HomeMy WebLinkAboutDRB_03172016 - Packet City of Ukiah
Design Review Board
�""�"`�"'" Thursday March 17, 2016 �'"'�"`�"�"
3:00 p.m.
Conference Room 5
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #5
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Morrow
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from the February 25, 2016 cancelled meeting are
available for review and approval.
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board
welcomes input from the audience. In order to be heard, please limit your comments to three
(3) minutes per person and not more than ten (10) minutes per subject. The Brown Act
regulations do not allow action to be taken on audience comments.
6. NEW BUSINESS:
A. Ellie's Mutt Hutt 732 South State Street, (File No.: 1610 SDP-ZA): Review and
recommendation to Zoning Administrator for a Minor Site Development Permit for the
addition of a 448 square foot accessory building on the north west property line located
at 732 South State Street, APN 003-031-41.
7. MATTERS FROM THE BOARD:
8. MATTERS FROM STAFF:
9. SET NEXT MEETING: April 14, 2016
10. ADJOURNMENT:
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA
requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707) 463-6752 or
(707)463-6207 to arrange accommodations.
��ty � u�iah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting February 25, 2016
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Recording Secretary Elawadly called the Design Review Board
8 meeting to order at 3:02 p.m. in Conference Room #1.
9
10 The DRB meeting agendized for today is cancelled because the guest speaker for agenda item
11 6A is ill.
12
13 2. ROLL CALL Present:
14
15 Absent:
16
17 Staff Present: Michelle Johnson, Assistant Planner
18 Cathy Elawadly, Recording Secretary
19
20 Others present:
21
22 3. CORRESPONDENCE:
23
24 4. APPROVAL OF MINUTES: The minutes from the September 17 and September 24
25 meetings will be available for review and approval at the March 10, 2016 meeting.
26
27 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
28
29 The DRB is required by the City Code to review and make a recommendation on all Site
30 Development Permit applications.
31
32 6. NEW BUSINESS:
33 6A. Crime Prevention Through Environmental Design (CPTED) presentation from Nancy
34 Sawyer Community Services Officer Ukiah Police Department.
35
36 6B. City of Ukiah Zoning Code Amendment revision discussion:
37 a. Revise parking lot tree shade requirement to reflect 15 years instead of 10 years;
38
39 b. Revise maximum fence height in the R-1 zone from 6 feet to 7 feet for consistency with
40 the building code.
41
42 7. MATTERS FROM THE BOARD:
43
44 8. MATTERS FROM STAFF:
45
46 9. SET NEXT MEETING
47 The next regular meeting will be Thursday, March 10, 2016
48
49 10. ADJOURNMENT
50 The meeting adjourned at 3:03 p.m.
51
52 Cathy Elawadly, Recording Secretary
Design Review Board February 25, 2016
Page 1
1 ITEM NO. 6A
Community Development and Planning Department
G��ty Of u�c�i 300 Seminary Avenue
Ukiah, CA 95482
planninq(c�cityofukiah.com
(707)463-6203
2
3
4 DATE: MARCH 17, 2016
5
6 TO: Design Review Board
7
8 FROM: Michelle Johnson, Assistant Planner
9
10 SUBJECT: Request for Review and Recommendation of a Site Development Permit for
11 Ellie's Mutt Hutt Accessory Structure
12 732 South State Street, APN 003-031-41
13 File No.: Munis 1610 SDP-ZA
14
15
16 REQUEST
17
18 Staff requests the Design Review Board review the proposed Site Development Permit for an
19 accessory structure at Ellie's Mutt Hutt Restaurant located at 732 South State Street and make
20 a recommendation to the Zoning Administrator.
21
22 PROJECT DESCRIPTION
23
24 An application has been received from Ray Threde on behalf of Ellie's Mutt Hutt requesting
25 Zoning Administrator approval of a Minor Site Development Permit for the addition of a 448
26 square foot accessory building on the North West property line located at 732 South State
27 Street, APN 003-031-41. The addition will be used as office space, storage space for dry/bulk
28 supplies, a new walk in refrigerator and two new public restrooms. The proposed project
29 includes the removal of the existing shed and the addition of one Chinese Pistache Tree; no
3o additional landscaping changes are proposed.
31
32 The applicant/owner has provided colors and materials samples which will be available at the
33 meeting.
34
35 The zoning ordinance requires a Site Development Permit for modifications over 150 square feet.
36 The Design Review Board is required by the City Code to review and make a recommendation on
37 all Site Development Permit applications.
38
39
40
Mutt Hutt Outdoor Accessory Structure
732 South State Street APN 002-302-25
March 17,2016 Design Review Board Meeting
File No.:Munis 1610 SDP-ZA
1
1
2 SETTING
3
4 The Mutt Hut is located on the west side of South State Street on the northwest corner of South
5 State Street and Freitas Avenue. The parcel is developed with a restaurant, parking lot,
6 minimal landscaping, and monument sign. The shared parking would be located on the
7 northwest corner for Freitas Avenue and South Oak Street. The Project is surrounded by the
8 following uses:
9
10 • North: Commercial uses zoned Community Commercial (C1) and residential
11 uses zoned High Density Residential (R3)
12 • East: Commercial uses and County offices zoned Community Commercial
13 (C1), including Yokayo Center
14 • South: Commercial uses zoned, including a vacant former gas/service station
15 zoned ---
16 • West: Commercial uses zoned --- and residential uses and a church zoned
17 High Density Residential (R3) and Medium Density Residential (R2)
18
19 STAFF ANALYSIS
20
21 General Plan: The General Plan land use designation of the parcel is Commercial. This land
22 use designation identifies lands where commerce and business may occur. Commercial lands
23 are more precisely defined through the uses allowed in the individual zoning districts (see
24 Zoning below).
25
26 Ukiah Municipal Airport Master Plan: This project site is located in the C (Common Traffic
27 Pattern) zone. This zone allows commercial uses of a density of up to 150 persons per acre.
28 Allowed uses include intensive retail, intensive food processing, and intensive manufacturing
29 uses.
30
31 Zoning: The subject property is zoned Community Commercial (C1). The purpose of this zone
32 is to provide a broad range of commercial land use opportunities along the primary
33 transportation corridors within the City. Restaurants are an allowed use in the C1 zoning
34 district.
35
36 Vehicle Parking — Number of Spaces Required: One parking space is required for
37 each 3 seats plus 1 additional space for each 2 employees on the maximum shift.
38 Based on a total of 68 seats, 23 parking spaces are required. Based on 8
39 employees on the maximum shift, 4 additional parking spaces are required for a total
40 of 27 parking spaces. The existing Mutt Hut parking lot includes 12 parking spaces.
41 The existing parking lot at 901 South Oak Street includes 26 parking spaces for a
42 total of 38 parking spaces. The proposed Project includes removing three existing
43 parking spaces at 732 South State Street; however with the parking spaces available
Mutt Hutt Outdoor Accessory Structure
732 South State Street APN 002-302-25
March 17,2016 Design Review Board Meeting
File No.:Munis 1610 SDP-ZA
2
1 to serve the Mutt Hut and 901 South Oak Street the project would be consistent with
2 the required parking
3
4
5 Bike Parking: The zoning ordinance requires bike parking equal to 10% of the
6 vehicle parking spaces required. Based on 5 required vehicles parking spaces, 1
7 bike parking space is required. The Project includes parking for 6 bikes: 1 required
8 as 10% of the vehicle parking spaces plus 5 spaces to offset one standard vehicle
9 parking stall.
10
11 Landscaping: The site includes minimal landscaping. The C1 zoning district
12 includes the following landscaping standards:
13
14 • Landscaping shall be proportional to the building elevations.
15
16 • Landscape plantings shall be those which grow well in Ukiah's climate without
17 extensive irrigation. Native species are strongly encouraged.
18
19 • All landscape plantings shall be of sufficient size, health and intensity so that a viable
20 and mature appearance can be attained in a reasonably short amount of time.
21
22 • Deciduous trees shall constitute the majority of the trees proposed along the south
23 and west building exposures; nondeciduous street species shall be restricted to
24 areas that do not inhibit solar access.
25
26 • Parking lots with twelve (12) or more parking stalls shall have a tree placed between
27 every four (4) parking stalls within a continuous linear planting strip, rather than
28 individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be
29 deciduous species, and shall be designed to provide a tree canopy coverage of fifty
30 percent (50%) over all paved areas within ten (10) years of planting. Based upon the
31 design of the parking lot, a reduced number of trees may be approved through the
32 discretionary review process.
33
34 • Parking lots shall have a perimeter planting strip with both trees and shrubs.
35
36 • Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
37 sidewalks or marked pedestrian facilities within landscaped areas and/or separated
38 from automobile travel lanes. Based upon the design of the parking lot, and the use
39 that it is serving, relief from this requirement may be approved through the
40 discretionary review process.
41
42 • Street trees may be placed on the property proposed for development instead of
43 within the public right of way if the location is approved by the city engineer, based
44 upon safety and maintenance factors.
45
46 • All new developments shall include a landscaping coverage of twenty percent (20%)
47 of the gross area of the parcel, unless because of the small size of a parcel, such
48 coverage would be unreasonable. A minimum of fifty percent (50%) of the
49 landscaped area shall be dedicated to live plantings.
Mutt Hutt Outdoor Accessory Structure
732 South State Street APN 002-302-25
March 17,2016 Design Review Board Meeting
File No.:Munis 1610 SDP-ZA
3
1
2 • Landscaping plans shall include an automatic irrigation system and lighting plan.
3
4 • All required landscaping for commercial development projects shall be adequately
5 maintained in a viable condition.
6
7
8 Due to the small size of the parcel, it appears that compliance with the landscaping
9 standards is not possible without removing parking spaces which make the Project non-
10 compliant with the parking requirements. The Project site is not located within the
11 boundaries of Parking District 1; therefore, onsite parking is required. The Planning
12 Commission has the authority to grant modifications to the landscaping requirements based
13 on circumstances and constraints unique to the site.
14
15 Sign Ordinance: No signs proposed
16
17 Design Guidelines. The Project is located within the boundaries of the Downtown Design
18 District; therefore, the Project would be reviewed for compliance with the Downtown Design
19 District Guidelines (attachment 3).
20
21 Site Development Permit: In order to approve a Site Development Permit, the following
22 findings are required to be made and supported by information included as part of the
23 application and public record. As part of its review of the proposed Project, staff requests the
24 DRB also consider the required findings.
25
26 1. The proposal is consistent with the goals, objectives, and policies of the City General
27 Plan.
28
29 2. The location, size, and intensity of the proposed project will not create a hazardous or
30 inconvenient vehicular or pedestrian traffic pattern.
31
32 3. The accessibility of off-street parking areas and the relation of parking areas with respect
33 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
34 adjacent or surrounding uses.
35
36 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
37 the proposed structure(s) from the street and adjoining building sites, and breaking up
38 and screening large expanses of paved areas.
39
40 5. The proposed development will not restrict or cut out light and air on the property, or on
41 the property in the neighborhood; nor will it hinder the development or use of buildings in
42 the neighborhood, or impair the value thereof.
43
44 6. The improvement of any commercial or industrial structure will not have a substantial
45 detrimental impact on the character or value of an adjacent residential zoning district.
46
Mutt Hutt Outdoor Accessory Structure
732 South State Street APN 002-302-25
March 17,2016 Design Review Board Meeting
File No.:Munis 1610 SDP-ZA
4
1 7. The proposed development will not excessively damage or destroy natural features,
2 including trees, shrubs, creeks, and the natural grade of the site.
3
4 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
5 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
6 appearance.
7
8 CONCLUSION
9
10 Staff requests the Design Review Board review the proposed project and make a
11 recommendation to the Planning Commission.
12
13 ATTACHMENTS
14
15 1. Project Description, Photos, Details date stamped March 17, 2016
16 2. Design Guidelines Checklist
17 3. Project Elevation and Site Plan date stamped March 17, 2016
18
Mutt Hutt Outdoor Accessory Structure
732 South State Street APN 002-302-25
March 17,2016 Design Review Board Meeting
File No.:Munis 1610 SDP-ZA
5
• y �
qttcachmen� �l
February 26,2016
Project Description
Construct a 448 sf. Building for:
1. Two public restrooms.
2. Build an office.
3. Add 110 sf. Of dry\bulk storage.
4. New additional 96sf. Walk in refrigeration and freezer.
S. No change to existing seating.
6. One new Chinese Pistache Tree to Freitas St. planter.
Project Purpose
1. To create more storage space (dry and refrigerated.)
2. Larger office space needed.
3. Additional public restrooms needed.
4. In general we need more space for our day to day operation.
Ellies Mutt Hut and Vegetarian Cafe
732 South State St.
Ukiah, Ca.
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City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS WITHIN 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 Commercia/ Development Design Guidelines for the Downtown Design District. Please
refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or
substitute for the Guidelines. The information in parentheses provides examples of ways to
achieve the desired effects, recognizing that it is impossible to reduce the art and practice of
design into a checklist of individual elements.
"Architects, proJect designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal.
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No NlA Yes-consistent; No-Not consistent or more information needed; N/A-not applicable
Site features (p. 6)
O O ❑ Site design is compatible with the natural environment, and incorporates the
major existing features {trees, landscaping, city creeks,riparlan habifat,lot shape, size,
relationshlp to surrounding area).
Coordination (p. 6)
❑ ❑ ❑ Facilities (driveways, parking, pedestrian plazas, walkways) are shared with adjacent �
properties (maximize useable area;increase pedesfrian feafures and landscaping; ,
improve design).
❑ ❑ ❑ Uses are functionally compatible (o�ces nearresidential, retail with o�ce orhousing
above or behind, street leve!businesses emphasize walk-in tra�c:refail,restaurants,
personal services).
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COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No NIA Yes-consistent; No-Not consistent or more information needed; N/A-not applicable
Setbacks (p. 6)
p p ❑ Setback are compatibie with the character of adjacent frontages and the block.
p D ❑ Setbacks reflect property uses; vary setbacks to enhance pedestrian scale and
interest(reduced sefbacks enhance pedesfrian views of store window displays;
increased sefbacks accommodate sidewalks, entries, courtyards, outdoor cafes).
Pedestrian access (p. 6, 11, 14, 16)
p ❑ ❑ Pedestrian-friendly design and orientation is emphasized.
❑ ❑ p Facilities are integrated into and compatible with architectural quality of the site
and area.
❑ ❑ ❑ Pedestrian spaces are convenientiy located, well-marked, safe and lighted
(pedestrian spaces visible for safety, !ow leve!llghting adequate for security accented to
site design, spaces shaded from sun and elements, especrally in parking lots).
❑ ❑ ❑ Pedestrian elements are attractive and functional, to increase interest in walking
and gathering in outdoor spaces (landscaping, outdoor cafes, benches, seafing,
kiosks, displays, newsstands).
� � � Walkways to parking are functional and safe (walkways link parking to buiJding
entrances and ofher walkways;design features demark or separate walkways from tra�c:
texfured or raised surfaces, grade varlations, landscaped berms, low walls).
Parking lots (p. 6, 16)
p p ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening,
shading, landscaping).
❑ ❑ ❑ Adequate directional signage for vehicles and pedestrians.
O ❑ ❑ Bicycle parking close to building entries for security; covered if possible,
Landscaping (p. 6, 16-17)
p ❑ p Scale and nature of landscape materials is appropriate to, complements, and
accents the site, building design and dimensions (color accents, annual plantings,
window box plantings on overhead projections, landscaping does not obscure walkways
or visual corridors).
❑ � ❑ 20% of gross lot area landscaped I 50% live plantings. (Plants are of type, spacing
and sizing to reach maturity wlthin reasonable time. Hardy, drought tolerant, !ow
malntenance species adapted to Ukiah cllmate are emphasized;parking lots trees also
wifhstand heat,pollutants. Deciduous trees on south and wesf. Groundcover compatible
wlth trees. Street trees selected from Ukiah Master Tree Lrst/plantings per Sfandard
Planning Detail required on private!ot or public right of way.)
❑ p ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls, continuous linear strips
minimum 5 feet wide; 50% shading within 10 years; automatic irrigation systems
required.
Signs (p. 12-13)
p p ❑ Signs are compatible with architectural character of buildings (historic period, style,
locafion, size, confrguration, materials, color-harmonize with design, do nof obscure
architectura!features).
O O O Sign program minimizes visual clutter (reduce large and multiple signs, slgn area is
minimum necessa to identi business, window si ns not exceedin 25%of window
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COMM�RCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No-Not consistent or more information needed; N/A- not applicable
area, sandwich boards have subdued color/minima!copy/located outside ROW, size o(
signs on converted residentlal buildings minimized, signs over public rlghf of way:
minimum 8 feet above grade).
� � � Preferred commercial sign types:Painfed on band above windows on sruccoed
building,painted window signs, narrow/flat signs hung from sfationary canopies, ilat signs
flush-mounted on building fronts, projecting signs atfached fo building front, exposed
neon tube signs infegrated into building design, signs on awnings. Detached
freestanding signs for structures on sidewalk line nQt allowed.
Lighting (p. 1416)
❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping
(lighfing form, funcfion, character, �xture styles, desrgn and placement;lighting does not
interfere wifh pedestrian movement),
❑ ❑ ❑ Lighting minimizes effects on adjacent properties, auto and pedestrian
movement, and night-time sky (downcast and shielded, ground/low level, low intensity,
nonglare).
Visual appearance (p. 6-7)
❑ ❑ p Buildings are visually cohesive, compatible and complementary (scale,proportion,
design, style, helghts, mass, setbacks).
p ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overfy
monotonous designs, or strong contrasf with adJacent burldings).
❑ p p Buildings exhibit high quality design and construction, with functional design
solutions.
p ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and
corridors, and public spaces (service areas and devices screened, integrated and
compafibfe with site features;above criteria is applied to areas visible to public view;rear
and side views are visualiy inferesting, coordinated and well-mainfainedJ.
� ❑ ❑ Building exteriors compatible with surrounding properties (compatible orbetter
quality, compatible with naturaJ materials, coordinafed but not the same as surrounding
properties, avoid more fhan or►e vivid or bright color per building, avold concrete block on
visible exterior walls:if used then creative design and surface treatments required).
Reconstruction, repair, alterations (p. 7)
❑ p p Preserve original character of site (use original materials present on the site, avoid
damage to brick surfaces or match original character if brick musf be replaced, preserve
origina!character of residenfial site if converted to commercial use).
❑ 0 O Protect historical structures and sites�Note1�; indicate applicability of State Historic
Building Code, address pre-1972 construction and unreinforced masonry issues.
Roofs and rooflines (p. 8)
❑ ❑ ❑ Roofs and roofllnes visually compatible with building design and surrounding
area (roof and rooflines compatibilify; diverse parapet wall shapes, conslsrenf
historical roof forms and decorations, neutral roof colors;form, color and texture are
iniegra!part of building design; rooRop apparatus screened).
�
Facades and entryways (p. 8- 11)
� O O Facades are varied and articulated (cornice lines,parapets, eaves, cloth awnings,
balconies, signs, entry insets, frellises, overhangs,planter boxes, 3-dimensional
articulation;avoid long, straight facades withouf change in planes or openings, maximize
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COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-conststent; No-Not consistent or more information needed; N/A-not applicabie
wlndows along commercia!frontage;building entryways have strong architectural
definiiion)
p ❑ p Facade improvements are compatible with historical background.
❑ ❑ ❑ Rear and side entries and elevations are attractive and visually coordinated with
others within same viewshed.
Maintenance (p. 7)
p p ❑ Demonstrate consideration of site and building maintenance.
Note 1: Architectural and Historicai Resources Inventory Report, Ukiah California 1984-1985—available at City of
Ukiah; also documents at Held-Poage Memorial Home and Library,603 W. Perklns Street.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s. Some of those are
expressed below. The Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
p ❑ p The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/bfking facllitJes on the site, connects to nearly
walking/biking facilities, provides shortcuts for walkers/bikers,project is loca[ed within 1/4-
9/2 of other places to walk).
❑ ❑ p Sidewalks provide are convenient and safe access (sidewalks su�ciently wide,
without obstruction; curbs, shade, lighting provided;buffers between walkers and tra�c
provided;safe and direct street crossings for walkers).
❑ p p Entrances provlde convenient access (entrances adjacent to sireef, minimal setback,
routes and accessways are wel!marked, sidewalks provided uninterrupted access to
entrances, safe bike parkirrg is located close to entrances).
Green building (incorporating green building elements)*
p p ❑ Sustainable site
p ❑ p Water efficiency
❑ ❑ ❑ Energy
❑ ❑ D Materials and resources
❑ ❑ � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible fo people
� � � at differing stages, ages and clrcumstances of life:accessible primary and interior
entrance and routes, accessible kifchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices).
'See Green Building Council LEED and other guideiines for detailed measures:
http�/lwww us4bc orqlDisplavPaQe asax?Cate4orvID=19
http://www.nrdc.orglbuf Idi nggreenlstrategies
23-4
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