely
31 urban area and would not create conflicts or create hazardous or inconvenient
32 conditions because its design has been guided by the City General Plan, a professional
33 traffic study, LID storm-water elements, the Downtown Zoning Code, and the Ukiah City
34 Code.
35
36 6. The Chipotle Mexican Grill Restaurant project would not remove any existing
37 landscaping and would provide ample landscaping to meet the requirements of the
38 Ukiah City Code.
39
40 7. The Chipotle Mexican Grill Restaurant project would not cut out light and air on the
41 property, or on the property in the neighborhood; nor will it hinder the development or
42 use of buildings in the neighborhood, or impair the value thereof, because it would be a
43 small single story structure with ample yard setbacks to the adjacent building to the
44 north. No existing buildings are located adjacent to the west, east or south.
45
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
15
1 8. The project will not destroy any natural land features or creeks because none exist on
2 the site, and no trees must be removed from the property.
3
4 9. The design of the Chipotle Mexican Grill Restaurant project was reviewed by the City
5 Design Review Board twice and after a number of modifications requested by the Board
6 were incorporated into the project, the Board voted unanimously to recommend approval
7 of the project.
8
9 10. The project is compatible with surrounding land uses and would not be detrimental to the
10 public's health, safety and general welfare because the site is located in an area with a
11 mix of commercial land uses including other restaurants; would not create new traffic
12 issues; would not adversely impact pedestrians in the area; and would not conflict with
13 site design and architectural standards for the area.
14
15 11. The project has been reviewed by all City Departments including the Police, Fire and
16 Public Works Departments, and none of these Departments have identified any potential
17 impacts to the public's health, safety or general welfare.
18
19 12. The darker color alternative for the proposed building would provide a more attractive
2o structure because it would blend and harmonize with the existing surrounding
21 development and adjacent Redwood trees better than the white color alternative.
22
23 13. The requested exception for exceeding the number of allowed parking spaces (8
24 allowed, 20 proposed) is deemed reasonable and appropriate for the following reasons:
25 1) There is no on-street parking on the two streets fronting the project site; 2) While
25 there are parking spaces in the adjacent Pear Tree Shopping Center, these spaces are
27 intended for use by the commercial developments within the center and there is no
2s guarantee these spaces would be available for Chipotle restaurant customers; and 3)
29 The proposed parking is located behind the proposed building and would be shielded
3o from view by the building, which is consistent with the intent of the Downtown Zoning
31 District.
32
33 14. The requested exception to build a single-story structure rather than the required two-
34 story structure is reasonable and appropriate because there are no two-story structures
35 in the area and a two-story Chipotle Mexican Grill would appear overwhelming and out
36 of character with existing commercial development in the area. Additionally, the subject
3� parcel is one of the first parcels on the eastern end of the Downtown Zoning Code area,
3s and a two-story building at this location would appear abrupt and would not allow for a
39 smooth transition to taller buildings in the historic downtown.
40
41 15. The requested exception from the requirement to build across 70% of the East Perkins
42 Street frontage is reasonable and appropriate because the parcel is small and to do so
43 would eliminate one of the access/egress points and preclude compliance with
44 landscaping requirements, which would make the project infeasible.
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
16
1
2 16. The proposed project would not have a significant impact on the environment and is
3 exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant
4 to CEQA Guidelines Section 15303, Class 3 — New Construction of small structures and
5 detailed in this Staff Report.
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
17
1 ATTACHMENT 2
2
3
4 DRAFT CONDITIONS OF APPROVAL
5
6 DRAFT SITE DEVELOPMENT CONDITIONS OF APPROVAL
7 TO ALLOW THE CONSTRUCTION OF A CHIPOTLE MEXICAN GRILL RESTAURANT
8 AT 596 EAST PERKINS STREET, UKIAH
9
10 1. Approval is granted to allow construction of an approximate +/- 2,378 square foot
11 Chipotle Mexican Grill restaurant as shown on the plans date stamped April 30, 2015
12 and the LID Site Plan contained in the Preliminary SUSMP dated May 12, 2015.
13
14 2. Plans submitted for a building permit shall be in substantial conformance with the plans
15 conditionally approved by the Planning Commission and shall include the dark brown
16 color alternative.
17
18 3. Construction hours 7:00 a.m. to 7:00 p.m. Monday through Friday. Saturday 9:00 a.m.
19 to 4:00 p.m., unless specifically approved by the Public Works Director. Construction is
20 prohibited on Sundays and holidays recognized by the City of Ukiah, unless approved by
21 the Public Works Director. Interior construction is exempt from these hours provided
22 that construction noise is not audible at the project property lines.
23
24 4. On plans submitted for a building permit these conditions of approval shall be included
25 as notes on the first sheet.
26
27 From the Building Official
28
29 5. A Geotechnical Report is required.
30
31 6. An approval letter from Mendocino County Environmental Health is required for the
32 commercial kitchen prior to the issuance of the building permit.
33
34 7. The plans will need to show compliance with the nonresidential requirements within the
35 California Green Building Standards Code which include but are not limited to: storm
36 water pollution prevention, bicycle parking, clean air/vanpool/EV parking stall, light
37 pollution reduction, grading and paving, indoor and outdoor water use, primary exterior
38 door is protected with 4 foot overhang or awning, construction waste management plan
39 to recycle > 50%, maintenance and operations manual, finish material pollution control
40 (low VOC's), and exterior noise transmission.
41
42 8. An accessible path of travel to the trash enclosure is required.
43
44 9. A urinal is required in the men's restroom.
45
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
18
1 10. Each type of seating in the restaurant is required to be accessible, so that if bar seating
2 is provided then a portion of that type of seating will need to be accessible.
3
4 From the Fire Marshal: No Comments submitted
5
6 From the Police Department: No Comments submitted
7
8 From the Public Works Department
9
10 11. The project triggers requirements of the LID Technical Design Manual, and a Preliminary
11 SUSMP has been received. We request that the property owner or developer sign and
12 date the acknowledgement section of Page 6 of the Determination Worksheet.
13 12. Prior to construction of site improvements, a final grading and drainage plan, and an
14 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for
15 review and approval by the Department of Public Works. The plan shall include the
16 detailed design of the proposed storm water best management practices (BMPs).
17 Drainage improvements shall be in compliance with the City of Ukiah's Phase I Storm
18 Water Permit and the Low Impact Development Technical Design Manual (LID Manual).
19 A final drainage report and Standard Urban Storm Water Mitigation Plan (SUSMP) shall
20 be provided to support the design of the proposed drainage system.
21 13. The project engineer shall provide direct oversight and inspection during project
22 construction, with special attention to implementation of best management practices for
23 sediment and erosion control, and the proper grading, installation, and landscaping of
24 the stormwater BMPs. Upon completion of the work, a report shall be submitted by the
25 project engineer to the Department of Public Works stating that the improvements have
26 been completed in accordance with the approved plans and conditions of approval, shall
27 function as intended, and all areas have been permanently stabilized to prevent
28 sediment and erosion.
29 14. Maintenance and inspection of all post-construction best management practices (BMPs)
30 are the responsibility of the property owner. In accordance with the LID Manual, a
31 legally binding, signed maintenance agreement approved by the City of Ukiah is required
32 for the proposed stormwater treatment planters and all post-construction BMPs, and
33 shall be recorded prior to final approval of the building permit.
34 15. Sidewalk and dnveway improvements within the street nght-of-way shall be designed to meet
35 accessibility requirements. Prior to construction, improvement plans shall be prepared by a Civil
36 Engineer and approved by the Department of Public Works for all improvements within the street
37 nghts-0f-way. Public sidewalks located outside of the street right-of-way will require a sidewalk
38 easement dedicated to the City.
39 16. Any existing curb,gutter and sidewalk in disrepair adjacent to the subject property shall be
40 repaired. Abandoned driveway approaches and curb openings shall be removed. All work shall
41 be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by
42 the City Engineer.
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
19
1 17. As directed by the City Engineer,construction of final Perkins Street frontage improvements may
2 be deferred until the Perkins Street/Orchard Avenue intersection widening is completed, in which
3 case frontage improvements would be constructed by the City. Prior to issuance of the building
4 permit,applicant shall pay to the City the approved Engineer's Estimate of cost for deferred
5 improvements for Perkins Street curb,gutter,sidewalk,driveway,and comer ramp fronting the
6 subject property.
7 18. All work within the public right-of-way shall be performed by a licensed and properly
8 insured contractor. The contractor shall obtain an encroachment permit for work within
9 this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3%
10 of estimated construction costs.
11 19. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
12 tested, and repaired or replaced if required. Sewer connection fees shall be paid at the
13 time of building permit issuance.
14 20. Capital Improvement fees for water service are based on the water meter size. A fee
15 schedule for water meter sizes is available upon request. Additionally, there is a cost for
16 City crews to construct the water main taps for the proposed water services to serve the
17 project.
18 21. Irrigation services shall have approved backflow devices.
19 22. Pursuant to the recommendation contained in the submitted traffic study, the driveway
20 onto East Perkins Street shall be signed for right turns only so that outbound motorists
21 would avoid conflicts with the queues that often form in the eastbound left-turn lane on
22 East Perkins Street.
23 From the Mendocino County Environmental Health Department
24 23. Prior to the commencement of construction, the applicants shall submit for review and
25 approval a complete set of plans for a new food facility with manufacture's material and
26 equipment technical specification sheets, a proposed food menu and a major plan
27 review fee for a permanent food facility.
28 From the Mendocino County Air Quality Management District
29
30 24. The applicants are encouraged to consider the installation of a metered or unmetered
31 electric vehicle charging station.
32
33 From the City Electric Utility Department
34
35 25. The applicants shall comply with all the requirements listed in the Electric Utility
36 Department Memorandum from Jimmy Lozano, dated May 5, 2015 and included in
37 attachment 7.
38 Standard Conditions
39
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
20
1 26. No permit or entitlement shall be deemed effective unless and until all fees and
2 charges applicable to this application and these conditions of approval have been paid in
3 full.
4
5 27. The property owner shall obtain and maintain any permit or approval required by law,
6 regulation, specification or ordinance of the City of Ukiah and other Local, State, or
7 Federal agencies as applicable. All construction shall comply with all fire, building,
8 electric, plumbing, occupancy, and structural laws, regulations, and ordinances in effect
9 at the time the Building Permit is approved and issued.
10
11 28. All conditions of approval that do not contain specific completion periods shall be
12 completed prior to building permit final.
13
14 29. This Site Development Permit may be revoked through the City's revocation process if
15 the approved project related to this Permit is not being conducted in compliance with
16 these stipulations and conditions of approval; or if the project is not established within
17 two years of the effective date of this approval.
18
19 30. Except as otherwise specifically noted, the Site Development Permit shall be granted
20 only for the specific purposes stated in the action approving the Site Development
21 Permit and shall not be construed as eliminating or modifying any building, use, or zone
22 requirements except to such specific purposes.
23
24 31. The project shall comply with the following requirements to reduce air quality impacts
25 related to project construction:
26
27 32. All grading shall comply with Mendocino County Air Quality Management District Rule 1-
28 430, Fugitive Dust Emissions.
29
30 A. All activities involving site preparation, excavation, filling, grading, road construction,
31 and building construction institute a practice of routinely watering exposed soil to
32 control dust, particularly during windy days.
33
34 B. All inactive soil piles on the project site shall be completely covered at all times to
35 control fugitive dust.
36
37 C. All earth moving and grading activities shall be suspended if wind speeds (as
38 instantaneous gusts) exceed 25 miles per hour.
39
4o D. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires,
41 poorly covered truck loads, or other construction activities shall be cleaned each day
42 prior to the end of construction activities using methods approved by the Director of
43 Public Works/City Engineer.
44
45
46 33. All lighting shall comply with the following requirements:
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
21
1
2 ➢ International Dark Sky Association approved fixture or equivalent;
3 ➢ Design compatible with the structures on the site.
4 ➢ Downcast, full cutoff fixture(s);
5 ➢ Pole height similar to any existing poles.
6 ➢ No light impacts or spill-over to adjacent properties.
7
8 34. Prior to the grant of occupancy, a minimum of 4 bicycle racks shall be installed in close
9 proximity to the entrance to the restaurant. Additional bicycle racks are strongly
10 encouraged.
11
12 35. Prior to the issuance of a grading or building permit, a Final Landscaping Plan shall be
13 submitted for review and approval by the Planning Director or designee. Installation shall be
14 completed prior to the Certificate of Final Occupancy unless the Director determines that an
15 alternate planting schedule would be more favorable to the plants. No lawn/turf shall be
16 permitted.
17
18 36. All required landscaping shall be properly maintained to insure the long-term health and
19 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to the
2o following:
21 a. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
22 according to the season, i. e., more water in summer, less in the winter.
23 b. Additional watering shall occur during long periods of severe heat and drying winds, and
24 reduced watering shall be used during extended periods of cool rainy weather.
25 c. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
26 fertilizer according to the recommendations of a landscaping professional.
27 d. Weed killers shall not be used on or near trees.
28 e. The tree ties and stakes shall be checked every six months to ensure they do not
29 constrict the trunks and damage the trees.
3o f. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage
31 the trunk of the tree and its overall growth.
32 g. Any tree that dies or is unhealthy due to pests, disease or other factors, including
33 vandalism, shall be replaced with the same or similar tree species, or an alternative
34 species approved by the department of Planning and Community Development.
35 h. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
36 pruning shall follow standard industry methods and techniques to ensure the health and
37 vitality of the tree.
38 i. Failure to comply with the requirements listed above could result in revocation of the Site
39 Development Permit.
40 37. The applicants shall submit a Final Sign Program that includes the designs, samples of
41 materials and colors for all signs proposed to be installed on the subject property to the
42 Planning Department for determination of consistency with the approved Sign concept.
43 For the project. The Director may approve minor deviations or modifications to the
44 approved signs compatible with and in substantial conformance with the overall design.
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
22
1 38. This approval is contingent upon agreement of the applicant and property owner and their
2 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
3 agents, officers, attorneys, employees, boards and commissions from any claim, action or
4 proceeding brought against any of the foregoing individuals or entities, the purpose of which
5 is to attack, set aside, void or annul the approval of this application. This indemnification
6 shall include, but not be limited to, damages, costs, expenses, attorney fees or expert
7 witness fees that may be asserted by any person or entity, including the applicant, arising
8 out of or in connection with the City's action on this application, whether or not there is
9 concurrent passive or active negligence on the part of the City. If, for any reason any portion
10 of this indemnification agreement is held to be void or unenforceable by a court of
11 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
12
13
14
Chipotle Mexican Grill Restaurant Project
Major Site Development Permit
596 East Perkins Street
PC June 24,2015
23
i
.�
.
0
�
_
�
D
�Xr� W
w....Z�
aAAmc�
�i,°v!°vmm�
�N N V Z�
�iooiv�m � n D D m z m n
�m�oom m fl � -I A D 0 m
3 1 0�N A-I D tm/1 � 2 � 2 � �
n v� Z � D m D C
v
n � � � � � �
N r r l'1 m �
m C
N � Q�O Z D C � 3
N m <
Z 2� � � m
n' � �
� � �
Z 2
� D
m 0 I
Z n
I � m
z �
� 1 '
�
I
I
i
� ^ f I �-
� J � _
,. _ o �
r-- --_ - � ;:
l � �i , :�
,
�til � i___�-�
; 'ti
�� ;, ,, _____________�,�
1��. - � ,� � � , ---_� � _ _____-
� � � � �__--__-=_--
��,
� _ - �
N C ` �r
N x � � . 1 ' - _ ���
N � � f+_ V1 ^ � /� y `� y1
o m u m _ �
� " � ��c � o ��
o � u� t �> ---_--
= Z ..� � , �_—____-- —-
�.
� {I � � _
'� �� o C � � -- -_=�_,
' `�' �� €�� � � ' � �__-_-- �,,,
i��E,� " _ ; - 'l _ ___'t�,
�
Il,�: ; a ,; E' o o . _ -
I� �
.,�'��� 9 i
�
t
�
�� • � � �
� �J �� I
r � �
i ---- ' I�1
� �: _ '�--- _�-
— , -
'�r-J �--�_
�
v vr � Z tn r v
� D � � m Z �
v
� � D � A Z Z
m m
D � v C � � x
C � m D
� m
� z
� . n T
� � o
o D
�
�
b � � �
� � m
°C a � m
� N C
� ° m
`� v
�
.�"' � �ti
.
; � �
= o
s,�t �,�Y
0
D
��+�y
��m- A
m •rZ�c''
w P AmC�
�n°�n°��m<
�N.f�71 V Q�
A(DO N' m
�T V O O
3�mcna�
i
--- -----------------------------�
I I
I —
�- i � O I_ - -IZ I IWOMEN o �; O� �
J �
� Q � � � � �' �^, —
i I
i �-
O
i O � �as � � ' ,� --
i o � �
i
� O L� , � — ] /
i O
� ,
i � �� �, �
i -
i � � � • �
i v_ ,
ti �� � , . .� �
� O I� .r s...+ ..: .
�{` t.�'"� L ' m
� C 2 I ��� ��� � i, � �n� I Z - - � �
�:
,�, � � I � ��� ��� O�� �J � ❑ ❑ �
Q = O W r � I � O � � � I � � 7T T n T 7r -
� m N � I O�� O�� O�� [] � � � _ ���
N I _-
O �
= � i a— � � 6
z i
i ��'` �`,
' �.�. ��y �' �� '( � ,-.}C ...� r � �
.
�`. � ��._ �-� � ; 1
I __ - - _ �, 1 f
I
I
� m v z D r 'o �n
� z � � z Z Z <
� D � � z O � n
m Z m n C Z D r^
� � � m C � N �
� O � � � m D D
� Z
t�i� N m Cl
� � m
n „
� O
O D
a
m
�
�
N
,+�" Cti
.
; � 9
= w�� o
°n,�t �,�Y
.
0
D
���D
��m_ A
�„rZ�w
mAAmc�
�N N���
• m
�mmwz�
�<nrn•�p�
��°mmwm
3 j'mc°na�
- -- — - , -
�`='"�
-- I �
�
i � � �
0
--- � �
O
�
�
�
�
� _ - f
^' � I
N � �
\ D O \ �
N =
O m A
� ii m �
f+ � i
o Q
_ �
m
r
m .
, � , , , �.
O
Z
�
O � '
� � .
� � �
x ��. '
. ,
.
I
,
�
1 � I � � � X
� � ' c c c �
� m
� n n �
� z o 0 0
c a sk �
'.
I 3 "' ~ T
; � Z
o `^
� _
m �
� z �
O ^'
Z Z
I � v
I D T T
� Z Z
C m m
� v �
Cm p�p
� 3 m m
�2 C � � C C lO m C Gl C m � � Z Z
m � �
m z 0 � n � � D n Z A 0 � T 2 S
m � T � Z m � � m � D � D
,-. v c� ,.... � n ,� �o
o � � p c � C � z D x ^' v p � a z D
� � D 3 Z ~' � � O Z �"' D � � D� � � Z
o A � v � N o � O � v o m � m m
m D � v m D = � �
� � C 0 � � � = O
Z D m � Z D � �
D 0° r^ D p0 f'1 Gl 2
� r -n � r =
m
z m y �c
I � O Z � 0 � Z m
O n -I O n p �
�� � r � D D � I
v � o j T v+
a
z �
� �
x o
�'a • c,y A
.
I 'Oo
_
4�<< .��y �
L__
i
:
�
o �
D �
�TD'�D
3>cm- A I
m••�Z�a' �
000mc�
�n�n��m< '
�NC�n V O� ..— �•. � .
tOON' �
n NODOONmm .,'
3�OVDNA—I '
,r' '_—
rr'' �
V V
1 �
�' o
—--- �.�� �
' !, Oo
- :;� �
:,� � �
. - -- -�-�
,�
�
,
�'
,
�
� �
N C =
N � �
� n � W T
N S –� � �C
� ^' °-'- m
„ �p �
o �
= 7�
m
r
m
a �
� I
0
z
�
m
a
�
�
I
I
Itn tn m
C C C �
� m
n � �
z O O p
c a sz �o
� N N T
tn Z
O N i
� 2
I m r
T m
A �
O ^'
Z Z
i
� v
I � D T T
� Z Z
C m m
3 v �
m m
i Z � �
� W O�
m m
I � T T
Q Z Z
/ A Vf V1
T = _
I � I ? Z D
� Z
� �
-�I � D �'p v 3 � v+ � I r2 � m
m m G1 0
C � Z � �
n m � � z � � D n n G1 x
O � Z rn n � n O m O =
Z N Z � D � O Z �-#+ N � Z m
N � � v tn O -� O 2
� I m � z I O < � � t�i+
Z D z � T
p v � m � � �IS Z �
� O m r � O D 2 O
� �
+,�a• C,y o ,°o � � o ? o � �o
� � p D
':O� ° <
4,t` �^O
- .i
�
�
� �
D
T�D
i��m- A
iy..�Z��
c,AAmc�
Tn°�i,°v�m<
�N N V�1
fOON' D
n(J1 W OD N mm
3��NA--I
� � � -
' N C 2 ♦
N � � . � .
\ D � w m
p 2 "'� � X
�• m m -I _ - —-
tn ii � i
o �
_ �
m
r
m
� j- --y,
Z I ���a:
�..�
�L -
N r ^`�
--i �_� '
r.
C�
JL
u
�
�,r]i
C�_�� '
�`l
�
U�
�. _ -.�
cn v+ m
C C C �
� m
n � �
z O o p
c �s a z
� � N F-� -n
tn Z
O �'
z =
m �
m
z �
O ^'
Z Z
..i v
D T T
� Z Z
C m m
f;" I Z v v
m m
� �
� � � �
I � m m
I ,� T T
I I 0 Z Z
� � �
T = _
Q m � r � � N � 0 � �
� Z I Z D D
n � � 3 D � D � � � �
m n � Z n O m O �L 0 m
T v p � C � D i-�+ r.�i = � �
D � Z 3 O 2
Z � v � Iv, O .� f1 (,�j = .
IS Z D p < �O � Z m
m
�-'�0 D � �' m r � n Ll
r D
� �.O m � ,� O � D D v�i
°�� 0o D � Z ��� Z z
i�± ° < �± = o
`yM ' ('``- �
r�
> � �
= O
°,o,t` �,\Y '
�
.
0
�
D
Ty�D
�X� cAa
y....Z(!7
mAAmc�
�n°�n°�mm<
�����1
tDON' �
°rnvoomm
3�WNA—i
V V
� �
I
0
� �
\ � J O
N C O
N 7C � . g
N D O� \ 1'r1 \ d � O
O = r A � ' � � ' � �
c�„ ^' u m
� �
o Q �_ �
m
< �
D
�
O
Z
�
Z
O
�
�
x
�
i
�
�
tn tn m
C C C �
f I n n m
� c� n �
' Z O O p
c a sx z
I � N F+ T
N Z
O �'
I I A 2
m �
m
� G'1
O r^
Z
� v
T ��
Z �
rIm i0o 0 C Z Z
0 �,O �.ID 3 v �c
o � � -�^j �_ O � �' � i°- � Z m amo
D
' � 0 C C � T� C n' C � � 3 W 00
°= � n n °= -��i � D n °= � m m
O O O � O �' T T
st st a r" st O Z Z
N F+ F+ N � � �
T = _
A � .
� D D
� � Z
�L ^� m
� � o
x �
= G� x
D �
� Z m
�
T D N
v � T
D
Z �
� �
2 O
`aa • (y z
.
,O�
= O
°.p,i c �^Y
y l � l �
r
� . �4
2 �,.�,+� � ''� - ��
� /► � � ;,�. _ �
� �t �
rr-i 4; � 1'Y. . � ,.* �
(� L , ' �;.• .
� „''•� ' � '
� a� �n. -�i� ��
• C/) � .
�i • .
� f
. `.
�+
�
; .,
� ,Y•t�
� ' �
`J '•�YL.
7' �
�
� � 'y t• �
r y ^� �
� � • 1'
T, '�, •.R,1� . • . •'J�,i
_ �
�� � �
� r� �`
.yfa. P�� � v . '. ':S
, �
,. p4. ,� f f - . . , ir .
I . . . .
�s ' � � . - __�� _ . _. . . r --.'-.. . ._
�
4� f ' � t
.4 C
Y � _ o e , .
n� .� .
1 �
4l; � t
� f � m
l � ; e��, '.
� •.
� �
� � .3 �- — � .F� � '�• .
. � .' ;__. ,, — =� -
`,� �., �� .
�
� � l� , � ; . _ �,
�. :
— r • ''_ ` �� . �.
� ,. r
;�' ' �, ;� ��a
— si + �� i; '� + —��r�'-
�` � #-
� ' � �'� '-' .
i . ,
• ��, ',
� fg '� *a
�. ��� �' �
y M 1��1{
`�t
Y '
I�
'� �r t
� �A
r,
#M ,[ � .
i
� -
4'_ •
Y �
T ,�• •
,r-
j '
r1
{ � fi i
�,
•� 'S
J1 j - + 7 t�
'f � ` • , :"_��'•..L��'�,�
� 'r1'•� • �v'1 S ��+ � ��f%
e�,� ���•.
��llr' �� ' . .,o: . .,f;ti' y.
�, ��.Y'•1 . . 'aa.�.�•°� •�
.�1!!,���\�.
r-� �'� •*,�. .:h
� ��. '��. : '�.•+�,,�.. .__r
^ . . .�.'a�. .:�.
-•� �F ���,• ":�� • '.a:�'
•�'[��� � a,�. , • �.�''�n _
r •..Y� .e •fw.�
r. *�,�f J \ �� �;.fti
.�
_ � , � �'� `
� w � ' ��
� J�. � � � .
°-��.��
i a •
'r� �
' _ , . t�,,�.
�' �i
,i`
�� � " ��,. ..,n�+��,.. ��, . i 1� �
- .�...
y� �
.�.: 1 ( � �� +t a
7�.9 �'' ��"
� ' p �E
�' -� �, ���,� t.
Q . � , ,' r
�.
D � ��:; .
n � R � �
_ '► �, _' f
n +' � ��` � � '` I
� ; •�� , �
. cn � . �`� +
t � r � �
� �
,
'`� `�S, �
�p ;�. �� j
� � � if
y � � �
. , I ;� ;' , �
1.� 1 � �; ` IF' II �
.t� ' ; ' �� '�� f �
� �� , �, � �
�� � _ , ,
�
, �, ,
�, � � _
� ��� �, ' ,
1 , r�j '��`1
`�,` +
a":. '.l
� '�± I �
1 �'' i?+�' I ' , • -
;� �;;.
� -� t � �
�_� �f �: � -.
�� ��i . . �� r.
, � I:�
r� � �}��=
.; , �
. �N. �_�
.
_. ::
�, ^� � • ..r "
ti � . .
w� � . � -
� � . �
� 5.
_ ,ar�. n •
_ _ . ,
_ � �� � `t -
' O
�,�. �
�.
m
L�,. L
�� � r'
�� . � ,. '
. ,c
t , •
�-�f- .c, .'-t
U�V. `
a•
�r .. . . .
'.��
�;�,Y.:
. _..
�"'c`•'
•...,,•�; •
_"�`;� .
.:t. � _ •
�il•h�~�.4 • ���
S;M�ri �r•'
�.3:' ' , . �",.
_ / �� , ' . ��I
�`.. �
r. .
a;=,r"' \
•J' ' .
i:/� . •
:�r
� ;+'�' � -
.��!;.
rn.:;M1 i74 �di�'.�.1�_.i . ., .�
•. ��
r' A"�:1. ,��', � .
, S,M��� r�� .
I `"' r i ���
1.` }j ''jw � �
iztiz_,� �
' t � •
:ir
�r. N
8 r��;• �. .
�� -:��a•' + �' ��.
1aw�� �''��
�� `'�I�
a; � �
�• �, . �
a' � �
+,
� • ,
`' f
• �,4�
1 } �
�
D . ,
2 ■� . ��' t _ -
� � ! �ti }' � ' �� �
n ' � � ��;. . .
� t , � i��i��l� n— '
. cn ,� •Y� :�;��::1,,, - i, I
^r , 1 �s:��.'• _ _
� �. .
+ 1 } �� � . _4 �f:: _ .-:-.
. � ` w '. y '1i:r ; .
.;�r,, �f ' . • Y .' ,' l _ �.F..-�� I '= ..
��j . . .•a' : . _
I ' `'T" . , ' Y
�ij�'� 1� . ` �
� `�9�����{ '� ' .
i .w��" �` • �
� '��•. y�y:�l �� '11��. ,.�
� �:".:Jx: ,- ' . '. �.
� . ^,�_, ��;:
• � . '��,'!'l?, � ( 6� �y,s._...
' + �;� y� , C��R:
f ��:.�`r�F �� . _ �
•,t% , r;,�, , .
� � �.�.� , ,
l � - '� �' � :. . , .
� ';.yzrr. �� . . - .. _ :v�,... :r
1' ' ,% i.
� ' •r•fx�� . •a� . .
� .. . ����,;� � -
-a,'�- -
� . ! -
; , I , '' �.y�,;.M
� '':,'^•rvp: ��
� �':'�-'� �.,� r-
�St�•1a• •;• •r^.�� : � � •
� �!�'.'x � a'!�... .-
� • ,'''- � . ��
{ • :`i:4"ie�,'r: , ,8.
-`...j^�� ''�
� i ir��:�,.t-
� �,�, ��,
_ , ;�?��7. �� I� -
. � :F�.� �+� "
i . . �•"`�: � "Y. .{ .
� .`����::G�� o-�-
} ' } •.'..l�l _•�1 O .7}
f ���' •. :� � ��
:;r:•�;� _ r �ti
� .�� �'''`{:r���t�' m ��:
' . �i'"�t f. �'. �'
,'':;..'�' � 4
1'�-j:`�:'+'=�'�- :J
� , '?ti-.'���.��. :�
1 '� � '��r���
' .� • . �.��:� i .. .
��� � � ` .
. �
_ �
���� �, " �
_� .: -
. � � � � .�
�xh
'•�' �,�.y� -+ 'i �.
�;�' ���
��:� :, � _
�� �������''��'" �Y
+ .� -
i �,r '�� y.� �--1: i
y 'i � � f� � *
���� },� ' `
� �- �
� � � � ,
� � '� II
` FV�
, -' � , ;� i'
��� � , �
�
,
. ,
: �
. ^�r , ..
� , .� �,ti ! �..
� ~��
� 1
�j ••1
• � 4' �
1 Y ^��.N � .„..
� , y •}A�Y e'�a•�•'��y�r.
■ ,�4Ii.�K I�
2 + � �• J 7'',�c`�
m � , ",�„' ,��$y �.".��, �'.,�
� , -• •a� "- , F.
� � . � a�.+l� �� Li n
• � `�' � '►
:9�� � f , " r.
�
�
� � .r�
- i',�ys { .
:� ,
��Y ;� ,
=s.
' r • r"
x�;i • r .
r`
��
1'•��.y
����
�.L`�
'�.�
,
�
.C.!,L
-':�� , , '11 ;t
.�
,.
�
�
�
�
� �-
4�,
f�
�
�
�
�
�
�
_ �
� `?.'�.i
— �,-�1r
•�f—
._
� .,.r'. T� .�..,.,.,,� _
, ��,
�. ..r.�rC�z,�y����. !!rrrx� • ii
'�i�•�t.��-�c°.r�� � ��
yt� * �� � r
• �r �. ��
• S.-*Y^ -• .�
.
• r,�+ . � —q •
'.- '�i `+ '��+,� �1+.!�_ � �•: �£
�� , ���t3' � y+ --� �_1 ..
'.�"'A` ���+ +':�►� + _�, ' '�•rY
. �'4 X F i'��. ��j[
..,i",F,,�!'�i���„t . , . _��
'►,�,wy, �,,�e� a,�'��$ � . �� ��=
y +�°y'n� � �g� � ; - � �.;
�i,�I ,fl f.' -,�"';'`f�. � .�-.. � ��._..
'1.�
� �f,�LS i i+u� .
` ,�d '� •r�+�' �i �
p1� � i"':"r`.�� !
�+� ��*�g �"� �'�5^'�I �. �
",�t�• �: � y; � �
'�r� ,8F P.�r���� .r, r � �� ' �
', :.Y��ti� ex �. +�*- s� � . �
I�y �
:" ��3�;�,��� �i•.
. �� . }
�e� -1� �'h� i ,� �.�" ��!.i'r
Y `° �'��nl ,�,,�� �•;,-r �ar .
r -
P `
_°� � .
�4.h�z�,�;���.,r. '�., ��y�
.�•� 'i
..- ��,�•�} ._r.•.��:,,�.F 6.w',� ��;�..
• i y �
.;=��'y�' M ���T�=aT}��`n�y,+ } � . �'/'•
h�j.�S. f
R� � ���« 7 �1'� a,� *'
'r'° ' a, +�-�..+,.++ r " '��'�'��` r I fi7
r��,ri�. ' � ��",-.r �,���� •��'`-- •
� ,'�,Ir �,r•.�� � 1
'� `_� �a i�,�;'..;�•`�'a��:� ;.�'��l� F � � ,
°a� . I�!�Y�"���� .`+�!;7�'�`�"�+: .';-��ii , ' , � .
. . • +��' �'i- �;c�� �r,-. F� , 'r
a��p • �� c�ir� _.,;S�f,s�'Ff�� �, _,:1.� �k.. i � � �, .�,�
� �^. a � r� +�.-,�, P��r P+�i.{C�-.f `j;=r�:L�� K
"'� �,•*.p� ���. ���a'3�{'� 7n��F '+'��' �
. ��
'� ���.}}�-x' +s��•f�S'._�� • tr}!`t
�' f.-y''Ir4i:�. �'a���;�r '.,�.��:�.�� /.�
;�e
•,,`r`��� •'��� .u�,� .� ti�� ��F�+�l�r=+c' � � s r.-�•
I�' F*y �"L r'� ���- � k ��} � � ;�
i ,N
s`� #�r, ,���'�i.• � � �i� ry
P��y.�* ^j R� .,i� ' ��„r_s'
•' �,r�. •�` ��x �F .
"'; �r* fi x: ' .t ►_ �',
w
pV�r�r�f���' . � �
�
.. , ; � - _ •�
�'i � � ' � r
, . . , �p 1 � 1�
- . � �+ � �:�.�-
: � �'�,y� �.
. � . ,� F �F �! .
� 1 � � . � �
� –� • , p , � ' � ,
' � � �� 1
. � Ik
Q . . ;._fi
• ;_ k . le
� � .
D 1 '�
_ � �'?� + �:!t, �,
-+ � -J`���� � ,, ,
m . , �Y.� 11
n '�� � � � :t;;= . � �
� { .�r►: r,
• C/') i a � 'r,
i �"
' i� ,
_ � .
ti
• _ .
:�
� '
I�± ' ' .!'+'
f i . �.ti-
d
� + �M. '
�, �. ;,, . , .,.
. , _ �
+ , _ �;.
, � ,
=:.-s== - � . _ ��
���- ��� ; .
� .�� J �:
�,4� ' • ', '� . . y . .. ` . ' • ..
:i
4 !�� '� • . , .
� * • _ _�—� _ .
•'f � . r .Y. ._.�
�1 �►. _ r , t
r { . .
�
'i ;.., r
y �_ -• •o e •� • .
. r�- -p .
0
�TM � � �{ �
_ r ' m
� � I� H i`s
�y L'�i . .
�r
, �' .. .� , . •
� �t � -- — =� .� 3
�} :.�.k` _��.i � � -
° � k :'i
�` ���, �� i .
,� i ' . •r
� } •��: � ' � ; �
� , �i k - J: y#
• ��� � � �-. _7�
� � �• -
�.� .� .
i "i' � ,*.
t'' �l i� I � �i
� �; k',��? C ,�_
; ,���
;
�
�:
,. -
� �• _
, ��� -, �. �
.;
,
' z "5
�
t�
, �
1 �
h.•
�/ . 1
r
�
,F . 3 � ti [.
1� ' :� �a ' ��
.'� a
. !• �' ` ',• ' .� 1+�'1
r a • �
•� :v_ �a•'.Lt, r;�.
y.�•,,� ,�:,�,�'-%t,: ;,,;�,
� •�,`' � .:.•;,
�'�: '�'" '�;s:'ti •.
� � � '�.:; ,� .�,;,.
,� >.r„ �^`• .� •.
.`�� . '�. ,...'' r ,
'�7. .�a.•r_ ' .�:
6 o s�,�� . ';• r.
F ',�; ' .:.:.•�
�' d -.� '`� . ' • ; :`��'
','Lr ' y� '� �... • • ;��
a ''k. �: �1 ',� .ws,..
; �r
�� -- �..� f
� . , _ � 4� �
� � � ' ��
� � � � �
_ .�� � �
:t
.� �
y� I
4� _ .;,.:,:+., r �4� .
:�• .:'- �,� + � s � 3,
+ �. 4
. , � �'•y � , .
;.•f.. � �r `��+
lj �
/f � �•
� � ���,•, �
Q . j M ' .
�• � f
D � � 4 �
,
_ � f � �
— �► �- .�
m � .� ��` � � � I �
� '���'��-. '" , .! �
� '
. cn �t � '', : �
�,r.M1 , � � :�
�,��� � �. I
3 ;1:� � �
• �r' ' r! � �
- � � � '�+ , �
t'+ ' � � f i ;
• � .- � .
.� �l
�'' I l�:'� � i
�� �� �, � I
}i � ,
,
, , ��_ ,
'� -
�, � - �
' ` ,
�� , .
� ���� ,�?��
u� �l �
\• ri£• �!� . ' -
� � � �±'
�1 �� � �
:s�, , �ii
i y
� � ;�,
,� - 'S;x�,� ..
�,� � ' -
� -�.. � �
+ ��i1 � -1
, � � .. ��
!:��
I'; ' ~�
r�
� I :_ _
• �,,.
,
�, .
� �.. i :,
��' �4 � ' :.r `� ,.
�, I '� - �:
— :� • �
� � ;�.. � � �'� ` • 'S:
^ ` O i .
�'
/ s' �
.y I �
+ m
�n L
`�__ I Y
_�.
`'s�
" x •
3'. �Y .
.�w, `
l7F
..�Y'
:Tt
:1�:
.��,��
.�.''�,�.'y . • ~' , f.
�+'� . ' � �,,�,�•.'
�Y�'�:x1�. • • r1
r,. �'�. -
� _,
;,.r;,..
'�;;�.�,. .
a�
�' :t'Si•���,"�',� -
.-�,�;��: • J
•' . � .4116!c� 1 '
':1 y'n:�-� p�.K•;►ti' '' �
'6`ar���•„.y;''� � .
. �•:.C� " . '
'�'i •
�•..��i.l �j'
i�ti,r,� j_R
" �
'. .:�.l �.
�.�"'�n 1�.,., ti
,A'': ,��*`.:y�7�� � . L
.�~ � •
'S� �:.`:{
; '.:�:� �+• .
V r s�'� T �1�r=:
, 4� q� !
l: I� . � 1 �
N' I 1
�� �r r �. �
� . I � .
" � f ��.
.
� �-
D ' .
� '
= i, � �; :
-+ � ri .� � �
m , r.
. c�i� ' „F ' e . .f .,:����.T' �:J �
, . ,�.,. .�"'('` . L�;. ' ': '�'� .
.� _� � : :�_�
P � ..� � ^ . _ ,_=4: �� �.
� .,: - � - —'' „ _. ,�
• �S�', . Y S ,I i�+ . r • '
1 , _ � ,i �a � .'•.
� _ ,:�; k �. . .
�J, .�`Aq. �� .. + � . A• ��r .
{ ��`�F :��, ,� � , �+
� .:,�r'�:�.' I;
f •��I`':��,y�1'� � •r�`' . ,
� ��n,,i=���� - .r •.
I _ :�e�Fi-r� � � ���'.
. f ��� :;.'�'- . �`�
� :::,:���t � � " � -:
.�..,.�,� S�R . .
� - �f,`� r . . _ .
� � ;:�r.Y� � Eg � • • , ' • _�„�.p�
� �r , ' ;,; � '`"�v•
s '�'.`'r�t-� � . .
� .i. a;,";���' � • ,
. ` �a`.� . Y
• � -
' ! � ,�...�
4 . . I , s V�'��",
, � �� � i;��,.:: �"" -
� , ..::f , •..� . -
`;''j:a�'.' �•
J• �j/•- T. � i , �
� G�!� y p��_ .
� '-t�f'�' ')
� �}+:'�r� � F`
�.'��t .�t.�
. :�� �;i,���•.�y°r I
� i.,� � `�,
-- r�,�i i,��� �ei .a
• � ';`� '�
� � ,. �:1 �;s�' �
! �` �,t.i �*'
� - ��a f� �n -
� ,' t'k���� � '
*;:;, .•r�
� �'':+�`-ry,.� '�+ O F�,�
_ . =ti'��uF. �•;i�'� � - r' —y,��
� ;�
� . :�;:,�;'1�• • i (rl -_
,� �
�� . t�� � ::
. t
.. '�����' �'.I .
. . .�+';',3M1��F,
�. ,� ;�
� 'a.*,��.r
. . ' ,`�.i',��•�O. :i�
i •� � � .� '�•;i�� • .. t '•}
_ �., _!�'� , . . . �.
. �
. , '
. � �
_ +f ! w �
; � f
{ � ��• � . `-,r^
1 ,.�2�.i y� �� �� '�^ -
.l � �'•' YL.
��� �� ��� ' ^'� .
�y�4 r .
�f� 1'�.rt�r�+r 4�� •,r.
� r ���
-� � r ..--.-.
� J �� -�.
� '�'° -��'
4
� �` ��� � r '�'� `+t , �� ; � �:
, 9�. -
,.� ' � , �, _ �;
:� � �P �
`?� 1 � r� r �I
, ��, �� � '!�
�
�
�r ` . -I
s . ,� � �+ . -
'� ; } e
� ++
Q �
. �' �
� . ^��• e
Y'F. �?�
A
D ; ;. .`��a ,;d, f�.
� � ,� , _
� � �' " F GP.
� ' `�: c. ,` 'S, �.� a
� ti. , ,� . .
� . ' �s• '� •k +.x.+-+y
� • •ef{n *Y J� �
• C/'1 ygc Ly, ...y+f r`'�� A �1
� r.
?� � ' � � l ,
,�.
. •.
_ ,l: � .
.��1r ,,� � ~
���
r�ry� ,.
�' r r
� }.
d;w' t
�-��.,��
,r�
r� `�
.. i
r.�
r
�
.� • _*..
, ' . iti
r
f
�•
� � �
� �
� T �
�A�
�
.��..
�
�
"^"L
�
�
rv�
'�A.��
' i—� �,�.-:�
r` � ., �
� "-
6:. - .. . _
��r �'�,�`��"3;�:'.°�;';* `k.'�'. s , �i
�, �. � y 1� ,__
_ � .•. -
• w• *�R r
�' '`Y 3����LL�� �'L�� - . �
�' i . �
' •o+ ' ��
J• r'i � r�;{i ,v.
� '��' "kt a.�P� �� `"� ` —'1 . ��
��, �F�,'� �F •,�•;'�wq�-p � _ _� �•
_�. ti� •y �a. • .�'^_t- t °�°
a.�,y�.'k��*,�'e,.:����*�'��,��, "�y • i " � .
� ,:.� .;. re
A' �• t�p � 4 ~ ,;.- +� � �Y
�f•* �F��� ` '`'"'� e i• � l� ��.
�•.,� � � m
T,p�,�� ' a.r�s
jt � C '�7.0 �A' + r' Fi �' .
`•� n,+r. �*�i+p'l�;Y z � ~Y���s ...�yYy',, �� i�.
t „�t�'6y'� 4�,,
ar t i
w ��,:W, �.�, ��,� � �. � � , `�� �, ,��, , ,
P• �+�' 'R yry� .'��'��1� �•R ►•• �'� �
�•+. _r,��fF}'-_ in, .F �:� ����, �� '
_�� � �,.
W �`"���"% ,�� :,,.�►�. sa�' -
�� i + ;+�, �, ., •.� � '
� � � �•,�ii'� .� :r 'p •l�•
�� 1 r �' - •y.y .
• '�r� : • K j� '��•'� '6` �
,. .. ,� �)r •-, �
F�..:a ,� e '� +�, �� �y�.
'y'.��,'"4,w�{�7�i'q`. �,�" r���. y���,y. �'� °', �.
M � �y � R � ����
Y�'u�Ir;,� 'J+A'� �,�V •�� .0. ]�`
�''����' � � �1��� � i',jf��; •�r ��
�� �' � A u �8�° �' ��rF� . ,t �� ` 3. I
.,� •' 'r °'�''+ �" r'
� 9' _'+�r�'� p 4�;''�,� '•., ;;_�t a�. ,
�'� . Y� i' i�' � + .q�:Y(_ .�" '� �
�.Fas.�' ps'�'n't� ,,.t�-,�,-�� � .��V�� � � � rN
.� �s ��.��, P P���� �t � r�� � i .1 Y �..
����� �� �4��, ��;c"�r�} rF�1+�':��'� f�.� �
� . 1°`:}' d'd�r.� . G?J� ,,�
�. �`Ty�4.i������ j w°�' � ��� fT f.�Y� ��
F .:�w� �t��.��, ���rei�1 �� � �•v-v.p
p 4 �
, � H�M:�'P•'h� /'�.�y/��: Plf,ll I �_ �f"� � � Y�
o .� '� { .-�` j
'�T �F'�■� •e4 . � "' _
�
�.'�y i 't 6"•:4
�q��''r.�* fY� �,."r��' � - � ' �le..
y ��A�,
_ �'F +! 1 � � . � a
� � +H�.��,r� 'Jl�r ./� .
r` 4 ���t'�"� �� .� �
~ ' _ ��
. . : � i '� �
. ,
� � , �
. � �
. � °�,
. P•,r ;:p,
' 1r
. - '• � "�` ' � �
� • •
, � . , , ,
�
� .
1 � 4S
, , F4i;�� ,
Q ' '`'
• . , 1: .. i�
b
V
6
a .D �;o
� �w� �'7 �a� n
�oO�'� �p 6'�s
v?a� 'b �
I
Na3 N sf Np4
I o � 3�
gUMn a' o
VmO�
4�N t`� �F
+�*Rec�srf�� o n�3'2�°o
,� ,p o �g tl a 3'�'�"
+°r��O oy K RR�aa6g°
roP�� ,L��a�=a �Pn�y°�
e
°a
y�'F i133M`� '3—n 3 3
�a�3q"8
�3"�Q°�a
x
s s�
S;
1
m �
�
§
� �
' o
�
� ' 0 6-��,.�e�,� - - - - - - -
e $ �
$� e� °� E.latlnq O
.'ii $ E� er�«k�ro,n.�dw�.e o'�
e o Itn concrete noor
5s 1 � •a�
�'o � �
� � s - - - - �
�� � _ _ r _ _ - - ' .�
,& pmperfY Ifne _ — — i bb
�v '� 4 1
1� 4 r � 2 a � • � �
� u � � . �� .
' 1 �n g" °� R <d� ► . 1
e 1 ;$ n' 2 • . �.� .
� 1� �� a '� 'g& • � 1
1 � �, � 9 �
1 �
d° e
1 ' n
11 3,
• � � �� � N
•i � � °ti@ � } 1
t ... New 13�afarm Orum �y �!
•�q• � 1� n$ q o ti s'�� b 4 �
A y
� 1� / mp �� �o � 4 1� ° o
e
�nyn ' �1 / Uq � �14 S
�a� �
"z; � �� �
n� � 1 x�"� / �1'
t , -� 1
, � / ,
� � ,
�oga 1 1
'o�e� Fu� � R
xoy'"5 . 1 0 0 o a
�o:ti � 1� � o o1 �cwn • • � '° .� �. + 7
C�M, 0 1 �� � � . . � �� '�{H♦ � � • . ` � •�1.' {' . � +9�°i �i 6�� `�
$i�' >8 1 � . � . � ' • l�:
Me$ $ �� 11� •• • 4� • v5� �
� ' 1 � U' `
8 11� • • � 1
, � � 1 � � �° • ' • 1 °'�� �
� a 1 b�• • �� • b / � $ i
� o " 1 0 3: g '� � `@'_ �,
� 8 1 •s° ' ' M� , / $o ;
� € x o 11 �� 'a
�' `y od° 1111 ' ••• • o°x e[
`� z � •'• • v�g ; R�
� :�• • ' .. ' � - y46 �,� n �g� n. s
1 .�� �• • �. .a^• . � �'` so$ ?I' 1
� a �'. . : •�' • 'a G' ;� . Rn '��°' 3 O m
: • • . ••
.
� � � , � ,. _ ; .. • _ �e
E • . , °
, . . ,� �
~! x e �� " � , ---- --------- �
��
eo�k oi,we.dk -�--1
°aQ ��
(� •a Q' a N �� • �°1 E.8fM9 alloroAF �� �� .•, .. ' 96 �O� •� .
�'+' � ° ^$ 7
� �
_ cutt�. �& �
� t iw oi a�tr�� - - - - -
- - - - - - � b
a - - - - �a�rr� - �$� ��
` '�a a� a ��" —
'� Q'i' 'F�' q' n<,�, g�
k y'g �;
,a • �:
�' '�
c�
Orchard Avenue
�
b � �T1
� � ti
� � �"•
° o r* �
� � �
� �
s� i �`� z�
� � � �
�
°� b � sv
o O � �
o � �
� �' ry.�
o` b
o ,�,
� � �
� �' b
a�
�
i
• I
m � D �
z
c�
° n DD (� � � � �
� a C� �7 -I � = m
„-,D cn m � _ � � s� �
s��- y� -� � z —i < � � � o0
SNN��� m ao � � Z m n -° c
�m D � r n �
�NN�a� n m O O n �
mcro. x -1 z �
3��NA1 ai D Q° Z m �
� � = cmi v
�
� ° �
-� � �
z =
� D
II n p
my
z �
� m
� 1� � �
_� ^��
�
�
<
- ,
,
` � - l a
'�} y. � '' � ;
� ,..,.
� ,
. �
�1
' �
�
! ,�
J
� � [ y
! � ��? � � � _
l �
�
.°p n � w.
N C = '' � • �- {
� ?� � i
o D O � m 4',1 r..., r-- ti
2 �
� o �p �•- � �}u
o � ,
' Z , -- -
' C � l, _ --- --
` ' _ . � �'�d-`'" �bd . : .
;
• ,
� dl•I � i�l lFl a c - j
� �i.l Itl Iti
•
� .. _ °A � *
C� �
Z m n -- -° _ �`� - -- •
�
rom
viD � ` -- -- �
� C �'� -
Om � -- - --- - - _
m � �
o � �
i
v n z c � D �n � -° �
� Z -Di � om m oz �
�
�
� m � � � C n Z Z
� = Z r W m � C i
� Ca c �m � cn ZX
m
-Di v � o � � m � i
O � � �m
D � n �
D
D rT. � � O
cn O y
�
m
� I
� �
�
I
�
�
,°a C,y
� i
>' '�
= iY`�'� O
i �'
<< �'�
l
e
� Rtiachm�r�� �'�
w-t ra n s
May I, 20 I 5
Whitlock&Weinberger
Mr. Dan Thomas Transportation,Inc.
Moreno and Company 490 Mendocino Avenue
P.O. Box I 028 Suite 2o I
Ukiah, CA 95482 Santa Rosa,CA 9540 f
voice 707.542.9500
Focused Traffic Impact Study for Chipotle Restaurant � 707.542.9590
web wwww-trans.com
Dear Mr.Thomas;
Whitlock & Weinberger Transportation, Inc. (W-Trans) has completed a focused traffic study for the
proposed development of a Chipotle Restaurant It is understood that the restaurant would be consistent
with the zoning and land use for the site, so analysis was limited to the project's trip generation and an
evaluation of access conditions. The scope of work for this study was provided to staff at the City of
Ukiah and their concurrence was received.
Project Description
The project being proposed is a Chipotle restaurant to be located on the northwest corner of the
intersection of Perkins Street and Orchard Avenue in the City of Ukiah. Based on preliminary information
provided, the restaurant is expected to have approximately 2,000 square feet of floor area. A review of
the City's Downtown Zoning Code indicates that the site is zoned UC,or Urban Center. The project is
not considered a formula fast food restaurant as defined by the Code due to its lack of a drive-through,
higher price point and anticipated length of time that a customer will be in the restaurant
Trip Generation
The anticipated trip generation for the proposed project was estimated using standard rates published by
the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 9� Edition, 2012, for a high-
turnover (sit down) restaurant (Land Use#932), as this description most closely matches the proposed
project Because Chipotle restaurants are typically not open until I I a.m. only the p.m. peak hour was
evaluated.
Pass-by Tri�s
Some portion of traffic associated with restaurant uses is drawn from existing traffic on nearby streets.
These vehicle trips are not considered"new,"but are instead comprised of drivers who are already driving
on the adjacent street system and choose to make an interim stop,and are referred to as "pass-by." The
percentage of these pass-by trips was developed based on information provided in the Trip Generation
Manual. This reference includes pass-by data collected at numerous locations for many land uses,such as
the high-turnover restaurant use applied in this traffic analysis. These rates were applied as a deduction
to the overall trips generated by the project. At the proposed project, pass-by trips would in essence be
"captured"from traffic on Perkins Street and Orchard Avenue.
Mr. Dan Thomas Page 2 May I, 2015
Total Project Trip Generation
The expected trip generation potential for the proposed project is indicated in Table 1, with deductions
taken for pass-by trips. The proposed project is expected to generate an average of 254 trips per day at
the driveways, including 22 trips during the a.m. peak hour and 20 trips during the p.m. peak hour. After
deductions are taken into account, the project would be expected to generate 17 new trips during the
morning peak hour and I 2 during the evening peak hour; these new trips represent the increase in traffic
associated with the project compared to existing volumes.
Table I
Trip Generation Summary
Land Use Units Daily PM Peak Hour
Rate Trips Rate Trips In Out
High-turnover restaurant 2 ksf 127.15 254 9.85 20 12 8
Pass-by n/a n/a -43% -8 -5 -3
Net New Trips 254 I 2 7 5
Notes: ksf= I,000 square feet
Site Access and Circulation
Site Access
The project site currently has two driveway curb cuts on Perkins Street and none on Orchard Avenue.
The southbound Orchard Avenue approach to Perkins Street opens up to three lanes, including separate
left-turn, through and right-turn lanes. The taper for the right-turn lane starts at about the project site's
northerly property line. As proposed the project would have two driveways, with one each on Perkins
Street and Orchard Avenue. One of the existing curb cuts on Perkins Street would be closed.
Existing striping on Orchard Avenue creates a striped median over which left turns cannot be made.
However, the striping is broken for a distance of about 40 feet in the area near the project's northerly
property line to allow left turns out of the existing McDonald's restaurant on the east side of Orchard
Avenue. In order to minimize conflict with intersection traffic, it is recommended that the Orchard Street
driveway be placed as near the northerly property line as possible. While the driveway would be limited
to right turns only if placed close to Perkins Street, no such limitation exists at the northerly property
limit Given that the single northbound lane on Orchard Avenue is about 20 feet wide, there is sufficient
room for through traffic to pass by a vehicle waiting to turn into the driveway, so there does not appear
to be an operational reason not to allow such turns.
It is recommended that the easterly driveway curb cut on Perkins Street be closed and the westerly
driveway location be retained. Based on the existing centerline striping on Perkins Street, the driveway
would be full-access. Drivers traveling in the eastbound direction could enter the site by using the existing
left-turn lane on Perkins Street. However, because of the proximity to the intersection with Orchard
Avenue it is recommended that the driveway on Perkins Street be signed for right turns only so that
outbound motorists would avoid conflicts with the queues that often form in the eastbound left-turn lane.
a
Mr. Dan Thomas Page 3 May I, 2015
Sight Distance
Wherever traffic is stop-controlled and drivers are entering a stream of moving tra�c,a substantially clear
line of sight should be maintained between the driver of a vehicle waiting to enter the through street and
the driver of an approaching through vehicle. Adequate time must be provided for the waiting vehicle to
either cross, turn left, or turn right, without requiring the through tra�c to radically alter their speed.
The recommended sight distance for minor-street approaches that are either a private road or a driveway
are based on stopping sight distance and the approach travel speed on the through street. Additionally,
the stopping sight distance needed for a following driver to stop if there is a vehicle waiting to turn into a
side street or driveway was evaluated based on stopping sight distance criterion and the approach speed
on the major street
Both Perkins Street and Orchard Avenue have posted speed limiu of 30 mph. The stopping sight needed
for this speed is 200 feet. With straight, flat alignments, sight lines are in excess of 500 feet for all
movements except the outbound turns from the Orchard Street driveway. Because of the bay taper
leading into the southbound right-turn lane as well as the landscaping in front of the adjacent building
which is located immediately behind the sidewalk, sight lines are limited at this driveway. Adequacy of
sight lines will depend on where the driveway is located, though it appears that if the driveway is located
along the northerly property line then adequate sight distance would be available.
�ite Circulation
The project site is located east of and adjacent to the Pear Tree Shopping Center,which shares its westerly
property line. The driveway for the project is separated from one for the Pear Tree Shopping Center
driveway by about 20 feet. Along arterial corridors it is always desirable to minimize driveway entrances,
and wherever adjacent properties can share a driveway, this should be encouraged. It appears to be
feasible from a geometrics perspective for there to be a connection between the proposed Chipotle
project and the adjacent property,which would allow access to Perkins Street via the Pear Tree Shopping
Center driveway and closure of the existing westerly driveway on the site. However, it is understood
that the existing anchor tenanu for the Pear Tree Shopping Center oppose such access and according to
their leases their approval must be obtained in order to make such a change. While such a connection is
desirable, and we understand that as the applicant you would support it, past experience indicates that it
is not feasible.
We hope that the above information addresses all of the traffic issues associated with the projec� Thank
you for giving us the opportunity to provide these services.
Sincerely,
QR4f ESS/�
����-�r '�-�l,o �� y��� 1 wy���`��
� .Q ��
Dalene J.Whit , P.E., PTOE `�` � �001552 � �
Principal
* �' DJW/djw/UKI072.L I
J'l� �RAFF�G �Q-
9��F CA��E��
Chipotle Mexican Grill
Attachmen� �'� �
B2 Infill Area Airport Compatibility Zone Density Analysis
June, 2015
The proposed project includes an approximate 2,378 square foot restaurant. The site is
within the B2 Infill Area Airport Compatibility Zone, which allows similar land uses to
those in the area including restaurants, and limits the number of people on the site to 90
per acre. There are a number of existing similar or more intense restaurants in the
immediate area and in the same B-2 Infill Airport Compatibility Zone, including
McDonalds, Subway, Super Taco, China Diner, Star's, Denny's, and others.
The Chipotle site is +/- .50 of an acre, which would allow a maximum of 45-50 people on
the site. Acknowledging that it is unreasonable to assume maximum occupancy 100%
of the time, the Cal-Trans Division of Aeronautics Airport Land Use Planning Handbook
(Appendix C) provides a reasonable and practical way to do the density calculation by
the number of parking spaces required by the local zoning ordinance.
A�pendix C uses the following "number of reauired parking spaces" formula:
Number of parking spaces required by the City Code x 1.5 people per car divided by the
size of the parcel. In the case of Chipotle, the formula would look like this:
• 8 spaces required by the Downtown Zoning Code (DZC) x 1.5 people = 12
people
• 12 people divided by .50 acres = 24 maximum people expected on the parcel at
any one time.
It could be argued that this method is not appropriate because the DZC requires an
unusually low amount of parking spaces. If the formula were to increase the people per
car number, the outcome would be as follows:
• 8 spaces required by the Downtown Zoning Code (DZC) x 2.5 people = 20
people
• 20 people divided by .50 acres = 40 maximum people expected on the parcel at
any one time.
As a comparison, in other zoning districts in the City, the number of parking spaces for a
restaurant is determined by the number of proposed seats: 1 parking space per 3
seats.
• 93 seats divided by 3 = 31 spaces
• 31 spaces x 1.5 people per car = 46.5 people
Even if the more common City Code calculation for determining the required number of
seats for a restaurant is used, the use would not exceed the 50 people per acre.
Conclusion
There are at least 6 similar or more intense restaurants in the immediate vicinity of the
project site and within the same B-2 Infill Compatibility zone.
Doing the maximum people per site calculation according to the Cal-Trans "Parking
Ordinance" model would result in less than the maximum permitted 50 people per acre.
Increasing the number of people per car still results in less than 50 people per acre.
Finally, using the "required parking spaces per number of seats" found in other zoning
districts results in less than 50 people per acre when assuming the Cal-Trans standard
of 1.5 people per car on the average.
` KELDER ENC�INEERING F��.E
CONSULTIN6 CIVIL ENf31NEER5 ����
Attachmer�� �' RECEIVED
MAY ]. 4 2015
CITY OF UKIAH
BUILDINGI PI,ANPIING DEPARTMENT
PRELINIINARY SUSMP
For
596 East Perkins Street
Ukiah, CA 95482
APN. 002-200-38
Prepare b ,
�-�-• _-- �.
4y e�:_:^ �}
� _- .l�• � �
�i-� ` ' � � �
� ' .;t;,
� t,��
� rN
5 �%
FXP. 4 *
�, C!Y 11. �.,�'
��'t.�. „�.�_"�'
�,...,
Kurt Kelder, P.E.
May 12, 2015 Job No. 15-32
- 1 -
KELDER ENGINEERING
CONSULTINCi CIVIL EN[31NEER5
Proiect Narrative:
The project is on 0.45 acre lot on the northwest corner of Perkins Street and Orchard
Avenue.The address of the property is 596 East Perkins Street.The site is very flat with
slopes less than 3%and is currently bare.
The developer is proposing to add a new building, asphalt parking lot, concrete sidewalks
and seating areas, and landscape islands. The proposed project site is approximately
18,115 sf. The proposed construction will consist of the following breakdown of surFace
areas:
Proposed Area Totals
Surface Area(sf) Area(ac.)
Concrete 2,188 0.05
Asphalt 8,993 0.21
Rooftop 2,178 0.05
Compacted Gravel 0 0.00
Landscape 4,756 0.11
Total Area Affected by Construction 18,115 0.42
Total Impervious Area Added
13,359 0.31
(Concrete+Asphalt+Rooftop)
The totai amount of new impervious surface (over 10,000 sf)triggers the SUSMP submittal
requirement and the requirement to incorporate permanent Storm Water Best
Management Practices. See attached City of Santa Rosa Determination Worksheet.
Sensitive Features:
There are no sensitive features within the project area.
Site Assessment:
The site slopes downward in a southeasterly direction. Slopes are very moderate,
averaging less than 3°�.
Soil types: The USDA Soil Survey, lists the following soil types at the site:
210—Urban Land
113—Cole Loam, drained, 0 to 2 percent slopes
The USDA Soil Survey states that Cote loam is somewhat poorly drained and is in Hydrologic
Soil Group C. !t is estimated that groundwater levels will be low enough to allow for the
-2 -
KELDER ENt31NEERING
CaNSULTING CIVIL ENCi1NEERS
use of infiltration based BMP's. Contamination and slope constraints do not appear to be
an issue at the project site.
Landscape areas are included in the proposed plan. These areas appear well suited for
both treatment and volume capture. It is proposed to capture and treat storm water in
these landscape islands. No off-site drainage enters the project site.
Poilution Prevention Measures:
No specific pollution prevention measures are proposed at this time.
Tvpes of BMP's Proposed:
1. New Interceptor Trees (Universai LID feature)—Total of 9 deciduous trees are
proposed totaling 900 sf of tributary area reduction.
2. Existing interceptor Trees (Universal LID feature)—There is a total of 2,509 sf of
existing tree canopy, resulting in a credit of 1,255 sf of tributary area reduction.
3. Impervious Area Disconnection (Universal LID feature) —All of the paved area will flow
into a rain garden resulting in a tributary area reduction of 544.5 sf
4. Disconnected Roof Drains (Universal LID feature)—All roof drains wil! be directed to
the rain garden, resulting in a total tributary area reduction of 544.5 ft.
5. Rain Garden (Priority 1 BMP) —Two rain gardens are proposed as shown on the
proposed SUSMP exhibit
Treatment and Volume Capture:
Attached are the results of the Storm Water Calculator(Appendix C). The calculations show
that 100%capture is achieved using two rain gardens. Therefore the treatment and
volume capture requirements are satisfied.
Maintenance:
New and Existing Interceptor 7rees:
• Annual inspection prior to the rainy season
• Annual proper watering and application of mulch
� Routine pruning and weeding as needed
• Replacement of trees as needed
Rain Garden:
• Inspect twice annually and prior to rain events for blocked or clogged inlets,
eroded areas, sedimentation and trash or debris accumulation
- 3 -
KELDER ENGINEERING
CONSULTINCi CIVIL ENf31NEER5
• Obstructions and trash shall be removed and properiy disposed of
• Inspect twice during the rainy season for ponded water
• If ponded water is observed,the first few inches of topsoil should be removed
and replaced. if ponded water is stili present,further grading and replacement
may be necessary to prevent mosquito breeding
• Pesticides and fertilizers shall not be used in the rain garden area. Non-floatable
mulch should be used instead.
• Plants should be pruned,weeds pulled and dead plants replaced as needed.
• Observe level and condition of mulch.Add to, re-grade or repiace as needed
• Confirm some type of dissipation method exists to direct downspouts into the
rain garden. Readjust location if needed. Replace if necessary.
Maintenance will be provided by the owner of the property. The owner has adequate
funding from his tenants.
-4-.
' W N j
O O O O O • ���� ° P� "m
_
n r'(�D�tA W D :`:.:::€:�J ��"� �o MG�j,�`r� u, O
0 o c�a-+r*i F . ��:�:;;€' �� � r �
��z�� ;::;:::::: < $ ,� �m
N���m��� v�-n c-n-�� m -ppoa� �D� v ;.s �� �� o�,, m �
���Z�D n�l C'�7 C� � v D'b �D'17 �7 �.�..�... �� t�'��fl ?G7
�z �uDir�* v� �° �° � G�iBO ^ZBv�i c�" ���� � "'Z
o V/�
Nv-�o�Z�-�D m� m� c) v`°v vc°° v '.•m. m m c°n ��I'mtt
� ������ ' � ' � � ��D ��D Z � � � \ � �
���mDFcnm� c� c� � ��Z ��Z � o D o � �
p�-�rCV�m�� �� �� m '��,�a ��D � O �D � � Z
�3@ ymmp .�p �p -i �� �� � O r m ()
noW���Om m m ��zi�z � � � "�
gn�ZQr�om-o -ia -i� N�� No�^ � m m z
r3�@r� cGO OZ Oz ���0 ��� m n D � CCn�
�I'�"D��OD� C� C� N � G�$
� Z � Ot� D b�n DG�—Q� DG�—� .. cp N � O
C�����Zr*I �.�, p �.�,. p frimm f+1�� � OJO W Oo o m
��"z`-���D° �z �z <�-�i <O�-�i o cn y� N a�m
•"�A�? NvC Do �O °Z� �"Z� `�1 � -n � w
r*� C� CQ� cn�c
m�(n v�� Z� z� mzD m`D Z �0��
pm� �� � r-'] r�! 8 cnm caoNm m N� 3
r Z `� � � ��D tJiOD � �ZX �'.
� F Npn, �,,v_. `" N�� ,��„
�� �� mc�i
W� � �o _
�
. • .
PROPERT�' UNE
� � ,�{� � � � � '� •
� • � I� ' � �
1 � I � I .� �
� � I I D� �/ '
. •y nnvD �
• yi / Z " �� �
� II O��
•'' Wp�DWD DC
7�0 ` �` '/ �"'� z il cvi�D �
--�- D j 11 0 0�
N �.4�.� N � y � � � I N I ��N� -�� 'D
�O �
� � � � i I I � �m
� � N �\ I i � � � D
� � � t � • �
r Z � ::�- - =r°� ~'~ � � Z
�
� «.�'
�
� -';:
Z ��i:i —
:;�;�`.•��:;:':':
c,n `�'U�:;:::.;::�;€'r'.::i::~:s:�:;�
N � �K"��';�:;��`::.::..:.;:��:�::- :�.:,._..�:=:�
.....;:>,,:.::.,::�:��:-.- .::s:;::.:�•:;,:.;;,
� k:�':�^E2o->•s: •::s:.:. .�,'•,ii:•`.••,:eEe:?':'.•:..... .;'i
-:.. .._uiii°�i::iiie;pii°::'�^ :�i:.:..:?:y?�44::�::�i"�' /
� :':'•>:e., �.•t:��i::::; Y•'i�i:��i��:.;�?.::•`•:i:�'•0 � /
�';�"r::o-:•01�-':+,s<�:.°•. � U;.;::s.ir:^:it:E:i?�pcgc�.E' �
r .._•.•...•. ' • ;...
�T� 'iCi:i ��:i; :Y'r;;�;: :�:° /
. ': !i�:i
_ �::
W
�Ki;
��
0
'yji;i
::i.
�ii: �
1'
�
�L�
•�Q.
�i:• _
s :=;;;��?E�
:�z i`�fEe��-Fe;:;'•::':�:: :;ij";•',:;....
n ::,<. �� <;��
,`5
`i'�•i:'
.
=�n:E`•:.'`:�:e��:
:%::�
(,rl �3i~':::...::::::.:..:_.
� "'�'
� �
� EA EN• O
\ —
rn o � � �
0
PROPERTY LINE �
w ORCHARD AVE.
����
��
Preliminary SUSMP Submittai Guide
Project Information:
AppllCellt Na1118(ownerordeveloper) "'�D[' �-��M� S
L
Mailing Address 0 U a
City/state/zip �� � A 9 S y�
Phone/Email/Fax •� �-� _ �-� � 3z�
Project Name U K� �� C�I I PdT�F
Site Address Sc�� �', ��R ST.
City/State/Zip I a G S�� �
Permit#(sj
Engineer Name ��� �� � �
MailingAddress � 3Z S, �L�/EI�p L �Z��
City/state/zip C L�v� D C �
Phone/Email/Fax ��� _ _ n �Z
Type of Application/Project:
❑Subdivision ❑6rading Permit �Building Permit �Design Review ❑Use Permit ❑Other
What your Preliminary Plan must inciude:
Narrative:
Project Description
�} Description of proposed project type,location,and any specific uses or features.
t3 Description of any sensitive features(creeks,wetlands,trees,etc)and weather they are going to be preserved,
removed or altered.
[�, Description of the existing site.
�q Description of how this project triggers these requirements(impervious area,CALGreen,401 Permit,etc).
A-18 City of Santa Rosa and County of Sonoma
� "�
l�v �:,1.
�� ������ �����
�
Preliminary SUSMP Submittal Guide
Pollution Prevention and Credits
� Description of all proposed pollution prevention measures(street sweeping,covered trash enclosures,indoor
uses,etc).
� Description of all credits utilized(Interceptor Trees,Impervious Area Disconnection,and/or Alternative Driveway
Design).
�'" Summary of tributary area reduction due to credits.
Type of BMPs proposed
�' Description of the types of BMPs seleded including priority group that each is in.
Ja' Description of level of treatment and volume capture achieved(if 100%Capture is achieved treatment is not
required).
Maintenance
k7' Description of maintenance for each type of BMP.
❑ Description of funding mechanism.
❑ Designation of Responsible Party.
EXHIBITS AND ATTACHMENTS
Completed BMP Selection Table
jr] Compieted BMP Selection Table for each tributary area including explanation for each Priority not used.
Proposed SUSMP Exhibit
� Exhibit should include:street names,property lines,storm drainage system,waterways,title block,scale, and
north arrow.
Bf Tributary areas shown for all inlets(including offsite drainage areas).
�' C value for each tributary area.
� Soil Type of existing site.
�3' New or replaced impervious area.
P! All inlets shown(including identifier).
� All interceptor trees shown.
�' All proposed BMPs shown.
A_19 Low Impact Development Technical Design Manual
�_�l:' C~'i.
�
��� t��.����L� ���.��''��
�
Preliminary SUSMP Submittal Guide
Existing Condition Exhibi
➢ Not necessarv if no impervious area existed on the undeveloped site or If the Desian Goa/of 100%Volume
Capture is achieved.
x ibit should include:street names,property lines,proposed storm drainage system,waterways,title block,
scale,and north arrow.
❑ Soil Type of existing site.
❑ Proposed tributary areas shown for all proposed inlets(including offsite drainage areas).Existing impervious
areas.
❑ Existing impervious area.
BMP Details:
(�Preliminary detail for each type of BMP selected-provide a preliminary 8.5"x11"detail for each BMP type or
include on submitted drawings.These can be taken straight from the Fact Sheets if no significant changes are
proposed.
ON PLANS
y1 Show all appiicable elements of the selected BMPs on the appropriate sheets.
CALCULATIONS
� Preliminary calculations; both volume and treatment,using the"storm water calculato►"for each inlet.
A-20 City of Santa Rosa and County of Sonoma
��
����a� ' ��
�
m �� ��
z �
�a�
� �
� �
V W Y
� ctp � �
{p m °� .p
�Z lL C �� � ` ll C y� �T
� c t0�O o� e � ��n Q �n E y vJ
°H ma ' m� 3� E �� � �-L° c� ��n m 3 �
� a a rn F- ��� � m �
e 3 a;
n c w ��i ` � ¢ e `� � € m e
ov �c `° 1° " Q " ii 'ov ? °�'o ° ° 3a
hd `� fpO �� a� °x' . et m aa= � . e
� 3 �€ $
a� in io� rn n a c �o � �d y� y �m � � � v�
�°= �d� ��" � � � e � � � � ��3 � � oy �¢
� `o ° �� �4 "¢ E '03 � `6 a m= F e;E �
y� ~ m .N. G N �• =h •_••' (]� �, y� V C�q Ul�¢ U
�x °cQ da�i v �� c�n �� ,�.c .omE 2�� � ,� e
�4a a� � �z � a,p �� vy gU a'oy V�� e m
T 2 C ��' `y y ip y C ~ o � O G N � +.�. y�~ �h f/1 y Q
L �1 y d p m y V ��1_ � N NIL c�7i ��l � y = �y �
Q
a� E a c w� >ii `0 c c�0i ��° � $' e�m o� � a
� m� a0i g � a�i c°�i_ '' � � 8 0
G. v�m �ndF- m m � � °�'c d � � e � LL� _ � 'c U��' LL j� e
� m
o �y "¢� �' ��� �a� �3 t:z�'� E °�,Lx� :N3 �.o '�
�
c
w I I
o I I
�.. I 1
o � �
� 1 1
`~ 1 I
`�:. � I I
� � 1 I
� m
� �
° � j �' 1 ���� ,$
° � � � � Wc�'Q ���
c E � � � �^ �� �o
V 1 I ��m�..
� ,I r p � ° ' � ' ` v
� 1 1 `� �.�
f- ,3.- z e � i i �N � ��
� � �
� '� , i � i ���� W� .
t� � , r ..` � � � � o ��� ���
XQ � : �,:^- ` I � � � a k � � �ea
0 C� W � � � �
Z � - :-. L 1 t a I �
w W ' y .� 1 a+ I o
�" � ".� 3 � � W � c�i
�- Q � W � I o
¢ 3 �� ' LL � � � � �
q ' �
� A 1 $ � � �' � c
w
�, I g � � a
� o I � oC I �
A
i I x
� � � � � � X � �
O ` N ' p� � N � � � O� g
O � W W �`7
" C "-
w rx � 'O � I � � O � I G O
# n � '� � ,�3 � N � a
� a � g. �
O �� � ' � � � � �
� ° � � � � ° o " ° � � �' P� K p
� � � m �,� � � LL j $ °° � � o j `° " � $ � o
V ' � � � u. x ( � � LL � x
Q m c � ,$ � 1 � �p a 1 � g
� � � � �
J � c �� � � 1 � ° � � � S ,°�
� ° d c o � � � � � � � � g � � � � � � v o
W L ywN � $g�� � � � � x � I � � X x
Q � w � �� � ��� � i � a� i � g � �
?� x � a� m � r,� � � � 4 s � � � �
� � u� Y � Q �� � ' $
:s Z � d Q e�i c � � � F � L � �
� �� � ag '� � 9 � � � 3
N a � �Q � ��u�. r I � � � I � � �
r„r J Q '� ��' C � $ r�} q � fj $'
s � � " �� � ; � � � ; � � �
� a � ��= g i � � $ � ,� � �
;; t a ��� � ; � � � ; � �
� � � , � �
� �.�� � � � W � � W
.. t�7 � g�� o � � � � � � N �
�r. �� v 1 o I
'� � � w
�� � �,� G I � 1 ¢
�� " . «-u�
�� �
N �
n�
��W
�a
W� �
V�yY
�� �� �$ �
�� � ��� � �� �� �
$�� �=w � � �g��d
�o o _� � � �� .��� �
� � ��
Z �� � Z ���� � � p ��� � g'
'�'� a� F � g �'c
� �� W � � �� �.�� � � � ��
� � � � ���o � �, ��� m�
� � �
c � `° o � � � `—° o8'� L°
=c�� �� ?C� �' � E �� Z � ��5�
�
�aWV v c o Uv ...
� �
o � �
� �
� � �
+
� � � �
�
� �.�� � �
�� � �
� � � �
� � m
X a z ►►�� � a
Z � �, �
QQ � � � � �
3 �
m � � � m
� �
� ; g � � � � � �
� � � g � g � � `�
m 2
u
m ry,
� � � r � �
Y � r� .$ ° ° 'n � ° ° S � g
o p
_ n ri w � o
o M � �
o �
z
as � � � � � � � � � � � m �
� � � �' � c � w � u � � � � �'
� � � E � � � � � � �
� � � � � g � � � � �
� � � W W � � a % � �
� � � � . • �
� N �
� �. s P � � � �,
� � � � � � � � y � �
m � g � � � � a
� � � � ►- � ►- � m ` � � �'
« �
�
� a � � � � � � � � � �
� � W � a � � � C � �
� � � � g W W
..� 0 W
P a�o � � � � �
� � a ~ z Z �
' � � � �
:��� m � �
� �
��, � Y �
�'� a � m �
��
���� - ��
��W ��
�W� �
�� a$g `°$ a�� w�$
m���� U aCi cr3�g
g� � �� g� �� �
z ° �� `�-� �$ � �°
� �� ' �� ��� ��
�g � Q�
c�i ,�,8��W s'��
� � ���w° � �� E��
� �
fA 3 y$� �,� � �'�'d$—
? �� �icaa Z = g> �ac�
c �
� �
�� . � �
��� � � �
� � � � �
� � � � �
��� � � � �
��� E �� 8
'� �
� ��� � m � �
� C.1� C �yk
_ � � � S
X Q ,� ��� $ $ � o
� (� a � � � � a 0= a
Z � . � c � '� 'L "
o � �
Q Q € �� � � � �� � v� o >
� � u
� � �'g � � � ro4�
� � ��� a o W ��
o � � � �
N � a � � `� a � � = W�� ��
�..
n � � � f °1 � �� L x
° � � � � � o� � � n � c �
o � +, n _
� �
�i p n �� � � � �y � ° ¢ ' �
1� h af p�p � �y o � ` m
N M 0 � � N � o p 0 ' O �
� ��,E a LL � v � � o �
(A O V� � � � � � 8 p Y M fl 11 � x'
ea " " �� 8 � � p s � � �E € � �� �;, � � �
� ¢ � � � � � E� �� � S � Y � � v U s °D o
c 3' � v s�� g � � � a �t� � � " a o
q
� � � � � � C ~
> ~ a � � �d � n�. � �n, u� �� � 'g $
m qq � � �
GL,. �, + �a� � " z o �a $ > � � � $. �!. �-
�
� � a � � �3 ' � U � � � � � � � �
; � � �3.� � � � � � a
� � —o a q ��� � o � � � p�,
a
o � � aw� V � � � �
� ° = Z� � � �i� � �. � _ � �
� '� � ��z o � X^ � �� � � m N �'
.� Q � � ��� , � �• m � � ° ° ° �
' 2` � ���a $ g o ° � � �
Z` 3� � � �£ yc d' � � 3
_ � � � �Q� � � $�U aa � � �
o�
. ` 'C .� �- � p
Y -. � F- � �� C9 � " ar > � � °' �
� �' c ` � � d
� �
�' o �
.m '-°�g � m u. �`
�S�' � � a �a U a
��
N
0-'C�
���� � ��
� W .�
�
�
�r�W� ° g ¢
� � �0 � Q
? LL � �� e � � ��n LL � 'n y '° � �
= ca�' ° $ ,� d'° e ��L° e`O o E m �
.4_ � � o �o �a � �a ,� '�� 3y � ; `
e=°• tLi) y � mV �a�i y �~ ¢ C? �LL � � 3.�
e� 9 f0 x c � �L �v ,`v„ `o � Q o `m(�
V L fV0 N r 'C� 6x1 C= �0 �C.0 'O C� � O
aL ll' N� i� �' a o m yl' 3 ��° � m@ � � t� "
m� m= X d¢ � e � L = n m e � m � m �a m¢
m�
� o mo � c cc`°i¢ aE m3 om .03 �o= E c�ELv
c e m¢•-
o x -°c¢ Bi $ v �m e� a$i `° ,�'`e '3� E Z � m� �
n� �L � ha �� vy E y U'� e
�e cmi 5 Ul � e h `o � � e h � � y ��� m¢
� °•� d°N �'v L�~ y vi a`�l� q uZ .2� y"b �` uci
Ea cw� >uf0. 'D eu � aai ,�i ?q.� $' e � o E .oE
� �e �� � �m o� �, m= =3m e �_;� E t LLo�
�- y a� tn F- vi rn m y 1- i� a m C! 2 � �� = e U� °i ,�i�m c
C m ��o m t� � y m a,m o Q1� m �a m o � m
c �v �'a a m ��v �a� �'3 ::x� E� ��x� ..a 3 �.o �
�
�
1 �
o �
o � �
� � I
�:f.:` U j i
�;.:.. � �
;&,' L � � �
;�:" � $ � �, 1 �$$� �
�. 1
_ � � � I ac$ �'�
u
� E I � � ��� � �
N � � � $ �m f
0� I. ~ �N � � � ' �� Y
n�.�.; Z E � � � �, �
��„ , ' � c f N � �
Q `
_ `:��'` .; i a � � ��� °�
U V • y� � $ � � H �� �� 6
Xa � 1 � � j ZW �� � � �
Z � ',f � 1 � Q I
« t e
�- W `��o` � �O I �S � � c�i
O- Q �� � 3 � c I 3
Q � � � � Q 1 � � �
.�.�_ � I
u
N
$ 1 LL �
� A I o g ' � � �
N o I � � � �
x
� � $ � :. r$ _ � x � �
� � � N ( � 0�0 ea- �- N � O � � �
T � 9 � � �O �@ ti � � �
# " � p � .9 ` d N � � L�1
� �
� � � � � � c
� � �� � I � � I i
� n r� a I � n p X a � � �. � x p
� c� a �t z5 � ' g � �p 'a � ' � m � o � �
V « � m �v� � I " W � O I � � LL W C
J ��c � c c�� � 3�p I � � � LL X i S' � � � � °
a � g x
� �� ° � ° � �7C ' _ � � � N
O N C y � C U ' U � � � � �
� L @ W N � Q�� � ' � � � x � � � $ � x x
Q � W � � � W � � � � � � � � � �
3 ;� � � m � = � � ' " ` � ' � �
� � u� Y � Q ��V � � �' � �
.! d' " e � g d m c.� � � � F � � 8 t-
Y o ea� � � � ' j � � �
a i a � �� � X � i � � � i �
� � � � 3��— in � � � � � � $ o
r � � ��� C � � � s� I � � o
!.
� Q � r �� �- ' � � � i � �
_� t °� � � � � � � � � � � �
� � � � ; � W ; � �
W
? ..� z' o t� v .. � ;: « � � i�i � 'rs'
� i� g �� C 1
� ��.� o � ; � � _ � � _
�� w � � � t� i � tR '
ti€�3 � �� G I � ¢
��
���N ;o
� � �a
�� � ^�
� W �
a�
r�� z
UW
�� �
�p � �C
C yQQ �
_ �� � � M d W � ��W �
m��� �' � ' � �
��� ��� � 8 ����m
� m �W
. � so � � m =� �g���
Z �� � � � ��� N �° mg y«
m �a m ��� w � Q ��� � �'
V ��`° V � �m � �� V ���� �
� � W�� � W o�� m� � �o g� m
Z ��''� Z� � � � �� zW � �� �
c)�au5�o Uc c � m o t)v....�
� �
c�
� �
� $ �
�� � � �
� ��s,
a' <�a � 7's
�
� �� � �
n �
U J 0 ��� � �
?X a z ��� � .�
p C� �
�
� �
W
e
n°'. Q � F � m �
a � � � � � �
� < � � � � � � �
� W � � � �
� g :
� g � � � � � � N
C1
� � r � r � �
c � �
Y � o g ° � a � o � b o n $
� p) O tp N t0 � O
u �q a N �- e� �
O t
2
^� � � � � � � g � � p � v �
0 � '� L � X
� � � 7 � � � p V C�/ g � � � �
� � � � � � � g g � � � � �
� � � � W � � X � � � � a�
� � � .
.
� � �
� s � s z � �
� 9 � � � � � �
� � g „ � � W m
� � � � � g � � � � s �
� � � �
� � $
� � a c � � � � � f' �
� � W W � � � � �
m � � � a c � "
^�' C � � 3 W .' W �
O �p � � m
� CwD � E E � �
� �, s '' Z Z �
.�-� � � o
:: � a �, tA �
U/�q1�1� � d �
Jl•�� G" � m a
� �a
� r a
� N�� -
m C � �
�'�W
�0.� �
�
V W Y
O y
_� 7�� W� ���
�m�� � U �i'Ei'�3r�, �
'FS o � `—° E�,��
�� c �� $ �;�� �
� W �� � �� ��
o ��
z� � � ��� Wg � � °
�s�� ° �� � m�
C? W '� vi
U � ��� C� 'a° a�
.��io m �°,$ �+ .�U L `o
�.�.. ����� ° r a� �$�
Z �� �� �� ZI� g>� c�
�. �
� �2 m
��� � �
� 3 �
� � s
�
� a � � � �
�� E a � �
��� � .� � �
o � �
�� �
� � �
g ��� � ��
� �
X Q '� � ��� � ,� �
� C� � � � � �a cr x �
WW � � ` � �� .. � � �
0
�' E"' a'� 8� .� � v� � � v >°
w
¢ � � �' � � � � `��.�
� C �p O
�7 � ��K
� �0
�! � + $ q' O W
Q �S � E" � c
� N � �� �
os ZW� � �I�
�' � :
� � '�� �� � = X
r � w � _ �
N O M
� ,� N � 2 � � o � a� �n n
� o°°i„ � F � � � � ° Q ' °
�. � � �� '� � E � � . `
0 W
V � O� � � N � a � o # � O �
q LL � +
tl�! ��� � � � � U � g �
� Y N tl b A M
l0 a ° a � � E @ x 3 � �E -' E �s � °f ; « u�
� a � � ��� � � � `� � � � Y � � v " � o
= Z d - ��� �s EE � a �F �� o0
� o
0
m � � � ��d � � � �� � �� � �
� � c g 5 av �a > � � � $ ..
a ��� m aZ oa �c > °� � R- e
� �" � 3 � �' " ' � ��, � g � �
�° � ` � �g� m � m � '_ � S
� � m 3 � � � � � � � ° E �,
a
N o � a ��� � '� � �� � a
S - � 9 �o� m g � L � �
� ' z �z� E � �� � � ; _ � "=
� � � � Q�z o � "^ � �� � � � � �
� m `� „ W
E N
^/ � � Q' ��� � O � m �C � � � O �
�+ � ZS. Q � o O t0
� � + � �
� a
.d � � � � �
_ � � � �$ � � �U a °. � a ' n
� � � ��� (� � �+y Q y � 'oo' p- � �
_ `j'; m �� � ` � � � U'� >
�
�� •� 2s� �
���'� � ��a m � v �' a
Composite Curve Number Caiculation
Area 1:Post-Construdion
Surface Description Area(s� Area(acj CN-value CN x A
Asphalt 3433 0.08 98 7•72
Rooftops/Concrete 1369 0.03 98 3.08
Compacted Dirt/Gravel 0 0.00 89 0.00
Vegetation/Naturai Ground 2698 0.06 74 4.58
Tota I 7500 0.17 91
Area 2:Post-Construction
Surface Description Area(sf) Area(ac) CN-value CN x A
Asphalt 3713 0.09 98 8.35
Rooftops/Concrete 2172 0.05 98 4•89
Compacted Dirt/Grave) 0 0.00 89 0.00
Vegetation/Natural Ground 2078 0.05 74 3.53
Total 7963 0.18 93
Composite C-Value Caiculation
� Area 1:Post-Construction
Su�face Description Area(sfl Area(ac) C-value* CN x A .
Asphalt 3433 0.08 0.70 0.06
Rooftops/Concrete 1369 0.03 0.80 0.03
Compacted Dirt/Gravel 0 0.00 0.60 0.00
Vegetation/Natural Ground 2698 0.06 0.10 0.01
Total 7500 0.17 0.51
Area 2:Post-Cons#ruction
Surface Description Area(sf� Area(ac) C-value* CN x A
Asphalt 3713 0.09 0.70 0.06
Rooftops/Concrete 2172 0.05 D.80 0.04
Compacted Dirt/Gravel 0 0.00 0.60 0.00
Vegetation/Natural Ground 2078 0.05 0.10 0.00
Total 7963 0.18 0.58
*C-Value is based on Table 6-1 of the City of Santa Rosa Stormwater Calculator
• 1 ' � 1 � .
.
6.1 Design Philosophy
Using alternative surfaces with a iower coefficient of • Pervious Concrete
runoff or "GFactof' helps reduce runoff from
developed areas. The GFactor is a representation of • P�o��Phalt
a surface's ability to produce runoff. Surfaces that T�Block
produce higher volumes of runoff aze represented �
by higher C-Factors, such as impervious surfaces. . Brick(un grouted)
Surfaces that produce srmalier volumes of runoff aze
represented by lower GFactors, such as more • Natural Stone
pervious surfaces. See Table 6-1 for typical GFacbor
values for various surfaces during small storms. • Concrebe Unit Pavers
Table 6-2 compazes the GFactors of conventional • Crushed Aggregate
paving surfaces to alternative, lower GFacfior
paving surfaces. By incorporating more pervious, • Cobbles
lower GFactor surfaces into a development, lower . W�d Mulch
volumes of runoff aze produced. Lower volumes
and rabes of runoff translafie directly to lower ��, �� d������ such as disconnecting
treatment requirements. impervious azeas,preservation of natural areas,and
Site design techniques may be used to reduce the G d��g concave medians may be used to reduce
Factor of a developed azea,reduc�ng the amount of
the overall GFactor of development areas.
runoff requiring treatment,including.
Table 6-1
Estimated C-Factors for Various Surfaces During Small Storms
Paving Surface C-Factor
Concrete 0.80
Asphalt 0.70
Pervious Concrete 0.60
Cobbles 0.60
Pervious Asphalt 0.55
Naturai Stone without Grout 0.25
Turf Block 0.15
Brick without Grout 0.13
Unit Pavers on Sand 0.10
Crushed Aggregate 0.10
Grass 0.10
Grass Over Porous Piastic 0.05
Gravel Over Porous Piastic 0.05
Note: GFactors for frequent small storms used to size water quality BMPs are likely to differ(be lower)ihan GFadors developed for
infrequent,large storms used to size flood control fadiities. The above GFadors were produced by seleding ihe lower end of
the best available GFador range for each paving surface.These C-Fadors are onfy appropriate for small stortn Ueatment
design,and should not be used for flood conVol s¢ing.Where available,IocaNy developed small stortn GFactors for various
surtaces shouid be util'rzed.
Page 11
�
�
C
� 3 �
�. �
�\ � ,_ N
.�\ �
�
�� � � �
\ N � a � �-I- ll�
.� ,x p — _ lT
. \��o � � � �3 �
,� 4�
��y,� � �n
� o� v �
�o�� � Q, _ � o o�
� �
� a�°�'�o � N � � v
N
\� .'``�''P� � � � � � s
\���\\�O'+� Fr � -�' � � 6
` �� I!
� '� �
� \\�'�ti �
't� ��\
�/�'� \�d� �
�.b \
��
a`
�° �!o-�Y
��t-d \9
� �d�d '��
� \ \d.. °�j a�
� \\�p'� ��//� x x x x
C �`d�G
\�
O f �/o
Gd�\�/ x x
� �>� �✓Pd�
\ �
V1 ��G\•sd x
G. � fA�1rG��SiJb
m \� �\\
�i� .�
�d�P G�lG�'S x x x x
�� \qG'J��g.
�
,� �� x x x x
g
�\o�'y x x x x x
���
\
� a
� w w
� � N d V
W
� z z z > m' m° � z
..
�
L
N
� Q O
� 2I 2 2 . > > Z
�
C � � V �
m ` Q O
Y: � w � w c ° a a+ � a�'i
S � � o
rb � � z 3 � m A m � c
� N ` N d C y O
� C C 2 « � 00 a > d N
d � a10c = 5r > v� r� Ec
p g c
� Y .D �
m L
X �i N
� tl � � d
w �
i � � u � a
¢
��
�
,\
.�
\� �
` ` �
�. d 7 0
Ci �+
.\ �d V �, .
✓ �
��
\\o J `��
�\y� N � � �� �
� }
.G`y�d�d �� � �y� -�
��o � b �
\.\ �Gof�P`PO'+ � N'C"3 d t ' �. tS
\ � \�
�.
\ \sy � � �
\ a
��l''a`�'Oa \
/\d�OJ�
� \\`d �\
� \\ \�a�o. �pd
H \ \'�4 `'9'� JJ
C ��\A ��� V� ��,
0 � �Jd�i�
� \ 'O
r
� Gd�� x x x x x
\ {d
V1 ,, ,� `3,��!
.. G x x x �c x
m \ �`�'�g y�' �
� ,, �
�dfP��jpG'�\��
�-\ .����GO`.
\�i'' '°J��'�
• \�, ti
�`�.`�
..
,
� � ° _ ° _
� � � � � 3 � s
R � � � � v � � �
� m o � 0 3 ° � � °'
OC 2' m C N [D 2 S F-
,+
d
m
�
� O ryO � n
a a o�. Z a
� d
Emc�i o t o �, c
rn w m ? d � � '= � ;, .D o
� �� �I N M Y EI r � f0 i: Y
� � N i C
� f0 O � Oml 3 � C � � r�.
a � � m > � m83s ►-
'g a .= c � °�n
•- _ � _
m 1° � 3 Za � � `
.a v � �
x aC w v � � 3 �
Z4 m C C � � L
W m N 7 � C O7
Q a � � °c ° v` 3 �
\
,�
\
�.
�
\���d� L
���d\ -s�- �
`°� � �
��d/��°�o Q � � I�
�\��P Z � �
.
�"*.�
� `�
� � \� X � � � X
. ,
\�s�.� .
� \��y�,���
a� �.� d
� �'�'od `ya
� �d�y jqd I —
C \a..,�\��f��J
a+ \\a`OJ\\o�
d \ \��' �
d '�Gd�/�7
\ x x x x x x x
N � ��N
J
� \��s7(��•.'�Ol �� X X X % X X X
m \� . 1P,J�.'� \
..s`o y�
J •
��\Ol,PG �O/�
�1p`���°�4�
' �o g
\�� ��y�.
\�'� .f�L i
,°'9G�
��
m
� V C OG C � C C C
h' � W S y W N C O 6� C � N C (� � w
N 'O G � '6 V d 7 � y 9 « R N
M � N S�1 L'O 'O ` m 'O ` O N ` � N 41
g C � 5[ � m m C m 0 � � p O W 7 \
� �° mLL �° z° muo3 � mc'� acmz � m z
�
�
�°• o 0 0 � o �
� �
a a a a a a 2
6 I
�' m �i � C M d NI
� d � N � �
m � � � � � � -�
� o E m
'� �+ � z ° Z > � w
d �I `D aacg3
m ry � d d
p �' 3 'E � °—' v � E I
Z
�
� � 1O > a�
a � m y 9 c B u j � a
¢
\
��
\�
�
\\\
.�
�, � �
�'sa
\��dy� � �
�� L �
� �-
G ��
.�\��°l' 4 ,_ -'�
�
) �
�o\'� � � �
\ ,P�y �
,,\� \
\� — -
�
�\� � X X �C �G k �
\ '�d`
�g��� \
�y,`°,d�
\`O/ �a�
\'�G ` 9
\�� \\d�y ��� -- – -- �
a
� ��d.' ODj ''J
�"� \ \ �i/\ ��I
d�
� �\7�O\
� Gd`-��7 x x x
}r \ \ �7Pd\
� `., • .i
\,s!G `Q `� x x x x x x x
\ � i
N .` �A,�� °lly �
�
a ��� `°Jd�'
� ' a - —-- ,
m \ �d�P�\G?G O�`r x x x x x �' x x
.�. qG\AjGO i
��y,� �o,.��`� x x x x x x x
\�i S,�\.
\�4� 'S' x x x x x x x
��p�
�
` � I
3 ° �
� �, � Z = "
� 9 � m � 3
C N Y � W N C O N C � N C GI GM! I
� f0 'O C � � 'O y 7 � « � y Y �
� N O m N O O � O O d � N d t7 � ` �
O 7 O � � � � 071
G OC 0� LL C K CD U C m I.J 1' LO U �! VI �
L I
� I
N
I e� a
E O O O O O O O
ti m
a, a a n`". a a a
�.
� m � � �
� �i N �, C�
y « N 4d
�nir � � ` H 01 0 £ r y
'�C V � Q 3 c Z � p07p �a
o m
a` � m ,LL 'a�n�'. nm. > �
Y01 'o � m .,
,� a c
m � �, 3 5 0 � � > w m � o a�i �
x
c o ��°–_' �� Eo c ? � � � E �
'C m m � � • u p� « N a y a.+
a a c �' E c 1O u E � « .°i
¢ -
¢
\
.
\
�
.
.�
�
�
� �
,\d�oG � E
���ay S � 1
'O � � +
�, GQ
1
\\��i� � �� --
\ �,/0 � �
\ � G p
� �� ���PG Z � I I I
� \�.\\P�a�\ �
\\�y - -
�! `� �,.
� \��� �sa.
F ,o�� �, 4
p � \\a�\V��03�
1� \`�'jG \a�9
\ d
� \ ��\d`iy 't:Od -- — -
N ,� �d�7 �oi� J
G. \ �,\'t0'\,�/p z
� � ��dt�� �
m \ '�G '/� ; �
\ .e�\I Z
�\ ✓aa•
�y s� � x x x X x x a
\\ .\G\,���y� z
\��j�A�J°�q'o
��'�P�G�(G�V`r x x x x x x
.� A` �1G.
�\� �0,��\� x x x x •x x
.�q�y�
\7 \s' X x x x x x x
\�\
d G � � r
� ~ ` �
mm � ° a a ` EI �
� g}; m v � ' v� � _
y �`f. Y m X � � 0
LL � � v� '� Y1 W �" C
m y � � a_+ � 1+ N 7! .y Gl
F- � L c °' c ` Y F �
� u � u � � LL O
�p �
Sl j ` W C N � d W C• �r
gs ' � '° ;� � L ' "° `° �
m u ma o ... m " m� c .�. m `w
Xe c aui � m � �n c d N � °c' � t
p �' c E � a E � c � � `� E S
z � 3 � m � o '^ ? E m � p
W '� d p � `1 'L; � G 'G � 'C� e�1
a 6 � y � i d � � @ d. ti
a a
FACT SHEET- RAIN GARDEN
RAIN GARDEN
Also know as: Bioretention cell, infiltration planter
:�-�t�� �t'���- �.
: ,
•r
}
•�^
4� ��
� � t�'
F '� 1�R,,,�l��
_ .i.irF* - ia.li'� df-
�:.
�.k
DESCRIPTION
Rain Gardens function as a soil and plant-based filtration and infiltration feature that remove
pollutants through a variety of natural physical, biological,and chemical treatment processes.
Rain gardens are usually installed in yards or common open areas to treat storm water from
rooftops and parking lots.
ADVANTAGES
• Provides both water quality treatment and volume capture.
• Provides storm water treatment that enhances water quality of downstream water
bodies through natural processes.
• Vegetation provides shade and wind breaks,absorbs noise, reduces heat island effects
and adds to an area's landscape features.
• Establishes habitat for birds and attracts pollinators like butterflies and bees.
LIMITATIONS
• Most effective if installed flat to promate infiltration.
• Prohibited in areas of known soil and/or groundwater contamination. If soil and/or
groundwater contamination is present on the site or within a 100' radius of the
proposed location,the North Coast Regional Board review and approval is required.
A-54 City of 5anta Rosa and County of Sonoma
FACT SHE�T- RAtN GARDEN
• Should not be used in areas of high ground water.A minimum of 2' of clearance needs
to be provided between the bottom of the BMP and the seasonal high ground water
level. If ground water is less than 2'from the bottom,additional design elements may
be necessary(impermeable liner,subdrains, etc).
• Do not use in areas of slope instability where infiltrated storm water may cause failure.
Slope stability shall be determined by a licensed Geotechnical Engineer.
• Do not use in locations that can negatively impact building foundation or footings.
Location shall be approved by a licensed Geotechnical Engineer.
KEY DESIGN FEATURES
• Native soil shall remain uncompacted to preserve infiltration capacity. Fence off during
construction.
• Bottom of rain garden should be unli�ed to allow infiltration into native soil.
• If present,structural soil shall be installed as described in Reference Document E.
• For rain garden that adjoin pavement or utility trenches, moisture barrier shall be
installed to protect road sub-base and any trenches.
• Use plants from the approved plant and tree list included in Appendix M.
• Devise vegetation that is both wet and dry tolerant is required.
• Design to achieve 5196 cover.
• Install a designated high flow bypass inlet for storms larger than the design storm.See
"Sizing Design" below.
• If required, perforated pipe shall be a minimum of SDR 35 plastic and installed in
straight runs.
• Volume below the perforated pipe must be sufficient to hold and infiltrate the design
volume.
• Surface ponding depth shall range between 6" and 12".
• Must be designed to prevent extended standing water.All surface water must drain
within 72 hours to prevent mosquito breeding.
• Select non-floatable surface mulching material to prevent clogging of downstream
inlets.
• Direct downspouts into rain gardens and incorporate splash blocks and/or other
dissipation methods to prevent erosion.
SIZING DESIGN-GOAL AND REQUIREMENTS
• The design goal for alf rain gardens is to capture (infiltration and/or reuse) 100%of the
volume of runoff generated by the 85th percentile 24 hour storm event.This is a
retention requirement. If 10096 volume capture is achieved than no additional
treatment is required.
• If the design goal is not achievable,then the bioretention area sizing requirement is:
A-55 Low Impact Development Technical Design Manual
FACT SHEET- RAIN GARDEN
o Water Quality Treatment of 100%of the flow generated by the 85th percentile
24 hour storm event,as calculated using the Rational Method and a known
intensity of 0.92 inches per hour,and
o Volume Capture(infiitration and/or reuse)of the increase in volume of storm
water due to development generated by the 85th percentile 24 hour storm
event.This is a retention requirement.
• Ail calculations shall be completed using the "Storm Water Calculator" available at
www.srcitv.or�/stormwaterLl D.
Inspection and Maintenance Requirements
A maintenance plan shall be provided with the Final SUSMP.The maintenance plan sha(I include
recommended maintenance practices,state the parties responsible for maintenance and
upkeep,specify the funding source for ongoing maintenance with provisions for full
replacement when necessary and provide site specific inspection checklist.
At a minimum inspection and maintenance shall include the following:
• Inspect twice annually and prior to rain events for blocked or clogged inlets,eroded
areas,sedimentation and trash or debris accumulation.
• Obstructions and trash shall be�emoved and properly disposed of.
• Inspect twice during the rainy season for ponded water.
• If ponded water is observed,the first few inches of topsoil should be removed and
replaced. If ponded water is still present,further grading and replacement may be
necessary to prevent mosquito breeding.
• Pesticides and fertilizers shall not be used in the rain garden area. Non floatable mulch
should be instead.
• Plants should be pruned,weeds pulled and dead plants replaced as needed.
• Observe level and condition of mulch.Add to, re-grade or replace as needed (non-
floatable mulch required).
• Confirm slash blocks, or other dissipation method,exist to direct downspouts into rain
garden. Readjust location if needed. Replace if necessary.
A-56 City of Santa Rosa and County of Sonoma
� (J w
� �, Q O
� � � O � � �
J
o `° � = u � w � ow z o °'
¢ z aWZ � ZvZZg �}
w � OOa � Z • � aO � � k� � � o
� OQZO � W ? � `� W `' v � � �-
�u O � O �
� � woo ? aw �xQ � � m � ? w
� w � wOO � O � a � � wo aQ O ai
� oo > o. aoF- m � amo � �
O �
z � c�i c�; v ui � 1��
J �Z
Z Y
p � 3NIl 101 � ��
w c~n o
m ..�_.._,._. - .
Z .�. — .�-•—.._ a�
W
� �
� � � W v f�
rr$ W =� O f/� m � O
� � ~ Z
m O - 0. � � � } J = �
� =W � � = aoZ UC)
U � ~ W Z J
J �'`� N � � U
� _�
� i�l ? Z ui Q
�. I I I I-� Z � z
`" �- � 0 ~ w
�
�� ���� z W W z°�
O 1",�� W � �� Q
���� � � -� iv Z J
Z Op Q � �
W \\ m cn U
� -I �-
�n. ' I r �-
� � I I I I,:��'� �
,.
�� o �
ww
cn w
zz
mVU
`-� Z � � —� W et
� "� � W mQ IW— p YZ
m > > Z � V � a� O �
f= � Q �" Z = W T m �
QW Z (n � U W = �
tan0 � w0 � � �
I�, o � z � vai0
fi � � �
� o Ii�� o �
o N �I I�I�.
II a.; IIG o �
� � I I� Q T� �a�d�ooa
a 0 I i i �
I I I I-I i I I� ? � �
I�iI��'' O
FACT SHEET- IMPERVIOUS AREA DISCONNECTION
IMPERVIOUS AREA D{SCONNECTION
Including:spiash blocks, rain chains, bubble up emitters,and pavement disconnection.
� �
,�.. a , ,
S..
- -•�,-" ..�
.r. �,_
=�:•
_ �
,� +
,`r
�
OVERVIEW
Impervious area disconnection allows storm water from impervious areas, such as rooftops and
pavement, to be directed to pervious natural or landscaped areas and infiltrate into the soil.
Impervious surFaces that drain directly to catch basins or storm drains are a directly connected
impervious area. These areas prevent storm water infiltration into the soil or filtering through
vegetation and soil. Impervious areas also increase the speed and amount of runoff from a site,
which may contribute to peak flows and scour in downstream creeks and waterways.This BMP
addresses these issues by disconnecting dired discharges by using: splash blocks, bubble-up
emitter,and paved area disconnection.
SPLASH BLOCK DESCRIPTION
- � Splash blocks are a low tech option to hard piped downspout systems. Existing
� �- ���:- ;¢ downspouts can be retrofitted using splash blocks.
ADVANTAGES �.._- �,,,
�� �
• Can be used as part of a treatment train with volume __�� y - . �..��� _
capture BMPs. _ ...�
• Can reduce the size of downstream water quality treatment
and volume capture BMPs by increasing the potential for
infiltration.
A_4� City of Santa Rosa and County of Sonoma
FACT SHEET- IMPERVIOUS AREA DISCONNECTION
• Can be used as a retrofit BMP.
• Can be used to direct storm water to other BMPs
LIMITATIONS
• Adjacent buildings and overfiow requirements need to be considered in design.
• May not be appropriate on all sites due to space constraints.
KEY DESIGN FEATURES
• Sites should be evaluated to ensure that splash blocks won't have negative impacts.
• Rain water must be directed away from foundations and footings.
• Downspouts should not be directed to paved areas or across sidewalks.
• Landscaped areas receiving roof water should be adequately sized to prevent runoff or
erosion.
BUBBLE-UP EMITTER DESCRIPTION
Bubble-up emitters work very much like splash blocks, but atlow for storm water to be released
further from the building and even in landscape areas that are not directly adjacent to the
building.
ADVANTAGES
• Can be used as part of a treatment train with °� ';,
volume capture BMPs.
• Can reduce the size of downstream water quality '�-�--�-� - �'� � -��-4 . ��t _
treatment and volume capture BMPs by increasing -� �.�� `�zf`�� ' � �-� ��,c:�.,�
the potential for infiltration. '
• Can be used as a retrofit BMP.
;
• Can be used to direct storm water to other BMPs
LIMITATIONS
� Adjacent buildings and overflow�equirements need to be considered in design.
• May not be appropriate on all sites due to space constraints.
KEY DESIGN FEATURES
• Rain water must be directed away from foundations and footings.
• Downspouts should not be directed to paved areas or across sidewalks.
• 4" diameter SDR-35 pipe required as a minimum.
q�g Low Impact Development Technical Design Manual
FACT SHEET- IMPERVI4US AREA DISCONNECTION
• Distance and location of emitter�elative to the building must be approved by a Licensed
Geotechnical Engineer.
• Landscaped areas receiving roof water should be adequately sized to prevent runoff or
erosion.
• Landscaped areas receiving roof water need to be designed to ensure proper drainage
and to prevent ponding water.
• May be installed with a bottomless emitter to ailow
for infiltration. Bottom of emitter should be placed
over drain rock to prevent sedimentation of pipe.
• Emitter should be equipped with "pop up" cover to
prevent mosquito breeding. -_ ' � � ' � •
a a .:•
. . • •�^='
. 'o . o p '•�.
PAVED AREA DISCONNECTtON DESCRIPTION o ; o . • . - o � a
� • o
Paved areas that can be graded so that they drain onto pervious area, such as landscape or
natural area can increase the opportunity for infiltration and minimize the size of downstream
treatment.
ADVANTAGES
• Can be used as part of a treatment train with
other BMPs.
• Can reduce the size of downstream treatment
and volume capture BMPs by increasing the
potential for in�ltration. �
LIMITATIONS
• Areas receiving flow need to be adequately
sized and stabilized.
• May be limited by site slopes.
• OverFlow drainage must be provided.
• May not be approprlate on all sites.
KEY DESIGN FEATURES
• Rain water must be directed away from foundations and footings.
• Landscaped areas receiving storm water should be adequately sized to prevent runoff or
erosion.
• Landscaped areas receiving roof water need to be designed to ensure proper drainage
and to prevent ponding water.
A-49 City of Santa Rosa and County of Sonoma
FACT SHEET- INTERCEPTOR TREES
INTERCEPTOR TREES
Atso known as:Tree Credits
�-
.� ;�
. z.�..
,,;� �- '
� �.
_ - �
�
i
R-
!
�
DESCRIPtION
Interceptor trees are new trees, or existing trees that are located within 25'of impervious
areas.Trees intercept rain water on their leaves and branches,allowing rain wate�to evaporate
or run down the branches and trunk of the tree where it readily infiltrates into the soil.Tree
roots also increase infiltration.Trees also provide shade over impervious surfaces which reduce
peak flow in streams and provide shade which reduces the"heat island" effects of urban areas.
Interceptor tree credits are calculated into the site design by
reducing the amount of tributary area that must be used to
calculate treatment and volume capture. New deciduous trees
provide a credit of 100 ftZ, new evergreen trees provide 200 ft2,
and existing trees provide one half of the existing canopy.Only ' .
�'-•:..:
tree that overhang impervious areas or are within 25' of -
impervious areas can qualify as interceptor trees.The total
area reduction credit due to the use of interceptor trees
cannot exceed one half of the total physical tributary area. All interceptor tree credit
calculations should be completed with the Credit Calculator in Appendix C.
A-31 City of Santa Rosa and County of Sonoma
FACT SHEET- INTERCEPTOR TREES
For example, if a project has 10,000 ft2 of impervious area and piants 3 new deciduous
interceptor trees and 2 evergreen interceptor trees,the area entered into the Storm Water
Calculator to determine treatment and volume capture would be 10,000 ftZ-(3*100 ftZj-(2*200
ft2)=9,300 ftZ. If the project also kept an existing tree with a 100 ft2 canopy,the tributary area
could be reduced by an additional 5Q ftZ.
ADVANTAGES
• Reduces the amount of pollutants entering the storm drain system.
• Can reduce size of downstream storm water quality treatment measure(s) by reducing
the volume required to be treated.
• Provides shade to cool pavement and reduces surface runoff temperatures.
• Aids in removal of air pollutants and noise reduction.
• Trees required by the permitting agency may be counted as interceptor trees.
• Establishes habitat for birds and other pollinators like butterflies and bees.
KEY DESIGN FEATURES
• Appropriate new trees must be selected from the approved tree list.See Appendix G.
• Existing trees must be adequately protected during construction.
• Only tree that overhang impervious areas or are within 25'of impervious areas can
qualify as interceptor trees.
INSPECTION AND MAINTENANCE REQUIREMENTS
A maintenance plan shall be provided with the Final SUSMP.The maintenance plan shall indude
recommended maintenance practices, state the parties responsible for maintenance and
upkeep,specify the funding source for ongoing maintenance with provisions for full
replacement when necessary, and provide site specific inspection checklist.
At a minimum inspection and maintenance shall include the following:
• Annual inspection prior to the rainy season.
• Annual proper watering and application of mulch.
• Routine pruning and weeding as needed.
• Replacement of trees as needed.
A-32 Low Impact Development Technical Design Manual
.� �. I
Att6chmer�� 7�,-
G�tty°� of Zlkiah
Intero�ice Memorandum
To: Charley Stump, Community Development Director
From: Ben Kageyama, Senior Civii Engineer ��
Date: May 18, 2015
Re: Project Review Committee Referral File No. 940
Chipotle Mexican Grill Site Development Permit Located at 596 East
Perkins Street
The Department of Public Works has reviewed the above referenced project and
offers the following comments for your consideration:
1. The project triggers requirements of the LID Technical Design Manual,
and a Preliminary SUSMP has been received. We request that the
property owner or developer sign and date the acknowledgement section
of Page 6 of the Determination Worksheet.
The following conditions of approval are recommended:
2. Prior to construction of site improvements, a final grading and drainage
plan, and an erosion and sediment control plan, prepared by a Civil
Engineer, shall be submitted for review and approval by the Department
of Public Works. The plan shall include the detailed design of the
proposed storm water best management practices (BMPs). Drainage
improvements shall be in compliance with the City of Ukiah's Phase I
Storm Water Permit and the Low Impact Development Technical Design
Manual (LID Manual). A final drainage report and Standard Urban Storm
Water Mitigation Plan (SUSMP) shall be provided to support the design
of the proposed drainage system.
3. The project engineer shall provide direct oversight and inspection during
project construction, with special attention to implementation of best
management practices for sediment and erosion control, and the proper
grading, installation, and landscaping of the stormwater BMPs. Upon
completion of the work, a report shall be submitted by the project
engineer to the Department of Public Works stating that the
improvements have been completed in accordance with the approved
plans and conditions of approval, shall function as intended, and all areas
have been permanently stabilized to prevent sediment and erosion.
4. Maintenance and inspection of all post-construction best management
practices (BMPs) are the responsibility of the property owner. In
accordance with the LID Manual, a legally binding, signed maintenance
agreement approved by the City of Ukiah is required for the proposed
S:1Public Works\PROJECTS1Permit FilesIPLANNING12015\File#940 Chipotle Restaurant PRCmemo 5-18-15.doc
1
k
May 18, 2015
stormwater treatment planters and all post-construction BMPs, and shali
be recorded prior to final approval of the building permit.
5. Sidewalk and driveway improvements within the street right-of-way shall be
designed to meet accessibility requirements. Prior to construction, improvement
plans shall be prepared by a Civil Engineer and approved by the Departrnent of
Public Works for all improvements within the street rights-of-way. Public
sidewalks located outside of the street right-of-way will require a sidewalk
easement dedicated to the City.
6. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject
property shall be repaired. Abandoned driveway approaches and curt�openings
shall be removed. All work shall be done in conformance with the City of Ukiah
Standard Drawings 101 and 102 or as directed by the City Engineer.
7. As directed by the City Engineer, construction of final Perkins Street frontage
improvements may be deferred until the Perkins Street/Orchard Avenue
intersection widening is completed, in which case frontage improvements would
be constructed by the City. Prior to issuance of the building permit, applicant
shall pay to the City the approved Engineer's Estimate of cost for deferred
improvements for Perkins Street curb, gutter, sidewalk, driveway, and comer
ramp fronting the subject property.
8. All work within the public right-of-way shall be performed by a licensed
and properly insured contractor. The contractor shall obtain an
encroachment permit for work within this area or otherwise affecting this
area. Encroachment permit fee shall be $45 plus 3% of estimated
construction costs.
9. Existing sewer laterals planned to be utilized as part of this project shall
be cleaned and tested, and repaired or replaced if required. Sewer
connection fees shall be paid at the time of building permit issuance.
10.Capital Improvement fees for water service are based on the water meter
size. A fee schedule for water meter sizes is available upon request.
Additionally, there is a cost for City crews to construct the water main
taps for the proposed water services to serve the project.
11.Irrigation services shall have approved backflow devices.
S:1Public Works\PROJECTS\Permit FilesIPLANNING120151Fi1e#940 Chipotle Restaurant PRCmemo 5-18-15.doc
�
� � Mendocino [� inty Health & Human Services � �zncy
.
7feaCthy 4'eopCe,.7feaCthy Communities
Stacey Cryer, Director M.�
Public Health � �,
• Division of Environmental Health
Ukiah Office: 860 N Bush St, Ukiah CA 95482 Phone: 707-234-6625
Fort Bragg Office: 120 W Fir St, Fort Bragg CA 95437 Phone: 707-961-2714
�EMORI4NDUM
TO: Planning& Community Development Dept, City of Ukiah May 7, 2015
SUBJECT: File#Munis 940
SITUS: 596 East Perkins Street, Ukiah CA 95482 (APN # 002-200-38), Northwest corner of
East Perkins Street &North Orchard Ave.
Comments:
The Division of Environmental Health requires, prior to the commencement of construction, that
a complete set of plans for a new food facility with manufacturers' material and equipment
technical specification sheets, a proposed food menu and a major plan review fee for a
permanent food facility to be submitted to the Mendocino County Environmental Health
Division for our review and approval.
Thank You,
���
Brian Hoy
Consumer Protection Program Manager
Mendocino County Environmental Health Division
860 N Bush St,
Ukiah Ca 95482
707-234-6625
cc file
15 14:27 FR4M- �endocinc,Co AQ 7474635707 T-133 P0042/0402 F-462
, � t
�'1��9- � �
�
. , .
Please..provide corr�nr�ents by�May..:15., ����...,
❑ No Comments
`,'�C�mments: � . i7�►� �� t vi�1 B. C `tr
w:�"� a�'J�s�'r-�c�l'�� v � �� �. '�.v�.e - �l- � ��` �'v i ti',��
�v5� ���ssi�S.�
� I� t�
�o,aGt>�D r��qr��.. ��c�� �'r y � �rv v�� �.� ���i�l� �c.l� �v
i
3
(� ,_�� � , .. {�
����t?�r`�,`—�v�r`1 d�,r 1�'C�'eJ ^ �/���c�.�J1.C,r ��C��l C. 'C-'L�'�'
e`���-s � ���.� f�..�<<c �
� } ,�! X
�� S ? d.�r ) ��o►��c; �! � c•�� �M�, ,�r� vY v n�^ m�rQ�
�',v. C°1',Gi ` �"''�'
. — ��' R �bt� ,c
�
, � �1 2�/S-�--
Signatur� Date
Please feef fr�e to attached camments on a separ$t�sheet of aaper
�
./ ,� 7_
�� ��
Please provide comments by: May 15, 2015
�No Comments
❑ Comments:
, , �
ig ature � Date
P_lease feel free to attached comments on a seaarate sheet of paper
2
t ~ �
PRC COMMENTS
DATE: May l, 2015
PLANNING PERMIT#: 940
OWNER/APPLICANT: Dan Thomas
PROPERTY ADDRESS: 596 E. Perkins St. �
FROM: David Willoughby (Building Officia ) � �i�./
Building permits will be required for the construction of the proposed Chipotle
Mexican Grill Restaurant project
The following comments are intended to aid the applicant in realizing some of the items
required to be incorporated in the building and plans when submitted for the building
permit. This is not a plan check for the permit.
• A Geotechnical Report is required.
• An approval letter from Mendocino County Environmental Health is
required for the commercial kitchen prior to the issuance of the building
permit.
• The plans will need to show compliance with the nonresidential
requirements within the California Green Building Standards Code which
include but are not limited to: storm water pollution prevention, bicycle
parking, clean air/vanpool/EV parking stall, light pollution reduction,
grading and paving, indoor and outdoor water use, primary exterior door is
protected with 4 foot overhang or awning, construction waste managemeni
plan to recycle> 50%, maintenance and operations manual, finish material
pollution control (low VOC's), and exterior noise transmission.
• An accessible path of travel to the trash enclosure is required.
• A urinal is required in the men's restroom.
• Each type of seating in the restaurant is required to be accessible, so that if
bar seating is provided then a portion of that type of seating will need to
be accessible.
� �
L�� �
Please provide comments by: May 15, 2015
�Vo Comments
❑ Comments:
3 S
Signature te
Please feel free to attached comments on a separate sheet of paper
2
�
From: Jimmy Lozano
Sent: Tuesday, May 05, 2015 1:58 PM
To: Charley Stump
Subject: Project Review Committee Referral: MUNIS File 940 (Chipotle Mexican Grill - 596
East Perkins Street)
Hi Charley
Regarding Project Review Committee Referral: MUNIS File 940 (Chipotle Mexican Griil - 596
East Perkins Street), the Electric Department offers the following comments:
After reviewing the conceptual pians submitted by Dan Thomas (Moreno & Company/Thomas
Vineyards) and speaking with Joe Thomas, I came up with the following questions and
comments for the electric portion.
I reviewed the conceptual drawings and did not see anywhere on the plans where the electric
would be entering into the property, size of service panel to be used or projected load
calculations for the proposed building.
Questions for Dan Thomas/Moreno & Company Thomas Vineyards:
a) Site Plan/Drawing showing where the service panel will be located.
b) Load calculations for the proposed service panel/MSB.
c) Size of service panel, i.e. 400A, 600A or 800A for the restaurant space?
d) Voltage Requirements, i.e. 208Y/120V—480Y/277V?
Note: The switchboard, pull section, and CT cabinet shall be in accord with current EUSERC
standards. The applicanUcontractor/developer shall submit service equipment specification
sheets with appropriate EUSERC references for City approval prior to purchase and
installation
Comments:
The COU Electric Department will require a utility easement for any underground distribution
extended into the parcel beyond the existing PUE. Easements must be adjusted and officially
recorded. The primary 12kv underground feed will extend into the parcel from the southwest
corner of the property site and the new transformer will be located in a proposed landscape
area, which will allow for minimum clearances around the pad mount equipment per G.O. 128
(Rule 34.2 C Transformers). The easement would cover the entire length of our
primary/secondary conductors, to include the new transformer equipment and pad that will be
located on the parcel.
The City shall provide an estimate of the costs which the project applicant and/or customer shall
deposit with the City, prior to issuance of permit. After the project is complete, the City shall
provide the applicant with an invoice of the final costs. The City shall refund to the applicant any
portion of the deposit that exceeds the estimate. If the actual costs exceed the estimate, the
applicant shall pay the City the portion of the actual costs that exceed the estimate within thirty
(30) days after it receives an invoice from the City.
The applicant shall provide at no cost to the City and in accordance with City standards and
specifications, all conduits, junction boxes, vaults, street lights and subsurface housings
required for power distribution within the development and all trenching, backfill, resurfacing,
i �
equipment pads and landscaping. Based on final inspection of the work performed and upon
acceptance by the City, the applicant will transfer ownership of such facilities to the City.
Applicant shall install all conduits, vaults, equipment pads, street light foundations and
subsurface equipment with pull wires or ropes installed in all conduit runs ready for City
forces to pull in conductors. Prior to backfilling or pouring of concrete for equipment, or
subsurface equipment, facilities must be inspected by City Electric Department
representatives.
Aside from the above questions and comments, I look forward to seeing the next set of
drawings and/or panel size information on the equipment that will be installed at the proposed
site. Should the customer have any questions related to the electric portion, they may contact
me at my office number.
Thank you, Jimmy Lozano
Jim Lozano
Electrical Estimator/Planner
City of Ukiah
1320 Airport Road
Ukiah, Ca. 95482
PH: 707-467-5774
FX: 707-467-2811
jlozano(c�citvofukiah.com