HomeMy WebLinkAbout10282015 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
October 28, 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, SANDERS, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the October 14, 2015 meeting are included for review and
approval.
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
November 9, 2015 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. Redwood Tree Carwash Site Development Permit, 859 N. State
Street, (File No. 1257-SDP-PC). Request for Planning Commission
approval of a Major Site Development Permit to allow the renovation of the
existing facade, parking facility, landscaping, and signage at the existing
Redwood Tree Carwash, APN: 002-091-17.
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.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. AD]OURNMENT
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 October 14, 2015
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Christopher Watt
8 Mark Hilliker
9 Laura Christensen
10 Linda Sanders
11
12 STAFF PRESENT OTHERS PRESENT
13 Kevin Thompson, Principal Planner Listed below, Respectively
14 Michelle Johnson, Assistant Planner
15 Cathy Elawadly, Recording Secretary
16
17 1. CALL TO ORDER
18 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
19 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE - Everyone cited.
24
25 4. APPROVAL OF MINUTES — The minutes from the September 9, 2015 meeting are included for
26 review and approval.
27
28 M/S Sanders/Hilliker to approve September 9, 2015 minutes, as submitted. Motion carried (5-0).
29
30 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
31
32 6. APPEAL PROCESS
33
34 7. SITE VISIT VERIFICATION
35
36 8. VERIFICATION OF NOTICE
37
38 9. UNFINISHED BUSINESS
39 9A. Project Status Reports. Staff will provide verbal reports on a number of large projects.
40
41 General Plan Housinq Element Update
42
43 Principal Planner Thompson:
44 • SB2 has been implemented for the establishment of a zoning overlay district that will provide a
45 location where a homeless shelter can be established by right, with no discretionary approvals.
46 • Compliance with SB2 will allow certification of the City's Housing Element where the next step in
47 the process is for the City to adopt the Housing Element for certification by the State Department
48 of Housing and Community Development (HCD).
49 • Planning Commission will have the opportunity to review the Housing Element on December 9,
50 2015 prior to final review by City Council.
51
52 Zoninq Code Amendments (creek setbacks, fence heiqhts, liqhtinq standards, tree protection
53 fencinq, etc.)
54
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 1
1 Assistant Planner Johnson:
2 • The intent of formulating Zoning Code amendments is to essentially modernize the City code to
3 reflect current zoning and building code standards as it relates to creek setbacks, fence heights,
4 lighting standards, tree protection and the like.
5 • Creek setbacks:
6 ■ The process is in the preliminary stage where research is necessary.
7 • A possible acceptable standard for development would be to require a 25-foot setback from
8 the riparian vegetation along the creek bank or from the top of the creek bank. The question
9 is where to start taking the measurement that can be made overly simplified or overly
10 complicated. The intent in this regard is to find a 'balance' and not make it overly
11 complicated.
12
13 Commissioner Watt:
14 • Will the standard be in the form of a narrative or will mapping be included that shows the
15 setbacks? Preference would be to include maps.
16
17 Commissioner Sanders:
18 • Related to the process, will the Planning Commission have the opportunity to review the
19 proposed new creek bank standard?
20 • Will the Paths, Open Space and Creeks Commission (POSCC) be able to provide input?
21 Supports POSCC has the opportunity to review/comment on a zoning amendment for creek
22 setbacks.
23
24 Principal Planner Thompson:
25 • The standard will primarily consist of a narrative. There may be some mapping of flood plain
26 areas. The intent is to establish a standard that can be `generally applied' on a case-by-case
27 basis so that a setback standard can be in place.
28 • Confirmed establishment of a creek setback standard is in the research process. There will likely
29 be different options/scenarios once the standards are brought forward for review/consideration.
30 • Explained the process that will likely include three public hearing meetings and possibly some
31 workshop(s).
32 • POSCC could comment and it is probably a good idea, noting the Planning Commission typically
33 has purview over zoning-related matters.
34
35 Assistant Planner Johnson:
36 • Fence Heights:
37 ■ The 2013 California Building Code allows for a seven-foot maximum fence height as opposed
38 to the former height standard of six feet such that a code amendment needs to be made for
39 planning department consistency with the building department where the intent is to
40 incorporate this standard into a zoning code.
41
42 Principal Planner Thompson:
43 • It used to be a building permit was required for the construction of a fence that exceeded six
44 feet height and now this has been increased to seven feet that does not require a building
45 permit.
46
47 Assistant Planner Johnson:
48 • Lighting Standard:
49 ■ Staff is also looking at formulating a code amendment for lighting. Currently for projects,
50 conditions of approval related to lighting are required to comply with International Dark Sky
51 Association standards where the intent is to incorporate this standard into a zoning code.
52
53 Assistant Planner Johnson:
54 • Tree Protection Fencing:
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 2
1 ■ Intent is to incorporate a tree protection fencing standard into a zoning code that can be
2 applied to projects as a standard condition.
3
4 Planning Permit Streamlininq
5
6 Principal Planner Thompson:
7 • The streamlining of planning permits requires a zoning code amendment.
8 • The intent for streamlining certain types of planning permits is to make the process less
9 cumbersome in terms of costs and time for applicants.
10 • Staff is in the process of discussing/defining/identifying what types of projects could be
11 streamlined. It may be some of the more 'simplified/smaller projects would not require any
12 discretionary review provided the applicant complies with the standards established for this type
13 of project and/or if discretionary review is required it can be done at the Zoning Administrator
14 level rather than the more complicated review level of the Planning Commission.
15 • The direction given by the Planning Commission at the recent workshop concerning streamlining
16 of planning permits was helpful.
17 • The Planning Commission will again have the opportunity to review staff's recommendations
18 concerning the streamlining of planning permits at the regular October 28, 2015 meeting.
19 • The purpose of streamlining of planning permits is to make certain projects are adequately
20 reviewed.
21 • What is being considered as part of the streamline planning permit process is if a project meets
22 the criteria for streamlining and discretionary review is not necessary there would be no public
23 noticing, but if a particular project needs to go through discretionary review whereby public
24 noticing is required, if no comments and/or objections are received by staff there would be no
25 public hearing. As such, information about the project would be posted on the City's website for
26 better understanding/clarification purposes.
27 • Cited a project that was minor in nature involving a retail use in a C2 zoning designation that
28 could have been streamlined without having to go through the minor use permit process of review
29 by the Zoning Administrator.
30
31 Commissioner Sanders:
32 • Understood that the Planning Permit Streamlining would come back to the Planning Commission
33 in another workshop format.
34
35 Principle Planner Thompson:
36 • Will confirm the type of format for the October 28, 2015 Planning Commission review of the
37 Planning Permit Streamlining matter. The project is in the preliminary stages and not at a point
38 where a recommendation would be made by the Planning Commission to City Council. The
39 format will likely be some type of informational workshop, more updated and more specific than
40 the previous workshop.
41
42 Mobile Food Vendinq Requlations
43
44 Assistant Planner Johnson:
45 • On October 1, 2015 staff conducted a community workshop regarding Mobile Food Vending
46 where the participants were local restaurant owners and/or other interested persons. The
47 workshop was well attended.
48 • Provided the Commission with audience comments from the workshop that are incorporated into
49 the minutes as attachment 1.
50 • Related to logistical concerns expressed in attachment 1, noted no community kitchen exists to
51 store food where this issue would be more related to County Environmental Health.
52 • Talked about attachment 1 in more detail related to `Pros,' `Suggestions,' and `Concerns from
53 Existing Restaurant Business Owners.' It may be that food trucks may be an opportunity for a
54 person to get started in the food industry for persons that do not have the financial means at this
55 time to start/own his/her personal restaurant.
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 3
1 • The local restaurant owners in attendance at the workshop are not supportive of having food
2 vendors operate in the City because they have an existing infrastructure they are paying for and
3 do not want to experience competition particularly during slow periods that would draw from their
4 livelihood they would hard to earn and maintain. It was pointed out food trucks do not have the
5 overhead costs that 'brick-and-mortar' restaurant owners have.
6 • Three ideas/comments derived/established from the workshop:
7 1) Provide for one location for food trucks to operate that is zoned for this type of use.
8 It may be food truck vendors should not be allowed to operate in the Downtown area such
9 that an area can be designated where food trucks would be allowed. It may be food trucks
10 can be allowed on the `outskirts' of town. Designating a time when food trucks can operate
11 can be a consideration. Santa Rosa allows food trucks to operate in the downtown area on
12 Mondays that are typically slow days for restaurant. In this way, the food trucks would not
13 take away business/compete with the restaurants.
14 2) Formulate regulations that govern how and where food truck vendors can operate. It may be
15 that truck food vendors can operate at events and orchestrate events so more vendors would
16 be willing to participate since vendors operating in Ukiah would not likely make the kind of
17 money they would in larger cities like San Francisco. In order to attract food vendors to this
18 area, local events must be large enough and happen more frequently to make it monetarily
19 worth their while.
20 3) Prohibit food trucks altogether within the City limits.
21 • It may be the regulations governing food truck operations should be less constraining/limiting.
22 Presently, food trucks require approval of a major use permit where applicants must go through
23 the discretionary review process.
24 • Other issues that require consideration when allowing food trucks to operate is encroachment into
25 the public right-of-way with regard to access and circulation and street parking.
26 • What about the issue of allowing persons to sell fruit on street corners? How should this be
27 treated?Where does this operation fall into food vending?
28
29 Commissioner Watt:
30 • Asked what the food truck vendors say they needed to make this type of business work.
31 • Supports sending out a survey asking how citizens view food trucks as to whether or not they
32 should be occur in the City limits or if so how frequent and where.
33 • Is of the opinion it would not be appropriate to formulate regulations that solely focuses on
34 protecting restaurant owners and discourages food truck vendors from operating.
35
36 Chair Whetzel:
37 • Cited other cites that allow for a food truck vendor court.
38 • Asked about the next step in the process of looking at food trucks.
39
40 Commissioner Sanders:
41 • Supports the concept of conducting a survey particularly for those persons that were
42 uncomfortable expressing themselves at the last workshop where current restaurant owners have
43 also expressed concerned about allowing the competition.
44 • Sees a parallel with regard to food trucks and 'outdoor dining' that was initially a controversial
45 topic, particularly with the way in which it went through the approval process where one local
46 business received preferential treatment. Now looking at the requirements for `outdoor dining' is
47 of the opinion they are strong and good and this might be what will occur with regard to food
48 trucks where they are initially controversial, but that good comes out of the process. Is hopeful a
49 balance occurs between the needs/livelihood of restaurant owners versus the needs/livelihood of
50 food truck vendors in connection with the `freedom' to develop their cooking arts.
51
52 Commissioner Christensen:
53 • Asked if the County has rules regulating food trucks in the event such businesses are banned
54 from operating in the City limits.
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 4
1 • Asked about the breakdown of persons attending the workshop in terms of restaurant owners and
2 those persons promoting food venders and/or potential entrepreneurs in this regard.
3
4 Mo Mulheren, Ukiah Councilmember:
5 • Supports issues that may be controversial in nature be reviewed first by Council to make certain
6 there is an interest in possibly pursuing the matter further on in the process.
7
8 Principal Planner Thompson:
9 • The potential and/or food truck vendors in attendance did not really speak up very much.
10 • The reason for having a workshop is there have been a lot of planning inquires about food trucks
11 and the process thereof.
12 • It may be the citizens of Ukiah will have to decide whether or not the matter of food trucks is
13 something Ukiah wants in general.
14 • It may have been persons attending the food truck workshop were not comfortable speaking up at
15 the meeting so planning staff asked for contact information and was able to send follow-up emails
16 to encourage people to provide feedback.
17 • The City is not in a position yet to formulate regulations governing food truck operations as more
18 information is needed in order to make a decision in this regard. It may be one area should be
19 designated where food truck vendors can operate that is away from the Downtown or come up
20 with regulations where one of the restrictions is that vendors cannot operate in the Downtown
21 area within a certain distance of brick-and mortar restaurants or it may be that food truck vendor
22 operations should be banned altogether in the City limits. The cities of Windsor and Healdsburg
23 do not allow food truck operations in the city limits.
24 • It may be food trucks should only operate on private property where the City has two such
25 businesses, i.e., The Wool Mill on Orchard Avenue and the snow cone business on S. State
26 Street.
27 • Staff will be looking at the next step in the process of reviewing food trucks operations. It may be
28 conducting more workshops should be a consideration. The Planning Commission will have the
29 opportunity to review any proposed regulations and provide input in this regard.
30 • The County has no regulations governing food trucks. Everyone has to go through the Mendocino
31 County Environmental Health Department for clearance. The County has no rules where food
32 trucks can operate, no rules concerning encroachment into the public right-of-way, etc.
33 • Noted many local restaurant owners were in attendance at the workshop and did express
34 concern about having competition from food truck vendors. There were others in attendance that
35 did not speak and this is the reason for email that would give those persons who did not speak
36 the opportunity to comment.
37 • Would like to hear from citizens about food truck ideas, management plans, etc.
38 • Will probably have a City Council workshop in November concerning food trucks.
39
40 Assistant Planner Johnson:
41 • Other workshop comments include:
42 ■ Relates to sustainability where food vendors could use foods grown locally. Allowing food
43 vendors to operate somewhere gives persons the opportunity to experience how the food
44 industry works where it may be that one day they might open their own restaurant. It gives
45 such persons the start they need where they begin small and simple and grow to become
46 larger entrepreneurs with more financial responsibilities that may include having employees.
47
48 PEP Senior Housinq Proiect
49
50 Principal Planner Thompson:
51 • The house located at 517 S. Main Street that was to be demolished as part of the PEP Senior
52 Housing project is being moved to another location because it is in good condition.
53 • The PEP Senior Housing project has received 100% of their desired financing and need to break
54 ground by March 2016.
55
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 5
1 Chair Wetzel:
2 • Related to the PEP project and the former tennis courts on the site asked about if the temporary
3 fencing is associated with the Grace Hudson Museum renovation project.
4
5 Principal Planner Thompson:
6 • Confirmed the aforementioned fencing is related to the Grace Hudson Museum project.
7
8 Waqenseller Park Location Studv
9
10 Principal Planner Thompson:
11 • As per City Council direction a study will be conducted in accordance with GP policies/goals and
12 in compliance with CEQA regulations as part of the approved City Planning and Redevelopment
13 budget for the purpose of finding a suitable location for a park for use by persons residing in the
14 Wagenseller Neighborhood. Over the years a lot of development has occurred in a very dense
15 neighborhood without serious consideration given to the need to provide for parks, open space
16 areas for recreational purposes to accommodate the neighborhood.
17 • It is likely the Planning Commission will have the opportunity to review/comment on the study with
18 a recommendation to City Council.
19 • Planning and Community Development will work on finding a suitable location. Will look at vacant
20 and underutilized parcels using maps.
21 • The scope of work is being developed/defined.
22
23 Commissioner Sanders:
24 • Asked about whether the Wagenseller Neighborhood will be included in the process.
25
26 Principal Planner Thompson:
27 • Confirmed the Wagenseller Neighborhood is welcome to provide input.
28
29 Business Recruitment Brochure
30
31 Assistant Planner Johnson:
32 • Has been working with Senior Management Analyst Riley on `showcasing' Ukiah by developing a
33 recruitment brochure as a marketing strategy that promotes
34 educational/living/economic/dining/recreational opportunities and well as features/focuses on
35 what Ukiah has to offer geographically/physically in the way of natural resources.
36 • At the forefront of the recruitment brochure is to say that Ukiah promotes the
37 application/implementation of `Green' building/development standards and sustainable living
38 opportunities/practices such as growing food locally, bicycle and walkability, etc.
39 • Staff has had many inquiries related to development, recreation, economic/live/work opportunities
40 in Ukiah where it became important to showcase/focus on what Ukiah has to offer in the way of
41 education, economic feasibility/benefits, natural resources/culture and/or all other
42 advantages/benefits Ukiah has.
43 • The brochure contains information about development fees that are substantially less than other
44 areas, water availability and showcases local restaurants and existing dining atmosphere,
45 outdoor recreational opportunities and also provides for visual aspects.
46 • People looking to visit or potentially locate to Ukiah not only ask customary questions about jobs,
47 recreation, goods and services, geographic information, but rather particularly for those persons
48 considering moving to Ukiah or potentially doing a development want statistical information about
49 the economy and its potential or what is the population.
50 • The intent is to have a brochure that can be emailed to people.
51
52 Commissioner Sanders:
53 • Is the brochure targeted toward businesses or developers.
54 • Ukiah has some of the best air quality in the State and this could be addressed in the brochure.
55
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 6
1 Commissioner Watt:
2 • If you want the brochure to be effective for the purposes you intend it should address
3 development feasibility of what is available in the City since you are showcasing Ukiah.
4
5 Assistant Planner Johnson:
6 • Brochure is targeted primarily for developers.
7 • The brochure is in the preliminary stage and confirmed the brochure does feature attachments
8 that include information about studies that shows data and maps about economic development
9 feasibility.
10
11 RFP for Main Street Properties
12
13 Principal Planner Thompson:
14 • A RFP has gone out for bid concerning City-owned property located at 345 N. Main for possible
15 market rate residential/mixed use development. The subject property is under two acres and
16 consists of two parcels..
17 • At the City Council's direction the intent is to solicit developers interested in doing a project at 345
18 N. Main Street.
19 • City intent is to potentially sell and/or relinquish the lot once it is determined what type of
20 development would be the best and highest maximum use.
21 • The RFP will be on the City's website next week.
22 • One attractive feature with regard to potential development is that the curb, gutter and sidewalk is
23 already in place that would otherwise be an additional expense to the developer.
24
25 There was brief discussion about this site and other potential projects that were proposed in the past,
26 how the City purchased the site and what developers were sent a RFP.
27
28 Commissioner Watt:
29 • His understanding some issues with the size of the City's storm drain system would affect
30 development on this site. Recommends checking with Public Works.
31 • Would like to review the RFP and list of developers that received the RFP.
32
33 Rooftop Solar Svstem Permit Streamlininq
34
35 Principal Planner Thompson:
36 • City Council adopted an ordinance to streamline/promote the photovoltaic process and is Building
37 Code related.
38 • The process would make it easier for people to install photovoltaic systems.
39
40 Doolin Creek Restoration and Enhancement Plan (POSCC)
41
42 Assistant Planner Johnson:
43 • In August The Doolan Creek Restoration and Enhancement Plan was approved unanimously by
44 City Council.
45 • POSCC has been instrumental in reviewing/formulating an update to the plan and looking at grant
46 options for the restoration/enhancement of the creek.
47 • Explained the extent of the proposed restoration and corresponding infrastructure that would be
48 constructed and where this would occur. To her knowledge there are three areas targeted for
49 restoration. The area with the highest priority is south of Talmage Road where the creek runs
50 along the side of Talmage Road.
51
52 Chair Whetzel:
53 • Recommends the FAA be contacted and advised immediately of any potential restoration to the
54 creek alongside of Talmage Road because this land/property belongs to the Ukiah Municipal
55 Airport where any changes to the land must be approved by the FAA. This area is located within
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 7
1 the approach path of the runway in which there is a limit as to the number of persons that can be
2 on this property.
3
4 The Commissioners/staff discussed the status of the following projects:
5 • Approved City cell tower project.
6 • Approved Gobbi Street Apartment project.
7 • Approved Chipotle project on Perkins Street.
8
9 10. NEW BUSINESS
10 10A. Cancellation of Holiday Season Meetings. Discussion and possible action regarding potential
11 cancellation of November 25, 2015 and December 23, 2015 Planning Commission meetings due
12 to the Thanksgiving and Christmas holidays.
13
14 Principal Planner Thompson:
15 • Due to the aforementioned cancellations, it may be special Planning Commission meetings are
16 necessary in November and December if projects are ready for review.
17
18 It was the consensus of the Commission to cancel the November 25, 2015 and December 23, 2015
19 Planning Commission meetings due to the Thanksgiving and Christmas holidays.
20
21 11. PLANNING DIRECTOR'S REPORT
22
23 12. PLANNING COMMISSIONERS' REPORT
24 Commissioner Sanders:
25 • Advised Sonoma State University is hosting its annual Planning conference on December 5, 2015
26 from 9:00 a.m. to 1:00 p.m.
27
28 13. ADJOURNMENT
29 There being no further business, the meeting adjourned at 7:05 p.m.
30
31
32 Cathy Elawadly, Recording Secretary
33
34
MINUTES OF THE PLANNING COMMISSION October 14, 2015
Page 8
Ai#achm�nt # `�__
Audience Comments from 10/01/2015 Mobile Food Vending Workshop
Lo�istical Concerns
How will cooking grease be disposed of?
Where will food trucks be cleaned?
Is there a commissary in Ukiah?
Is there capacity to enforce public health and safety standards?
If food trucks are banned/restricted, would existing vendors (ie Rod's Dogs, Hector's Snow Cones) be
grandfathered in?
References to Other Jurisdictions
Berkeley: all vehicles must be cleaned and stored in one central location
Healdsburg and Windsor:food trucks banned in city limits
Pros
Food trucks provide convenience and atmosphere, particularly in places like parks.
Food truck are able to get food closer to where people are.
Food trucks could help keep young people in Ukiah.
For entrepreneurs who are looking to start a business but can't afford a brick-and-mortar yet,food
trucks offer a way to build a customer base and test the market.
Food trucks serve customers who may not be able to afford (in money and/or time) a one-hour,sit-
down lunch.
Food trucks may help fill gaps where brick-and-mortar restaurants are closed during certain days/hours.
Su��estions
Ban franchise trucks
Allow food trucks for events only
Allow food trucks only a specific day(s)each week,though this may not ensure a commitment from that
business and/or make it worth their while.
Allow food trucks under certain conditions, but cap the number that is ultimately allowed.
Require food trucks to purchase a certain amount of food from local vendors.
Do not allow food trucks downtown.
Audience Comments from 10/01/2015 Mobile Food Vending Workshop
Concerns from Existin�Business Owners
The market base is already diluted by the recent increase in number of restaurants; population hasn't
grown. (According to one owner, nine new restaurants have opened since 2012.)
The brick-and-mortar restaurants are already having a hard time;there are many vacant spaces around
town.
Food trucks allow unfair competition; brick-and-mortars already can't compete against companies like
Chipotle who mass-purchase organics from China.
Food trucks should not be allowed at the new courthouse,as that development will already chatlenge
the downtown restaurant business(that relies on that foot traffic).
Food truck owners cou�d "poach" employees from existing restaurants because their overhead is lower
and can thus afford to pay them more.
Even if food trucks are prohibited in the downtown but allowed other areas,that activity may pull
customers from the downtown.
If food trucks are allowed on public streets downtown,they will compound the perceived parking
problem.
Food trucks do not provide an incentive to move to Ukiah and create jobs.
1 ITEM NO. 6A
Community Development and Planning Department
(ilty O� uGfl� 300 Seminary Avenue
ti
Ukiah, CA 95482
plannin�@cityofukiah.com
(707)463-6203
2
3 DATE: October 28, 2015
4
5 TO: Planning Commission
6
7 FROM: Michelle Johnson,Assistant Planner
8
9 SUBJECT: Request for approval of a Site Development Permit to allow the renovation of the
10 existing fa�ade, parking facility, landscaping, and signage at the existing Redwood Tree
11 Carwash.
12 859 North State Street,APN 002-091-17
13 File No.: Munis 1257-SDP-PC
14
15
�5� REQUEST
18 Staff recommends Planning Commission approve the Site Development Permit based on the findings
19 included in attachment 1 and subject to the conditions of approval included in attachment 2.
20
�� PROJECT DESCRIPTION
23 An application has been received from Greg Martyn on behalf of Redwood Tree Car Wash for approval
24 of a Site Development Permit to allow the renovation of the existing 1,152 square foot car wash located
25 at 859 South State Street, APN 002-091-17, within a (C-2) Heavy Commercial zoned area). The Project
26 includes:
27
28 ■ remove the north wash bay consisting of 540 square feet;
29 ■ extend South bay to the east twenty feet (new) adding 360 square feet;
30 ■ new equipment room will be added along the north wall of 400 square feet;
31 ■ addition of wash lane entrance with stacking space for 8 cars;
32 ■ addition of wash lane exit;
33 ■ new landscaping; and
34 ■ signage for the new car wash facility.
35
36 Low Impact Development Technical Design Manual: The Project is exempt from the Low Impact
37 Development Technical Design Manual (LID Manual) adopted by City Council on June 18, 2014. The
38 Project is not creating or replacing 10,000 square feet or more of impervious surface, including parking
39 lot, street, road, Highway or Freeway; the size of the project is less than one (1) acre; the project does
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1
1 not include four (4) or dwelling units; which exempts the proposed project from the LID Manual (see
2 attachment 5;LID RequirementsJ.
3
4 Design Review Board (DRB) Review: The City Code requires the Design Review Board to review and
5 make recommendations to the Planning Commission on all site development permit applications. The
6 DRB reviewed the Project at its September 24, 2015 meeting. At the meeting, the DRB was supportive
7 of the proposed exterior building facade modifications, new signage, and landscaping. The DRB voted to
8 recommend approval of the Project and provided the following comments and recommendations (also
9 see attachment 4;DRB Minutes September 24, 2015):
10
11 • The site is eclectic with the different uses and corresponding design differentials regarding the buildings
12 on the parcel. The DRB would like to see some effort made to architecturally unify the parcel and/or
13 provide for some design continuity/harmony with regard to the existing historical Redwood Tree gas
14 station/ proposed new carwash and existing gas station repair operation whether it is a paint palate or
15 some other design feature made to the structures that better unifies the parcel architecturally.
16 • Planning Commission to review and consider Member Thayer's recommended landscaping proposals and
17 make a determination concerning the landscaping plan.
18 • Would like to see more effort made to aesthetically unifying the existing signs with those of the self-car
19 wash.
20
�� SETTING
23 The project site is located on the east side of North State Street between Brush Street and Evans Street.
24 The subject property is an approximately 12,880 square foot parcel that is currently developed with the
25 Redwood Tree Car Wash. Ingress to and egress is via an access driveway off State Street. The abutting
26 parcel to the north is developed with the Redwood Tree Service Station, which is accessed via a separate
27 driveway off State Street.
28 Interior vehicular circulation on the subject property and the property to the north is concentrated in the
29 area between the Car Wash and the Service Station. The cumulative uses occurring on these three
30 properties result in a cluttered appearance and potential on-site circulation conflicts. Additionally, the on-
31 site parking on the subject property is not clearly designated with stripped stalls and staff notes the rather
32 haphazard placement of parked cars. Lastly, the property is completely devoid of landscaping and its
33 appearance is instead dominated by hard paved surfaces.
34
35
36
37
38
39
40
41
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
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1 The Project site is surrounded by the following uses:
2
3
4 ■ North: Retail, professional �� � � l� � "'' ;
5 office, services, �,-- � �'� ,
6 manufacturing and other � �� 1� � ,
7 commercial uses zoned � --- - - = '1_
8 Heavy Commercial (C2), �
1� Manufacturing(M). _
11 ■ East: Retail, services,
12 residential uses zoned —�_; ' ''�
13 Heavy Density Residential � - _ � � �
�5 (R3). � '
16 ■ South: Retail, services, - ' .
17 residential uses zoned --- - -
i
18 Heavy Commercial (C2),
19 Heavy Density Residential -
20 (R3). ZOHES
21 '' -
22 ■ West: Redwood Chlldren � - ���Cnmmunity Cummercial
23 Services, restaurant, - ���HeavyCommercul
�
24 residential and personal �11SingkFamrlyResidentia4
25 service uses zoned _ �2�'.rea'�m oe�s�syResa��t�ai
26 Community Commercial ���3)High�enstyResidcntal ��
27 (C1), Single-Family �'{���a°°faM°��°9 , -
28 Residential (R1), df1CI ^ 0 �D}Planned Devetop�nen! '�
� (PF�PubliC FBCiIRiE4
29 Medium Density Residential
30 (R2). _ �'�-..���1�`.,oa ��
,....,...,..,,.
31
32
33 STAFF ANALYSIS
34
�� GENERAL PLAN
37 The project site is located within an area identified in the Community Design element as a second level
38 gateway in the City's General Plan. The General Plan includes the following goals and policies related to
39 gateways:
40
41 ■ Goal CD-7: Improve the appearance of area gateways.
42 ■ Policy CD-7.1: Establish public policy to enhance and improve the appearance of area gateways.
43
44 Projects located on general plan gateways are subject to a higher standard of design since the gateways
45 provide the first impression of the community as one enters and then travels through the main corridors
46 of the City (see attachment 6; Design Guidelines Commercial Projects outside the Downtown Design
47 District).
Redwood Tree Car Wash Renovation
Major Site Development Permit
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File No.:Munis 1257
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1
2 The project site is classified in the General Plan as a C (Commercial) land use and the proposed fa�ade
3 modification of the car wash facility and total addition of 220 square feet is considered an allowable use
4 within that land use designation. Furthermore, the proposed expansion of the service use conforms to
5 General Plan Land Use Element requirements related to location, access, and building intensity.
6
7 The proposed development, however, is not entirely consistent with the mandate that landscaping and
8 on-site parking be provided where design review is required, as is the case here, since neither are
9 present on the property. The issues of landscaping and on-site parking, and measures recommended to
10 provide consistency, will be discussed in Table 2: Zoning Ordinance and Site Analysis Consistency with
11 the C-2 Zoning Standards.
12
Table 1: General Plan Analysis
General Plan Goal/Poli Staff Anal sis
Open Space and Conservation
Goal OC-23:Native plant landscaping shall be encouraged. The landscape plan for the Project includes native species. The
C2 zoning district requirements encourage the use of native
Policy OC-23.1: Define standards that include native plant
landsca in species. The landscape plan was recommended to the Design
p� 6•
Review Board on September 24,2015.The Planning Commission
will review the landscaping plan as part of its review of the
Project and has the authority to require additional native plant
landscaping.
Circulation and Transportation
Goal CT-13: Design attractive parking facilities. Redwood Tree Car Wash APN # 002-091-17 is currently
developed with one building (Redwood Tree Car Wash Office,
Policy CT-13.1: Utilize landscaping and other amenities to Tire Service&Oil Change,and Nelson Auto Glass)a large canopy
improve the appearance and traffic patterns of onsite from the former gas station, 1080 square feet Car Wash
parking facilities.
Structure and pavement.There is minimal landscaping; and few
opportunities to add more (see attachment 7, Photos). The
proposed project would provide 17 new trees, and new
landscape islands for a total of 2,488 sf. of landscaping. These
modifications substantially improve the appearance of the
parking facility.
Community Design
Goal CD-7:Improve the appearance of area gateways. Redwood Tree Car Wash APN # 002-091-17 currently has
minimal landscaping and a lack of continuity in architectural
Policy CD-7.1: Establish public policy to enhance and
design and color palate.The proposed project would add 17 new
improve the appearance of area gateways
trees, new landscape islands for a total of 2,488 sf. of
landscaping; and new siding of Basalite stone wall material.
There was discussion at the September 24, 2015 Design Review
Board Meeting with the applicant to include new paint or some
other design feature for the existing building structure to better
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
4
Table 1: General Plan Anal sis
General Plan Goal/Poli Staff Anal sis
unify the parcel architecturally. The proposed project includes
removal of signage and will bring the existing signage into
conformance with zoning requirements.These modifications will
substantially improve the appearance of the gateway.
Policy CD-4.2: The C2 zoning district requires the planting of landscaping that is
Encourage planting of native trees and plants. known to grow well in Ukiah's climate and encourages the
planting of native species. The landscaping plan includes trees
from the City's Required Tree Lists. As required, the Project
including the landscaping plan was reviewed by the Design
Review Board (see above). The DRB approval includes
recommendations for the landscaping plan that is appropriate
for the Project and the planting conditions.
The Planning Commission will review the landscaping plan as
part of its review of the Project and will determine as part of its
review if the Project should revise the existing landscaping plan.
Goal CD-10: The Project would improve an existing site and building with a
Preserve and enhance neighborhood character. new building fa4ade, new signage, and new landscaping. The
Project was reviewed by the DRB who found the building
Policy CD-10.1: renovations to be a substantial improvement over the existing
Ensure that new construction in established
neighborhoods maintains or enhances existing building and recommended approval of the Project with the
neighborhood character. conditions that the signage be made to aesthetically unified and
the landscaping plan be revised to be more consistent with the
requirements of the C2 zoning district.
Goal CD-17: Require commercial and industrial parking The Project would improve the existing parking area on the site
lots to be designed and sited so as to increase the with the addition of 17 new trees, new landscape islands for a
attractiveness of the areas in which they are located. total of 2,488 sf.of landscaping;and new siding of Basalite stone
wall material. The Project will break up the large expanse of
Policy CD-17.1:Site commercial and industrial parking lots
to be designed subservient to the structure it serves. asphalt; provide a screen from the car wash structure; and
increases the existing shade and landscaping coverage making
the Project more consistent with this goal and policy than the
existing development on the site.
1
?� UKIAH MUNICIPAL AIRPORT MASTER PLAN
4 The Project parcel is located outside the boundaries of the Ukiah Municipal Airport Master Plan and,
5 therefore, is not subject to the compatibility requirements of the applicable airport compatibility zone.
6
� ZONING
9 Consistency with C-2 Zoning Standards: The subject property is in the C-2 (Heavy Commercial) zoning
10 district, within which car washing facilities are considered an allowed land uses however; a site
11 development permit is required for substantial exterior modification of existing commercial structures.
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
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1
2 Table 2 below includes the applicable zoning requirements for the Project along with staff analysis.
3
Table 2: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Setbacks,height(ZO.Section 9085J The Project complies with the building height and setback
requirements.
Parking
Vehicle Parking: (ZO. Section 91988) Number of Parking Existing Parking. The applicant owns the parcels to the north
Spaces Required (APN#002-091-16)and south north (APN#002-091-18) as well
as the project parcel (APN # 002-091-17) of the proposed
Automatic Car Wash:Eight(8)car stacking spaces, plus one project. The parking plan date stamped October 22, 2015
space for each employee. identifies 32 non-striped parking spaces collectively on all three
parcels.
Automobile Service Stations: Three (3) parking spaces for
each of the first five(5) bays and two(2)parking spaces for North Parcel(002-091-16)-18 parking spaces
each additional bay. Anywhere repair work is done is Project Parcel(002-091-17)-0 parking spaces
counted as a bay. No work can be performed in designated South Parcel(002-091-17)-14 parking spaces
parking spaces
A parking plan was requested from the applicant to scale to
insure the parking spaces were consistent with the size
requirements and design standards (see attachment 3; email
date October 22,2015 to applicant and see attachment 8;Article
17 Off Street Parking); at the completion of the staff report a
revised parking plan had not been received.
Automatic Car Wash: Based on 8 required car stacking spaces
and 10 employees,18 parking spaces are required.
Automobile Service Stations: Based on four(4)bays for the Tire
Service and Oil Change Use and one (1) bay for Nelson Auto
Glass(4*3=12)+(4*1=4)16 parking spaces are required.
Total Required Parking-34 parking spaces(18+16=34)
The proposed project is not consistent with required parking and
the applicant is requesting a modification of the requirement for
(2) parking spaces. The project is subject to Planning
Commission review and approval. Planning Commission has the
authorityto modifythe proposed parking plan.
There are no clearly striped on-site parking stalls present on the
property. The result is a disordered parking situation.
Additionally, the on-site circulation on the subject property is
challenged by the different uses utilizing the subject property
and the adjacent property resulting in a congested and cluttered
appearance. Both of these situations could be improved.
Since on-site parking is not clearly designated on the subject
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
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Table 2: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
property, staff recommends that the applicant submit a final
parking plan for the review and approval of the Director of
Planning that is to scale to insure size and design consistency
with the zoning code and includes clearly-designated directional
stripping and stacking for eight vehicles waiting for the
automatic wash bay and a stacking que that demonstrates 8
spaces.
Staff is of the opinion that these relatively minor site
improvements would greatly improve the safety,circulation,and
on-site parking for the car wash facility,while responding to the
special development issues of the General Plan and the specific
parking standards of the Zoning Ordinance.
Bike Parking: The number of bicycle parking spaces Based on a maximum parking requirement of 34 vehicle spaces,
required shall not be less than ten percent (10%) of the 3 bike parking spaces are required. The project does not include
number of required off-street automobile parking spaces. any bike parking. A condition of approval has been applied to
Such safe bicycle parking shall be located convenient to the the Project requiring 3 bike parking spaces (see attachment 2,
entrance(s)to the use. (Z.O.Section 9086(EJ) Conditions of Approval).
Landscaping
Landscaping shall be proportional to building elevations. The project would provide a total of 2,488 square feet of
ZO.Section ZO.Section 9087(D1aJ landscaping and 17 trees more than the site as currently
developed with. The landscaping plan includes interior trees,as
well as shrubs,vines and groundcovers.
As required, the Project including the landscaping plan was
reviewed by the Design Review Board (see above). The DRB
approval includes recommendations for the landscaping plan
that is appropriate for the Project and the planting conditions.
The Planning Commission will review the landscaping plan as
part of its review of the Project and will determine as part of its
review if the Project should revise the existing landscaping plan.
Landscape plantings shall be those which grow well in The landscape plans were reviewed by the DRB. The species
Ukiah's climate without excessive irrigation. Native species proposed were selected for their ability to be viable in their
are strongly encouraged. Z.O. Section Z0. Section environment and to grow well in Ukiah's climate. The plant
9087(D1bJ palette also includes native species(noted in on the landscaping
plan).
All landscape plantings shall be of sufficient size, health, As required, the Project including the landscaping plan was
and intensity so that a viable and mature appearance can reviewed by the Design Review Board (see above). The DRB
be attained within a reasonable short amount of time. Z.O. approval included recommendations for the landscaping plan
Section Z.O.Section 9087(D1c) from board member Thayer that is appropriate for the Project
and the planting conditions as follows:
• Applicant's planting plan does not reflect knowledge of
mature plant sizes, plant nomenclature or thorough
suitability to our climate.
• Specifically: "Lagerstomia" and "Pisacia" should read
Lagerstroemia and Pistachia.
• The Chinese Pistache is a fine tree, there are just too
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
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Table 2: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
many in the small space at the back of the property.
Suggest two trees for this space. And place two trees
at the entry to the car wash. The Crape Myrtles are
not effective shade trees for the large amount of
paving on the project.
• The Miscanthus transmorrisonensis is overplanted for
the mature size of this grass.
• The Boston ivy is vastly overplanted for the scale of
the structure. One vine can be as much as 50' x 50'.
The plan shows 5 in a 10'stretch.
• The Phormium 'Yellow Wave' will burn in this type of
high summer heat, paved location. It is also far too
large at maturity for the narrow planting strip.
Applicant could try Phormium `Duet'for similar effect,
but no guarantees this selection will not sun burn as
well.
• The Xylosma congestum is entirely unsuitable for the
location drawn. It is a small tree is left unpruned,and
has rather vicious thorns. It would need to be pruned
twice a month to keep it from blocking view through
the driving lanes. Suggest a more suitable small shrub
selection of Caryopteris x clandonensis or Rhaphiolepis
x'Georgia Petite'.
The Planning Commission will review the landscaping plan as
part of its review of the Project and will determine as part of its
review if the Project should revise the existing landscaping plan
(see attachment 4,DRB Minutes September 24,2015J.
Deciduous trees shall constitute then majority of trees The applicant has chosen not to use deciduous trees; as a result
proposed along the south and west building exposures; of the potential complications from the excess leaves and the
non-deciduous tree species shall be restricted to areas that functionality of the car wash.The location of the proposed trees
do not inhibit solar access. Z.O. Section ZO. Section will not inhibit solar access therefore is consistent with the
9087(D1e) zoning requirement.
A minimum of 50% of the landscaped area shall be live Redwood Tree Car Wash APN # 002-091-17 is currently
plantings.Z.O.Section 9087(D1iJ developed with one building (Redwood Tree Car Wash Office,
Tire Service&Oil Change,and Nelson Auto Glass)a large canopy
from the former gas station, 1080 square feet Car Wash
Structure and pavement.There is minimal landscaping; and few
opportunities to add more(see attachment 7,PhotosJ.
However, as noted above, the Planning Commission has the
authority to modify the required elements of a landscaping plan
"depending upon the size, scale, intensity, and location of the
development project." Based on the size and scale of the
project; existing constraints of the developed parcel ; and
consistency with other commercially developed parcels in the
area that do not meet the 20% coverage landscaping
requirement, staff finds it is reasonable to provide equity and
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
$
Table 2: Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
allow the proposed landscaping. Staff has included
recommended findings supporting the reduction in landscaping
coverage.
Landscaping plans shall include an automatic irrigation plan The plans do not include an irrigation plan. A condition of
and lighting plan.ZO.Section 9087(D1jJ approval has been applied to the Project requiring plans include
an irrigation plan that is consistent with the Cal Green Building
Code.
The Project proposes the addition of exterior lights to the
exterior of the car wash Structure for security purposes. A
condition of approval has been added that requires the lighting
to be downcast, fully shielded and International Dark Sky
Association approved or equivalent (see attachment 2
Conditions of Approval).
All landscaping shall be adequately maintained in a viable The standard condition of approval for landscape maintenance
condition.Z.O.Section 9087(D1k) has been applied to the Project(see attachment 2;Condition of
Approval).
All new developments shall include a landscaping coverage Redwood Tree Car Wash APN # 002-091-17 is currently
of 20%of the gross area of the parcel, unless based on the developed with one building (Redwood Tree Car Wash Office,
small size of the parcel; it would be unreasonable and Tire Service&Oil Change,and Nelson Auto Glass)a large canopy
illogical. from the former gas station, 1080 square feet Car Wash
Structure and pavement.There is minimal landscaping; and few
opportunities to add more(see attachment 7,PhotosJ.
However, as noted above, the Planning Commission has the
authority to modify the required elements of a landscaping plan
"depending upon the size, scale, intensity, and location of the
development project." Based on the size and scale of the
project; existing constraints of the developed parcel ; and
consistency with other commercially developed parcels in the
area that do not meet the 20% coverage landscaping
requirement, staff finds it is reasonable to provide equity and
allow the proposed landscaping. Staff has included
recommended findings supporting the reduction in landscaping
coverage.
1
?� SIGN ORDINANCE
4 The project includes new signage as shown in the Projects Plans. Information for existing signs has been
5 requested from the applicant; however the information regarding existing signage was not received in
6 time to include in the staff report; therefore a determination for consistency cannot be made. A
7 Condition of Approval #8 has been added requiring; 8. Prior to the placement/installation of any
8 sign(s), the applicant shall make application for and receive approval of a sign permit. Any signage shall
9 be in substantial conformance with the conceptual signs approved by the Planning Commission. (see
10 attachment 3; Project description date stamped September 04, and email date October 22, 2015 from
11 the applicantJ.
12
Redwood Tree Car Wash Renovation
Major Site Development Permit
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File No.:Munis 1257
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� DESIGN GUIDELINES
3 The project site is located within the boundaries of the Downtown Design District. Therefore, the
4 project would be subject to the Design Guidelines for Projects located outside the Downtown Design
5 District (see attachment 6; Design Guidelines Commercial Projects outside the Downtown Design
6 District).
7
� SITE DEVELOPMENT PERMIT
10 Pursuant to Zoning Ordinance Section 9261(b), a Site Development Permit is required for all new
11 commercial construction. Table 4 below shows the specific findings that are required before the Site
12 Development Permit can be approved along with staff consistency analysis.
13
Table 3: Summa of Pro�ect Consistenc with Site Develo ment Permit Findin s
Zonin Code Site Develo ment Permit Findin s Staff Anal sis
The proposal is consistent with the goals,objectives,and The renovation of the existing fa�ade,parking facility,
policies of the City General Plan. landscaping,and signage is an expansion of a commercial use
consisting of a carwash facility that is consistent with the goals
and policies of the Ukiah General Plan,including Land Use
Element requirements for the siting of new structures;
The location,size,and intensity of the proposed project will The location, size, and intensity of the project will not create
not create a hazardous or inconvenient vehicular or hazardous or inconvenient vehicular or pedestrian traffic
pedestrian traffic pattern. patterns because installation of the improved hand wash will
eliminate customers exiting they're vehicles at the start of the
car washing process and walking across traffic, which will
improve vehicular and pedestrian traffic patterns by creating a
sense of order and safety on the property;
The accessibility of off-street parking areas and the relation The accessibility of off-street parking areas and the relation of
of parking areas with respect to traffic on adjacent streets parking areas with respect to traffic on adjacent streets will not
will not create a hazardous or inconvenient condition to create a hazardous or inconvenient condition to adjacent or
adjacent or surrounding uses. surrounding land uses since the parking lot and vehicle stacking
improvements will increase the ordered accessibility and interior
circulation on the property;
Sufficient landscaped areas have been reserved for Sufficient landscaped areas, as conditioned,will be reserved for
purposes of separating or screening the proposed purposes of separating or screening the car wash from the street
structure(s) from the street and adjoining building sites, and adjoining building sites,and breaking up and screening large
and breaking up and screening large expanses of paved expanses of paved areas with the addition of 17 new trees, and
areas. new landscape islands for a total of 2,488 sf.of landscaping.
The proposed development will not restrict or cut out light The renovation of the existing fa�ade, parking facility,
and air on the property, or on the property in the landscaping, and signage will not restrict or cut out light and air
neighborhood; nor will it hinder the development or use of on the property, or on the property in the neighborhood, or
buildings in the neighborhood,or impair the value thereof. impair the value thereof since the addition is to the backside of
the structure and is relatively small in size at 220 square feet, it
is a one story structure that only reaches a height of 12'-2"
above grade, and is not close enough to other properties to
restrict light and air or cast shadows;
The improvement of any commercial or industrial structure The improvement of the commercial structure will not have a
will not have a substantial detrimental impact on the detrimental impact on the character or value of an adjacent
character or value of an adjacent residential zoning district. zoning district since it is a minor expansion of an existing use
that conforms to the City's development standards;
Redwood Tree Car Wash Renovation
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The proposed development will not excessively damage or The project will not excessively damage or destroy natural
destroy natural features, including trees, shrubs, creeks, features, including trees, shrubs, creeks, and the natural grade
and the natural grade of the site. of the site since all natural features have already been removed
from the property and it is dominated by its hard paved surfaces
and structures;
There is sufficient variety,creativity,and articulation to the There is sufficient variety, creativity, and articulation to the
architecture and design of the structure(s) and grounds to architecture and design of the modification to the fa�ade,
avoid monotony and/or a box-like uninteresting external parking facility, and landscaping, to avoid monotony and/or a
appearance. box-like uninteresting external appearance since the projects is
designed to be consistent with the existing structures;and
1
2 PUBLIC NOTICE
3
4 A notice of public hearing was provided in the following manner:
5
6 ■ posted in three places on the project site on October 16, 2015;
7 ■ mailed to property owners within 300 feet of the project site on October 16, 2015; and
8 ■ published in the Ukiah Daily Journal on October 18, 2015.
9
10 As of the writing of this staff report, no correspondence has been received in regards to the
11 project.
12
13 ENVIRONMENTAL REVIEW
14
15 The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines Section
16 15301, Existing Facilities, which allows exterior modifications, additions to existing building and
17 installation of replacement signage, Section 15304, Minor Alterations to Land, which allows new
18 landscaping, and Section 15311,Accessory Structures, which allows new signs based on the following:
19
20 A. The Project is consistent with the Commercial general plan designation and all applicable
21 general plan policies as well as with the Community Commercial zoning designation and
22 regulations based on the analysis in the staff report.
23
24 B. Based on review of the project by Public Works,the Electric Department, Police Department and
25 Fire Marshal,the site can be adequately served by all required utilities and public services.
26
27 C. The Project is a development site comprised primarily impervious surfaces (parking lot and
28 building). The site and surrounding area are not environmentally sensitive. The Project does
29 not include the removal of any trees.There are no wetlands, creeks, or water bodies on the site.
30
31 D. The Project includes the planting of 17 new trees, and new landscape islands for a total of 2,488
32 sf. of landscaping.
33
�� CONCLUSION
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PC October 28,2015
File No.:Munis 1257
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1 Planning staff conducted a thorough analysis of the planning issues associated with this project and
2 concluded renovation of the existing fa�ade, parking facility, landscaping, and signage, as conditioned,
3 would not cause adverse impacts to the site itself or the surrounding neighborhood. In fact, it is staff's
4 opinion that with the improvements to on-site parking and landscaping, the safety, site circulation,
5 accessibility and aesthetics of the subject property are greatly improved.
6
7 DECISION TIMELINE
8
9 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The PSA
10 requires that a decision be made on the project within 60 days of the application being deemed
11 complete. This application was submitted to the Community Development and Planning Department on
12 September 04, 2015 and was deemed complete on September 24, 2015. As such, a decision must be
13 made on the project no later than November 23, 2015. The applicant may request a onetime extension
14 of the decision timeline. The next regularly scheduled Planning Commission meeting is December 09,
15 2015 (November 25, 2015 meeting cancelled due to Thanksgiving holiday).
16
17 ATTACHMENTS
18
19 1. Draft Site Development Permit Findings
20 2. Draft Site Development Permit Conditions of Approval
21 3. Project Description date stamped September 04, 2015;
22 Revised Project Plans date stamped October 15, 2015;
23 4. Design Review Board Minutes;September 24, 2015
24 5. LID Exemption
25 6. Guidelines for Commercial Projects outside the Downtown Design
26 7. Project Photos
27 8. Article 17 Off Street Parking Section 9192 Size of Parking; Section 9197 Design Standards
28 for parking.
29 9. Revised Site Plans date stamped October 22, 2015; Site Plans date stamped September
30 15, 2015
31 10. Department Comments
32
33
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File No.:Munis 1257
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1 ATTACHMENT 1
2
3
4 DRAFT SITE DEVELOPMENT PERMIT FINDINGS
5
6
� Major Site Development Permit
s Redwood Tree Car Wash Renovation
9 859 North State Street
Zo City File No. 1257
11
12
13 1. The fa�ade modification and small addition is an expansion of a commercial use consisting
14 of a carwash facility that is consistent with the goals and policies of the Ukiah General Plan,
15 including Land Use Element requirements for the siting of new structures;
16
17 2. The proposed Project, as conditioned, is consistent with the requirements of the zoning
18 ordinance as described in the staff report, including Table 2, and with the approval of the
19 requested modifications to the landscaping requirements, and parking requirement to allow
20 32 parking spaces as opposed to the 34 parking spaces required.
21
22 3. Approval of the modifications to the landscaping requirements is based on the following:
23
24 A. 20%Landscape Coverage:
25
26 Redwood Tree Car Wash APN # 002-091-17 is currently developed with one
27 building (Redwood Tree Car Wash Office, Tire Service & Oil Change, and Nelson
28 Auto Glass) a large canopy from the former gas station, 1080 square feet Car Wash
29 Structure and pavement. There is minimal landscaping; and few opportunities to
30 add more (see attachment 7, Photos).
31
32 However, as noted above, the Planning Commission has the authority to modify the
33 required elements of a landscaping plan "depending upon the size, scale, intensity,
34 and location of the development project." Based on the size and scale of the
35 project; existing constraints of the developed parcel ; and consistency with other
36 commercially developed parcels in the area that do not meet the 20% coverage
37 landscaping requirement, staff finds it is reasonable to provide equity and allow the
38 proposed landscaping. Staff has included recommended findings supporting the
39 reduction in landscaping coverage.
40
41 B. Landscaping shall be proportional to building elevations:
42
Redwood Tree Car Wash Renovation
Major Site Development Permit
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PC October 28,2015
File No.:Munis 1257
1 The project would provide a total of 2,488 square feet of landscaping and 17 trees
2 more than the site as currently developed with. The landscaping plan includes
3 interior trees, as well as shrubs,vines and groundcovers.
4
5 As required,the Project including the landscaping plan was reviewed by the Design
6 Review Board (see above).The DRB approval includes recommendations for the
7 landscaping plan that is appropriate for the Project and the planting conditions.
8 The Planning Commission will review the landscaping plan as part of its review of
9 the Project and will determine as part of its review if the Project should revise the
10 existing landscaping plan. Condition of Approval#5 has been added requiring a
11 revised Landscape Plan be submitted based on the approved landscaping
12 requirements from the Planning Commission.
13
14 C. All landscape plantings shall be of sufficient size, health, and intensity so that a
15 viable and mature appearance can be attained within a reasonable short amount of
16 time.
17
18 As required,the Project including the landscaping plan was reviewed by the Design
19 Review Board (see above).The DRB approval included recommendations for the
20 landscaping plan from board member Thayer that is appropriate for the Project and
21 the planting conditions.
22
23 4. Landscaping plans shall include an automatic irrigation plan and lighting plan. The applicant
24 did not submit an automatic irrigation plan; Condition of Approval # 6 has been added
25 requiring the applicant to include an irrigation plan that is consistent with the Cal Green
26 Building Code; with the applicants building application.
27
28 5. Based on the required parking 34 parking spaces; 3 bike parking spaces are required:
29 Condition of Approval # 7 has been added requiring plans submitted for building permit to
30 include the location of the required bike rack and is subject to staff review and approval.
31
32 6. The location, size, and intensity of the project will not create hazardous or inconvenient
33 vehicular or pedestrian traffic patterns because installation of the improved hand wash will
34 eliminate customers exiting they're vehicles at the start of the car washing process and
35 walking across traffic, which will improve vehicular and pedestrian traffic patterns by
36 creating a sense of order and safety on the property;
37
38 7. The accessibility of off-street parking areas and the relation of parking areas with respect to
39 traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent
40 or surrounding land uses since the parking lot and vehicle stacking improvements will
41 increase the ordered accessibility and interior circulation on the property;
42
43 8. Sufficient landscaped areas, as conditioned, will be reserved for purposes of separating or
44 screening the car wash from the street and adjoining building sites, and breaking up and
45 screening large expanses of paved areas with the addition of 17 new trees, and new
46 landscape islands for a total of 2,488 sf. of landscaping
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1
2 9. The fa�ade modification and small addition will not restrict or cut out light and air on the
3 property, or on the property in the neighborhood, or impair the value thereof since the
4 addition is to the backside of the structure and is relatively small in size at 220 square feet, it
5 is a one story structure that only reaches a height of 12'-2" above grade, and is not close
6 enough to other properties to restrict light and air or cast shadows;
7
8 10. The improvement of the commercial structure will not have a detrimental impact on the
9 character or value of an adjacent zoning district since it is a minor expansion of an existing
10 use that conforms to the City's development standards;
11
12 11. The project will not excessively damage or destroy natural features, including trees, shrubs,
13 creeks, and the natural grade of the site since all natural features have already been
14 removed from the property and it is dominated by its hard paved surfaces and structures;
15
16 12. There is sufficient variety, creativity, and articulation to the architecture and design of the
17 modification to the fa�ade, parking facility, and landscaping, to avoid monotony and/or a
18 box-like uninteresting external appearance since the projects is designed to be consistent
19 with the existing structures; and
20
21 13. The modification to the Facade and construction of a small addition is categorically exempt
22 from the requirements of the California Environmental Quality Act (CEQA), pursuant to
23 Section 15303 (Class 3), since the project consists of the construction of a new, small
24 structure,which has been determined not to have a significant effect on the environment.
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1
2 ATTACHMENT 2
3
4
5 DRAFT CONDITIONS OF APPROVAL
6
7
g Major Site Development Permit
9 Redwood Tree Car Wash Renovation
Zo 859 North State Street
11 City File No. 1257
12
13
14 1. All use, construction, or occupancy shall conform to the application approved by the Planning
15 Commission, and to any supporting documents submitted therewith, including maps, sketches,
16 renderings, building elevations, landscape plans, and alike.
17
18 2. The approved Site Development Permit may be revoked through the City's revocation process if
19 the approved project related to the Permit is not being conducted in compliance with the
20 stipulations and conditions of approval; or if the project is not established within two years of
21 the effective date of approval; or if the established land use for which the permit was granted
22 has ceased or has been suspended for twenty-four(24) consecutive months.
23
24 3. Except as otherwise specifically noted, the Site Development Permit shall be granted only for
25 the specific purposes stated in the action approving the Permit and shall not be construed as
26 eliminating or modifying any building, use, or zone requirements except as to such specific
27 purposes.
28
29 4. Applicant shall submit a Final Parking Plan to the Director of Planning for review and which must
30 be approved prior to issuance of the Building Permit for modification to the car wash structure.
31 The Final Parking Plan shall, at a minimum, include the following information:
32 a. Automatic Car Wash: 18 parking spaces are required;
33 Automobile Service Stations: 16 parking spaces are required;
34 Total Required Parking-34 parking spaces;
35 b. Directional striping for stacking for eight vehicles of the hand wash portion of the
36 facility.
37
38 5. Applicant shall submit a Final Landscape Plan to the Director of Planning for review and which
39 must be approved prior to issuance of the Building Permit for modification to the car wash
40 structure. The Final Landscape Plan shall address the issues raised in the staff report and be
41 responsive to the issues raised by the Design Review Boards comments based on the September
42 24, 2015 meeting.
43
44 6. The landscaping plans submitted with the building permit shall include an irrigation plan that is
45 consistent with the Cal Green Building Code.
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1
2 7. Plans submitted for building permit shall include the location of the required bike rack and is
3 subject to staff review and approval. The bike rack shall be located as close as reasonable to the
4 front entrance to the retail store and shall be installed prior to occupancy.
5
6 8. Prior to the placement/installation of any sign(s), the applicant shall make application for and
7 receive approval of a sign permit. Any signage shall be in substantial conformance with the
8 conceptual signs approved by the Planning Commission.
9
10 9. On plans submitted for building permit, if required,these conditions of approval shall be
11 included as notes on the first sheet.
12
13 10. All proposed outdoor lighting must be downcast,fully shielded and International Dark Sky
14 Association approved or equivalent.
15
16 Standard City Conditions of Approval
17
18 11. Any construction shall comply with the "Standard Specifications" for such type of construction
19 now existing or which may hereafter be promulgated by the Engineering Department of the City
20 of Ukiah; except where higher standards are imposed by law, rule, or regulation or by action of
21 the Zoning Administrator.
22
23 12. In addition to any particular condition imposed, any construction shall comply with all building,
24 fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect at
25 the time the Building Permit is approved and issued.
26
27 13. All work within the City right-of-way shall be performed by a properly licensed Contractor with a
28 current City of Ukiah Business License. Contractor must submit copies of proper insurance
29 coverage (Public Liability, $1,000,000; Property Damage, $1,000,000) and current Workman's
30 Compensation Certificate.
31
32 14. An encroachment permit from the Public Works Department is required to perform all work
33 with the street right-of-way.
34
35 15. All conditions that do not contain specific completion periods shall be completed prior to
36 release of final building inspection and issuance of a Certificate of Occupancy for the primary
37 building on the site.
38
39 16. Business operations shall not commence until all permits required for the approved use,
40 including but not limited to business license, tenant improvement building permit, have been
41 applied for and issued/finaled.
42
43 17. No permit or entitlement shall be deemed effective unless and until all fees and charges
44 applicable to this application and these conditions of approval have been paid in full.
45
46 18. 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.
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1
2 19. All conditions of approval that do not contain specific completion periods shall be completed
3 prior to building permit final.
4
5 20. All required landscaping shall be properly maintained to insure the long-term health and vitality
6 of the plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
7
8 A. Regular slow, deep watering when feasible.The amount of water used shall fluctuate
9 according to the season, i. e., more water in summer, less in the winter.
10 B. Additional watering shall occur during long periods of severe heat and drying winds, and
11 reduced watering shall be used during extended periods of cool rainy weather.
12 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
13 fertilizer according to the recommendations of a landscaping professional.
14 D. Weed killers shall not be used on or near trees.
15 E. The tree ties and stakes shall be checked every six months to ensure they do not
16 constrict the trunks and damage the trees.
17 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage
18 the trunk of the tree and its overall growth.
19 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
20 vandalism, shall be replaced with the same or similar tree species, or an alternative
21 species approved by the department of Planning and Community Development.
22 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
23 pruning shall follow standard industry methods and techniques to ensure the health and
24 vitality of the tree.
25
26 21. This Use Permit may be revoked through the City's revocation process if the approved project
27 related to this Permit is not being conducted in compliance with these stipulations and
28 conditions of approval; or if the project is not established within two years of the effective date
29 of this approval; or if the established use for which the permit was granted has ceased or has
30 been suspended for 24 consecutive months.
31
32 22. This approval is contingent upon agreement of the applicant and property owner and their
33 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
34 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
35 brought against any of the foregoing individuals or entities,the purpose of which is to attack, set
36 aside, void or annul the approval of this application. This indemnification shall include, but not
37 be limited to, damages, costs, expenses, attorney fees or expert witness fees that may be
38 asserted by any person or entity, including the applicant, arising out of or in connection with the
39 City's action on this application, whether or not there is concurrent passive or active negligence
40 on the part of the City. If,for any reason any portion of this indemnification agreement is held to
41 be void or unenforceable by a court of competent jurisdiction, the remainder of the agreement
42 shall remain in full force and effect.
43 From the Electrical Department(Jimmy Lozano 467-5774)
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1
2 The COU Electric Department will require a utility easement for any underground distribution extended
3 into the parcel beyond the existing electric easements. Easements must be adjusted and officially
4 recorded with the county. The preliminary primary 12kv underground feed will extend into the parcel
5 from an existing transformer (CU# 1698), which is located near the proposed southeastern corner of the
6 property site. The new transformer/s will most likely be located in a proposed landscape area that must
7 allow for minimum clearances around the pad mount equipment per G.O. 128 (Rule 34.2 C
8 Transformers). The easement would cover the entire length of our primary/secondary conductors, to
9 include the new transformer/s equipment and pads that will be located on the parcel.
10
11 The applicant shall provide and install at no cost to the City and in accordance with City standards and
12 specifications, all conduits, equipment pads,junction boxes,vaults,street lights and subsurface housings
13 required for power distribution within the development and all trenching, backfill, resurfacing,
14 equipment pads and landscaping. Prior to backfilling or pouring of concrete for equipment, or
15 subsurface equipment, facilities must be inspected by City Electric Department representatives. Based
16 on final inspection of the work performed and upon acceptance by the City, the applicant will transfer
17 ownership of such facilities to the City.
18
19 The Project scope of work is subject to change as excavation proceeds. There will most likely be design
20 elements added or deleted to the scope of work as the project moves forward and that is to be
21 expected with a project of this size. Should the construction and/or project requirements or scope of
22 work change in the future, COUEUD will make every effort to accommodate the changes and modify the
23 proposed primary 12kv feed. The proposed locations for the new 12kv primary feed and the new
24 transformer/s will need to be worked out with the applicant as soon as reasonably possible or practical.
25 The placement of the new pad mount transformer/s on the parcel site could be worked out prior to the
26 building permit being issued, in order to avoid potential delays on the project. Applicant is responsible
27 for repair and/or replacement of concrete &asphalt surfaces around all excavation sites as needed.
28
29 The City shall provide an estimate of the costs which the project applicant and/or designated contractor
30 shall deposit with the City, prior to issuance of permit. After the project is complete, the City shall
31 provide the applicant with an invoice of the final costs. The City shall refund to the applicant any portion
32 of the deposit that exceeds the estimate. If the actual costs exceed the estimate, the applicant shall pay
33 the City the portion of the actual costs that exceed the estimate within thirty (30) days after it receives
34 an invoice from the City.
35
36 From the Public Works Department(Ben Ka�eyama 467-5774)
37
38 1. Prior to construction of site improvements, a final grading, drainage, landscaping, and erosion
39 and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
40 approval by the Department of Public Works.
41
42 2. If the building permit value is equal to or greater than one-third of the value of the existing
43 structure, the construction, repair or upgrade of concrete curb, gutter, and sidewalk to meet
44 ADA standards, and addition of street trees, along the subject property street frontage, may be
45 required, pursuant to Section 9181 of the Ukiah City Code.
46
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
1 3. All work within the public right-of-way shall be performed by a licensed and properly insured
2 contractor. The contractor shall obtain an encroachment permit for work within this area or
3 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
4 construction costs.
5
6 4. If a building permit value of work exceeds $116, 075 (amount adjusted annually), or the
7 proposed improvements create the net addition of two or more plumbing fixture units to a
8 building, the existing sanitary sewer lateral shall be tested in accordance with City of Ukiah
9 Ordinance No. 1105, and repaired or replaced if required.
10
11 5. If additional plumbing fixtures are proposed, City of Ukiah sewer connection fees shall apply,
12 and shall be paid at the time of building permit issuance. For wash-water discharge into the
13 sewer system, an oil/water separator will be required.
14
15 6. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other
16 alternative surfacing, subject to approval by the City Engineer.
17
18 7. Storm drain inlet filters shall be installed and maintained in all on-site storm drain inlets within
19 paved areas.
20
21 8. The applicant has submitted additional information (memo dated 9/11/15 from Tunnel Vision)
22 indicating the proposed project is estimated to increase water usage 20%,from 177 to 212 units
23 per month. Based on the additional 35 units per month sewer discharge, and assuming sewer
24 strength characteristics typical of automatic car washes equipped with an oil/water separator or
25 clarifier, a sewer connection fee of $19,312 has been determined for the project, and shall be
26 paid at the time of building permit issuance.
Redwood Tree Car Wash Renovation
Major Site Development Permit
859 North State Street
PC October 28,2015
File No.:Munis 1257
• / l
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INDEX
1. PROJECT DESCRIPTION
2. LACO TECHNICAL MEMORANDUM
3. BUILDING ELEVATIONS / FLOOR PLAN
4. ARCH ITECTU RAL DETAI LS
5. DETAILS SIGN
' 6. SITE CONTOURS
w
Total existing building square footage 1,152sf
Total Existing building to be removed 540sf
Total Existing building to be reused 540sf
Total New building 1,300sf
Total repaved area 1,524sf
Total New paving area 3,368sf
Total Landscaping area 2,488sf
Total onsite sidewalk 80sf
Total onsite curbs 501sf
Total Excavation 180cy
_ Total Engineered fill 180cy
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TECNNICAL MEMORAIJDUM
• • Redwood Tree Services Inc.
Site Development-Carwash
SITE INFORMATION
Owner: Greg Martyn and Kim Martyn
S�'e Address; Multiple:Carwash-813 North State Street;
Service Station-859 North State Street(Appendix 1)
Assessor Parcel Numbers; Multiple:002-�91-16(Redwood Tree Museum);002-D91-18(Carwash);
002-091-17(Service Station)(Appendix 1)
Genera! Plan Land Use: Commercial
Zoning Designation� Heavy Commercial(C-2)District(Appendix 3)
Aliowed Uses; Partia�List:Auto sales(new-used);Auto-repair, service station,car wash
Street Designation: Arterial-City General Plan Policy 17,2 to serve commercial businesses
Business License Status: Active#335 exp. 12/31/2013
Operating Schedule: Open daily, customer services hours are typically 8 a.m.to 6 p.m.
Average Customers Per Day, 140-220 transactions
Average Daily Empioyees; Twelve
Licenses&Operating Permits: (Appendix 4)
Operational History of Site and Carwash
The Redwood Tree Service Station and Carwash (Site) Is owned and operated by the Martyn famiiy. For
over 35 years the Site has provided the community wiTh a carwash, full-service auto-detaifiing, and vehicle
maintenance. Commerclal operations have lncluded typical vehicle-oriented products and services,
Including fuel and fluids, malntenance (e.g. tires sa3es and installation, oil and lube, wash and fu[f detail),
wfndow tinting and glass. convenience food items, souvenir sales, and vehicle sales. The commercial
operations are set separateiy from a museum deplcting the history of the Site as known as the "Worid's
Largest"Redwood Tree Serv4ce Station and Museum since 1936,
A portion of Site is undergoing underground site environmental remediat�on under the review and authorlty
of the State of Cahifornia. North Coast Regional Water 6�uality Controt Board. A progress summary about
rhe site remediation is enclosed as Appendix 5.
Existing Site !� City Infrastructure
Yhe City proviaes potable water service to the Site through three existing meters� 3/a-inch connections for
the museum and the service station and back vehicle washing bays, and a 2�h-inch meter serves the
carwash.
The Cfty provides sanitary sewer service to the Site through a 4-inch tateral to tne service station and back
washing bays. A sand oi4 separator filters pollutants from wash water prior to wash water eniering the
sonitary sewer system,
The City coliects stormwater from a portion of the Site through with a draln inlet located between the
vacuum Islands and canopy,the remainder of the Site discharges stormwater via overland flows.
Electricity service is provided by the City vla a 24avolt transformer at the southeast corner of the service
station.
Appendix 6 identifies the approximate location and sizing of city infrastructure.
ProjectNo.7018.Ol:AUgust8.2013 ��r _ �
o....e n.,<n � �
y TECHNICAL MfMORANDUM
•- Redwood Tree Services Inc.
Sife Development-Carwash
Planning and Building Permit File Review
City Planning and Building Permit Department organizes permlt files by site address.
The Building Department keeps building permit records for the Site in two project flles:813 North State Street
and 859 North State Street. Records date back to 1980 with no known violations except for two
expired/open buildfng permits (Appendix 7); these permits must be reinstated for final inspection and
closure prior to the Issuance of a new building permit. The owner is working to reinstate and close these
permits.
A Minor Site Development Permit No, Ob-03 ls on file with the Planning Department for authorization to
construct a canopy between the service station and vehicle washing building, According to a leiter found
in the planning file, the flnal conditlons of approval must be satisfled by the owner prior to approv(ng the
permit (See Appendix 8 for additional information). The owner has asked LACO to prepare and submit a
letter, on behalf of the owner, requesting the City to act on revok(ng this permit.
- Pre-Application Conference with City Planner
� Kim Jordan, City Planner, revlewed a conceptual preliminary sfte plan and building elevations at the
Project Site(Appendix 9), including a site walk,
Upon revlew of the proposed ProJect, the City Planner opined that an approved appllcation for a MaJor
Site Development Permlt is required for the Project to break ground, This application process includes a
public notice and comment process, environmental analysis by City staff, and a comprehenslve revlew by
the City Design Review Board who will provide a recommendation to the City Planning Commission. The
Planning Commission has decision-making authority to approve or deny the Project.Action by the Planning
Commissfon Is appealable to the City Councll,A flowchart deplctfng the appllcation process is enclosed as
Appendix 10,
The City Planner recommended that informal d(scussions with the City Bullding Officlal, City Englneer, and
Fire Warden would help to clarify technical requirements for site clvil, structural, and City Infrastructure,
The Project is within the speclally designated Downtown Ukiah Design Dlstrict.The Cfty has adopted speciflc
sfte and bullding deslgn guidelines and standards wlthln the District, including landscaping, lighting,
pedestrian circulation and amenities, and slgns. fie Clty Commercial Design Guidelines contafn these
guldelines and standards, in addition to development standards in the City Zoning Code.
Appendix 11 contains the pre-appUcation conference summary minutes.
Legal Lot and Easement Information
Whlle the Site has three Mendocino County Assessor's Parcel Numbers (APNs), these APNs are for taxing
purposes only and a 1978 parcel map identlfles the parcel as one legal lot. Revlew of a parcel map of
Minor Subdivislon 78-5 (C2D31 P54)is consistent with the Deed of Trust for one legal lot for the Sfte. Thls one
legal lot contains the museum, service statlon, and car wash, The Deed of Trust references one easement
wlth an unknown location. A copy of the Deed of Trust and Grant Deed (easement) is enclosed as
Appendix 12,
Project No.7018.01;August 8.2013 I ���
��..��_.� �
TECHNICAI MEMORANDUM
Redwood Tree Services rnc.
Site Developmenf-Corwash
SUMMARY
The existing carwash is an allowed-use by the City zor�ing code, Modernization of the carwash is allowable
with appropriate planning and build+ng approvals from City officials,The Project wil�requlre tne submittal of
an application for a Major Site Development Perm�t to initiate the process for securing a favorable
recommendation from the City Design Review Board and final plannrng approval from the Pianning
Commission. The Ma�or S;te Development Permit application submittals must demonstrate minimum
compliance w4th the City development standards including specif+c addltion of design features for
compiiance with the City Design Guidelines for Commerciai Devefopment.
City officials w�ll consider approval of the Major Site Development Permit affer receiving ]nput from City
staff, public, and governmental agency review of the project.At least twice during ihe permitting process,
the MaJor Site Development Permit application package will undergo public notice and comment.The fkrst
public review wil! be associated with the City Design Review Board, followed by the City Planning
Commission. The City Plann+ng Commission is the decision-making authority for this Project. Because this
Project wiii undergo public review by the general public and government agencies concurrent wfth review
by the Design Review Board and the Planning Commission, the Planning Commission can require the
cnanges and modification to made to the Project (condirions of approval) or the Project wiU not be
approved.
Associated with this Project is an alternative for a splitting the parce! to separate €egal lots for fac€litating
project financing. The lot split would create one legal pc�rcel for the carwash and one legal parcel for the
service station and museum, To proceed with this lot split, an application for a minor subdivision map must
be submiited to the City Engineer in conjunction with the Major Site Development Permit app�ication, Tne
Minor Subdivis�on Map appiication will be processed concurrentiy with the Major Site Development PermEt
application.
As indicated m our Scope of Services. .3une 28, 2013, completion of the Project Review Committee Phase is
the next step towa�d receiving City planrnng and building permit approvals, Work in this step wili include
updating preliminary plans. project description, project design, and City requirements for review by the City
Project Review Committee (the Crty Engineer, Planner, Fire Warden, and Building Official). Other necessary
work will require an amendment to the Scope of ServiCes to address information presented within this
Technical Memorandum, such as following City Planner recommendations and performing survey work to
proceed with a lot split, We will provide you with an amendment to our original Service Agreement under
separate cover.
Pro�ecA NoA 7018.01.AuQust B,2013 � , ` ��
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^ DISPLAY CONSPICUOUSLY AT PLACE OF BUSINESS FOR WHICH ISSUED
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REDWOOD TRcE SERVICE STATIONS INC (EJJIBte or contro� your
859 N STATE ST b,15v?PSS rn,s;�e,m�i coes
UK1 ,4H, CA 9548z-34o9 ,�<�r ,,u��:• ;�:. �, a�
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- For general tax ques:ions,please call our Information Center at 800-400-7115.
For information on your nghts,contact the Taxpayers'Rights Advocate Office at 888-324-2798 or 916-324-2798.
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A MESSAGE TO OUR NEW PERMIT HOLDER
As a seller, you have r�yhts and responsibilities under the Sales and Use Tax Law. In order to assist you in your
endeavor and to better understand the law,we offer the foilowing sources of help:
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As a seller, you have the righl to issue resale certificates for merchandise that you intend to resell. Conversely, you
have the responsibility of not misusing resale certificates.While the sales tax is imposed upon the retailer,
• vCtl Il'c:V°[Il:I'i�:hl lJ S2�k I'�('1f,,rs�+ti3,l;Ui(�lc'iFk 1(O'11 yp.:'CIISI<��lE?(
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'li�i�":;!l'1'�ti"r L'v::i�� dt :7!'.r.;,) dS lt;t (l:� C=SS lhd�T;iJf y���fS. �3tlo tl"�.ake;���em F1VE1112t)IE tOf I'ISDEC1i0il by a 6oard representat ve
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�CJ;,�I'1�4 OI droua�il, � i)�i't �e'�, U{(IC°t, ;:t Ill'c'1�,.�,c!f, t;f �;��i@n ��rJtl pf2 ITI0NIIIC 8�1V Uf 2�� Oi yo��r b��s�ness locat�crs. if �i b2co�nes
��e�ess�ir;T�S_if�2�1:�E:i t �.;Jdi illi,}'CU 5 1!:�7:i1�I'�) :10 SC�y'`l81{lI1Q li tf;d Bo�.ird office,or g��n�li tU c'C�08'Ct f2presen:auve.
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:.�'�,-�'t:.i-�:il��.
Please post this permit at the address for which it was issued and at a location visib{e to your customers.
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- DEPARTMENT OF INDUSTRIAL RELATIONS
,� DIVISION OF OCCUPATIONAL SAFETY& HEALTH
� PRESSURE VESSEL UNlT
-� 1515 Clay Simel,Suile 1302
� Oakland,CA 94G12
Phone(5101 G22-3052/Fax(Sl0)G22-30G3
� . Permi# to 4perate Air Pressure Tank
STATE SERIAL NO. A000823-08 N.B.a/SER.a 76952
.�.. . � -
B1LL TO: -�'s;u�4 °r `'' OWNER/USER:
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f` k::n4�;� •!� �,
GREG MAR7YN ,lk: '. �; u;,�•. �RED WOOD TREE SERVICE STA •
RED WOOD 7REE SERVICE S7A � � °''�=Mt�'''��:� 859 N STATE ST
859 N S7A7E ST � �f����1 '���J� ���
� '�s"`4: .�..1==. R:
, �u • �`: :�,:,�.�_ � UKIAH CA 95482-3409
UKIAH CA 95482-3409 � ��.,� �� F�-.��'���r
:� �„`',''��-��,� �
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� '��!FaR��� LOCATlON: REAR OF SHOP
This Permit to Operate shall be kept conspicuously posted under glass on or near the
tank or at a convenient location near the tank and shail be made available to any
authorized person(s). Labor Code Section 7680
Date of Inspection: 01/3'!/2411 This Permit Expires: 01/37/2016
This is to certify that the above described tank has been inspected, or caused to be inspected,by the�ivision of Occupational
Safety& Health and may be operated al a pressure not to exceed 200 pounds per square inch.
Inspected By: RQBERT FAIRCLOUGH Employed By:
r
` . �• State of California
� °��`""" y' Departrnent of Industrial Relations
�` "` � �� DIVISION OF LABpR STANDARDS ENFORCEMENT
�`�� ` ;;'; L.icensing and Registration Registration No:
- ' �,o,.� ` P,O. BOX 420603, San Franc(sco, CA 94942 Cw-72fi51-'�
.. '�l�t RN� . n
CAR WASHtNG AND POLISHING REGISTRA�`ION
Date Issued: Expiration Date:
December 13, 2012 December 12, 2013 -
Business Office: REDWOOD TREE SERViCE STATIONS, INC. W.C,I 01/01/2013
859 NORTH STATE STREET
. UKIAH, CA 95482
Branch: 1 -859 North State Street, Ukiah, CA 95482
having paid to the Labor Commissloner of the State of Ca3ifornia the required Registration fee and having deposited a Surety
Bond in the penal sum of$15,000.00 is hereby granted a registrafion to conduct the business of Car Washing and Polishing in
the State of California at the Single location and for the period designated above in conformity with the provisions of Chapler 2,
J Part 8.5, Division 2 of the Labor Code and the rules and regulations issued #hereunder by the Labor Commissioner.�
'�, This Registration is not transferable and is valid only at the reglstered operating focation indicated above
J,
�
- P4ST IN A CONSPICUOUS PLACE
- � �_r-__-
STATE LABOR COMMISSIONER
! Registration Approva!Date: December S3,2012
.
L8R F L .,l1I.. �� 1 S r} rI '�l �J
� �
� State of.California
California lntegrated .�J1T.aste Management Board
� „
� Tire Program Identification Number
� "
1 .
".•••"••."`••••'"•••AUTO"3-D1GIT 954 . ' � '
REDW000 TREE SVC STAT(�NS fNC
859 N STATE ST
UKIAH,CA 95482-3409 � � � ;;;
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Post this certificate in a conspicuous ptace 7w�n�K'r�rrr—}i.nhf�ikrlrflnpp�
.
MEMORANDUM
Project Status
Leaking Underground Storage Tank Cleanup
Redwood Tree Service Station
859 North State Street, Ukiah, California 95482
Date: August b, 2013
Project No.: 7018.01
Prepared For: Greg Martyn
Prepared By: Christopher J. Watt, CEG ��� � �
In support of planned improvements at the Site, LACO ASSOCIATES(LACO)is providing this memorandum
summarized the status of cleanup for the leaking underground storage tank(USn case, The subject site
had been operated as a retafl senrice station slnce 1936 and so11/groundwater samples collected during
UST removals Indicated a subsFantlal petroleum release has occurred In the past. The North Coast Regional
Water 9uality Control Board Is the regulatory agency responsibte for ensuring corrective actions are
performed and water quallty obJectives are met-the case worker for the Slte 1s Mr. Robert Dickerson (707-
576-2220). Cleanup funding is provided through a relmbursement program adminlsFered by the State of
Californla Underground Storage Tank Cleanup Fund (Fund). The Fund clalm number is 14783 wlth a
remalning balance of over$1,3M. The case is currently in the remediation phase and Is allocated between
$50-75K per fiscal year to implement and operate the approved remediation system. Based on the
estimated volume of the petroleum release, current regulations, and funding schedule, at least 5 more
years of active remedlatlon plus several addltlonal years of monitoring wlll be necessary to bring the case
to closure. Technlcal reports and regulatory orders can be downloaded from the State Geotracker
website:
ht�t : r � fl rF I ! i ;T 7
ProJectNo.7081.01;August6,2013 ���O
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BOD-515-5054
W1MA/.I8C09880CI�tB6.CDT 4 � pATE
Euroke: Z7 W.4th se�e�t,Eunka,CA 8SS01 JOB NO
Phon�707-443-0064 Fax 707-A43-0603
Uklah: 1D1C N.Sa�e��tn�t,Ukl�h,CA 85488 CLIENT CHECKED
Phon�707-48Z-0888 F�x 7d7-AB2-OE23
Cancord:5187 Clayton Rd.,8t�.D,Conaord,CA 94521
Phonc e7T-733-4777 OATE
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' TECHNICAL MEMORANDUM
' Redwood Tree$ervices Inc.
Site Development-Carwash
APPENDIX 8
Open Site Development Permit
i o r,n
, ' , �(
,
�lt � .�1
� � . .
�
!
i
i April b,200b
+ Mr. Greg Martyn
I _ 859 North State Street • �
( Uki.ah, California 95482
� Re: .
( 813 North State Street
I
_ Dear Mr.Martyn: �
In the course of reviewing the above-referenced building pernut application I
I determined that I cannot approve the pernut as submitted because you have not
S complied with aIl of tbe conditions of approval for Minor Site Development Pexmit
No. 06-03. A copy of these conditions is enciosed with this ietter.
f
I O Spec'zf"ically, the conditions of project approval require that you submit both a Final
� Parldng Plan and a Final Landscaping Plan to the Directoz of Planning for Ius review.
Both of these plans must be revtewed and approved by hi.m prior to issuance of the
� building permit for construction of the canopy.
t
� Therefore,please submit both of the required plans to the Director of Planning a.t your
1 earliest convenience so as to not unne�essarily delay issuance of the permit. �
. �
� Please contact me at 463-6205 if you have any questions.
�
� Sincerely,
� � �nn .
;
��t
� SANDR.A LIST�N
� '
Associate Planner
�. Enclosure
� cc: ivfr.F�ichard Ruff
�
Nir,David Willoughby,Buildi.ng Inspector
i .
� Oi
�
i
. � ' � '�
�
i
- CONDiT10NS OF APPROVAL
� �`' The following Condi#ions of Approval shalf be made a permanent part af Minor Site Develo ment
P
' Permit number 06-03, shall remain in force r�egardless of property ovimership, and shall be
imp(emented in order for this entit�ement to remain valid:
1. All use, construction, or occupancy shall confoRn to the appiication approved by the Zoning
. Administrator, and to any supporting documents submi�ted therewi#h, including maps,sketches,
. renderings, building elevations, landscape plans, and alike.
2. Any construction shall comply with the "Standard Specifications" for such type of construction
now existing or which may hereafter be promulgated by the Engineering Department of the Cify
of Ukiah; except where higher standards are imposed by law, rule, or regulatian or by action of
the Zoning Administrator. .
3. In addition to any particular condition imposed, any construction shall comp[y with all build'sng,
, fire, efectric, plumbing, occupancy, and structural laws, regulafions and ordinances in effect at
� the time the Building Permit is approved and issued.
� •
�; 4. Applicant shall be required ta obtain and maintain any permit or approvai, which is required by
:� � law, regulation, or ardinance, be it required by Locat, State, or Federal agency.
5. The approved Site Development Permit may be revoked through the City's ravocation process
1, if the approved project related to the Perrnit is not being conducted in compliance w�th the
stipulations and conditions of approval; or if the project is not established wi#hin two years of
Othe effective.date of approval; or if the established land use for which the permit was granted
has ceased or has been suspended for twenty four(24) consecu#ive months.,
6. Except as otherwise specifically noted, the Site �evelapment Permit shal! be gran#ed only for
the spec�c purposes sfated in the action approving the Permit and shall not be construed as �
eliminating or modifying any building, use, or zone requirements except as to such specific
purposes.
. 7. Applicant shall submit a Final Parking Plan to the Director of Planning for review and which
- must be approved prior to issuance of the Building Permit for constructian of the canopy. The
Final Parking Pian sha11, at a minimum, inciude the following�information:
a. a total of six on-site stalls for the finro self-service wash ba'ys;
b. one on-site stafl for each employee of the hand wash po�tion of the facility;
c. directionaE striping far stacicing for eight vehicles of the hand wash portian of the .
facility; and
d. be consistent with previously approved conditions for the subjec�properly itself and
the Tnai restaurant located to the south of the subject parcel.
� 8. Applicant shall submit a Final Landscape Plan to the Direotar of Planning for review and which
� mus# be approved prior to issuance af the Building Permit for construction of the canopy. The
_ Final Landscape Plan shall address the issues raised in the stafF report and be responsive to
the issues raised by staff. �
_ 9. All work within the City righ#-of-way shall be perFormed by a properiy licensed Cont�actor with a
O current City of Ukiah Business License. Con#ractor rnust submit copies of proper insurance
coverage (Public L'iability, $1,000,000; Properly Damage, $1,000,000) and current Workman's
_ Compensation Cefificate.
_ L '
�
�
� 10.An encroachment permit from the Public Works Department is required to perform all work with
#he street right of-way.
11.AI! condi�ions that do not contain spec�c compEetion periods shall be campleted prior to
release of final building inspection and issuance of a Certificate of Occupancy for the primary
building on the site.
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Mv1 3l�71 WN M��i1 4v['.�tOC:70C�\ML�YtiI
•4Ki�ilLrf/�
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J RECORDING REQUESTED BY LOOk-17700
F1rstAme�[GanTit4eCompany Reco'rd�d a1: •the 'r�yues't of
>��%0� 2qOr�f�03he23���C Ct�
AND WHEN RECORDED MAILTO: i=ee� 2G�00 Na of F�'�.�g��= �
Barbara Ann Rawles,Trustee of'fhe Rawles Qr�'xCIAL F�GOtiU�
FamilyBypassTrust I�Ia•rtiha .A Wha•ri�f, C1e•��k.—Rec�orcle�r
1351 Concord Avenue Mendr►ca.i7o Cou�7tyy CA
Uici.ah, CA 95482
Space Above'R�is Line inr Recarder's Usa Only
A,P.N.: 002-091-16� 11,/� Fie No.: 2306-1550502 (AP)
DEED OF TRUST AND ASSIGNMENT OF RENTS
{St�ort Form)
� THIS DEED OF TRUST,made this Juiy 30th. Z004,between
TRUST'OR: Greg Martyn and Kim MarEyn,husband and wife
whose address is PO Box 9,Calpella,CA 95418,
TRUST�E: First American Title Company, a California Corporation
O and BENEFICIARY: Barbara Ann Rawles,Trustee of the)esse A. Rawles and Barbara A. Rawles Family
Trust dated November 2, 194Z,�ypass Trust
Witnesseth: That Trustor IRREVOG4BLY GRANTS, TRANSFERS AND ASSIGNS to 7RUSTEE iN TRUST, WI?H
POWER OF SALE,that property in the City of Ukiah, Mendocino County, State of Califernia, described as:
TRACT ONE:
Parcel Or+e as shown on the Parcei Map of Minor Subdivislon#78-5,filed on Detember 1,
• 1977 in Map Case 2, Drawer 31, Page 54, Mendocino Couniy Records.
APN; 002-091-15,17 and i.8
TRACT T1N0:
An easement far sewer purposes as reserved by]esse Rati+i+�es,et ux,in the Grant Deed
recarded Deoember 5,2004 in Book 1121,Page 508,Mendoc[na County Records.
THE NOTE SECURED HEREBY IS GIVEN AS A PART OF THE PURCHASE PRICE OF THE HEREIN
DESCRIBED REAL PROPPERTY
'�pGETNER VVlTH the reni�,i�u�,and proflcs thereof,SUBJEGT,HOYJEVER,io the rlght,powe�and authoriry glven te and canferred upon BeneCidary
by paragraph 10 of the yxavislons,incorpo�ted by referenoe,to coqect and ePPly such rent�,Is�es and profits.
FOR 7NE Pt)RPOSE OF SECURIt�G: 1.Perform Note of�even�dareement o��f�T�^ut and an�y �exbenslonrefere.nce ther�of, in the princip I �the
irxlebtednas evtdenoed bY one Promissory
$475,000.00 Pxea►ted bY 7NSmr ln tavor of Beneficiary or order. 3.Aayment of Such further sums as tl�e then record C�mer of sald property
hereatt�may bortew from Benefidary,when evldenced by another Note(or Notes)ruciGng It is so Secured.
TO PR01'ECT THE SECURITY OF THiS CEED OF TRUST,TRUSTOR AGREES: 8y the acecuUon and delivery of thls Oeed of Trust and the Note secured
O hereby,that provisions(1)to(14),inctush�e,of the ficHtious deed of wst recorded in Sanb Barbare County and Sonoma County on October 18,1961,
and In all other cauntles on OcWber?3,19b1,ln the book and Pa9e of the Ofl1da1 Records in the oflke of the county reaorder oF the county where said
ProP�Y!s lac�ted,noted below and opposite�e name of wch county,vlz: —
����I���f���(���������f��1���������I�����)��l�)I���NI) P904�5 700
� , � ' .
" - A.P.N.002-091-16 Deed of7nut 7uly 30,2004
� �
and Ass(gnment of Ren�(Short Porm)•contlnued Fl1e No.: 2306•1550502(AP)
�SK1II�C � � �UIIhC @4pk P� SB�II�i �9k P� S8l7IItii �4k P�9C S�I��C �99k P�9g
Alameda 435 584 Imperlal 1091 501 Merted 1597 536 San BenRo 271 363 Sisldyou 468 181
Alpine 1 250 lrryn 147 596 Modoc 184 851 San Bemadino 5567 61 Solano 1105 162
pmaGor 104 3A8 Kem 3427 60 Mono 52 429 San Frandsco A332 905 Sonama 1851 689
Sutte 1145 1 Kings 792 833 Manterey 2194 538 San)oaquln �470 311 Sbnislaus 1715 456
Glaveras 145 15Z Lake 36Z 39 Napa 639 86 San Luis Ob�po 1151 12 Sutter 572 297
Colura 296 617 Lassen 171 471 Nevada 305 324 San Mateo 4076 4I0 7ehama 401 289
Contra Cata 3978 47 Los Angeles 72055 899 Orange 5889 611 Santa Barbara 1878 860 T�iniry 93 366
Del Nate 78 414 Madera 810 170 Placer 695 301 Santa qara 5336 01 7ulare T294 275
EI Dorado 568 455 Ma' 1508 339 Plumas 151 5 San�truz 1431 494 Tuolumne 135 47
Fresno �626 572 iposa 77 292 Riverslde 3Q05 513 Shasta 684 5Z8 Venutra 2062 38fi
Glenn 422 ]84 Mendocino 579 530 Sacramento 4331 62 Slerra 29 335 Ydo 653 245
liumboldt 657 527 San Dlego Series 2 eook 1%1,Page 183887 Yuba 334 466
(whtch provtsions,identical in an caunties,are printed below)he�eby are adopted and inoorporated herein and made a part hereof as fully as I�ough
set forth herein at length; that he wlll observc and perfam said pmvislons; and that the referencps to property, obligaUons, ar+d pardes In satd
provisions shall be construed to refer to tt►e property,obllgatlons,and parties set fortlti In this Deed of 7rusG
i
� In aaordance v+lth Secdon 2924b,�vil Code,request is hereby made that a copy oF any Notice of Default a�d a copy of arn Nodce of Sale be mailed
' ta Truslnr at Tr�swr's address herelnbefore set[orth,or if none 51wwn,to 7nutor at property address.
•HOTIC£: A COPY OF AHY NOTiCE OF DEFAULT AND OF ANY NOTlCE OF S11lE WILL 6E SENT ONLY TO T?IE ADDRESS CAI1'T/1INED IN
, 7HIS RECORL�ED REQUEST. IF YOl1R ADDRESS CHANGES,A NEW REQUEST MUST 8E RECORDED.
If the Trustoc/Grentor shall seJl, convey or alienate satd property, or any part thereoF, or any interest the�ein, or
�� shall be divested of his tttle or any interest therein in any manner or way, whether voluntarily or involuntarify,
without the written rnnsent of the Beneticlary being�rst had and obtained, Beneficiary shall have the rfght,at Its
� option,except as prohibited by law� to declare any indebtedness or obligations secured hereby, inespective of the
maturity date speciFied In any Note evidencing the same, irnmediately due and payable.
Dated: Ju(y 30th. 20Q4
Sign ure f rustor(s) •
_ Greg Kim Martyn
� 2@04-17700
- 111�IIlIIIIIDlll11N�I�II111111111{I1��11�11nllll P�:2/�
ti ,
. A.P.N.002-091-26 Oeed of TnLSt 7uly 30,2004
and Assignment of Renls(Short Form)-condnued �ile No.: 2306-1550502{AP)
'•__./
STATE OF CAi.IFORNiA }
}ss.
COUMY OF MENpOCINO _ }
On � before me, l��l/l�1 �`�'/(I�fJVI
personally appear **GREG MARTYN Af�lD KIM MARTYN** . pe�sonally known to me(or proved to me
on the basis �f satlsfactory evidence) to be the person(s) whose narne(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they eacecuted the same in his/her/thelr authorized capacity(ies)
and that his/her/their signature(s) on the lnstrument the person(s) or the entity �spon behalf of which the
person(s)acted, executed the instrument.
WITNESS my hand and officiai seal. 77�is a�ea fo� o�cia�
nota�ia/seal
� Signature � � ,
My Commission Expires: 'v�( , ���C�aS
Notary lVame: ( i � Notary Phone: '�w
O Notdry Registratlan Number;� County of Principal Place of Business:
OFflCW.SEAt.-1329�09
� , �'�' • ADRIANE M.f'AR�INI Z
' V � � NOTARY PU6UC•C.AUF. �
Z COt1NT1'OFMENQOGNG r.
�, . My Conwn.f�p.Nov.10�2005,
�
���
` � -
I 1II1ll llill Illii llllll��11f1 IlfllNfil III III�I IIlI Illl P9@ 3�5 700
O !lE77DOCYHO CCl1NTY
a99y1
' ,o`d"K°. .234na �a:r•r,� �eouts�c:
E�aow No. � ��C���
twn Pw.SiEN-49013-OH t��
bec<112:f Fx;e5�J8
WNETd RECONDED 6AAIL TO: �C 5 4 os fH���
E�ic A. �ohnson orfltliF.REtoII�S
; 1271 5tF� Avenue MENlOCINO�OtlMT►. au►.
Belmont. California 94002 �!/,eirv�,T,�,�,,,,,_j��
�rco�ot� Y
f►nCt A/OV!1N15 LINL F011 R[COPO[R't YSE
MAIL TAX SYA7'EMEN75 TO:
DOCt�IfARY 7ilAr6FER TA7t s 6R_�S
' .�Ca�putW on T��orrTdr�tioner�W�d praprcy conrmd:OR
lun wtMANntIM nl�- Nn rM
I
.� GRAN7 DEEp
� FOR A VALUABI.E CONSIDEpAT10N,toctfpS Ot whi0h fi Alrtby idcrpwlcdgod,
JESSE MSiLfS and BAABARA A. RAflLES, his yife
1
hae�y(iRAHT{S) to
� ERIC A. J01INS0;! and KATIIERINE A. JDIlNSON� his Wi£e
} the rcal prop�ty in �h�City of Ukial�
O Caunty oT NendOei[70 SUte a(Ca�ifornia,d�u3bad u
�
� SEE FJCHIBIT "A" ATTACHtD IfER1.T0 1lND HADE A PART kiEREQF.
I
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y ,�..,:,� s r ..1r""� _.��}�.•� • , .4��'1 �i ^,•=��-^�� ;�� �'��;,;;.
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� `��� p,��a Oeceffier 5. 1977 � .
Se�`Se'Raw ea
, ����,FO�,� i� �1
Nendaclno _1 �l,7�`� c� Q. �o.,�_
rbssa 71.�''aw ei
� Detemb
� ww«.�wa
vaTNESS ew x.�e ar�vieu rr. /Y4�Co�uie��rqfns Sp1.t1,1%1 �
' r�yuq 3i:l,lY�"Q!^��/7L1��J IZM. �r 1� .xrr� �...�r wn
� DeGra Nonnold
MA11.711x STA7EMENTS�S DIRECTEp AiOVE 8�QQ1J,,?,�, rA(�5O�"�'
�
� - � 1
' `� KEiDOCINd CCUNTY
,i.,�-�+r i: .'f�_i��•.; r,�•��~ =�:�--s�:.a-. - F���'.'�:�-" 'a" _ �y�:, ;�� . .-.- --� �;'���s-Y• _"+�.-.3�rt-.-�
� �;_ -� _ :�u •rt' ...�� •.i
kS' _
EJ(HIBI7 "A"
' DESCRIPT[ON
i
� Parcel Txo as numbered and designated upon that certain Parcel Hap
fi7ed for record Dececber 1 . 1977, in Nap Case 2. Drawer 31,
f O Page 54 , Hendoetno County Records.
� Reserving an easement for seNer purposes as an appurtenance to !he
rea�aining lands of the Grantor five (5} feet in Midth, ihe tacation of
xhich will be aSong a route to be mutually agreed upon by the 6rantor
� and Grantee herein within one year fran fhe date of recording this Ueed.
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:�,�,.� H�y��y� T��iTEC� �.,,c�„�vosrnos Rvc�FQ �,y,�,ti��� ��n�-aa^r�y REGION Cafifomia M':
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SPLIT FACE
Massrve and mono•ith�c rough-
hewn and rugaed,the look of
exposed aggregate Basahte Sp�it
Face Co�crete Masonry Units
resemble stone,yet offers a w�der
cho�ce of aggregste and color
combinations These custom
masonry units are available sp'it on
one or rcore faces
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Zincalume�Plus(unpaintad� Cool Zinc Grey Cool Parchment Cool Regal White
SRI:32 • 24ga, 22ga &20 ga SRI:39 • 24ga& 22ga SRI:57 • 24ga & 22ga SRI:85 • 24ga &22ga
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Cool Dark Bronze Cool Sierra Tan Cool Weathered Copper Cool Tahoe Blue
SRI:36 • 24ga & 22ga SRI:57 • 24ga & 22ga SRI:38 • 24ga &22ga SRI:30• 24ga & 22ga
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Cool Colonial Red Cool Marine Green Cool Old Town Gray Cool Red
SRI:35 • 24ga&22ga SRI:45 • 24ga & 22ga SRk:41 • 24ga&22ga SRI:49 • 24ga &22ga
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Cool Forest Green Cooi Terra-Cocta Cool Regal Blue Cooi Leaf Green
SRI:29 •24ga 8 22ga SRI:41 • 24ga &22ga SRI:30 • 24ga & 22ga SRI:29 • 24ga & 22ga
Nou:Color�watchn ara for
referance only�nd ve Ilmfted
by println�proce�a and vlewinf
4 condiNona Acwal color samples
° aro available upon request Contact
AEP SPAN represenodve for attwl
cotor samples prior to purchate.
Cool Matte Black Cool Hemlock Green Cool)ade Green sai=sov�R��n�e i�d��nsTM
SRI:30 • 24ga & 22ga SRI:30 • 24ga &22ga SRI:3 I • 24ga& 22ga E•1980,bued on medium wind spee�
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Cool ZACtique�II Cool Merallic Silver Cool Metallic Champagne Cool Metallic Copper
SRI:36 • 24ga&22ga SRI:59 • 24ga & 22ga SRI:53 • 24ga & 22ga SRI:58 � 24ga& 22ga
METALLIC COATINGS NOTE: �
Minor differences in both color and appearance are normal and to be expecced with metallic coatings,u it is virtu�llylmpossibie
co match one mebllic coating co another.Due to the cod applintion process.rtriations and longicudinal patteming may alsa show �� �
on these products.To minimize the pozsible vi:ual eRecrs of rhe normal minor differences in pamt and iu appliativn,an entire job
should be pain[ed at one tlme.Addinonally,fabriaced panels.flat sheecs,and Ilashings ahould he oriennced in the same direcuon :�"�;°,������ � �
for insnllauon. MEMBER
• ' • ' • ' � • � • � • • � • • •
DURATEGH 5000 AND DURATECH mx
, �, DESCRIPTION:DuaTech 5000 is a premium fluo-
ropolymer(PVD�coaung rystem DuraTe:h mx is a
PHYSICAI PROPERTIES AND DURABILITY premium fiuoropolymer jPVDF;pearlescenc coaang
syscem Wher applied and cured on properly prepared
Specular Gloss D•523 8-25%ac 60 subsvaces,DunTech coatings exhib.c excepuonal color
� stabdiry chaik resrsmnce,durab�tiry xbrasion resisunce,
Penci•Hardness D-3363 HB minimum
chemical resisance and flexib�liry
FlexibilityT-Bend DA:45 No evidence of cracking. No loss
o(adhesion'" COMPOSITION&APPLICATION:DuraTech
Cross Hat:hAdhesion D-3359 r+ko adhesron�oss 5000 and DurTech mx coaungs shall conrain a min�-
mum of 70�fluoropolymer resin These coaang sys-
Reverse Impacc D-2794 No crecking or loss of adhesian cems includmg primer,are co be appiied by coll coaters
experienced m handling 70%Kynar 500@ or Hylar
Abnsion,Faf4ing Sand D-968 65 liters SD6fl6 PVDF resin-bued toatings
FlameTesc E•84 CiusA coaung ZINCALUME`SUBSTRATE:The Zincalume(9 and
• • � •• Caalvalume�coaungs are AZ50 and is comprised of a
Acid Polluanu D-I 308 45�zin� and 55%aluminum a�foy by wc�ght
SulfuricAcid No b�eaching pRETREATMENT:All subscraces are pre�treated m
MuriaticAcid No color change.ne b6scenng
accordance wic};pynt manufaccurer's inswcnons The
Sodwm Hydrox:de No color change,no blisterin� preveatrnenc is to prowde a su'rcable surface for applica-
Aad RainTesc Kesternich I S cycles minimum don of the recommended primer-
Alkal:Resistance Kescernich No effecc COLORS�DurTech SODU and DunTech mx are
Salc Spray Resisrance B-I 17 Pazses I,000 hovrs,coated steel'* avaiiabfe�n a w�de sefecrion of pre-formuiated standard
coVors which Is shown on chart.Cunom colors can
Cyclicc SaR Fog 65fl94 2,000 h�urs passes adhes�on also be formuiaced.
Humidiq Resismnce @ 100° &2247 Passes 2.000 houn,coaced sceei**
GLO55:DuraTech 5000 toaungs are supplied wr.h
a gloss of 8•ISY at 60°per ASTM D-523.DuaTech
mx�metaINCS)hzve a glosz nnng af IS-25%ac 60°per
South Flonda Exposure D-2244 <5 NBS unicc cnange q$'�M D-523
UVB D-822 Puses 3,600 hours
FILM THICKNE55:The nominal dry flm�hickness
Chalk Resistance D-659 Rating of 8 minimum for DuraTech coaung:is a nommal I.0 mil. The primer
is appEied wi[h a O.i 5-0.30 mi!and top coac is applied as
' A![esu perfermed to the bxst ASTN rey sion The res:resulu set lo^r are re�resenca:,ve of che resu'.ts obtai�ed by[fre a nominal 0.70-0.80 mils.Backer system is a pofyescer
pair..manufacturer W:rranues o!the product are exclusively set forth ir[he app cable cortracc docunenu coaung app�ied over a pnmer with cotal dry film thick-
°Perfarr��es on G90.Zndume,Galr�u,ne ness of 0 50-0.65 mil thickness
Thick Film-A high-budd DuaTech 5000 or
' DuraTah mx coaung syscem is a�so arailable on
Box Ribs/Reverse Box Rib 36" Smckcd k«II�2 B're°"�' NocSwckec special order.Ic is nortna�y applied at a conl dry
s:«t�d film thickness of I.S-2.0 mlls.For rhis system,high
Desrgn Span`hpl8atcen I 6",17" Scocked kackec NA WA build primer a applied ac a nominzl 0.8-1.2 mils
and copcoat�s appl':ed at a nom+nal 0 70.0.80 mils.
Design Span`hp�Batten 12" Ssxke2 Sroc�md wA rtiA
Des�gn SpanT hp!Batten I B" 5•,ockee �oc Smcked Nrq hiq Clear Coat-A 0.5 mi'clear coat al:o availabie
on specia�order.Can be app�ied as a mp coat on
HR•36� 36" 5•.ncked Scoc.ed �� No:Smcked a 3 or 4 coat ryscem on special order
Klip R�ba 16" S•.«Ked S�odeed WA WA FINISH WARFiANT1E5
Mini.V Beam 32" Sw.� Szcke2 �a� Nocscoc�ce Warrannes for chalk,fade and film incegriry are avail-
Nu-Wavee Corru ted 32' 34::Wa111 Scocked 5mckec ��h K,A able in duracions of up to 30 years for DuraTech
6a t ,�� 5000 colors and up co 25 years for DureTech mx
Prestige Ser�ess 12" Sc«ked Srockee N��S�cked NocSwcked �metallics) All AEP Span panels are offered with
a corrosion warranry on the Zincalume subserate-
Selecc Seam'Narrow Bat=en 21�." Swrixd Swc�eea WA N�A Terms can be aHecced by faccors suth as enwron-
ment Inqwre for deails
Selett Seam�Narrow Baccen 16" S�ockeo Srocked WA N�A
Selecc Seamd Narrow Bacren 12" S.ocket hoc5�«ked WA N/h ��L CANNING
All tlac meral surfaces can d�splay waviness commonly
Select Seamc Wide 8acten 22f" 5•.ocKee S�xked WA tilA referred to zs"oi canning". This is causeQ by steel
mill colerances,variauons in the substrece and reladve
Selecc Seamd Wide Baccen !7/." Sac� S:ocked wA n+A reflectiviry of the materh�. "Oil anning"is an inher-
$eJeu5eaanL Wide B��n !3%:' Sxcl:ed tir5mcked wA WA enc characcerisuc of stee!products not a defect,and
cherefore�s not a cause for panel rejectian.
$pen-Lok"hp 16" 12" Srnciced 5-.�cked W.4 N.'A
Curved 5pcu*Lok� 16" Swued Smcked Wh N7A
COLORS BY REQUEST
AEP Span condnues to carry on the tradidon ot
Span$am° 16'� Smdced Sxciccd WA tilA macching cuscom co�ors Show us[he color you wans
flacShe�t q6" Scocycd S�ocked B'�� NocSmrxed �nd AEP Span will supply a.
RatSheet 48'Ie" S:ncked NocSwci��d Not5wrk.d NocSwcked TECHNICALSUPPORT
Consult with a Technical Represenaave co specify
�� appropriace macerials and finishes for indrvidual project
WA-nocmihbkntln[gage No:aliprofiksarxm.n�xr�xed�nz:llocaaons, conditions. Actualpanelandcolorsamplrsareavail-
Soodae2-andecd'n du cdors��rr*on cfutt able upon reques�
1Vot Smdud-rrvn�mum order sae md bnger Ictd mws may appy
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i�Ton-Illuminated Entrance Eait Fixture - Exterior Fixtures Page l of 1
� Home b Exterlor Fixtures» Nondlluminated Entrance!Exft Fixture
Non-Illuminated Entrance!Exit Fixture
s�a5.00
�
F�IIy c�stom�zed f� co�or yraph=_-
Tnis non-il�ummatea s•gr-w 41 cary your car wasn bran�i�g f�om tne entrance co the ex�t.and
leave your c�slomer with z good mpress on aboul you wasn
SPECIFICATIONS RESOURCES
lmages ADDITIONAL INFORMATION
� Construction 8aked ename aWminum f•xture and St St hardware
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'� D�mansions $ody re�8'1h'x 49`H r.2 25'0 Ova o*arrcx is 14 H x 24"V�'
VolWgel N!A
Amperege
Design Suggestions INuminatian N±�
Mounting Heavy foot piate 14 W x 8'�x:�ihick
� Customize your product
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Desig�B Deslgn C Design D Deslgn E 'Choose Single Sided or pouble Sided
v Smgie Sided Fixture
N ^Double Sided Fixture -550.00
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-?�ease Se�ect- J
Design F Desipn G Design H Uesign I
a Specify any custom iniormation
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- Classic Illuminated I�'�enu To«er- ?Vlenus Page 1 of 2
Y Home� Menus» Classic Illuminated Menu Tower
Classic Illuminated Menu Tower
$1,795.00
PART NUMBERS
MT'I NIS Illum naled S'anted Top Tower 51.b95 00
NT� Illumiratea Fiai iop Tov�er 51,795 OD
MT1 RF Slanted Top Replacemem Face 5495 CO
MT1 FRF F�at To�Reolacement Face 5495 00
Cusrom me^.:o�a sieek modem s.gn t❑wer available in boih illuminated and non
lmages flum�nated
St St s�de�atr.hes and ful'.doo-piano hinge.makes it easy to access the Inside of the
tnWef
Design Suggestions SPECIFICATIONS RESOURCES
_ � ADDITIONAL INFORMATION
_y Construction Anod¢ed a'uminum and St St hinged front wdh St St latches to
�� �= '� g�ve fu11 access to the inside of the sign Face is hiph impad
� plasUc
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Oesign E Design F Design G Design H Dimensions 38'W x 56"H.with 12'slanted top or flat top and rounded sign
face
i.� � Voltage� �20VAC r 4 APdP
Amperage
Illumination Energy effiaent Dayhght Spiral Fluorescent 6ulbs
Mounting Heavy aluminum Floor plate measures 14'D x 42'1N x I"thick
Desigo J Oesfgn K �esfgn L
Customize your product
Choose slanted or ilat top
G ❑
F+at Top Sianted Top -$100.00
Do you want a photo eye instatled that will automatically light the Tixture when dark
"Photo Eye lnstal�ed -E55.00
'Specify a design base for your menu-if you dont see one on the left you Ifke just
leave this at custom
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YOU MAY ALSO BE INTERESTED IN THE FOLLOWING
PRODUCT(S)
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Dual Post Car V�'ash Canop}� - TSS Page 1 of 2
T Nome��Canopias n Duai post Curvad Pay Statlon Canopy
�r�
,, Dua{Post Curved Pay Station Canopy
�� E3,995.00
�
� �-� Pratects your expensive and sensi�;ve eleetronies
� •Each unit Comes with a elearan�e bar,a custom
eut messagelhatis mountedtcthetop ofthe
sanopy antl a IigNl dxtum
•Posts wi1:be wropprtd with you�choice oi baked
o�amol colomd aluminum
r •The canopy struature is capable of withstanding
iorces generated 6y winds in exeess of 90MPH
Imapes
SPECIFICATIONS RESOURCES
�� �'"'� ADDITIONAL INFORMATION
r..��
. Conatruet�on 7op is 4eary duty alum n�a^l�t+rg 2 x 4"r e'50'w�raapec with
� � caRe�ereme a um•nu- Pcs are 6'z d'x 3'1E's�ee
Dimensions C6:k on�^age Ic Ihe e`
Vo4Gge1 '20Vi.0�hmFerage G 5 ANP
Amperagn
Illumination ��U'atlWale�rco`LE�Tuhe4grl
Mountlng See s.:l�emaf:�r.der•esource�ae
� Customize your product
'Speciry yourtop canopy color antl eteel poat wrap-Bottom of the eanopy is paiMed
whita.(Grean is 5206 morc)
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"Spoeify your eustom baekground color on eleannee bar-
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DIMENSIONS
Prev Nex[
'Speeiry the mossage on your elearance bar
tv��M fftllft f1UT02�oItF.OfB'S@�F�IS
'Spooify the co4or of your elaannce mossape
■�■ ■!
'Spocify the color of your eustom cut messago that goes above the eanopy
.■■ : ■I
'Speeifythe messape abovetheeanopy
(OPTONAL�Comp�ete assembly of galvanixed J anchors t"in�iameter a 24"L
Bolted to CNC eut heavy plastla paltem whi�h matches the steel(oot plate of the
canepy.Makes fnstallation mueh easier
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None DJA:F-Ge van�zea J
AnchorASSemby for
dua posl canopy
>f235.00
(OP710NAL)(OPTIONAL)RFID Readar mount Installed
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. Highway Automatic Traffic Barrier Gate 1.8s For Car Parking Lot Page 2 of 4
�S � a maintenance-free motor, work normal!}under extremcl}climatzs
b use sine generatotto reduce mcchanical failure greatl}
Submit ouery c power protection m case of instant heac}�current, �oltaee QucivaU�n
3 Al]-round safet}protection
a collision pre�ention
b LEU traffic stgnal(opuonal)
c mfrared ra}protection(opuonal)
d remote control(optional)
e fallmg protection(optional)
Additional Information:
Package:export standard wood carton
Delrven•date 7-]0 da}s after payment contirmed
Pa}ment tertns 50%TiT m advance,the balance 50':o paid before shipment
Appro�•aI CF,CCC
Facton suppon:ISO 9001 2005
OEM OUM scrvice acceptable
� ,�utornatic �raffic �arrier�
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China Highway Aulomatic Tra�c Bartier Gale 1 Bs For Car Parlting Lot supplier close or Esc Key
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_ SLIM 2 SECTION �IXTURE WITH LED STROBES - Traffic Fixtures Page 1 of 2
Home� TraKc Flxtures» SLIM 2 SECTION FIX7URE WITH LED STROBES
SLIM 2 SECTION FIXTURE WITH LED STROBES
k
�� 5695.00
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TR2 J14 VE 'dc�r:-2 Secl coa S6T tra!`c ixt_-e:89E DC
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TR2P Pec=slal'.�c��•w�3o gro���c�eara��e�Se�;�ral 5 r, ;raKc fiz;ure:555 r:
� •Unmatched elegance and craftsmanship wtth a combination of haked enamel
aluminum bady,full
' color grephlcs and bright LED strohes.
� •Easy maintenance,all power supplles are accessed from the back of the flxtura.
Imsges NEW CHEMICAL RESISTANT LENSES ON OUR STROBES
^�� Enhance your sign wrth our Pemium An�mated strpbes-$75 00 a piece[Ihese can be added
;i� below)
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Place naw ctroba ln and attach back locking plate.
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SPECIFICATIONS RESOURCES
ADDITIONAL INFORMATION
Constructlon Baked anamel aluminum and Sl St hardware,wilh a high�mpaG
plasGctace
Dlmanslons 18"W x 18'H x 4'D
Voltagel 100-240VAC/1 2 AMP per sechon
Amperage
IIIuminaBon The background of the graphics is illuminated with ullra bright LED
Gusters
Mounting Swive�or pe�estal rrount w tr a 35 grouno c eara�ce
Customize your product
'Specify your custam grephics and message or choose from one of the des�gn
samples to the left
'Chaose a LEb Strobe color-STROBES HAVE BUILT IN SWITCH FOR STROBING
EFFECT OR STEADY ON
❑Green
❑Red
U Amber
� _„�:.�,,. �- �
Michelle Johnson
From: Ed Blair <edblair@sbcglobal.net>
Sent: Thursday, October 22, 2015 1:14 PM
To: Michelle Johnson; Greg Martyn-Ukiah; Ralph Bruins5lot-architect; C.E.G Christopher J.
Watt
Subject: Re: Phone Conversation
Attachments: Existing parking.pdf; Responses for Planning Commision land scape.pdf; Responses
Planning Commision Parking.pdf
Hi Michelle: The following are responses to questions
1. We have attached a site plan showing 15 employee parking spaces designated along the northern
property line. We have also included additional parking along the Eastern project boundary. This
should provide more than the minimum spaces required ( see attached)
2. The existing Building has a total of three service doors / bays
3. The existing wash building size totals 1080 square feet.
The proposed plan is to remove the north wash bay consisting of 540 square feet.
The South bay will be extended to the east twenty feet (new) adding 360 square feet
Then a new equipment room will be added along the north wall of 400 square feet
Total new construction 760 square feet. Total building removal 540 square feet. Net increase 220
square feet
(See attached)
4. Revised landscaping. (see attached) The thought in the landscaping design has multiple intended
functions. The effort is to provide visual lanes for guidance. We intend the use of standard
curbs however we have designed the landscaping to provide those visual limits. Colors are
important for the customers experience. The trees chosen at the exit end of the new wash bay and
along south property line have more significance than general landscaping values. The over planting
of the trees selected which in them selves are very dense by nature provide us a living fence barrier.
The density s also specific to sounds generated as part of the wash process. Deciduous shade trees
can be challenging to the wash operator.
We have amended our landscape plan showing the application of four shade trees where
practicable. ( See Attached species to be determined )
5. The Signage application is in progress. The owner has been given the task in evaluating the
existing signs he would chose to have remain. The new wash signage package as proposed totals
17.5 square feet. Conversation at the DRC was that the menu sign and exit wait sign not be part of
the calculation. This leave the owner 207.5 square feet of existing sign. We will issue the finished sign
package at the Planning Commission meeting
6. The history of the site was originally operated a gas station. The fuel delivery/ holding tanks
became compromised requiring tank and fuel pump removal. The site has successfully
undergone compliance cleanup. The canopy is what remains. This canopy provides much
appreciated shade In the summer as well shelter from the winter elements. The challenge is.. as it
provides preferred parking for customers... just its presence obstructs conventional parking layout.
(see attached)
Thanks So Much
Ed Blair Tunnel Vision Car Wash Equipment Sales Blair Engineering cell 530-412-1020
On Thursday, October 22, 2015 11:47 AM, Michelle Johnson <miohnsonCc�citvofukiah.com>wrote:
1
Hello Ed,
This is a follow-up to our most recent conversation regarding the Redwood Tree Car Wash; please
provide the following:
1. Identify on a site plan location for employee parking;
2. How many bays are provided in the service station (building)for Window tinting Services
and Tires/Oil Change;
3. Please include in a written description and on revised site plan the dimensions for
existing hand wash building; the new equipment room, 20 foot expansion to the east; the total
square feet of the proposed building; and the dimensions for the existing service building
4. Revised landscaping g plan with detail project description as to why the trees were
chosen; and trees from the required parking lot tree list;
5. Dimensions for all existing signage on parcels;
6. Explanation for former gas station canopy;
Thank you for your help with this.
-Michelle
Michelle Johnson
Assistant Planner
City of Ukiah
Planning and Community Development Department
300 Seminary Avenue, Ukiah, CA 95482
(707)463-6206
vw+nrv.citvofukiah.com
The world will not evolve past its current state of crisis by using the same thinking that created the situation. -Albert
Einstein, scientist(1879-1955)
2
!
Michelle Johnson
From: Ed Blair <edblair@sbcglobal.net>
Sent: Wednesday, October 21, 2015 1:30 PM
To: Michelle Johnson
Cc: Greg Martyn-Ukiah; C.E.G Christopher J.Watt; Ralph BruinsSlot-architect
Subject: Re:Additional Information Redwood Tree Car Wash
Good Afternoon Michelle:
Answers to your Questions
1. Will we be stripping the proposed parking lot?
We have shown and will show the eight cars in stacking which won't require and striping.
The cars will be driven to three detail lanes which will not be configured as parking just as drive
through lanes as implemented currently
The 10 required employee parking spaces as proposed will continue using the existing back area
for parking
The existing Three Bay Self serve parcel has the required spaces (9) No changes are proposed to
• that parcel at this time
(Apn 00209118)
2. Are we proposing to resurface any of the existing pavement?
No resurfacing of the Self Serve parcel is proposed at this time (Apn 00209118)
ResurFacing of the stacking lane is part of the proposal. (Apn 00209117)
3. Can you give the linear square feet of the parcel frontage
The frontage linear dimension 150 LF (Apn 00209117)
4. Please identify all existing signage and dimensions: identify on the site plan
See section in application documents
See site plan
5. You mentioned the parking area under the canopy as parking: are you proposing to stripe that
parking area ?
The canopy provides drive through parking. We are not proposing to stripe this area.
Ed Blair Tunnel Vision Car Wash Equipment Sales Blair Engineering cell 530-412-1020
On Wednesday, October 21, 2015 10:49 AM, Michelle Johnson <miohnson(a�citvofukiah.com>wrote:
Good morning Ed,
I am preparing the staff report for Wednesday October 28th Planning Commission Meeting and have a
few questions:
• Will you be striping the proposed parking;
• Are you proposing to resurface and of the existing pavement;
• Can you please give the linear square feet of the parcel frontage;
i
• Please identify all existing signage and dimensions; and identify on the site plan;
• You mentioned the parking area under the canopy as parking; are you proposing to stripe that
parking area and if so please provide a diagram to scale taking into consideration the following design
and parking standards.
96 197 DESIGN STANDARDS FOR PARKING AREAS
The standards for the desi n of arkin areas shal!be as follows:
A B C D E F
45° 9' 19.8 13.0 12.7 52.5
(one-way)
60° 9' 21.0 18.0 I[3.4 b0.0
(one-way)
90° 9' 19.0 24.0 9.0 62.0
Parallel 9' 9' - 23' �
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Where parking stall angles vary from column A above,columns C through F shall be adjusted proportionally. "'
A.Stall angle D.Aisle width
B.Stall width E.Curb length per car
C.Velucle projection f�r 19 feet F.Wall to wall for double aisle
Where posts,columns,or other architectural appenditures,other than wheel stops,are located within parking areas,such posts,columns,or other
appenditures shall not be permitted to be calculated within the required minimum parking dimensions set forth above.Further,such posts,columns,or
other appenditures shall not interfere with vehicular movement and parking or the opening of vehicular doors.(Ord.793,§2,adopted 1982;Ord.888,
adopted 1989;Ord.1170,§1,adopted 2008)
9192 SIZE OF PARKING SPACES
The minimum dimensions of parking spaces shall be nine feet(9')in width by nineteen feet(19')in length.The vertical clearance shall be not less than
seven feet(7')over the entire area.
!n any parking area with more than ten(10)required off street parking spaces,thirty percent(30%)compact spaces may be allowed.The dimensions of
a compact parking space shall be eight feet(8')in width by sixteen feet(16')in length.The vertical clearance shall be not less than seven feet(7')over
the entire area.(Ord.793,§2,adopted 1982)
Thank you for your help with this.
z
r
r
-Michelle
Michelle Johnson
Assistant Planner
City of Ukiah
Planning and Community Development Department
300 Seminary Avenue, Ukiah, CA 95482
(707)463-6206
www.citvofukiah.com
The world will not evolve past its current state of crisis by using the same thinking that created the situation. -A/bert
Einstein, scientist(1879-1955)
3
RECEIVED
TUNNELVISION SEP15-2015
CTTY OF UKIAH
BUILDING/PLANNING DEPARTMENT
APPLICTION TO CITY OF UKIAH
SITE DEVELOPMENT PERMIT
PROJECT DESCRIPTION
_� ___ ,��__ Ammended 9j14115„_�
The applicant owner operator of Redwood Tree Carwash Greg & Kim Martyn propose to
remodel the existing vehicle wash detail bay upgraded into an automated conveyor wash bay,
applying state of the art construction and wash equipment technologies.
SCOPE
Existing Conditions:
Building:
The building consists of two 18x32 wash bays with an equipment room between the
wash bays. The existing floor size total 1,152 Square feet.
Proposed Reconstruction:
North Bay ( 540 square feet)
Dismantling the north wash bay and equipment room and removing floor
South Bay
Saving and reusing south bay structure, extending the building 20 feet by the same
width. Removing and replacing floor. ( 540 (e)square feet adding 360 square feet)
Equipment room
Adding an equipment room to the north wall 10 feet by 40 feet (400 square feet)
Paving and landscape:
Wash entrance lane providing required stacking space with curbs and landscaping
on both passenger and driver sides of vehicle
Wash exit lane providing access to existing wash detail lanes.
Total existing building square footage 1,152sf
Total Existing building to be removed 540sf
Total Existing building to be reused 540sf
Total New building 1,300sf
Total repaved area 1,524sf
Tota) New paving area 3,368sf
Total Landscaping area 2,488sf
Total onsite sidewalk 80sf
Total onsite curbs 501sf
Total Excavation 180cy
Total Engineered fill 180cy
SECTION 4
COLORS
1. Roof material.
AEP SPAN standard color steel Cool Colonial Red (See section 4 )
2. Upper Siding
AEP SPAN standard color steel Cool Sierra Tan (see section 4)
3. Lower Siding
Basalite split face block 8x8x16 Basalite Charcoal
4. Entrance Trellis
Native Redwood dimensional Sealed Natural
5. Exterior Wainscot
Native Redwood dimensional Sealed Natural
�
Michelle Johnson
From: Ed Blair <edblair@sbcglobal.net>
Sent: Monday, September 14, 2015 4:17 PM
To: . Michelle Johnson
Subject: Re: Redwood Tree Carwash_Sheet Description
Attachments: Project Description.docx; RWT Annual water bill.pdf;
ukiahlandscapegradeparkinglstrevise.pdf; Responses to Michelle Johnson Design
Review Board 9-13-15.docx
Hi Michelle: I have attached the responses to your request regarding the Redwood Tree Carwash
project. Sorry we missed Thursdays date
Thanks
Ed Blair
Tunnel Vision
Car Wash Equipment Sales
Blair Engineering
cell 530-412-1020
On Wednesday, September 9, 2015 9:04 AM, Michelle Johnson <mlohnson(a�citvofukiah.com>wrote:
Thank you
From: Ed Blair fmailto:edblair(a?sbccslobal.netj
Sent: Tuesday, September 08, 2015 8:34 PM
To: Michelle Johnson
Subject: Re: Redwood Tree Carwash_Sheet Description
Hi Michelle: here is the documents as requested
Thanks
Ed Blair
Tunnel Vision
Car Wash Equipment Sales
Blair Engineering
cell 530-412-1020
On Tuesday, September 8, 2015 10:05 AM, Michelle Johnson <miohnsonCa�citvofukiah.com>wrote:
Good morning,
I am currently processing the Major Site Development Permit for the Redwood Tree Car Wash; can
you please forward an electronic copy of the Redwood Tree Carwash Project Submittal including an
11 X 17 PDF for the Plans.
1
Thank you for your help with this.
-Michelle
Michelle Johnson
Assistant Planner
City of Ukiah
Planning and Community Development Department
300 Seminary Avenue, Ukiah, CA 95482
(707)463-6206
www.citvofukiah.com
2
* * * CITY OF IIKIAH * * * QPADEVOOOV
Customer Maintenance - Historv - Water
Cuet # 12479-2 Name REDWOOD TREE SVC. STA. Rating BAD * Statua *
-------- 2015 ------- -------- 2014 -------------------- -------------
IIsage Charges IIsage Charges Usage 2013 Charges
Jan 74 372 . 90 127 502 .45 64 305 . 06
Feb 201 719 . 61 145 550 . 15 133 471. 35
Mar 187 681.39 119 481.25 137 480. 99
Apr 200 716. 88 114 468 . 00 136 478.58
May 181 665. 01 174 627 .00 137 480. 99
Jun 185 675 . 93 222 754 .20 205 644. 87
Jul 179 659.55 276 924 .36 175 629. 65
Aug 205 730.53 294 973 . 50 143 544 . 85
Sep 190 689.58 281 938 . 01 157 581. 95
Oct 302 995 .34 187 661.45
Nov 241 828 .81 135 523 . 65
Dec 201 _ 719.61 148 558. 10
Tot 1602 5911.38 2496 8752 . 68 1757 6361.49
Avg 178 656. 82 208 730 .22 146 530. 12
F1=No Chge/Chga F2=Next Service F3=$xit F5=Yrs-Forward F6=Yrs-Previous
F12=Cancel F23=Statue
TUNNEL VISI�N
Answers to: REQUEST FOR ADDITIONAL INFORMATION
Requested By:
Michelle Johnson
September 11, 2015
Re: REDWOOD TREE CARWASH REMODEL
Respondent:
Applicant
Ed Blair
Tunnel Vision
Blair Engineering
Question1 .
Please identify the following on site plan
a. Existin� parkin�
b. Proposed parkin�
c. Number of stacked cars in vehicle queue
d. Estimated time for the cars to idle
Answer Question 1.
a. Existing parking.
The existing parking has been noted on the added site plan sheet
showing 7 existing parking spaces. These 7 spaces are consistent with
definition of parking spaces havin� certain width and depth. Non standard
putl throu�h parking areas are currently being used under and around the
existin� fuel canopy totalin� up to an additional 10 spaces.
b. Proposed Parking
The 5 additional parking spaces as proposed is depicted on the added
site plan as well.
c. Number of stacked cars in vehicle queue
The added plan sheet shows the space by design showing space for the
number of cars waitin�.
The technical definition for cars in queue are, cars that have
completed payment transaction's, transitioning to wash entry. Stacking
usually refers to cars waiting for payment transaction. The plan shows a
total of seven cars and adequate space for an additional vehicle.
d. Estimated time for cars to idle.
This question is reasonably difficult to quantify as there are many
variables which effect idle times.
This question should be answered with definitions and explanations.
We would request that the question should be chan�ed to ...
What is the average estimated time for cars to idle.
EXPLAINATION
The intentional car handlin� desi�n of this project is much different
than the current car handling policy at Redwood Tree Carwash. Typically at
Conventional full serve washes, customers will enter onto the site pull into
a receiving line and exit the vehicle leavin� it in park with engine runnin�
and go to the waiting area. The employees then will reposition the vehicle
to the wash pad area and wash the vehicle then drive through the final wash
process then proceed to the detail area. The vehicle remains idlin� until
the detail process begins.
The new proposed configuration provide service to the customers
while staying inside the vehicle through the payment and wash process.
This minimizes vehicle driver transitions , unoccupied vehicle idlin� as well
as introducing a new experience in staying with the vehicle throu�h the
wash process. The customer exits the wash process and delivers the vehicle
to the detail area at which time the vehicle is turned off. Through the
process the car is moved forward by the customer a car at a time which is in
motion , not always stopped and idling.
The wash process takes between one and two minutes to load
depending on the vehicles condition. If the vehicle is a car with no extra
heavy soils , the wash process can start in less than one minute. If the
vehicle is a four door long bed pickup with mud on the rocker panels it will
take 2 minutes or more. Typicatly the average number of pickups with and
without extra soils are approximately 10% of the wash day totals. If the
seventh car enters the stacking he or she would anticipate a wait of seven
to fourteen minutes and within that time concludin� a payment transaction.
Our estimate is that idle time will be reduced 30-40% from the
current Vehicle idlin� time.
2. Traffic
a. On avera�e how many customers do you serve on a daily basis?
b. How much is that number forecasted to chan�e with the renovation
Answers
a. Averagin� 86 cars per day
b. The anticipated increase capability of the equipment on this site is 20�
to an daily average 202 cars per day.
However no significant change has been planned for the detailing
procedure. It is reasonable to presume that two of the four wash bay
employees will join the detail employee ranks increasing detail output.
3. How many hand wash witl be available?
Answer
Currently there are five wash bays on the site. The proposal is to remove one
wash bay. The remaining hand wash bays wilt be three.
4. Index 4 ( project sheets) includes the spec sheets for Basalite and AEP Span;
please identify in the project description and etevations which colors you are
proposing to use and where
Answer
Attached is the amended elevation plan view showing intended colors and
materials to be used ( see amended project description. )
5. Please include water usage
a. current water usage
b. forecasted water usa�e
Answer
a. The current water usage is (see attached)
Jan 2015 74 units
Feb 2015 201 units
Mar 2015 187 units
April 2015 200 units
May 2015 181 units
June 2015 185 units
July 2015 179 units
Au� 2015 205 units
Total units over 8 months equa11412 total units to date, equalin� 177
units average per month
b. Forecasted water usa�e is
The forecasted usage will increase by 20% to 212 avera�e
6. There are existing buildings on site; are there proposed changes to additional
buildin�s
Answer
No proposed chan�es to any additional existing buildings
7. Will the addition include an enclosed waiting area for customers and / retail
area?
Answer
No proposed addition to waitin� area or retail area.
` � AttQChmen� yt `7
` �t ' � ,�� .Z�tah City of Ukiah, CA
�`:°f_ _� ,,
�- .` 3;�� Design Review Board
i
2 MINUTES
3
4 Regular Meeting September 24, 2015
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Chair Liden called the Design Review Board meeting to order at
8 3:00 p.m. in Conference Room #3.
9
10 2. ROLL CALL Present: Chair Liden, Howie Hawkes, Alan Nicholson,
11 Colin Morrow
12
13 Absent: Nick Thayer
14
15 Staff Present: Kevin Thompson, Principal Planner
16 Michelle Johnson, Assistant Planner
17
18 Others present: Jerry Martyn
19
20 3. CORRESPONDENCE:
21
22 4. APPROVAL OF MINUTES: The minutes from the September 17 meeting will be
23 available for review and approval at the October 8, 2015 meeting.
24
25 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
26
27 The DRB is required by the City Code to review and make a recommendation on all Site
28 Development Permit applications.
29
30 6. NEW BUSINESS:
31 6A. Request for Major Site Development Permit for the renovation of the existing Redwood
32 Tree C�arwash at 859 North State Street, APN 002-091-17,
33 File No.: Munis 1257-SDP-PC.
34
35 Principal Planner Thompson:
36 • Gave a project description as provided for on page 1 of the staff report where the intent is
37 to renovate/upgrade the existing 1,152 square foot carwash to a more automated
38 operation that would include site improvements to include landscaping and equipment.
39
40 Member Thayer submitted project comments that are incorporated into the minutes as
41 attachment 1.
42
43 Ed Blair,Tunnel Vision dba Blair Engineering:
44 • Attachment 1 of the staff report provides for a comprehensive detail of the project with
45 regard to project description, technical aspects, building elevations/architectural details,
46 signage, and site layout.
47 • Referred to attachment 2 of the staff report that addresses the project description and
48 request for additional information from City Planning staff and noted the scope of the
49 project is to remodel the existing vehicle wash detail bay and upgrade into an automated
50 conveyor wash bay using state of the art construction and wash equipment technologies.
Design Review Board September 24, 2015
Page 1
1 • Currently the carwash is located in a building that is self-operating. The intent is to
2 improve the wash site by moving the hand wash out of the self-serve wash bay and
3 corresponding property to the adjoining site and provide for more of a mechanical
4 operation. Currently there are five wash bays on the site. The proposal is to remove one
5 wash bay.Three remaining hand wash bays will remain.
6
7 Chair Liden:
8 • Will the existing southern stalls remain or will they be disassembled?
9 • Requested clarification the existing hand wash bay will become like the other two bays
10 next to it?
11 • Will employees presently doing the hand washing of cars now be doing the detailing?
12 • Does every car get detailed or is this process added on by individual choice?
13 • Asked about the exterior materials on the bay building?
14 • Related to security, will the carwash close its doors at night?
15
16 Member Hawkes:
17 • How will the stacking of cars occur on the site waiting to be washed?
18 • Asked about circulation on the site with regard to the carwash and how this works.
19
20 Member Morrow:
21 • Will customers be driving their own cars through the carwash?
22 • Requested clarification the southern 2/3 of the existing wash bar area would remain in
23 use?
24 • Are there plans to renovate the existing structure on the site with the new?
25 • Will there be lighting on the structure?
26
27 Member Nicholson:
28 • Asked for clarification regarding the renovation with regard to site and building
29 layout/orientation.
30 • The Ukiah Planning Commission has been working to `unify' State Street. It was fairly
31 controversial when Taco Bell and Colonial Sanders were developed on N. State Street.
32 The design of the proposed renovated carwash does not architecturally fit with the other
33 buildings associated with the Redwood Tree gas station facilities. Is of the opinion this is
34 the opportunity to `unify' the design/architecture of the associated Redwood Tree gas
35 station buildings whether it be color coordination, textures, overhangs, etc. The design
36 concept is a 'box' structure. Architecturally speaking, the design is confusing. It may be
37 all associated buildings be painted the same color to provide for aesthetic continuity.
38
39 Ed Blair:
40 • Initially the intent for the Redwood Tree Car Wash was to have three self-serve carwash
41 bays, but ended up using one bay as a hand carwash. What is being proposed is to
42 migrate from the three-bay carwash and utilize an existing two-wash bay in the rear of the
43 propsrty and eliminate one bay. At present, there are five wash bays on the site. What is
44 being proposed is the removal of 540 sq. ft. from the north wash bay and equipment
45 room and saving/reusing the existing 540 sq. ft. south bay structure and increase the bay
46 by 360 sq.ft.
47 • Confirmed the existing hand wash bay would become operational like the two bays next
48 to it where the equipment/apparatus inside will be eliminated/abandoned.
49 • Stacking is referred to as 'cars waiting'for the wash process where the design intent is to
50 mitigate certain stacking parameters. The carwash, as proposed, is located outside the
51 purview of the City's Commercial Development Design Guidelines. Stacking begins at the
52 point of the wash process and extends to the street where the question is how many cars
53 can be standing in reserve? To define/clarify, the cars that have gone behind pay post
54 after the transaction are in queue such that the computer has that particular wash In its
Design Review Board September 24, 2015
Page 2
1 memory. The cars that are waiting from the street to the pay point are really `the
2 stacking.' Related to stacking is of the opinion there is sufficient room for the stacking of
3 eight cars. The project description regarding reconstruction of the carwash operation
4 involves the addition of the wash lane entrance with stacking space for seven cars.
5 • Explained how circulation works on the site with regard to the carwash operation and
6 stacking. What will occur is a car would enter the driveway and go through the wash
7 process out to the detail operation and then out to the street. The detail area will remain
8 the same as it presently operates.
9 • What currently occurs with regard to the dynamics of the crew pit is that there are
10 approximately three employees that receive cash payment and prep cars to go through
11 the wash process, where two of these three people will migrate to the detail side of the
12 operation. There still has to be an employee that monitors/manages the entrance of the
13 conveyor.
14 • The matter of detailing is essentially a marketing tool. The con�guration of how car
15 washing blends with detailing is called an 'express wash' where a car goes through the
16 carwash process and leaves. The carwash and detail operations are compatible with one
17 another and blend together.
18 • Confirmed customers will drive their own cars through the carwash. Customers are
19 encouraged to stay in the car. It used to be customers got out of their cars and it was
20 determined this causes problems, including an increase in stacking. Presently there is
21 much better/more efficient equipment for carwash operations so customers are
22 encouraged to stay in their cars through the process. Cannrash operations have come into
23 a new era of capability with regard to equipment and washing materials. It is a whole new
24 and positive experience for customers.
25 • Related to the proposed renovation and building layout, the proposed plan is to remove
26 the north wash bay and equipment room and use the existing south wash bay structure
27 as the primary entrance and add 20 feet to the back side of the structure.
28 • Referred to the site plans related to the self-serve wash bay and noted this would return
29 to its original form of three total self-serve wash bays. There are currently three wash
30 bays and explained how the carwash and detail operations are occurring. The proposed
31 renovation will blend the two operations into a more cohesive/efficient process and again
32 explained what is occurring with the north and south bays.
33 • Confirmed the business owner has no plans at this time to renovate existing structures on
34 the site to match new. There are no changes to any other buildings on the site.
35 • The bay building will be a Basalite stone wall material, which is an adaptive product
36 particularly for a carwash structure as it pertains to moisture content/issues.
37 • Confirmed there will be lighting on the structure, primarily for security purposes. The
38 carwash will not operate 24 hours.
39 • The business owners/operators will make the decision whether or not to have doors.
40 Doors on carwash establishments are used, but not always. Ukiah has many carwash
41 establishments that do not have doors.
42 • Related to the proposed design, all that is being done is re-siding the existing building
43 where the intent is to architecturally tie the buildings together. For example, under the
44 pretense of a remodel the intent was to break up the surface to include the redwood
45 trellis which is consistent with the Redwood Tree gas station theme. The carwash is
46 approximately 150 feet from the back of the sidewalk so the building is set back far
47 enough not to stand out visually. Also, there is really no other view of the building from
48 any other angle. The existing trees will be retained/maintained along the south property
49 line and is of the opinion this is a great 'living wall.' While it may be challenging to add
50 solar power later since the trees are big this is a concept the applicant would like to
51 consider where a determination will be made in this regard once the building is in place.
52 The intent of the design concept is for the customer to have a great experience and that
53 their needs are sufficiently met.
54
Design Review Board September 24, 2015
Page 3
1 Discussion of comments submitted by Member Thayer where specific modifications were made to
2 the landscape plan:
3 ■ ApplicanYs planting plan does not reflect a knowledge of mature plant sizes,
4 plant nomenclature or thorough suitability to our climate.
5 ■ Specifically: "Lagerstomia" and "Pisacia" should read Lagerstroemia and
6 Pistachia.
7 ■ The Chinese Pistache is a fine tree, there are just too many in the small space at
8 the back of the property. Suggest two trees for this space. And place two trees
9 at the entry to the car wash. The Crape Myrtles are not effective shade trees for
10 the large amount of paving on the project.
11 ■ The Miscanthus transmorrisonensis is overplanted for the mature size of this
12 grass.
13 ■ The Boston ivy is vastly overplanted for the scale of the structure. One vine can
14 be as much as 50' x 50'. The plan shows 5 in a 10' (?) stretch.
15 ■ The Phormium `Yellow Wave' will burn in this type of high summer heat, paved
16 location. It is also far too large at maturity for the narrow planting
17 strip. Applicant could try Phormium `Duet' for similar effect, but no guarantee
18 this selection will not sun burn as well.
19 • The Xylosma congestum is entirely unsuitable for the location drawn. It is a
20 small tree is left unpruned, and has rather vicious thorns. It would need to be
21 pruned twice a month to keep it from blocking view through the driving
22 lanes. Suggest a more suitable small shrub sefection of Caryopteris X
23 clandonensis or Rhaphiolepis x'Georgia Petite'.
24
25 Member Nicholson:
26 • Member Thayer is good at knowing what works and does not work for landscaping. The
27 aforementioned comments should be part of the record.
28 • Asked if the owner has any concerns about over planting of landscaping in terms of tree
29 canopy and shade.
30
31 Ed Blair:
32 • Related to the landscaping recommendations from Member Thayer, noted the
33 aforementioned is basically the same plant list for a similar-type project he was involved
34 with in Santa Rosa where the landscaping for this project is beautiful.
35 • Discussed the issue of shade trees and location.
36
37 Member Morrow:
38 • Asked if the applicant representative consulted with an arborist for the Santa Rosa
39 project?
40 • Asked about the origin of the landscape plan for the Santa Rosa project.
41
42 Ed Blair:
43 • Consulted with no arborist. Landscaping selection was from a plant list from another
44 project where the plant species selected were quantified relative to number and size in
45 gallons necessary.
46 • The landscape plan for the Santa Rosa gas station project came from the original site
47 design of 2011.
48
49 Jerry Martyn:
50 • Related to landscaping, the intent is to comply with City landscaping standards. .
51 Acknowledged the importance of having a landscape architect that understands what
52 vegetative species works and what does not and that takes into consideration the drought
53 conditions.
54
55 Member Nicholson:
Design Review Board September 24, 2015
Page 4
1 • Recommends landscaping consideration be given to the future on the site rather than
2 base/focus on past practices for a project done in Santa Rosa. Related to tree plantings,
3 do not want to overcrowd the site.
4 • Supports the Planning Commission review the landscaping plan and design aspects of
5 the project. It is not the purview of the DRB to require applicants 'scrape off their
6 properties and propose architectural masterpieces.' While the proposed renovation will
7 improve the operation of the carwash from a design perspective the project does not �t
8 architecturally with the other buildings associated with the business.
9 • Is of the opinion the applicants/property owner should respond to the DRB comments
10 and/or acknowledge the comments thereof so that the Planning Commission has this
11 information/feedback.
12 • Asked about signage for the project? Is the proposed signage located on the site plans?
13
14 Member Hawkes:
15 • It appears most of the suggestions made are that fewer trees get planted to avoid
16 potential 'overcrowding' in a few years.
17 • Will self-serve bays be an option for customers?
18 • Requested clarification the carwash will feature metal siding and roofing and 'split-face
19 block?'
20
21 Chair Liden:
22 • Asked about the existing signage on the street.
23
24 Ed Blair:
25 • Acknowledged the landscaping needs to be adequately maintained and managed.
26 • Related to landscaping, preference is to consider the line-of-sight and to keep customers
27 focused on what they need to focus on and that is driving ahead within the radius curb
28 and without distraction/impairment of line-of-sight from landscaping.
29 • Would be fine with responding to the DRB's comments. The focus is to make certain the
30 product is right for the customer.
31 • Confirmed that self-serve bays are available.
32 • Referred to the staff report, attachment 1, section 5 regarding the sign details, that
33 exhibits examples of signs proposed for the carwash operation and explained how
34 signage would work and provided a detail on the different fixtures.
35 • Acknowledged the proposed signage complies with the City sign ordinance.
36 • Confirmed the carwash building will have metal siding and roofing and split-face block.
37
38 The applicant indicated the location of the sign is documented on the topographical site plans, but
39 staff was unable to confirm this information.
40
41 Ed Blair:
42 • The street signage will remain the same. The intent relative to most of the signage is how
43 to effectively direct customers on the site and this would be accomplished through the
44 use of directional signs, etc.
45 • The applicant is required to submit a sign package for approval by the City Building and
46 Planning Department that will disclose the total square footage for the signage.
47
48 Member Nicholson:
49 • The square footage for the signage would not likely be an issue.
50 • Again has concern about the color scheme not matching/well-coordinated with the other
51 buildings on the site.
52 • Likes the project.
53
Design Review Board September 24, 2015
Page 5
1 There was discussion concerning the signage and whether or not it is possible and/or necessary
2 to calculate the square footage for all of the signage since the type of signage varies some of
3 which is customized to fit the need of a can�vash protocol with regard to the selling of individual
4 products to self-clean cars and the like while other signs are for informational/directional
5 purposes.
6
7 There was discussion concerning the color scheme for the carwash.
8
9 Member Morrow:
10 • It appears the overall site with be a bit eclectic with the historical Redwood Tree site, the
11 new carwash bays and other service station repair operations on the site. Does not have
12 knowledge whether or not the existing service station repair shop will remain the same.
13 • Would like to see some effort made to architecturally tie the whole parcel together.
14 • It may be the carwash needs to be better advertised using effective/tasteful signage
15 because he was not aware of a carwash operating on the site since the building is
16 setback considerably from State Street.
17
18 DRB consensus:
19 • The site is eclectic with the different uses and corresponding design differentials
20 regarding the buildings on the parcel. Would like to see some effort made to
21 architecturally unify the parcel and/or provide for some design continuity/harmony with
22 regard to the existing historical Redwood Tree gas station/ proposed new carwash and
23 existing gas station repair operation whether it is a paint palate or some other design
24 feature made to the structures that better unifies the parcel architecturally.
25 • Planning Commission to review and consider Member Thayer's recommended
26 landscaping proposals and make a determination concerning the landscaping plan.
27 • Would like to see more effort made to aesthetically unifying the existing signs with those
28 of the self-car wash.
29
30 Jerry Martyn:
31 • There are plans to better unify the south end of the property with the existing canopy for
32 the former Redwood Tree Service station that was obviously designed for a major oil
33 company and presently used for parking purposes.
34
35 MIS Nicholson/Hawkes to recommend approval of the proposed major site development permit
36 with consideration given to the aforementioned DRB comments.
37
38 7. MATTERS FROM THE BOARD:
39
40 8. MATTERS FROM STAFF:
41
42 9. SET NEXT MEETING
43 The next regular meeting will be Thursday, October 8, 2015.
44
45 10. ADJOURNMENT
46 The meeting adjourned at 4:13 p.m.
47
48
49 Cathy Elawadly, Transcriptionist
50
51
52
53
54
55
Design Review Board September 24, 2015
Page 6
/�ttcachmeni y: 5
,---� Public Works Department
�`� � � 300 Seminary Avenue
, ,�� �:_: ' � , Ukiah, CA 95482
�it��; '�; � ���,�� Email: bkas�evamaCa�citvofukiah.com
�`�� ���� j .:3 Web: www.citvofukiah.com
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.s.p' �' Phone: (707)463 -6284
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Fax: (707) 463-6204
Low Impact Development Technical Design Manual Applicability Determination
Project Information
PROJECT NAME: APPLICATION NUMBER: SUBMITTAL DATE:
REDWOOD TREE CAR WASH RENOVATION #1257 09-15-2015
PROJECT ADDRESS(STREET,CITY,STATE,ZIP) AP NUMBER(S):
859 North State Street 002•091•17
APPLICANT(OWNERIDEVELOPER)NAME: PHONE N0: FAX N0: E-MAIL ADDRESS:
Greg Martyn 707•489•0859 rv�R@pacific.net
APPLICANTIAUTHORIZED AGENT ADDRESS: CITY: STATEIZIP:
P.0 Box 9 Calpella CAI95418
ENGINEER NAME: PHONE N0: FAX N0: E-MAIL ADDRESS:
NIA
ENGINEER MAILING ADDRESS: CITY: STATE2IP:
NIA
TYPE OF PROdECT(CHECK ALL THAT APPLY�:
�SITE DEVELOPMENT PERMIT ❑ USE PERMIT ❑ SUBDIVISION
❑ GRADING PERMIT ❑ BUILDING PERMIT ❑ OTHER
Staff Use Onl
Exem t Pro'ects check all that a I
A licable Pro'ect Tri er Notes
Effective Date:Projects submitted prior to June 19, City Council adopted resolution 2014-27 directing staff to
2014. implement the Low Impact Development Design Manual
as required by the National Pollution Discharge
�!1T� Elimination System(NPDES)Permit No.CA0025054 at its
meeting the night of June 18,2014 with the resolution
effective upon adoption. Therefore,the resolution
applies to projects submitted on or after June 19,2014.
Maintenance:Routine maintenance activities that are This exemption includes activities such as overlays
NfA conducted to maintain original line and grade,hydraulic and/or resurfacing of existing roads or parking lots as
capacity,and original purpose of facility. well as trenching and patching activities.
Emergency: Emergency redevelopment activities The Regional Water Quality Control Board must agree
hU�1 required to protect public health and safety. that the activities are needed to protect public health
and safety to qualify for this exemption.
Public Utilities:Projects undertaken to install or reinstall This exemption applies to public utilities,such as sewer
NIA public utilities and do not include any additional street and water,only.
or road development or redevelopment activities.
Reconstruction by Public Agencies: Reconstruction This exemption applies to public agency wok only.
N�A projects,undertaken by a public agency,of street or "Reconstruction"is defined as work that replaces surface
- roads remaining within the original footprint and less down to subgrade. Street width is measured from face-
than 48 feet wide. of-curb to face-of-curb.
NIA Pedestrian and Bike Paths: Standalone pedestrian
- pathways,trail,and ofF-street bicycle lanes.
Staff Use Onl
Pro'ects that Tri er/Non-Exem t Pro'ects check all that a I
A licable Pro ect Tri er Notes
Size:All development that creates or replaces a Reroofing of an existing building is considered a maintenance
NIA combined total of 1 acre or more of impervious activity and is exempt.
surfacel.
Parking Lots: Parking lots with 25 or more
, NIA parking spaces or 10,000 sf of new or replaced
� impervious surface.
Street,Road,Highway,Freeway:Street,road, Overlays,resurfacing,trenching,and patching is considered a
highway,or freeway construction or maintenance activity and is exempt.
NIA reconstruction,creating or replacing than "Reconstruction"is defined as work that replaces the road surface
10,000 square feet or more of impervious down to subgrade.
surface.
��A Number of Dwellings:All development that
includes four(4)or more dwelling units.
Impervious Surface :Industrial parks,
commercial strip malls,retail gasoline outlets,
t9lA restaurants,or automotive service facilities
creating or replacing 10,000 square feet or
more of impervious surfacel.
1. Impervious surface is defined as an area that has been modified in such a way as to reduce storm water runoff capture,treatment and
percolation into underlying soils. For example,such surfaces include rooftops,walkways,plastic liners,and parking areas. Permeable pavement
shall be considered impervious if they have subdreins. Structural areas that are covered under a green or eco-roof shall not be considered
impervious surface.
Staff Determination
�PROJECf EXEMPT FROM LID DESIGN MANUAL ❑ PROJECTTRIGGERS�IS NOT EXEMPT FROM�LID DESIGN MANUAL
PUBLI ORKS STAFF GNATURE�: DATE OF D ERMIN TION:
�
l � 21 l�
Attachmeni y� - �
r
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27, 2007 adopted the following Checklist which is intended
to assist developers, staff, policy boards and the public in determining project consistency with
the Commercial Development Design Gurdelines. Please refer to the Guidelines for the full text
and illustrations, as the Checklist does not supersede or substitute for the Guidelines. The
information in parentheses provides exampies of ways to achieve the desired effects,
recognizing that it is impossible to reduce the art and practice of design into a checklist of
individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to fhe improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal.
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativiry?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No NIA Yes-consistent; No-Not consistent or more information needed; NIA- not applicable
. Site features (p. 19)
p ❑ p Site design is compatible with the natural environment, and incorporates the
major existing features (trees, landscaping, city creeks,riparian habifat, !ot shape, size,
relationship to surrounding area}.
Coordination (p. 20 )
❑ p ❑ Facflities are shared and coordinated wlth adjacent properties.
❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages. �
❑ 0 ❑ Setbacks are minimized to enhance the pedestrian environment. �
Pedestrian access (p. 19 )
❑ ❑ ❑ Site has pedestrian orlentation, consistent with uses, design and architecture.
❑ ❑ ❑ Pedestrian elements a�e att�active and functional (walkways link parking to building
enfrances and other walkways;planters, street furniture, outdoor seating,pedestrian
oriented signs, !ow level lighting provided).
23-5
i
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No NIA Yes-consistent; No-Not consfstent or more information needed; NIA- not applicabte
� O ❑ Parking areas with 12 or more stalis: defined sidewalk or marked pedestrian
facilities in landscaped areas or separated from traffic lanes required.
Parking lots (p. 22 )
❑ p ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller/ofs, avoid large unbroken expanses of paving;emphasize screening,
shadin landsca in .
Landscaping (p. 22 )
O ❑ O Scale and nature of iandscape materiais is appropriate to the site and structures.
❑ ❑ O 20% of gross lot area landscaped/50% live piantings; landscape redevelopment
or reuse projects to extent feasible (Plants are of type, spacing and sizing to reach
maturity within reasonable time. Hardy, drought tolerant, low mainfenance species
adapted to Ukiah climafe are emphasized,parking lots trees also withsfand heat,
pollutants. Deciduous trees used on soufh and west. Automatic irrigation required for
new commercial development. Street trees selected from Ukiah Masfer Tree List/
planfings per 3tandard Planning Detai!required on private lot or public'right of way.)
❑ ❑ ❑ Parking areas with 12 or more stalis: 1 tree per 4 stalls within continuous linear
strips. Perimeter pfanting strips use trees and shrubs. Focus on deciduous trees
achieving 50% shading within 10 years.
❑ ❑ p Parking lots generaily: Perimeter planting strips, Street trees selected from Ukiah
Master Tree List required.
Signs (p. 21)
p ❑ p Sfgns are compatible with architectural character of buildings (signage does not
dominate site, uses compatible colors and material, lighting is restrained and harmonious,
sandwich boards are creative/subdued color/minimal copy).
Lighting (p. 20)
❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping
(lighting form, function, character, frxture styles, design and placement;lighting does not
interfere wifh pedestrian movement).
Energy conservation (p. 21)
❑ ❑ ❑ Active and passive solar and other renewable energy design and devices are
used (building orientation, landscaping, lighting, hearing and cooling,photovoltaic
sysfem-ready or installed).
❑ O ❑ Devices are unobtrusive and complement design (solar panels flush with roo�.
Visual appearance (p. 20)
❑ O O Buildings are visuaily cohesive, compatible and complementary (scale,proportion,
design, style, heights, mass, setbacks).
❑ p ❑ Buildings exhibit vartety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or strong confrasf wifh adjacent buildings, creative use of natural
and recycled materials;metal discouraged unless creafive and consistent with ,
Gurdelines)
� � � Variety of architectural features encouraged tied to comprehensive design fheme
(arches, raised parapets, cornices, eaves, windows, ba/conies, entry insets, roof angles
and pitches, wal!relief features).
O O O Building exteriors compatible with surrounding properties (compatible materials,
colors, ualit , coordinated but nof the same as surroundin ro erfies, avoid sfron or
23-6
r
COMM�RCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No-Not consistent or more information needed; N1A-not applicable
vivid colors unless they fit within loca!contexi, concrete block/exposed concrete on visible
wal►s finished in aesthetic manner).
❑ ❑ ❑ Visible fences compatible with project and visually attractive (compatible colors,
materials, styles;wire fences, high barriers and use for advertising discouragedJ.
❑ � � Site and buildings are visually attractive from neighboring properties, traffic and
corridors, and public spaces (servrce areas and devices screened, integrated and
compatible with site features;common mailboxes architectura!!y consisfent and located
close to burlding;above criteria is applied to areas visible to publrc view;rear and side
views are visually interesting, coordinated and well-maintained).
Maintenance (p. 22 )
❑ ❑ p Demonstrate consideration of site and building maintenance.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the eariy/mid 1990s. Some of those are
expressed below. The Checkiist will be modified from time to time.
Yes No NIA OTHER CONSIDERATIONS
Walkable and bikeable communities
❑ ❑ p The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facllities on the site, connects to nearly
walking/biking facilifies,provides shortcuts for walkers/bikers, projecf is located within 1/4
1/2 of other places to walk).
O ❑ O Sidewalks provide are convenient and safe access (sidewalks su�ciently wide,
without obsfruction;curbs, shade, lighting provided;buffers behnreen walkers and tra�c
provided;safe and direct sfreet crossings for walkers),
❑ ❑ p Entrances provide convenient access (entrances adjacent to street, minimal setback,
routes and accessways are well marked, sidewalks provided uninterrupted access to
entrances, safe bike parking is focated close to enfrances).
Green building (incorporating green building elements)'`
❑ ❑ ❑ Sustainable site
❑ ❑ ❑ Water efficiency
❑ O ❑ Energy
❑ � ❑ Materials and resources
� � � Indoor environmental quality
. Visitability and universal design (the site and its elements are accessible to people
p p p at differing stages, ages and cfrcumstances oflife:accessible primary and interior �
entrance and routes, accessib/e kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices).
'`See Green Building Council LEED and other guidelines for detailed measures:
http://www.usabc.orq/DisplavPaqe.aspx?CateqorvlD=19 * http://www.nrdc.org/buildinggreen/strategies
23-7
!
�
�
� � �
� Purpose & Yntent
On May 20, I 992,the Ukiah Redevelopment Agency adopted Design Guidelines for the
Downtown Deslgn Distrtct. Three years later,in 1995,the City adopted a new General
r -- P1an,which called for the adoptlon of Design Gu(delines far all commercial development
� within the City limfts. After considerable discussion, it was decided ihat the mast
� ' appmpriate way to proceed was to simply augment the existing Downtnwn Design
Guidelines for applicatlon to commercial development projects outs[de the exlsting
��' --
Dnwnrown Desfgn Distr7c�t.
, The existing Design Guidelines for the downtown area remaln unchanged and are
- included in this document as they were adopted in 1992. They wiil continue to be
applied withia the Downtawn Desfgn Dlstrlcras they have since their tarma[adoption.
New guidelines more appltcable to the oudying commercial areas and commercial
- - � gateways have been prepared and are Inctuded as a separate chapter in this document.
�
; ; The purpose of the Destgn Guldellnes for pm�ects outside the Downtown Design District
� - � is 1) to implement tfie goals and polictes of the Community Destgn Element af the
Genetal Plan;2) to provide design guidance and criteria for commercial devetopment;
3)to provide site planning and architectural excellence,as wel!as unity and integrity in
the commercial urbanscape uutside af the Downtown core;and�)to pravlde attracdve
cammercial areas along the major transportation corridors outside the downtown that
" - witl stlmulate business and city-wIde economic development. 5)to provide property
owners,devetopers,archltects,and proJect designers with a comprehensive gufde for
i�; butlding design.
� � The Design Guideltnes are intended to address the concems expressed by t6e Planning
Commission and City Councll regarding a lack of design guidelines for commerdal
development within the Cfty, and to FuIHI the direction contained in the Community
- __ _ Design Element of the Ukiah General Plan.
I ~ . r
- " � _ The Design GuidelInes are applicable to all commercial development outs[de the existing
' _ __ Dnwntown Design Olstdct, and are intended to be applied in a fair and reasonable
manner, taking into considerallon the size,configurahon,and Iacatlon af affected and �
� surrounding parrels,as well as thesize,srnpe,and purpose of the fndivldual development 3
:� ;� � p�,�.
__ Archttects.project designers,and/or project applicants are expected to make a strong
- ;_-�;;�� and sincere effort to comply with the Design Guidelines and contrlbute tn the
� tmprovement of the City's physical image. Project applicant's,with the assistance of
- � " their architects and butiding designers,are expected to put forth a convJndng creative
effort when planning development and designing buildtngs.
_�g_
r
Site Planning
Natura) Site Features Compatibility With
Generaily, a designer should plan a project to flt a site's Surrounding Development
natural condit(ons,rather t6an altera s3te to accommodate The placement and tayout of buildings, parking areas,
a stock building plan. landscaping, exterior Ilghting, and other site desIgn
(eatures should be compatible wtth surrounding land uses
Significant existing site features such as mature trees/ and architecture From both a functional and aesthetic
landscaping, lot size and conftguratfon, topography, and standpoint.
the relatlonship to surrounding deve(opment should be
compelling factors in determining the development capacfty Development should not create unattractive vietas for
and des(gn of proiects. neighbors or traffic corridors. All exposed elevattons
maintain consistent architectural chara�ter. Servlce areas,
AII required Grading and Drainage Plans shall be prepared �rash enclosures, utility meters, and mechanical and
by a registered civil engineer or other qualified professtonal electrical equipment should be screened from vlew.
accepWble to the City Engineer.
Parking Property awners are strongly encouraged to develop
The number of paridng stalls and averatl parfdng lot des�gn sitared facilities such as driveways, parking areas,
shall generally comply wlth the requirements of the Uk(ah pedestrian walkways, and autdoor livtng areas to
Municipal Code (UMC). Deviation from the parking maximize usable areas and create unique design
requfrements of the UMC can be approved through the appartuni�ies.
discretionary review process provlded a finding is made that
there is a unique cfrcumstance associated with the use of the Setbacks for new development should consider the
character of existing Frontages. Setbacks deeper than lhe
property that resuits in a demand for less parking than m(nimum requlred are encouraged only in order to allow
normally expected. These circumstances may include uses for sidewalk widening or the creation of special pedesMan
that would attract young teenagers, bicyclists, ar a high areas such as entryways,courtways,outdoor cafes,and
number of drop-off patrons. other features Intended to enhance the pedestrian
Parking facilitles shafl be aesthetically screened and shaded environment.
with shrubs, trees, and short walls and fences according to guilding Design
the requirements of the Zoning District in which the property
is located. Architecture
Manotonous box-like structures devoid af variety and
The visual prominence of parking areas should be de- distinctiveness,and without openings and changes In wall
emphasized by separeting parking areas into small
components. The practice of placing the majority of parking P�anes are discaureged. Architectural features such as
areas between the building(s) de-emphasized by separating arches,reised parapets,decorated comices,eaves,windows,
parking areas into smali components. The practice of placing balconies,entry insets, a variety of raof angles and pitches,
the majority of parking areas between the building(s) and the and the incluston oF relief features in wali sur(aces
primary street frontage should be avoided(see�page 22), are strong[y encouraged tvhen tied into a comprehensive
design theme.
Pedestrian Orientation
pedestrian walkways should be included that dlrectly link all Building Colors
parking areas with building entrances, off-site transportation The use of strong or loud colors, especialiy those wtth no I
facili4es, established sidewalks, and adjacent public �ights-of- traditfon of local usage, should be reviewed In context with �
way. They should also be consistent with uses and �e overall aesthetics of the area.
architecture from both a functional and aesthetic standpoint.
Colors should be compatible with adjoining buildings. Color
Outdoor pedestrian spaces should be landscaped and include �►ork on the slde and rear walls should be compatible with the
such features as planters along sidewalks, pedestrian oriented colors on the front or street side walls. Decoratfon and trim
signs, attractive street fumiture, low-level lighting, and should be painted in order to call attentlon to it.
outdoor seadnq areas.
- 19-
r
Site Planning �cont.�
Building Materials Sandwtc6 board slgas shall conform to the requimments
The creative use of wood, stucco, masonry (brick, stone, tile), of the Ukiah Municipal Code, and shal! be tastefully
and recycled materials are strongly encouraged. designed with su6dued colors, minimal sign copy,and a
creative appearance. Every sign should be designed in
The use of inetal buildings is discouraged, unless they are scale and proportlon w[th t6e surrounding butlt
designed in a creative and unique way,that meets the purpose environment. Signs should be designed as an integral
and intent of the Design Guidelines. architectural element of the buIlding and site to which it
principally relates.
Concrete block and exposed concrete are generally The rnlors,materials,and IighUng of every sign should be
acceptable buiiding materials, provlded they are treated, restrained and harmontous with the building and site. No
textured,pafnted,and/or used in a pleasing aesthetic way sign shall be placed within the publtc right-of-way w(thout
consistent with the deslgn gutdeltnes. Materials should be the securement of an Encroachment Permit.
selected ro create compatIbility between the Uuilding and
adioining buildings. Fences & Walls
Lighting All sides uf perlmeter fencing exposed to public view should
Exterlor Iighting shauld be subdued. it should enhance be finished (n a manner compatible with a proiect's
building design and landscaping.as well as provide safety materials,fin[shes,rolors,and archttectural styling. Large
and security.Exterior Ilghting should not spill out and create blank fen�e walis, and fences and walls that create high
glare on adjoln(ng properties, and should not be dire�ted visual barriers are strongly discouraged. Ail proposed
towards the night sky. unpainted wood surfaces should be treated or stained to
Llght standard heights should be predicated on the P�ecve and enhance their natural colors.
lighting need of the particular location and use. Tall No portion of a wail or fence should be used for advertising or
lighting fvctures that illuminate large areas should be avolded. dispiay. No barbed wire, concertlna wire, or chain link should
be used as fencing material if the fence is visible from the
Llghting fixtures, standards, and all exposed accessories public right-of-way_ (see page 22).
should be harmonious with bullding design,and preferably
historic and innovative in style.All pedestrlan and building All fencing and walis shall comply with the pravis(ons ot
access areas should 6e adequately Ifghted to provlde safery, the tJktah Municipal Code.No fencing or wall shall obstruct
security,and aesthetic quality. the stght distances of motorists,as detertnined by the Ciry
Engineer.
Energy Conservation
Both active and passive solac design are encouraged.Natural Outdoor Stora e & Service Areas
ventilation and shading should be used to cool bu!ldings g
whenever possible. -
Storage areas should be Ilmited ro the rear of a site, and
Sunllght should be used for dlrect heating and Illumination from publtc view wlth a solid fence or waU using�oncrete,
whenever possible. wood,stone,brick,or other simtlar maierial and should be
Solar heating equipment need nat be screened,but should screened.All outdoor starage areas and enclosures shoutd
be as unobtrusive as possible and complement the bullding 6e screened,when possible,with landscaping.
design. Every effort shoutd be made to integrate solar panels
into the roof design,flush with the roof slope.(5ee page 22). if trash and recycling areas are required in the discretionary
review process, they shall be designed to harmonize wit6
Slg(1S the build(ng and landscaping,and shall be consistent with �
the requirements of the Ukiah Municipal Cade.
The amount, rype, and location oF signage on a site shall
generally comply with the requirements of the Ukiah Where common mailboxes are provided, they should be
Munic[palCode However,signprogramsshouldbedesigned located cfose to the front entrance of building(s).
Wstefully and in a way where the overall signage does not The architectural charecter should be similar in form,
dominate the site. materials, and colors to the surrounding bulldfngs.
-20-
!
Landscaping
All landscaping shall comply with zon(ng code requirements.
Landscaping shall be propo�tional to the bu(Iding elevations, Parking Lots
Landscape plantings shall be those which grow well in Ukiah`s Parking lots with twelve(I2)or more parking stalls shall have a
climate without extensive irrigation. Native, habitat-friendly � placed between every four (4) parking stalls with a
flowering plants are�trangly encouraged. continuous linear planting strip, rether than individual plantlng
wells, unless clearly infeasible. Parking lot trees shall prlmarily
All plantings shall be of sufficient size, health and intensity so � deciduous species, and shall be designed to provide a tree
that a viable and mature appearance can be attained in a �nopy coverege of fifty percent (50%) over all paved areas
reasonably short amount of time. within ten (10)years of planting. Based upon the design of the
parking lot, a reduced number of trees may be approved
Deciduous trees shall consdtute the majority of the trees through the discretionary review process.
proposed along the south and west building exposures; non-
deciduous street species shall be restricted to areas that do not parking lots shalt have a perimeter planting strip with
inhibit solar access on the project site or abutting properties. both trees and shrubs. The planting of lawn areas wtth
the trees and shrubs is acceptable,provlded they do not
All new developments shall include a landscaping coverage of dominate the planting strips.
twenty percent (20°�) of the gross area of the parcel, unless
because of the small size of a parcel, such coverege would he Parlcing lots with twelve(�2)or more parking stalls shalt
unreasonable. A minimum of fifty percent (50%) of the have defined pedestrian sidewalks or marked pedestrian
landscaped area shall be dedicated to live plantings. facitities within landscaped areas and/or separated (rom
automobile travel lanes. Based upon the design of the
Projects invofving the redevelopment/reuse of existing parking lot,and the use that it is serving,relief from this
buildin s shall requlrement may be appruved through the discretionary
g provide as much landscaping as feasible.
review process.
L�ndscaping Plans shall include an automatic irrigation system
and Lightlng Plan. All required landscaping for commercial Street trees are required. They may be placed on the
development projects shall be adequately maintained fn a property proposed for development instead of within the
viable condidon. public right-of-way tf the location is approved by the Ctty
Engineer, based upon safety and malntenance tactors.
. The Planning Director, Zoning AdmInistrator, Planning
Commission, or City Council shall have the authority Species of street trees shall be selected from the Uk(ah
to modify the requfred elements of a Landscaping Master nee List with the consaltation oF the City staff.
Plan depending upon the size, sca[e, intensity, and All street trees shall be planted consistent wlth the
iocation of the development project. Standard Planting Detatl on file with the Cfty Engineer.
�
1
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-�1-
Parking- Screening °
' RECOMMENDED �y;� �� __ �,,.,� _
���� � ,
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Rear Delivery I � � �r
I
� !-- � Commercial
Noise Screening —
Around Air Conditioners �r� Building
Landscaping��
Pleasani Signs C�� �
Parallel Parking � �
Energy Conserva�ion- Screening Solar Equipment
RECOMMENDED NOT
O � O RECOMMENDED
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Solar collector cannot Solar collector
be seen from street. is visible from street_
Fences 8�Walls
Acceptable for Street Side Not Acceptable for
Street Sldes
�_ �
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� � p�e# � � Chain nk
- — - - �
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Picket � Wood Wire
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-Wroug t ron � Post 8 Rail
-22-
r
Pre-Approv�l Consid�rativns
Now that yau have reviewed the guide,apply these questIons to your proposed plans before you submit your applicatlon.
If you can answer yes to all oF these questtons,your plans have a very good chance for approval.If you have to answer no
to any of these questions, you may want to reevaluate your plans in light of the goals and criterla of the Commercial
Development Guide.We encourage your design creativlty and look forward to►aorking with you.
1.) Do your plans relate favorably to the surrounding Yes ❑ NO ❑
area?
2.) Do your plans contrlbute to the improvement af ti�e Yes O NO ❑
overall character of the Ciryz
3.) Do ynur plans fit as much as is reasonable with the Yes❑ NO❑
bullding's original designz
4.) Are the changes or new construction proposed in your Yes❑ NO ❑
plans,visible to the public and architecturally
interesting7
5.) Does your pro(ect propose a use cansistent with YeS ❑ No ❑
surrounding uses and businesses?
6.)Are all materials praposed in your plans approprlate Yes ❑ NO ❑
to the neighborhoad?
7.) Do your plans inctude landscaping and design to Yes O No ❑
enhance the pedestrian environment?
8.) Have your plans been desfgned in accordance with Yes � 1Vo ❑
the guidelines set farth in this boalcletz
�
�
9.) Are you aware that Ulciah is in Seismic Zone 4 and Yes❑ NO ❑
what that means to your project?
23-
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� Attachmeni yf �
CHAPTER 2
ZONING
ARTICLE 17. OFF-STREET PARKING AND LOADING
§9190 COMPUTATION OF FRACTIONAL SPACES
When the determination of the number of required off street parking and loading spaces results in
the requirement of a fractional space, any fraction up to, but not including, one-half(1/2) shall be
disregarded, and fractions over one-half(1/2) shall require one off street parking or off street
loading space. (Ord. 793, §2, adopted 1982)
§9191 USE OF PARKING AND GARAGE FACILITIES
The only use of off street parking and garage facilities, required and/or accessory to residential
uses, shall be the parking and storage of motor vehicles belonging to the occupants of the
dwelling structure or the bona fide guests of such occupants.The term "vehicles", as used in this
section, shall not include special construction equipment or commercial vehicles except as
provided by section 7154 of this code. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989)
§9192 SIZE OF PARKING SPACES
The minimum dimensions of parking spaces shall be nine feet(9') in width by nineteen feet(19')
in length.The vertical clearance shall be not less than seven feet(7')over the entire area.
In any parking area with more than ten (10) required off street parking spaces, thirty percent
(30%)compact spaces may be allowed. The dimensions of a compact parking space shall be
eight feet(8') in width by sixteen feet(16') in length.The vertical clearance shall be not less than
seven feet(7')over the entire area. (Ord. 793, §2, adopted 1982)
§9193 ACCESS TO PARKING FACILITIES
A. Each required off street parking space or garage space for residential uses shall open
directly upon an aisle or driveway of such width and design as to provide safe and efficient means
of vehicular access to such parking space. All off street parking facilities shall be designed in a
manner which will least interfere with traffic movements. Tandem parking spaces for residential
development must be approved by the director of planning.Tandem parking is not acceptable for
commercial uses of property.
B. In multiple-family residential districts, street access to all parking spaces shall be limited to
fifty percent(50%) of the total lot frontage, but in every case such access shall be less than fifty
feet(50').
C. Access to dwelling groups shall be provided from the street to all detached buildings in the
group by means of a permanent, unobstructed passageway constructed to the following
standards:
1. Driveways serving three (3) or less spaces shall be a minimum of twenty feet(20') in
width, or two(2)separate one-way twelve foot(12')entrance and exit drives separated
by a minimum of finrenty feet(20').
D. At the option of the property owners, a common driveway may be utilized to provide access
to parking facilities on adjacent properties. Such common driveways shall be a minimum width of
twenty four feet(24'), with a twelve foot(12')easement on each parcel. Easements for the
common use of the driveway shall be recorded in the office of the county recorder.
E. The maximum width for single-family and multiple-family residential driveways shall be
twelve feet(12')for single driveways and twenty feet(20')for double driveways, measured at the
face of the curb.
F. Ajl driveways shall be located at least twenty feet(20')from the curb return on corner lots.
G. Single-family residential driveways on lots with more than fifty foot(50')frontages may
exceed the requirement of a single driveway entrance if the purpose of the driveway is to create
more off street parking. The driveway access shall be less than fifty percent(50°/a)of the total lot
frontage or forty feet(40'),whichever is less. (Ord. 793, §2, adopted 1982; Ord. 888, adopted
1989)
§9194 SURFACING OF PARKING AREAS
All open off street parking areas or residential driveways shall be surfaced with asphaltic concrete
(2 inch asphalt 6 inch aggregate base), concrete or other surfacing so as to provide a durable,
dust free all weather surface which shall meet the requirement of all applicable laws and the
approval of the director of public works. (Ord. 793, §2, adopted 1982)
§9195 SCREENING OF PARKING AREAS
Atl open parking areas for more than ten (10) parking spaces shall be aesthetically and effectively
screened on such side adjoining or fronting on any property situated in any district by a wall,
fence or densely planted, compact hedge not more than six feet(6') in height which shall be
maintained in good condition. (Ord. 793, §2, adopted 1982)
§9196 LIGHTING OF PARKING AREAS
Any lighting used to illuminate off street parking areas shall be directed internally and away from
residential properties in such a way as not to create a nuisance. (Ord. 793, §2, adopted 1982)
§9197 DESIGN STANDARDS FOR PARKING AREAS
The standards for the desi n of arkin areas shall be as follows:
A B C D E F
45° 9' 19.8 13.0 12.7 52.5
(one-way)
A B C D E F
60° 9' 21.0 18.0 10.4 60.0
(one-way)
90° 9' 19.0 24.0 9.0 62.0
Parallel 9' 9' - 23' -
Where parking stall angles vary from column A above, columns C through F shall be adjusted
� � �
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proportionally. �
A. Stall angle D.Aisle width
B. Stall width E. Curb length per car
C. Vehicle projection for 19 feet F.Wall to wall for double aisle
Where posts, columns, or other architectural appenditures, other than wheel stops, are located
within parking areas, such posts, columns, or other appenditures shall not be permitted to be
calculated within the required minimum parking dimensions set forth above. Further, such posts,
columns, or other appenditures shall not interfere with vehicular movement and parking or the
opening of vehicular doors. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 1110, §1,
adopted 2008)
§9198 NUMBER OF PARKING SPACES REQUIRED
The number of on site parking spaces required for the uses set forth in this section shall be as
follows.The planning commission may require areas of more intensive use to provide a higher
parking requirement if it is determined that the health, safety and general welfare of the area
requires a higher standard.
A. Residential Uses:
1. Single-Family Dwellings:Two(2)on site parking spaces for each dwelling unit.
2. Duplexes:Two (2)on site parking spaces per unit.
4
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� DESCRIPTION PRO]ECT RE-ISSUE Ukiah CA 95482
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Intero�ice Memorandum
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To: Michelle Johnson, Assistant Planner
From: Ben Kageyama, Senior Civil Engineer �--
Date: October 21, 2015
Re: Project Review Committee Referral File No. 1257
Redwood Tree Car Wash Remodel Major Site Development Permit
Located at 859 North State Street
The applicant has submitted additional information (memo dated 9/11/15 from
Tunnel Vision) indicating the proposed project is estimated to increase water usage
20%,from 177 to 212 units per month. Based on the additional 35 units per month
sewer discharge, and assuming sewer strength characteristics typical of automatic
car washes equipped with an oiVwater separator or clar'rfier, a sewer connection fee
of$19,312 has been determined for the project, and shall be paid at the time of
building permit issuance.
S:1Public WorksIPROJECTS1Permit FilesIPLANNING12015\File#1257 Redwood Tree Car Wash Remodel PRCmemo 10-21-15.doc
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Intero�'ice Memorandum
To: Michelle Johnson, Assistant Planner
From: Ben Kageyama, Senior Civil Engineer �
Date: September 22, 2015
Re: Project Review Committee Referral File No. 1257
Redwood Tree Car Wash Remodel Major Site Development Permit
Located at 859 North State Street
The Departrnent of Public Works has reviewed the above referenced project and
offers the following comments for your consideration:
1. The project does not appear to trigger the requirements of the LID
Technical Design Manual. Prior to approval, we request an LID
Determination Worksheet or equivalent be filled out and accompany this
application.
The following conditions of approval are recommended:
2. Prior to construction of site improvements, a final grading, drainage,
landscaping, and erosion and sediment control plan, prepared by a Civil
Engineer, shall be submitted for review and approval by the Department
of Public Works.
3. If the building permit value is equal to or greater than one-third of the
value of the existing structure, the construction, repair or upgrade of
concrete curb, gutter, and sidewalk to meet ADA standards, and addition
of street trees, along the subject property street frontage, may be
required, pursuant to Section 9181 of the Ukiah City Code.
4. 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.
5. If a building permit value of work exceeds $116, 075 (amount adjusted
annually), or the proposed improvements create the net addition of two or
more plumbing fixture units to a building, the existing sanitary sewer
lateral shall be tested in accordance with City of Ukiah Ordinance No.
1105, and repaired or replaced if required.
6. If additional plumbing fixtures are proposed, City of Ukiah sewer
connection fees shall apply, and shall be paid at the time of building
S:\Public Works\PROJECTS\Permit FilesIPLANNING120151Fi1e#1257 Redwood Tree Car Wash Remodel PRCmemo 9-22-15.doc
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September 22, 2015
permit issuance. For wash-water discharge into the sewer system, an
oil/water separator will be required.
7. All driveway and parking areas shall be paved with asphaltic concrete,
concrete, or other alternative surfacing, subject to approval by the City
Engineer.
8. Storm drain inlet filters shall be installed and maintained in all on-site
storm drain inlets within paved areas.
S:\Public WorksIPROJECTS1Permit FilesIPLANNING\20151Fi1e#1257 Redwood Tree Car Wash Remodel PRCmemo 9-22-15.doc
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Michelle Johnson
From: Jimmy Lozano
Sent: Thursday, September 10, 2015 11:�8 AM
To: Michelle Johnson
Subject: Project Review Committee Referral: Munis 1257-SDP-PC (Redwood Tree Car Wash
Remodel)
Hi Michelle
Regarding Project Review MUTTIS File 1257-SDP-PC Red�vood Tree Car Wash Remodel(Greg Martyn— 859 North State Street),
the Electric Department offers the follo�ving questions and comments:
After reviewing the documents,elevation drawings and site plan location submitted by Greg�'LACO,I came up�vith the following
questions and comments for the electric portion.
In reviewing the conceptual drawings.�documents,I did not see anywhere on the plans where the electric would be feeding the new
proposed car wash tunnel on the property,size of service panels to be used or projected load calculations for new car wash tunnel.The
electric department will anticipate using an existing transformer(CU# 1698),to extend our 12kv primary distribution facilities in
order to feed the new car�vash tunnel transformer.The comments and questions below�vill help detemune the size of transformer to
be used for the project and the scope of work our Electric Crews will construct our distribution facilities by.
Questions or verifications for Greg Martyn:
a) Site P1atvDrawing showing where the service paneUmain switch board would be located for the new car wash building.
b) Load calculations for the proposed service paneUmain switch board.
c) Size of service paneUmain switch boards,i.e.400A or 600A for the car wash tunnel or?
d) Primary 12KV feed will extend into the property via an existing transformer in close proximity to the front office (located at
the southeast corner of the building).
e) Pad Mounted equipment and other Substructures will need to be installed on the proposed parcel, in order to allow for a
underground primary 12KV feed and our secondary distribution to the service panel:'main switch board for the ne�v car�vash
tunnel.
Note:The service panel,switchboard,pull section,and CT cabinet shall be in accord�vith current EUSERC standards. The
applicandcontractor'developer shall submit service equipment specification sheets with appropriate EUSERC references for City
approval prior to purchase and installation
Comments for Greg Martyn:
The COU Electric Department will require a utility easement for any underground distribution extended into the parcel beyond the
existing electric easements.Easements must be adjusted and officially recorded�vith the county. The preliminary primary 12kv
underground feed will extend into the parcel from an existin;transformer(CU# 1698),which is located near the proposed
southeastern corner of the property site.The ne�v transformer's will most likely be located in a proposed landscape area, that must
allow for minimum clearances around the pad mount equipment per G.O. 128 (Rule 3�.2 C Transformers).The easement�vould co��er
the entire length of our primary'secondary conductors,to include the new transformeris equipment and pads that will be located on the
parcel.
The applicant shall provide and install at no cost to the City and in accordance with City standards and specifications,all conduits,
equipment pads,junction boxes,vaults,street lights and subsurface housings required for power distribution within the development
and all trenching,backfill,resurfacing,equipment pads and landscaping.Prior to bacicfilling or pouring of concrete for equipment,or
subsurface equipment,facilities must be inspected by City Electric Department representatives.Based on fmal inspection of the�vork
performed and upon acceptance by the City,the applicant�vill transfer ownership of such facilities to the City.
The Project scope of work is subject to change as excavation proceeds.There will most likely be design elements added or deleted to
the scope of work as the project moves forward and that is to be expected with a project of this size. Should the construction and/or
project requirements or scope of�vork change in the future,COLJEUD will make every effort to accommodate the changes and modify
the proposed prunary 12kv feed.The proposed locations for the ne�v 12kv primary feed and the new transformerls will need to be
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worked out with the applicant as soon as reasonably possible or practical.The placement ot�ne new pad mount transformerls on the
parcel site could be worked out prior to the building permit being issued,in order to avoid potential delays on the projec[.Applicant is
responsible for repair and/or replacement of concrete&asphalt surfaces around all excavation sites as needed.
The City shall provide an estimate of the costs which the project applicant and/or designated contractor 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_
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 Engineering Estimator/Planner
City of Ukiah
1320 Airport Road
Ukiah,Ca.95482
PH:707-467-5774
FX:707-467-2811
j IozanoL�a,cityofukiah.com
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Planning 8 Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Emaii: planninq(a�citvofukiah.com
CZty Of Ukiah Web: www.citvofukiah.com
Pianning Division
— � , ,.__ ......._.__._,--,—„�-•—, Phone: (707)463 -6203
Fax: 707 463-6204
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The City of Ukiah Pianning and Community Development Department is soliciting input on the project described
below for use in the staff analysis, CEQA document and public hearing documents. You are invited to comment
on any aspect of the proposed project, including information required before you can finalize your comments
and recommended conditions of approval for the project.
TO:
Charley Stump, Planning Director Mendocino County Planning Department
Kevin Thompson, Principal Planner
Michelle Johnson,Assistant Planner Mendocino County Public Health
X David Willoughby, Building Official Mendocino Transit Authority
X Ben Kageyama,Senior Gvil Engineer X Regional Water Quality Control Board
X Kevin Jennings, Fire CA Department of Fish&Game
X Trent Taylor, Police Operations Northwest Information Center
X Jimmy Lozano, Electrical AT&T
Airport Commission PG&E(gas)
Mendocino County Air Quality(disturbed area +1 acre) PG&E(Land Rights)
Mendocino County Airport Commission Other: Mendaino County Environmental Health
Mendocino County Health Department X Other: Katrina,Public Notice
FROM: Michelle Johnson, Assistant Planner/email miohnsonCc�cityofukiah.com/phone 707 463-6206
Date Filed: Se tember 4�' 2015 Date Referred: Se tember 8"' 2015
Previous File#: N/A Resubmittal:
File # s Munis 1257-SDP-PC A licant: Gre Ma n
Project Name: Redwood Tree Car Wash Address: P. O. Box 9
Remodel
Site Location: 859 North State Street Cal ella CA 95418
APN: OOZ-091-17
Zonin : Communi Commercial Cl Phone: 707-489-0859
General Plan: Commercial C Email: rwt@ acific.net
Project Description: The applicant is requesting Planning Commission approval of a Major Site Development
Permit to renovate an existing carwash. ,
Attachments: Project Plans, Site Plan
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If No Comments, please sign and date below and return this Project Referral Form by the date noted
above.
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Signature Date
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Planning & Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Email: planninq(a�citvofukiah.com
CZty Of Ukiah Web: www.citvofukiah.com
Planning Division
Phone: (707)463 -6203
Fax: (707� 463-6204
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The City of Ukiah Planning and Community Development Department is soliciting input on the project described
below for use in the staff analysis, CEQA document and public hearing documents. You are invited to comment
on any aspect of the proposed project, including information required before you can finalize your comments
and recommended conditions of approval for the project.
TO:
Chariey Stump,Planning Director Mendocino County Planning Department
Kevin Thompson, Principal Planner
Michelle Johnson,Assistant Planner Mendocino County Public Health
X David Willoughby, Building Official Mendocino Transit Authority
X Ben Kageyama,Senior Gvil Engineer X Regional Water Quality Control Board
X Kevin Jennings, Fre CA Department of Fsh&Game
X Trent Taylor, Police Operations Northwest Information Center
X Jimmy Lozano,Electrical AT&T
Airport Commission PG&E(gas) I
Mendocino County Air Quality(disturbed area+1 acre) PG&E(Land Rights)
Mendocino County Airport Commission Other: Mendocino County Environmental Health
Mendocino County Health Depar�nent X Other: Katrina,Public Notice
FROM: Michelle Johnson,Assistant Planner/email mjohnson(o)citvofukiah.com/phone 707 463-6206
Date Filed: Se tember 4th , 2015 Date Referred: Se tember 8�' 2015 �
Previous File#: N/A Resubmittal:
s File# s Munis 1257-SDP-PC A licant: Gre Ma n
Project Name: Redwood Tree Car Wash Address: P. 0. Box 9 ,
Remodel i
Site Location: 859 North State Street Cal ella CA 95418
APN: 002-091-17
Zonin : Communi Commercial Ci Phone: 707-489-0859
General Plan: Commercial C Email: rvvt@ acific.net
Project Description: The applicant is requesting Planning Commission approval of a Major Site Development
Permit to renovate an existing carwash.
Attachments: Project Plans, Site Plan
___ _ f;��:-_�'i�€:`.,^:�sy= _�:� �,'qjy'. �.F-�.. _ __- ' . ...-. -':�^.�1,._.. • _ - �Y::.y..�r�: - , ,1
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If No Comments, please sign and date below and return this Project Referral Form by the date noted
above.
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Signatu Date
Planning 8� Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Email: planninq(a�citvofukiah.com
CZ ty Of Ukiah Web: www.citvofukiah.com
Planning Division
Phone: (707)463 -6203
Fax: (707) 463-6204
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The City of Ukiah Planning and Community Development Department is soliciting input on the project described
below for use in the staff analysis, CEQA document and public hearing documents. You are invited to comment
on any aspect of the proposed project, including information required before you can finalize your comments
and recommended conditions of approval for the project.
TO:
Charley Stump, Planning Director Mendocino County Planning Department
Kevin Thompson, Principal Planner
Michelle Johnson,Assistant Planner Mendocino County Public Health
X David Willoughby, Building Official Mendocino Transit Authority
X Ben Kageyama,Senior�vil Engineer X Regional Water Quality Control Board
X Kevin Jennings, Fre CA Department of Fish&Game
X_ Trent Taylor, Police Operations Northwest Information Center
X ]immy Lozano, Electrical AT&T
Airport Commission PG&E(gas)
Mendocino County Air Quality(disturbed area +1 acre) PG&E(Land Rights)
Mendocino County Airport Commission Other: Mendocino County Environmental Health
Mendocino County Health Department X Other: Katrina,Public Notice
FROM: Michelle Johnson, Assistant Planner/email miohnsonCc�citvofukiah.com/phone 707 463-6206
Date Filed: Se tember 4 2015 Date Referred: Se tember 8"' 2015
Previous File#: N/A Resubmittal:
File# s Munis 1257-SDP-PC A licant: Gr Ma n
Project Name: Redwood Tree Car Wash Address: P. O. Box 9
Remodel
Site Location: 859 North State Street Cal ella CA 95418
APN: 002-091-17
Zonin : Communi Commercial C1 Phone: 707-489-0859
General Plan: Commercial C Email: rwt@ acific.net
Project Description: The applicant is requesting Planning Commission approval of a Major Site Development
Permit to renovate an existing carwash.
Attachments: Project Plans, Site Plan
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