HomeMy WebLinkAboutDRB_07142016 - Packet City of Ukiah
Desig n Review Boa rd
� '�"� Thursday July 14, 2016 � '��
3:00 p.m.
Conference Room 3
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #3
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Nicholson, Hawkes, and Morrow
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from the June 02, 2016 meeting will be 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. CrossFit Firefly 510 South State Street, APN 003-031-41 (File No.: 1944 SDP-PC):
Review and recommendation to Planning Commission for a Major Site Development
Permit for the addition of a second story to an existing single story commercial building,
for a total of 9700 additional square feet at 510 South State Street; for office space,
lockers, storage and additional training space.
7. MATTERS FROM THE BOARD:
8. MATTERS FROM STAFF:
9. SET NEXT MEETING: As needed
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 June 2, 2016
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 3:10 p.m. in Conference Room #3.
9
10 2. ROLL CALL Present: Member Nicholson, Hawkes, Morrow,
11 Chair Liden
12
13 Absent:
14
15 Staff Present: Kevin Thompson, Principal Planner
16 Shannon Riley, Senior Management Analyst
17 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 March 10, 2016 and March 17, 2016
25 meetings are available for review and approval.
26
27 Nicholson/Morrow to approve March 10, 2016 minutes, as submitted with Morrow abstaining.
28 Motion carried.
29
30 Nicholson/Morrow to approve March 17, 2016 minutes, as submitted. Motion carried.
31
32 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
33
34 The DRB is required by the City Code to review and make a recommendation on all Site
35 Development Permit applications.
36
37 6. NEW BUSINESS:
38 6A. Provide comments and direction on the City's proposed Public Art Policy.
39
40 Senior Management Analyst Riley:
41 • A public art policy essentially came to fruition primarily because of a person/artist
42 decorating City sidewalks with chalk. While some people called it art others called it
43 graffiti such that it became apparent public art should likely be regulated and that a public
44 art policy would best be managed by the City.
45 • The Mendocino Arts Council became involved in 2012 when they wanted to place a
46 sculpture at the historic Train Depot and found the process to be discouraging.
47 • A local arts group that orchestrates community art walks has taken an interest in how to
48 go about effectively displaying public art.
49 • Explained the progression and/or how development of the public art guidelines came into
50 being.
51
Design Review Board June 2, 2016
Page 1
1 Principal Planner Thompson:
2 • Referred to the draft City of Ukiah Public Art Policy as provided for in the staff report and
3 requested the DRB review the proposed policy and provide comments with a
4 recommendation to the Planning Commission.
5 • For consistency purposes and because DRB members have professional design
6 expertise the DRB is the appropriate body to review the public art guidelines since the
7 function of the Board is to make design recommendations to the Planning Commission
8 for developments/projects.
9 • The proposed City of Ukiah Public Art Policy is essentially a model from other cities.
10 • The concept of art is `subjective' and not definitively absolute.
11
12 Member Nicholson:
13 • The public art policy is regulated. Finds the approval process to be arbitrary and
14 subjective such that it does not allow enough participation from the artisYs perspective. Is
15 of the opinion the artist should be allowed to have more input.
16 • An artisYs work should be based on the appropriateness of the concepts to the project
17 rather than what is defined/outlined and/or restricting/limiting with regard to the language
18 in the document. What if a particular art project fits/complies with the `appropriateness'
19 definition in the policy document but someone on the discretionary review body is of
20 opinion the proposed art should not be displayed in public and is this valid? Is of the
21 opinion this is not valid in terms of artistic sensibilities.
22
23 Chair Liden:
24 • Finds the document to be a necessity.
25 • Related to the term concerning the `concept of the projecY understood it to be the artisYs
26 concept.
27
28 Member Nicholson:
29 • An artist does get to present his/her concept but that is the end of it because the art is
30 being evaluated by committees/discretionary review approval process.
31
32 Chair Liden:
33 • Requested clarification the language in the policy document is based on the artist making
34 his/her presentation built on what the art concept is and being able to address this
35 concept accordingly rather than the concept of the project being something that is defined
36 by the discretionary review body, such as the Planning Commission.
37
38 Member Nicholson:
39 • Acknowledged while the reviewing body plays a role in the evaluation process the art
40 must also fit in with the social and physical environment. The art to be displayed also has
41 to be appropriate for the City and the goals/policies of the Downtown Design Guideline
42 District for commercial development.
43 • It appears the process is 'watered down' so rather than looking for quality art we are
44 looking for art that is non-controversial/non-confrontational and while it may not be a
45 necessary attribute of what constitutes `good' art, art should be
46 confrontational/stimulating/provoking. Confrontational art does not necessarily mean `in
47 your face type of art, but rather a nuance having distinction/character. Quality art should
48 raise more questions than answers.
49
50 Principal Planner Thompson:
51 • Asked which sections of the proposed policy are inhibiting to art.
52
53 Members Nicholson/Hawkes:
Design Review Board June 2, 2016
Page 2
1 • Page 3, section 2. Process for Review by Appropriate Commission and Planning
2 Commission, subsections `a' and `b,' Qualifications and Quality.
3
4 Member Nicholson:
5 • Understood the intended approach is to move forward in a rapid way toward `mediocrity.'
6 • Acknowledges the concept of art to be displayed publicly does need to have a censorship
7 mechanism in its public policy should the art be offensive and in poor taste.
8
9 Member Hawkes:
10 • It would appear the intent is to have a committee make a judgment. It may be the art
11 proposed for public display is extremely offensive to some group in the community and as
12 such should not be displayed publicly.
13 • It may be very difficult to formulate a censorship mechanism because art is subjective
14 and people view art differently.
15 • It may be the committee should be defined more than the artwork itself.
16
17 Senior Management Analyst Riley:
18 • Related to the most recent revisions to the public art policy from those persons who
19 participated in the process they recommended formulating a new and separate
20 commission altogether that would be comprised of multiple artists, etc. A concern in this
21 regard was that particular group's ability to factor in the design of the City, the
22 surrounding architecture and/or the scale of the artwork.
23 • No funding is available for public artwork at this time. As such, no artwork is proposed at
24 this point.
25
26 Member Morrow:
27 • Agrees with Member Nicholson's comments above.
28 • Would like to see more interesting art in Ukiah.
29 • The proposed public art policy tends to make the process more difficult to install art such
30 there would likely be a lot of `watered down' artwork proposed for display. It would be
31 better if we could find ways to encourage more art and whether or not people like it is an
32 individual interpretation of the artwork. The process of being able to display art publicly
33 appears to be a cumbersome process. For instance, to put artwork in the park would
34 require the filing of an application for review by the DRB where a recommendation has to
35 be made by the DRB to the Planning Commission for final approval.
36 • If he wanted to put art in a public place, he might look at all the rules and get discouraged
37 rather than encouraged to do so.
38 • Is not fully supportive of the public art policy as presently proposed.
39
40 Member Hawkes:
41 • It should be the artists interpreting art rather than people who have not spent much time
42 thinking about art.
43 • What if someone wanted to put a statute in a park? There could be something about the
44 sculpture that park staff should look at such as how to mow around it and/or other
45 concerns an artist group might not look at.
46
47 Member Nicholson:
48 • If an art sculpture was going into a park, City staff would likely review the proposal and
49 make a determination.
50
51 Principal Planner Thompson:
52 • If an art project was going to Planning Commission for approval all related City
53 departments would review the project and make comments.
54
Design Review Board June 2, 2016
Page 3
1 Chair Liden:
2 • His interpretation of the public art policy is that it is open and broad and allows the artist
3 to do what he/she wants to do.
4 • Is of the opinion artists should not be restricted in any way.
5 • Since the DRB will be the initial body to review a potential art project there may be a way
6 to meet with the artist and/or artist community if they are interested and have a
7 discussion so it is not just the DRB making the assessment/evaluation with a
8 recommendation to the Planning Commission.
9 • Assumes the Planning Commission would highly consider the DRB's recommendation
10 regarding artwork for public display.
11
12 Member Morrow:
13 • Can appreciate that a more involved procedure is appropriate that merits more review for
14 situations where an artist is wanting to install a very large type of artwork but for smaller-
15 scale installations preference would be to have a `summary procedure' where staff has
16 discretionary purview.
17
18 Member Hawkes:
19 • Questions whether the Planning Commission should be making the final decision.
20 • We are presently in a position with the proposed public art policy to consider an
21 alternative solution where the Planning Commission does not have the final say on the
22 particular issue of artwork.
23
24 Member Nicholson:
25 • It would be City Council or the Planning Commission that would have the final say. They
26 are the only reviewing body with such authority unless the authority is delegated to the
27 DRB.
28
29 Principal Planner Thompson:
30 • While the DRB functions as an advisory board to the Zoning Administrator or Planning
31 Commission there has been discussion about allowing the DRB to have the final say.
32
33 Senior Management Analyst Riley:
34 • Asked about the possibility of adding a couple of art members that would function as an
35 ad hoc committee comprised of artists to only review DRB items that address public art
36 policy. Does not foresee the necessity for having to review public art items on a regular
37 basis.
38 • Related to public art projects, what would occur is two people from an artist group would
39 be designated to participate in the review process.
40
41 DRB:
42 • Is fine having two designated persons from an artist group participate with DRB items
43 concerning public art. This would provide for appropriate representation. It is likely artist
44 groups would not approve of just having the DRB review public art items.
45
46 Principal Planner Thompson:
47 • Staff will look into how designating two persons from a local artists group to participate
48 with the DRB in discussions about public art items would work.
49
50 Assistant Planner Johnson:
51 • The only challenge to the above-referenced proposal is if the applicant is choosing the
52 artist that he/she may not be objective.
53 • Artists are diverse and the artist group members reviewing a particular project need to
54 understand this diversity from the artist perspective and be objective when looking at a
Design Review Board June 2, 2016
Page 4
1 public art project. If an applicant is looking to get an art project approved he/she is going
2 to want members who are going to `sell' the project whereas it there is a diversity of
3 artists among the art group members looking at the project that are not necessarily
4 associated with the particular project they may provide a different insight.
5
6 Chair Liden:
7 • It would appear the artist and the artist group should be able to lobby through the process
8 because they will be working with the DRB.
9 • Supports the proposed public art policy have some restriction such that any decision
10 made by the DRB if the artwork gets installed and the public does not like it, it is the DRB
11 that will have to take responsibility for the decision. There could be public
12 repercussions/outcry for some of the artwork being approved.
13
14 Senior Management Analyst Riley:
15 • Preference would be for the arts committee to designate specific members in advance of
16 a project to make certain the proposed project is objectively being received.
17
18 Member Nicholson:
19 • An artist can bring a fellow artist to the DRB meeting for support purposes if he/she wants
20 to.
21 • If we are going to invite experts from the art field they should be somewhat independent
22 and objective.
23
24 Principal Planner Thompson:
25 • Referred to page 3 and 4 of the draft public art policy regarding the criteria and site
26 selection requirements the DRB will use when considering the selection of artwork for
27 installation in public places and requested the DRB talk about this.
28 • The criteria the DRB will consider includes: qualifications, quality, artistic value, media,
29 appropriateness to site, size and weight for outdoor artwork, size and weight for indoor
30 artwork, appropriateness to City's public art purpose, permanence, diversity,
31 communication, maintenance.
32 • Essentially other sections of the proposed public art policy address what the applicant
33 needs to submit.
34
35 DRB:
36 • Consider adding appropriate language to the policy that says we do not want to inhibit the
37 artisYs creativity and/or artistic freedom of expression.
38 • Important to remember it is the public that will be enjoying the art not just the artist and/or
39 art community.
40 • Questioned the purpose and intent of the criteria with regard to `qualifications' and
41 whether or not the language is appropriate and/or is `qualifications' even
42 necessary/relevant.W ho needs 'qualifications'to do something interesting?
43
44 Senior Management Analyst Riley:
45 • The section related to 'qualifications' is likely standard language that appears in public art
46 policies. It does not mean that `qualifications' has to be in Ukiah's public art policy.
47
48 Chair Liden:
49 • Questioned whether the proposed public art policy contains loopholes the artist can get
50 around.
51
52 Member Morrow:
53 • It appears the DRB has pretty broad discretion. The policy only pertains to public places
54 and not private property.
Design Review Board June 2, 2016
Page 5
1 Member Nicholson:
2 • 'Qualifications' should be sub-component of consideration.
3
4 Principal Planner Thompson:
5 • The criteria for`Qualification' states, `Artists shall be selected based on their qualifications
6 as demonstrated by past work, and the appropriateness of their concepts to the particular
7 project,' and noted language could be added that states, 'new artists can be considered.'
8
9 Senior Management Analyst Riley:
10 • Could modify the language that states, `Artists shall be selected based .....' to read
11 `Artists may be selected based ....'
12
13 Member Morrow:
14 • Recommends modification to page 3, line 34 that reads, `The following criteria shall be
15 used by the appropriate commission.....' to read, `The following factors may be waived by
16 the appropriate commission....'
17 • Are we writing the policy document so that artists want to submit applications or are we
18 writing this to ensure people are not chalking sidewalks.
19
20 Assistant Planner Johnson:
21 • The public art policy provides leverage in that if artist wants to submit an application and
22 meets all the necessary criteria but nobody likes it and do not see the artwork fitting in,
23 the policy provides leverage and the opportunity to look at the project objectively. This
24 leverage could work for or against the project, but gives the DRB tools to make those
25 decisions.
26
27 Principal Planner Thompson:
28 • Changing a term from 'shall'to `may' indicates we may or may not do something.
29
30 Assistant Planner Johnson:
31 • Whether or not an art project moves forward is up to the discretion of the Board. The
32 Board will be voting on a particular project with a recommendation to Planning
33 Commission. The document provides for latitude on the part of the DRB.
34
35 DRB:
36 • We are writing a public arts policy to provide for some guidelines regulating public art
37 and, at the same time to encourage artists to submit applications to display public art.
38 • Fine with modification to the language on page 3, line 34 to read, `The following factors
39 may be used by the appropriate commission....'
40 • Fine with modification to the language on page 3, line 37, qualifications, to read, 'Artists
41 may be selected based on their qualifications ........'
42 • Discussion regarding the criteria, item c, `Artistic Value' with no modification to language.
43 Noted the artist could generate a discussion concerning artistic value that states, 'Public
44 artwork shall have a recognized aesthetic value.'
45 • Discussion regarding the other criteria to be used by the DRB when considering the
46 selection of artwork for public display with no other modifications to this section.
47 • Related to Artwork Location and Site Selection, there was discussion about what would
48 occur if the artwork is abstract such as a sculpture by Alexander Calder or artwork made
49 of steel like that of Richard Serra as to site location/selection. No change to language
50 with regard to section 3, Artwork Location and Site Selection.
51 • There was also discussion about artwork having to be compatible with the historic
52 character of the site and determined this could be any type of artwork.
53 • The DRB looked at photographs that demonstrate examples of acceptable public art
54 installed in other communities.
Design Review Board June 2, 2016
Page 6
1 Assistant Planner Johnson:
2 • Related to item 3, Artwork Location and Site Selection, section does state, `When
3 selecting artwork for public places, the DRB and Planning Commission and responsible
4 department(s) shall consider: installation, location, site infrastructure, impacts,
5 accessibility. The language is not saying the artwork has to comply with the
6 aforementioned criteria as it pertains to artwork location and site selection.
7 • Related to the criteria language, page 4, communication that reads, `The ability of the
8 public artwork to effectively communicate should be taken into consideration' asked what
9 does this mean?
10 • Discussed the meaning/interpretation of the criteria related to diversity that states, `Public
11 artwork shall strive for diversity of style, scale, media and artists, including ethnicity and
12 gender of artists selected.'
13
14 Member Morrow:
15 • Would be good to identify things not considered as art to make certain someone does not
16 come along without going through the art process so as to determine what should or
17 should not go through the art process.
18
19 Chair Liden:
20 • What is not considered art?
21
22 Principal Planner Thompson:
23 • Can eliminate some of the criteria regarding the art selection process if the DRB wants to
24 do this.
25
26 DRB:
27 • It may be not all the criteria is relevant to every project and depends upon the artist and
28 artwork type proposed.
29
30 Member Nicholson:
31 • No artwork should be discriminated against, particularly as it relates to ethnicity of the
32 artist.
33 • It may be the public art policy is a `cut and paste' type of document that is open to
34 interpretation.
35
36 Principal Planner Thompson:
37 • The draft policy came from other cities that display a lot of public art where the language
38 in the document has been reviewed by their respective attorneys and been adopted by
39 their councils. We did not reinvent the public art policy.
40
41 Chair Liden:
42 • If fine with the document in that it allows the DRB the freedom to accept any type of art
43 and have a discussion and gives the artist latitude as well.
44
45 DRB:
46 • Made a change to section 1, Purpose to read, `Public art creates a unique sense of place
47 and communicates a strong civic identity for the City of Ukiah ("City"). The City
48 encourages the placement of artwork in public places and recognizes that art provides
49 cultural and economic benefits for residents and visitors. Therefore, it is important that
50 procedures and policies be established and implemented to support and facilitate the
51 acquisition of public art.'
52 • Emphasized the importance that the policy document provides for, encourages and
53 promotes an artisYs personal expression. We do not want to discourage
54 personal/individual expression.
Design Review Board June 2, 2016
Page 7
1 • Discussion about inviting the artist and someone educated in art to review the artwork
2 with the DRB.
3
4 Member Morrow:
5 • Allow the DRB to be the final decision maker and if it is determined the DRB is not
6 qualified to make a decision then identify someone else who is qualified.
7
8 Member Hawkes:
9 • The DRB would be stronger in the decision making process having persons with art
10 expertise also looking at the artwork.
11
12 Assistant Planner Johnson:
13 • The policy allows for enough criteria/measures and flexibility such that if an art project
14 gets approved and the public does not like it, it provides a guideline/tool to substantiate
15 why a particular decision was made.
16 • The DRB is reviewing public art for the community as a whole such that an artist is not
17 essentially going to be there to explain his artwork and even if art experts are assisting in
18 the review process it may be that the majority of the community does not understand the
19 artwork. It is not to say the art is not appreciated but may not be publicly understood
20 and/or well received even with art experts assisting the DRB in the review process.
21 • Cited an example of public artwork approved in Geyserville that is not appealing to her.
22 As such, there must be a reason why the art was chosen for public display. There may be
23 something `artistic' about the artwork that she simply does not understand.
24 • The intent is to encourage the artist/applicant.
25
26 Member Nicholson:
27 • Now that the City will soon have a public arts policy we should have an arts district that
28 promotes art.
29
30 Assistant Planner Johnson:
31 • Possible formulation of an arts district would be a component of the Ukiah General Plan
32 relative to a Plan update.
33
34 6B. Discussion of process for appointment of DRB members.
35
36 Chair Liden:
37 • Acknowledged this agenda item is the result of the Member Thayer's inability to
38 regularly attend DRB meetings.
39 • He has discussed the problem with Member Thayer and it became apparent that
40 Member Thayer's business and personal commitments conflict with DRB meeting dates
41 and times. As such, Member Thayer thought it was in the best interest of the DRB if he
42 steps down as a member.
43 • It may be Member Thayer could attend meetings if the date and time for meetings is
44 changed.
45
46 Assistant Planner Johnson:
47 • In her email conversations with Member Thayer and with his business and personal
48 commitments, it is probably not the best time for him to be a Board member.
49
50 DRB:
51 • Acknowledged that Member Thayer's landscaping architecture expertise is important to
52 the Board.
53 • Would be open to changing the date and time for DRB meetings provided Member
54 Thayer is committed to attending.
Design Review Board June 2, 2016
Page 8
1 Assistant Planner Johnson:
2 • Has compiled a list of about seven perspective applicants interested in serving on the
3 Board.
4 • What can occur is for the DRB to make recommendations to Councilmember Crane who
5 is the councilmember responsible for making the appointment.
6 • The vacancy is a very important position. Planning staff relies on the DRB because this
7 Board is the expert when it comes to aesthetics and design and soon to be art expert.
8
9 Member Nicholson:
10 • Is of the opinion the selection of the DRB member is the responsibility of the
11 Councilmember.
12
13 Chair Liden:
14 • Pointed out Councilmember Crane is asking for input regarding appointment to the DRB.
15
16 Assistant Planner Johnson:
17 • The seven perspective applicants will complete an application for review by
18 Councilmember Crane. It may be that Councilmember Crane is not an expert in the area
19 of selecting who would be the best and most qualified to fill the vacancy. It may be the
20 DRB may want to first review the applications and corresponding qualifications with a
21 recommendation to Councilmember Crane as opposed to Councilmember Crane making
22 the decision without a recommendation from the DRB.
23 • If the DRB desires to be a part of the selection process we can make this request.
24
25 Member Nicholson:
26 • Supports Assistant Planner Johnson suggests to Councilmember Crane the DRB would
27 be open to reviewing the applications with a recommendation to Councilmember Crane
28 provided Councilmember Crane does not feel comfortable making the decision on his
29 own.
30
31 DRB:
32 • Is fine with aforementioned recommendation.
33
34 Assistant Planner Johnson:
35 • Advised the DRB may be reviewing a project concerning the MCAVHN building on Clara
36 Avenue.
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 scheduled based on project need.
44
45 10. ADJOURNMENT
46 The meeting adjourned at 4:36 p.m.
47
48
49 Cathy Elawadly, Recording Secretary
50
51
52
53
54
Design Review Board June 2, 2016
Page 9
1 ITEM NO. 6A
Community Development and Planning Department
L�ity of Zl�cl�i 300 Seminary Avenue
Ukiah, CA 95482
planninq(c�cityofukiah.com
(707)463-6203
2
3
4 DATE: July 14, 2016
5
6 TO: Design Review Board
7
8 FROM: Michelle Johnson, Assistant Planner
9
10 SUBJECT: CrossFit Firefly 510 South State Street, APN 003-031-41 (File No.: 1944 SDP-
11 PC): Review and recommendation to Planning Commission for a Major Site
12 Development Permit for the addition of a second story to an existing single story
13 commercial building.
14
15
16 REQUEST
17
18 Staff requests the Design Review Board review the proposed Site Development Permit for the
19 addition of a second story to an existing single story commercial building, for a total of 9700
20 additional square feet; for office space, lockers, storage and additional training space located at
21 510 South State Street and make a recommendation to the Planning Commission.
22
23 PROJECT DESCRIPTION
24
25 An application has been received from Ferdinand Thieriot on behalf of CrossFit Firefly requesting
26 Planning Commission approval of a Major Site Development Permit for the addition of 9,700
27 square foot to an existing building located at 510 South State Street, APN 002-272-03. The
28 addition will be used as office space, lockers, storage and additional training space. The proposed
29 project includes:
30
31 • 9,700 square feet of office space, lockers, storage and training space;
32 • new cement plaster exterior fa�ade, new powder coated metal doors and windows,
33 upward folding door westward facing;
34 • 12 parking spaces;
35 • new landscaping that includes four new planting strips, eight new trees, and live
36 landscaping;
37 • three new wall mounted signs;
38 • 2 employees maximum shift;
39 • hours of operation Monday-Friday 6:00 a.m. to 7:00 p.m.;
40 • 15 maximum members per session.
Firefly CrossFit Building Addition
510 South State Street APN 002-272-0300
July 14,2016 Design Review Board Meeting
File No.:Munis 1944 SDP-PC
1
1
2
3 The applicant/owner has provided colors and materials samples which will be available at the
4 meeting.
5
6 The zoning ordinance requires a Site Development Permit for modifications over 150 square feet.
7 The Design Review Board is required by the City Code to review and make a recommendation on
8 all Site Development Permit applications.
9
10 SETTING
11
12 The proposed Firefly CrossFit Facility is located on the west side of South State Street adjacent
13 to Bank of America in the prior "Classy Salon" business location. The parcel is developed with
14 a building with State Street Frontage, a g r a v e I parking lot with street access from School
15 Street, five existing deciduous trees on the adjacent property to the south, and no landscaping or
16 trees on the east, north, or west property lines. There is an existing illuminated wall sign that will
17 be removed and replaced with three wall mounted signs on the State and School Street frontages.
18 The Project is surrounded by Commercial Uses zoned Community Commercial (C-
19 1 ).
20
21 STAFF ANALYSIS
22
23 General Plan: The General Plan land use designation of the parcel is Commercial. This land
24 use designation identifies lands where commerce and business may occur. Commercial lands
25 are more precisely defined through the uses allowed in the individual zoning districts (see Zoning
26 below).
27
28 Ukiah Municipal Airport Master Plan: This project site is located in the C (Common Traffic
29 Pattern) zone. This zone allows commercial uses of a density of up to 150 persons per acre.
30 Allowed uses include intensive retail, intensive food processing and intensive manufacturing
31 uses.
32
33 Zoning: The subject property is zoned Community Commercial (C1). The purpose of this zone
34 is to provide a broad range of commercial land use opportunities along the primary transportation
35 corridors within the City. Personal Services and Personal Improvement Facilities are an allowed
36 use in the C1 zoning district.
37
38 Vehicle Parking — Number of Spaces Required: Personal Services and Personal
39 Improvement Facilities require one parking space for each three hundred fifty(350)square feet
40 of gross leasable floor area. Based on proposed 9,700 square feet 28 parking spaces
41 are required. The proposed project will include eleven standard parking spaces and
42 one handicapped parking (space closest to the door).
43
44 The Planning Commission has the discretion based on Article 7;of the Ukiah Zoning Ordinance
45 Section 9086 H: Required Parking;to give relief from the parking requirements in the C1 zoning
Firefly CrossFit Building Addition
510 South State Street APN 002-272-0300
July 14,2016 Design Review Board Meeting
File No.:Munis 1944 SDP-PC
2
1 district provided a finding is made that there is a unique circumstance associated with the use
2 or property that results in a demand for less parking than normally expected.
3
4 Based on the central location of the proposed project in the Downtown area, the
5 availability of existing street parking and the maximum amount of 15 CrossFit Firefly
6 members utilizing the facility at one time (see attachment 1; Project Description) the
7 argument could potentially be made for a reduction in parking spaces.
8
9 Bike Parking: The zoning ordinance requires bike parking equal to 10% of the vehicle
10 parking spaces required. Based on 28 required vehicles parking spaces, 3 bike
11 parking space are required. The Project does not currently include any bike parking;
12 however, the proposed project has the potential to offset one required parking space
13 with five bike parking spaces in addition to the required three parking spaces for a total
14 of eight bike parking spaces.
15
16 Landscaping: The proposed project includes the addition of four new planting strips,
17 eight new trees, and live landscaping (see attachment 3; Landscaping Plan). The C1
18 zoning district includes the following landscaping standards:
19
20 • Landscaping shall be proportional to the building elevations.
21
22 • Landscape plantings shall be those which grow well in Ukiah's climate without
23 extensive irrigation. Native species are strongly encouraged.
24
25 • All landscape plantings shall be of sufficient size, health and intensity so that a viable
26 and mature appearance can be attained in a reasonably short amount of time.
27
28 • Deciduous trees shall constitute the majority of the trees proposed along the south and
29 west building exposures; non-deciduous street species shall be restricted to areas that
30 do not inhibit solar access.
31
32 • Parking lots with twelve (12) or more parking stalls shall have a tree placed between
33 every four (4) parking stalls within a continuous linear planting strip, rather than
34 individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be
35 deciduous species, and shall be designed to provide a tree canopy coverage of fifty
36 percent (50%) over all paved areas within ten (10) years of planting. Based upon the
37 design of the parking lot, a reduced number of trees may be approved through the
38 discretionary review process.
39
40 • Parking lots shall have a perimeter planting strip with both trees and shrubs.
41
42 • Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
43 sidewalks or marked pedestrian facilities within landscaped areas and/or separated
44 from automobile travel lanes. Based upon the design of the parking lot, and the use
45 that it is serving, relieffrom this requirement may be approved through the discretionary
46 review process.
47
Firefly CrossFit Building Addition
510 South State Street APN 002-272-0300
July 14,2016 Design Review Board Meeting
File No.:Munis 1944 SDP-PC
3
1 • Street trees may be placed on the property proposed for development instead of within
2 the public right of way if the location is approved by the city engineer, based upon
3 safety and maintenance factors.
4
5 • All new developments shall include a landscaping coverage of twenty percent (20%)
6 of the gross area of the parcel, unless because of the small size of a parcel, such
7 coverage would be unreasonable. A minimum of fifty percent(50°/o)of the landscaped
8 area shall be dedicated to live plantings.
9
10 • Landscaping plans shall include an automatic irrigation system and lighting plan.
11
12 • All required landscaping for commercial development projects shall be adequately
13 maintained in a viable condition.
14
15 Sign Ordinance: There are three proposed signs (see attached plans).
16
17 Design Guidelines.The Project is located within the boundaries of the Downtown Design District;
18 therefore, the Project would be reviewed for compliance with the Downtown Design District
19 Guidelines (attachment 3).
20
21 Site Development Permit: In order to approve a Site Development Permit, the following findings
22 are required to be made and supported by information included as part of the application and
23 public record. As part of its review of the proposed Project, staff requests the DRB also consider
24 the required findings.
25
26 1. The proposal is consistent with the goals, objectives, and policies of the City General Plan.
27
28 2. The location, size, and intensity of the proposed project will not create a hazardous or
29 inconvenient vehicular or pedestrian traffic pattern.
30
31 3. The accessibility of off-street parking areas and the relation of parking areas with respect
32 to traffic on adjacent streets will not create a hazardous or inconvenient condition to
33 adjacent or surrounding uses.
34
35 4. Sufficient landscaped areas have been reserved for purposes of separating or screening
36 the proposed structure(s)from the street and adjoining building sites, and breaking up and
37 screening large expanses of paved areas.
38
39 5. The proposed development will not restrict or cut out light and air on the property, or on
40 the property in the neighborhood; nor will it hinder the development or use of buildings in
41 the neighborhood, or impair the value thereof.
42
43 6. The improvement of any commercial or industrial structure will not have a substantial
44 detrimental impact on the character or value of an adjacent residential zoning district.
45
46 7. The proposed development will not excessively damage or destroy natural features,
47 including trees, shrubs, creeks, and the natural grade of the site.
Firefly CrossFit Building Addition
510 South State Street APN 002-272-0300
July 14,2016 Design Review Board Meeting
File No.:Munis 1944 SDP-PC
4
1
2 8. There is sufficient variety, creativity, and articulation to the architecture and design of the
3 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
4 appearance.
5
6 CONCLUSION
7
8 Staff requests the Design Review Board review the proposed project and make a
9 recommendation to the Planning Commission.
10
11 ATTACHMENTS
12
13 1. Project Description, Photos, Details date stamped July 06, 2016
14 2. Design Guidelines Within the Downtown Ukiah Design District and Checklist
15 3. Project Elevation and Site Plan date stamped July 06, 2016
16
Firefly CrossFit Building Addition
510 South State Street APN 002-272-0300
July 14,2016 Design Review Board Meeting
File No.:Munis 1944 SDP-PC
5
�:
ti .
. • Attachm __�.._
' 'Project Description July 6,2016
510 S. State Street,Ukiah,CA
CrossFit FireFly is located at 510 S.State Street in Ukiah,CA,just steps from the downtown district. It
is owned and operated by Ferdinand and Tracy Thieriot,residents of Ukiah with five generarions of
family raised in the community. The business is a specialized fitness facility in cross disciplinary
training.
The mission of CrossFit FireFly is to provide high quality health and fitness training to our local
population in order to build a resilient and strong community,raise healthy families,and provide
dynamic role models for our children.
With CrossF'it as the foundation of our offerings we will expand on that training and put it to use in
complimentary classes. As the business grows we will include offerings that cross the disciplines of
dance,yoga and mobility,olympic lifting,gymnastics,circus arts and more.
CrossFit�reFly will offer classes Monday through Friday with occasional clinics on the weekends.
(Please see our attached starting schedule.) The business will be managed by its two owner operators
and also provide employment for 1 to 2 administrarive staff and 2 to 3 independent trainers.
Three years ago with the impending birth of our third child,and taking a break from our family
businesses of glass-blowing and lathe and plaster contracting,it became clear to Ferdinand that some of
our family and business dynamics needed to change. If we were going to raise healthy children we both
needed to be healthy ourselves and work locally(the previous businesses required a lot of travel). He
began to work out and quickly discovered the world of CrossFit. One thing led to another and in his
pursuit of knowledge and health he became a multi certified trainer in CrossFit and RKC(kettle bells)
and completed a year long course dedicated to olympic weight lifting. As he became more
knowledgeable,friends and family began requesting to train with him. Having been a teacher in the arts
for 3i}+ yeazs it was effortless to step back into teaching. And what started as a small invitational
community offering,run out of our garage and called"Home Gym",developed into CrossFit FireFly
and the much needed renovation of a b(ighted building in downtown Ukiah.
To best serve our vision we have decided to expand and renovate 510 S.State Street,using the majority
of the existing building as the usable training area while remodeling and expanding the back of the
building toward School Street. This expansion will allow us to offer locker rooms with showers,a
sauna,offices,a registration and lounge area,ample bathrooms,and an upper studio space. The exterior
of the building will be resurfaced and both facades(State St.and School St.)completely renewed. The
main entrance of the building will shift to School Street with secondary access from State St. The
pazking lot will be renewed with tree wells,better drainage and paved parking spaces*
What is CrossFt? RECEIVED
It is best said by the originators and CrossFit Head Quarters: .JUL 6 2016
CITY OR UKIAH
"CrossFit is constandy varied functional movements performed at relativ�l��$���R�'��'i�
workouts are based on functional movements,and these movements reflect the best aspects of
gymnastics,weightlifting,running,rowing and more. These are the core movements of life. They move
r
the largest loads�he longest distances,so they are ideal for maximizing the amount of work done in the �
shortest time. The more work you do in less time,or the higher the power output,the more intense the
effort. By employing a constantly varied approach to training,functional movements and intensity lead
to dramatic gains in fifiess.
The community that spontaneously arises when people do these workouts together is a key component
of why CrossFt is so effective,and it gave birth to a globa� network of CrossFit affiliates that number
over 13,000. Harnessing the natural camaraderie,competifion and fun of sport or game yields an
intensity that cannot be matched by other means.
Overall,the aim of CrossFit is to forge a broad,generaf and inclusive fitness supported by measurable,
observable and repeatable results. The program prepares trainees for any physical contingency—not
only for the unknown but for the unknowable,too. Our specialty is not specializing.
While CrossFit challenges the world's fittest,the program is designed for universal scalability,tnaking it
the perfect application for any committed individual,regardless of experience. We scale load and
intensiiry; we don't change the program. The needs of Olympic athletes and our grandpazents differ by
degree,not kind." -Crossfit.com
There is no typical CrossFit gym- often refened to as `boxes'. The first boxes sprang up in garages,
parking lots and anywhere space could be found,each with its own unique style. From the beginning,
fihe CrossFit rnovement has provided an alternative to the prevailing commercial gym establishment and
its signature "big-box," machine-based,bodybuilding approaches to fitness.
In a CrossFit class athletes participate in a WOD(Workout of the Day) with a skilled and certified
trainer and 10 to 15 athletes. Each class is 1 hour and goes through a complete training cycle from
warm up to cool down. Everyone in the class performs the same set of movements to the best of their
personal ability. In this setting a camaraderie develops and personalized attention is given to each
participant to help them achieve their fifiess goals.
Keeping this in mind there are recommendarions from the CrossFit community for the amount of square
footage needed for each member. The synthesis of our research breaks down as follows:
Great= 250 ft2+/member
Good= 200 ft2/member
Fair= 150 ft2/member
Poor= 100 ft2/member
According to Ben Rudman and Geoff Eliason in their book"Muscle Up Startup",which includes case
studies from a number of CrossFit boxes and comparisons of ft2/member in conventional gyms,a
reasonable ft2/member/hour figure rnight lie somewhere between 147.69 ft2 and 261.73 ft2.
In his"Starting an Af5liate,part I"tutorial video on starting a box,Jon Gilson,CEO of Again Faster,
gives 200 ft2/per member/per hour as a benchmark when sketching out a business plan.
� � � �.
�With all of this we must keep in mind that the true correlation of ft2/member=safety. As succinctly
stated by Box Life Magazine,"Speaking of safety,a typical CrossFt WOD (workout of the day)
involves flailing limbs and falling weights,so it is absolute(y imperative that an athlete has adequate
room to maneuver,execute a full range of motion(such as a kettlebell swing requires)and drop a barbell
if necessary."
However,even with these recommendations there is a different way to look at the issue and that is in
relation to the number of people that a trainer can coach at one time. The research,when viewed along
these lines,points to recommendations of class sizes being limited to 10 to 15 athletes at one time.
According to a study done by Box Life Magazine,"With regards to athletes vs.coach class sizes,the
general consensus among the majority of box-goers is that anything above a 15 to 1 ratio is pushing the
limit."
�th our renovation we will be able to provide both the amount of space needed to safely train our
athletes while providing the complimentary services associated with gym membership.
*Parking calculated per section 9198.E.4: Educational Uses;Business. It stipulates 1 space per 3 students,plus 1
space per two faculty and staff.
maximum student load, 30 students,divided by 3= 10 spaces
maximum staff: 7 staff,divided by 2= 4 spaces
Subtotal= 14 spaces
minus 209'o for L.I.D.paving: 11 spaces
minus 2 pazking spaces for 10 bicycle spaces: 9 spaces
minus 4 parking spaces provided along street frontages 5 spaces
Total spaces required= �
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Ado ted on Ma 20, t 992, thisDesign Guide is the msult oF our effores to assist you in
� P Y
devetoping and improving your property. We hope it helps you plan your exieriot
workwithin Llkiah's Downtown District.
� Tfiis Guide is dedicated to meeting our communiry goals and assisting those involved
� with the development process in Ukiah's downtown. The Downtown Design Disrrict
is Illustrated on the map on page 7 and encompasses the historical commercial
core of the Ciry.
� As a mem6er ot our community� you own e part of ourcity's fieritage - its past charm�
' present vitality, and future dimction. Our goaCis to preserve this quality of life by:
M�����
?i Promoting a healthy commercial environmentthat is att2ctive and
convenient for residents and visitors.
�; Enhancing the pedestrian shopping experience in the downtDwn.
a Promodng an attractive and visuaily unified downtown
� core with its own distinctive image
H Upgrading and maintaining the overalt character ot our downtown.
�; Building on the distinctive architecturaland historic character
� currently existing In the downrown.
n Providing better coordination between the design character of new
development and redevelopment of existing buifdings.
i� The special standards set forth in this booklet witl help pmtect those assets and fuifill
the visions cteated for the I7owntown Design District.
New buildings should attempt to be compatible with the character of the existing
Vlewscape in terms of building height, massing, setbacks and design character. New
development should contribute to the visual quality and cohesiveness of its setting, but
,� � need not imipre or mimic the details of adJacent development. Reconstruction, repairs,
or a[terations to eeisting structures should endeavor ro preserve as much of the originai
character of the building as is possi6le. Wfiile tfiis can be accomplished through the
��"��� use of aicernative materials, the use of orlg(nal materials provided on tfie
�"'' site is encouraged.
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o i i �l4 �
s i .
� � .`�5 m �--,_,-�--
f _—
Obso+"°iury � ;� { ITeVhago �
._.- �"j olmn erv harupe
NaaPhai =c�=:-. , il."�...._...»,_.. " '.... �^ �
� I
� � Hi �y` a/ya➢a a" .li?. �v
�nJoama �.Washin9mn I � V" ._.j—. . _ s° , � �
�'yni�in 3r ,HesGnOs - g � .
�, scdoW�� �. �i Commtrca � ���'I. -. .....:.. ..`iy_�......: .
Pmk' . � ___ .. . . ._ . ��.' E; :
� �Wabnsh � .£ ' :c°. �.
._ _. .. . . _ . . d '
N: � ' �
' '.o wl ��.� x�'. � �
Q ,,,,cuow^ �� o �a' ,m � � � �����
p9 -- � ��ort '�' SanFa Rosa-58 miles �
�; _! ,�— ' "" �: r evaco� ; � F San Ftancisco-175 miles e
t - ' G`�°} o Boanv�lle, Hwy 253-19 miies
_ ; °Highway 9-33 miles
�
Histori�al Ov�rvie�nr
he arrivai of A.T. Perkins in the ukiah Vatley � `��'� �
in 1857, marked the beginning oF the settlement ��;, � .
of Ukiah as a town. Fhe Perkins family purchased . '��@j ���8; ��� ��`� �'
a log ca6in and acreage from temporary settlers `; 1�, � �" z°
and started ablaaksmithing�business (n downtown Ukiah at - � �� �' y� � �
what is now the corner nf fviatn and Perk(ns Sveets. The �,�v ��,�'"',� ` "��",,
mwn grew rapidly due to migrations from the depleting � �� �"°��`� �� r
Cal3fornia Gold flelds. llkiah captured the coveted county '
sea[ designation in I859, and by May i , 1860, a .City map � ������ l �t �;. !� +�
had heen filed at the Recorder's office. �p
, w�� � , � �
The flrst E�uildings, 6nth residential and commercial, were �� � � � ± ��� � � � ���{�i� �i��� � ' � � �
built along Main Street. However, by tfie 186o's, most ;
businesses had moved up m Swte Street and into those blocks
nearest the Courthouse. The primary 6u[Iding materials of
the early periods were wood 6ut a series of disastrous fims . � . � � - -
prompted use of more fireproof materials. The Ukiah Valley is rich in clay deposits and several brick kiins were started to
accommodate the growing demand for locat brick. Brick remained the primary material until the 19z0's when the use of
reinforced concrete emerged.
Ear[y downtown colors, prior [0 1410, were usually white, cream, musWrd yellow, green or cinnabac The ma�ority of brick
buildings remained in their namral color.
Muiti-color painted enteriors were generally not used in the downtown at the tima In later years, building received a stucco
flnish with earth rones such as cream, belge, or putty predominately used. Trim colors were ohen red or dark brown. Blacic tile
on bulkhead or under window space was very popular.
The new Courthouse, built In tfie late 7 94o's used a soft green tile on its fower half. This color was very popular and was used
repeatedly on other buiidings. The use of pink concrete block and rose-mbred flagsrone was also popular at this time.
, The 192o's brought many changes ro the downtown. with comptetion of
' the Redwood Highway, signage along Swte Streetproliterated and extended
° � � from the buildings, and maditionat Vicrorian facades wem stripped to
a - - a 6 modernize Ukiah's srorefronts. The desire of Ukiafians to capture the
tourlst trade resu[ted in the demolition of older fiomes and the large lou
e ' � " being mnverted into auto courts, restaurants, and gas staeons along State '
e m � � �s n a ^ �. . ��Street.
� �' " " � a The downtown character of ukiah essentiaily remained the same unril
a _ � � � � aher Worid War IL With the arrival of large timber companies after the
war, an era of prosperity throughout the greater valley 6egan. The
• o a tlowntown received extensive and rapid modern[zations. The I872
s � � � � Courthousewastorndownandmanyoftheextstingcommercialbuildings
! mceived metal-sheathing facades. Modem design and construction fawred
c+ � � . ^ ' e long, Iow singte-swry buiidings, often built from conerete block. The
q �d . 6 decline in the downtrnvn's economy did not occur until t6e construction
' of the ] 965 freeway and proliferation of oudying shopping centers.
�
e �
+ � The personality and appearance of our downrown has been greatty ;
" _ - � " 0 ' � ° " influenced by these events. From the destruction of wood frame buildings
a � by fire in the early 189o's, to modernization of the building facades in
!, post WWII, downtown Ukiah has experienced numerous changing
� ' � ' ° identities. These changes sfiould be considered when initiating new
� 0 ,6 , development or rehabilitation. No specific historical period is targeted,
" however, integrated architectural designs with the heritage of a tiuitding
' and its environs are an ultlmate goal of this program.
3
Appro�� l Fro�� ss
_ __ _ _ .
An important objective of the deslgn review � ; x
procedure is m 6at[er coordinate the �'�d'� �- Upott completion of yourapplication,
submit the application to staff at the City of
processing of your development plans prior `�� Ukiah, 300 Seminary Avenue.
toobrainingyourE3uildingPermit. THisincludes /%,�
stmamlining the process m minimize the steps a.i. If your project invoWes a site tlevelopment
and hurdles in the path ro comple[ion of your a
permit or use permit, City staff will review your
projecc Theprocess oudinetl i�ere is provided • a
toinformyouofhowourdesignreviewsystem o � � • a n , Projectand schetlule a putilic hearing. The final
decision will typically be made tiy the Zoning
works from start to fi�isfi. We hope it will assist A e • e a
you in understanding what will occur when � . � � ; ' Administrator or Planning Commission
depending on the projed smpe (refer to step
your project is proposed in the downtown. e ° , ' Sa on page 5 of this Guide).
At the back of this Guide you will find a �
ehecklist of general considerations. You will ' q � � e ` �•� During project planning you should consult
want to review t[�e checkllst once you have � ` � wittS professionals regarding building
reviewed the Guide to determine the � ' ' construction or renovation requirements. If '
compatibility of your project with the ° ' = your building is constructetl after 1972, refer to
downtown design goals. the currenti Uniform Building Cotle for seismic
� ° � ° ' ° requirements. Foc histonc buildings
Steps of the Approval Process � ' ° o � ° constructed prior to 1972, you may refer to the
0 o State Historic Building Code or most retent
Step � : Your first step will 6e m go to the adopted Califomia building code series. You
Planning & Community Development ° a � n � i a e , should vetify whether unreinforced masonry
Department in theCivic Centerand request e � e o n a walls are part of your building.
information m answer the following
questions: , A o
r a
a:1 Whatdoineedtoapplyfordevelopment?
. a
b:l is my project appropriate ior zoning e
regulac(onsr � p a , � Pretiminary Review with City StafE
�
� c. l What is my appraval process and how Step�Ja: TBis is an advisory review of your
mucfi time is invobed7 g ; project with the Planning and Community
` Development Department Staff.
�i�;� Is my project in �the Downtown Design ! ea .
District? qre the Design Guidelines applicable to ': ° ° At this time, the Staff will have reviewed your
my project? What types of requirements are ' � ' ' ; planswitht[�enecessaryCltyDeparimentsand
likely to be imposed? utilittes and will be discussing witli you
' in(ormation regarding their requirementsand
�,t Do I need encroachment permits for ' recommendations: TheseDepartmentsinclude �
outdoor activitiesin the public right of way? e City Electric, Engineering, Building, Public i
8
Worlcs and Fire. �
�or historical renovations, photo-
I� .��r�� documentation of the chosen period in the
'�'�`� i building's devefopment shouid be pmsented.
This information can be obtained
_ 4 _
A}apr�a�al Pc�o�es� tcont.�
at the He1d-Poage Memorial Home and I�7ew I?evelopment Ip„bii� notice and a staff report wlll be
Library; 603 west Perlcins Street, or by provided in advance of the meeting. You
calling 462-6969 : Property owne�s F��^{� .s�: Since your project is for new sfiould plan to attend tfie p�blic hea�ing
completing facade renovations are development and involves a site ! tiefore the Zoning Administrator oe
encouraged to revlew the 6uiiding's development permit or use permit, City ' planning Commission at the Ukiah Civic
historical 6acicground for resroration in staff and possibly other agencies will ' �enter. Public comment Is also provided
accordance with [he selected period of the review your project: Ciry staff will
at this time:
buildings devetopmen[. schedule a public hearing. The final
decision will be made by the Zoning yvhen the decision-making body approves
Administrator or Planning Commission
Design Review Board your aPPiication, the discretionary review
depending on the project scope (refer to
���. ,��. The fourth ste '-�p 5�; on page 5 of this Guide . Process is complete and you may apply
� p is to attend � for a building permiY following the 10 day
a Design Review Board meeting. appeal period: You must comply witfi all
This is the last ste towards `New development or substantial
p conditionsof approval.
completion of your project design, modifications to ezisting development '
require a more comprehensive �evlew by Should the decision-making body
The Design Review Board is mmprised of City departments antl public utilities. This disa rove
pp your application, you may
members of the community and �s !helps ensure seismic, building; utility and ;�submit a modified application or appeal
adviso to the decision-makin bod , other mdes and standartls will be
�' 9 Y the decision"to the Ukiah City Council
They will review your ro'ect for adequate and inco�porated i�to your
P l within l0 days of the tlecision.
compliance with the Design Guidelines Project: This review will help you
and exchange concerns and comments understand what your project
with you. It may be advaritageoos to requirements will be Opon approval. You Zon(ng Administrator meeting5 are
conduct this step earlier in theprocess. , $hould be aware that su6stantial sclieduled as neetled. Plarining
' construction may triggeP ciry seismic, fire Commission meetings are scheduletl the
sprinkler, sidewalk; accessibility, impact 'second and fourth Wetlnesday of each
fee and other requirements. 'month. Your project will be scheduled as
Staff Review soon as the review process incl�ding
�e� �„� ���� qt thls stage Siaff�reviews the' environmental review antl �staff review are '
permit to insure compliance with the conducted. The entire process may take
Downtown Design Guidelines, Ukiah from about 2 to 6 months depending on '
General Plan and other adopted YOUr application completeness and '
Tequirements. Staff also performs tomplexity and the type of environmental
environmental review according to state document required.
and Iocal laws: ;
Planning Commission
�d,�-,� 5c; Your final step in the approval '
process is review tiy the Zoning
Administratnr or Planning Commission.
5
Sit� � iannin� ,
Buffer Strip & Farking Lot Planning
. . . � .., � r_..__.. .n ,, ...�_ ,. ... . � . . _ SiCe Features
,: RECOftNMENDED �gnificant sire feamres such as eeisting trees, lot
; ��- ' �'�'D�''��' � ,'d��' size and shape� aod relaeooskip m surmundirrg
' development should be a compelling co�sideration
� StreetTree = � � ��indeterm(rsingsltedesign.
0
screentrees, ' P3rkit7g
; altematespasing � Site design should emphasize the aesthetic
' .' wtthstreettrers screening and 'shading of parking and be clearly
° � _ ! designated by directional signs. Wheneverpossible,
� Hedge g parking areas should 6e dispersed into, smaller
f � ' � � components to avoid massing and emphasize
° e 'a ' landscaping. Parking area walkways should be
�
} � constructed with safe and well marked materials.
` Paridng Lnt PlanHng: ' �
` Onetreeislandreq•d .:� � � � � �� �
� � ° fot �ch sixstails, min:� . . . . . . . . ��.
s ,
a , Pedestrian Orientation
° Canopytrees c All developments should emphasize pedestrian
� � atzo• ancen[er ; �� �� �orientation by � �cYeating �atttactive; �� � �friendly �
TYPICn� tAYOUT � pedestrian spaces: 0utdoor space should 6e well
t° ; �n� ., ^ . e landscaped and include appropriate furniture and
, other elements of interest such as sculpture,
� displaysand kiosks.
�
� ' " Compatibility
� Minimum6u(ferstrip �` � i Development should attempt to be compati6le with
` Nate:A6dimenslonsareframtaceafcurhoredgeofsidewalk sorrountling land uses from both functional and
_ _ . . . ... � . w w ..._._.... _. . .... .. „�,. . „ ,_ _ .. . . _ , .�._ :� � aestheti[ � �standpoints: The location nf � businesses
should be rnordinated with adjoining properties to avoid inconsistency in use. For example, professlonal ofFces would be more
appropriate adjacent to residential neighborhoods than high volume retail or restaurant uses, Street level businesses should be '
oriented to xetail, restaurant and personalservices. Professional offices are discouraged as storefronts, but should be encouraged as
6ack offices or second stories
Development should nottreate unattractive views for neighbors or traffic corridors: All ezposed elevationsshould maintain consistent
architectural character: 5ervice areas, ttash enclosures, utility meters, and mechanical and eledrical equipmentshould be screened
from view bysolid walis constructed with -materials similar to fhe-building: Screening of these areas should be integrated inM the
overall building and landscape design.
Coordinafion With RECOMMENdED ��� � � ���
� �,.� � � �� .
�� Locate d�iveways
Adjacent Properties s Create convenient as faras possiete
Locata parking � � pedestrian access �from intersectians .
Property owners are encouraged to develop �:, behmg buiidings /
shared facilities sucfi as driveways, parking ; .: x .a' Y -I a s •
areas, pedestrian plazas and walkways to ' .` ` .' " � �� Encoura e ''
maximize usable areas and create unique ; � strema a
drivaways ;
design opportunities. Pmvideaccess
� ;toparkingfrom • — ..�� _ '.
��. the street side ' � : �
Setbact�s �
Setbad<s for new development should consider ; �'� � § �°: �
tfie character oP existing adjacent frontages. In ` �,;,ye,,,;, ' • 1' •
[he downtown core, minimal setbacics have '� Uselandscapingioshade, • • �ivideparhing .
� screen & enhance parku�g into smallerareas '
created a strong arc6itectural presence and � .,_. .. _,_. m�_ . _...., � . . .�...._ .. .... ... . . .. . . . . ... .... . . � , ... .. „
- 6 -
� 1�� � � d9lflll �'i� (Cont.)
more intimate visual scale along storeftonts. With that,in mind, deepersetbad<s -are encouraged only in order ro allow (or
sidewalk widening or the creation of specia) pedestrtan areas such as entryways, courtyards, outdoor cates, shopping arcades
and other features intended to enhance the pedestrian environment
_, , ,� � .. �.. . ..,... .w . _ w� _ �_...�. _,. _ , ,. , _.
Varyiacadesettracks ( RECONIMENDED
� to enhance pedestrian � — .
sca�eandin�erest ' Maintenance
l � ; n commitment to regular malntenance of the
- � i �� •i AvaitlsetBacics landscapingandbuiltlingfacadeensurescontinued
I � = : thatdisruptthe Iues a d creates a desirable
� ,, rhythmatthestreets high property va n '
; � � t . � `: arohRectuml edge y down[own envlronment.
�� ' � .� �
� . � _
... a ... . ......,.. ... .
� . � .,;, ,r •- NOT �
� � = ,. ,� RECOMMENDE�
; E' a ��:. ,�,.�- �..� «F � `' (
i � � � � � � '
• � � ' r`�
J�J. :"�: , 'h t3 �� ;: Lackof`
- shading I
Provide cnnvenient, .' ; ' � � �:
safe and attradive
�pedes[rian access ;
�
,...�...__� ... ._.:._..� . . . ...,. ..., ... _,_ _._ .. ,� .. _.... ...... . .. .. ., �a
No use of �
6ui(ding Materiais lantlscape
Since tHe late nineteenth century, the primary building matedal ;; screening
inUldahYdowntawncorehasbeen �masonry. Theearlybuildings �, , , ,, ,. „ _.,. ,,, . � ,. . , _ .-r. �, ,x,n. . ,. �-----�^ ��
in the downtown com were constructed of locally fired bricic, while
those built after World War 11 were oFconcrete blocic. Many of these buildings have since 6een resurfaced with either paneling or
stucco for either aesthetic or structural reasons, or both. Exposed concrete block should not be used on any wall visible to
neighbors or pedestrians. lf conerete blocic is used on visible exterior walls, creattve design and surface texwring will be required.
Conemte blocic used on walls nat visible to the public; i.e., firewall mnstruction, may be left untreated. Cam shoutd be taken when
mnovating liricic surfaces so damage ro the bricks does not result from renovation efforts. if it is necessary ro replace original 6ricic
sudaces, new material should match the color and size of the original bricic and mortar. Bonding pattern and size of joints should
also match the original sections. Totalty new building eonstructlon should selectexterior flnish materials that am compatible in
quality, color, texwre, finish, and dimension ro the surmunding properties. '
Suggestion: tfyouarecleaninganymasonrysurfaces, metfiodsormaterialsthatyoumigNrcansideraregent(edetergents,
appropriate chemica/s used per the manufacturer's recnmmendations, and h3gh water pressure cteaning vsing correct
pressure so as not to destroy brick surface or mortar joints. Sand6lasting is not recommended because lt defaces or
causes severe damage to the brlek and stone and accelerates erosion by allowing water ro enrer the pares.
Color
The Downtown Design Review Board does not approve or tlisapprove specific colors. However, exterior co(ors should relate to
natural building materials and/orbe compatible without being identical to surrounding properties:The use of more than one vivid
color per bWlding is discouraged. Color selectfon Fo� the purpose of individual statement at the sacrifice of the compatib3lity of the
surrounding area is discouraged. Muitiple srore fronts wtth a common facade ar appearance should strive to coordinate colors
during renovation eHorts. '
Suggestion: tf you are having dtHiculty in selectlng colors, the best approach may 6e to drive or wa/k through the districr
lookeng at other buildings and noting co/ar com6inations you prefer. You wil/ notice, too, that rt 3s important for colors to
blend with the neighborhood. Very darlc colors, too many colors on one buitding, orstained surfaces are very o6vious and
ofren do nat harmonlze wii6 surrounding bul/dings. Remem6er that the cotors you setect will have an impact on your
entire b/ock. A goad rule of thum6ls: One (U primary color for the body of t6e building; one (D secondary color for major
trim and/or cornice work; and one (II or two (21 co/ors for mfnor trim. Your design review board is availabte to assist you
in selec6ng compatible and harmonious calor combfnations upon request.
7
12oof� , F� �ad�s � S�or� Fr� nt Op� ni ���
Roofs & Roof(ines
Tlte form, color,and teKture of tfie roof should be considered an integral part of the building design. Rooflines, materials, and
wlors of adjacent development should be considered.
Ukiah's downtown core is wmprtsed mainly of traditional relatively flat roofs hidden by tfie extension of thefront wall piane
or parapet. Consideration oP historical roof forms and demra[ions is encouraged, particularly if the roof Is exposed to public
view. Diversity iaparapet shapes will add interest to the building or rhythm of existing srorefronts.
��rb;���r�4�rerar? When insta/ling a new roof that cvi// be exposed to pub/ie view, chaose a neutra! ca/or"that wi/! 6e
adaptable to future ca/or changes on the bui/ding. Screening for roof-mounted apparatus wi// be raquired.
t)pper stnrys�back �
to maintain storefront
" bulk and height '
,
iNew raoftfnes exposed to pu6lic vi�vr shoutB cerryon
fradrtian af existing rooP siapes and shapes
-�
I " � ���``. 1 .
\ �
'\� � �
'\ J� �
' `\ � ' '
� � �
� � tlm4�a . �� :
r�. •• �C� ��
i • �Vlr�y� /' �.
� . �
� •
t
1
i ,
i Facatle scale and materials i
" shoutd relate to adjacent buildings ��
i
Facades 8r Store Front Openings
Facades
Property owners that are contemplating facade improvements are highly encouraged m review the building's historical Uacicground
so that the mstoratiorrmay reFlect a selected period af the building's development conducive with Ukiafi's facade Redevelopment
Program. 6uilding facades should lie varied and articulated ro add visual variery and distinctiveness, and be designed to
human scale. Long, streight facades without openings or changes (n whole planes should be avoided. Articulation will add three
dimensfonal in[erest ro the building.
Elements typlcaliy used to articulate a building's facade include corniceJines, parapets, eaves, awnings, windows, balconies,
entry insets and signs. 6uilding entries should be accented with strong arch[tecmral definition. Facades withvut a strong
sense of entry should be avoided, Prajecting elements such as awnings, trellises and ove�hangs ate effective in adding [hree
dimensional interest to facades and enhancing the sense of entry inm the huilding. Such elements can also improve the
pedestrian environment by providing protection from adverse weather conditions. Awnings can be a very effecdve and
inexpensive methad of providing storefront dimension, with the added 6enefit of area for signage. A�vning ma[erial should be
cloth or similar material. Metal awnings are activety discouraged.
- � -
F� �ad� � �i ��or� � ron � C)p� nin�
� .BEFORE {,�ck af arehtetlurai eletnents cteate a rtronotonous facade ` �
����
a , •
O � � C� D � � � B � � , e . a
. , . . .
;
;
,
...- .... >.........� . ...... .............. . . .. . . M... ... .. � .. . ..... n . . ....... . . .. «... ...,�
, .�_. .... ... . . . _�. . . .... ..:.: . . ..�_ . , . .
� �AFTER � 7fhnckisundurthosluccoand � � �
��" �ifia stucco is not icr siruatu�al
�� Ifst[[ccoistaremafn, theuseof :sta6ility�nfthebrickthehtiilding's ;
� medium�8ltg[rtcniorareaswi11he1P ap rearanoewould6egrealiy
tn6reakupthemassoPthefacade �e�aneed6yexpasingihe6rick
a � n
� � � ((�`` I� ■ �� � � � � � � � � ■ ■ �
� � � � � � ��� ■ . � 11� ■ ■ ■ � ■ ■ � � �� �
i � ( —
. . . �
z
. . . i � - - � � � " �- ' —.z�-- �: ;�
i I'� °
� Storenamesan AwningsonseParatestore�fronts Signsmaytiepainted
awning valancrs� wit6in a single hutlding sfioutd on the windows
6e the same cnior
r �
_ .„_ .. . ... .. . . .. . . . . . . �� .
a e - • a a o o Otder 6uiiding that has 6een �
r , • a - a ` �ripped of arohFtecturai detail
l o� ?
. ... ........... .. _. � _._... � ,.. .......... .. ,. . .,.�« ..,. ,,. ... ...... �. ,... , . . �:._.-:... , . , ...,.:;..:. ... . ; � ;
�_�__ __�.� ..����� ..�. n.o�.n. cay �.��r�,�-R' .007f1d12dC0lfiICB � . j ��.
_.�k��{�i�}a.� � . _. t . :
a
. _ ��
. . � • f
" `.�����p � � _ �ou6lehungwindows � ..
� - �`� =t`�Fri''��--�== � — Brtckveneer
' :-•_t—
_�� .. . . _.. . . . . � • - . BEFORE
��. - •-� `' Awnings of same stze ��t.. ��.--� - .. ..
, � . i andcolorwiihmainsignage� ( �
},,,,, _ ,,,.,,� on awning valance .
. , ..
__ ' ' •. . _ . .:_.. , , w . .
° " ' � G3 i � . lago painted on gtass
! �" :�r -
u i
` APTER : � ,
�' , �...., �..w _ .. , � .. - m _ .,. ; . Paintedbandsofiihtand8ark. ;
, i�,� , , ,�� � accatn cotors can b�e used to t
� ,� ,_ ._ d2fina huiidittg as lost detailing �
� �'� oncedid ;
i `
xi
� ���+y �� � � Avrmngsover2ndfioarwindaws � ; f
t . Yx�a.✓ I Y �:
.. . . ,a. . ,-s :•. .�. . ' . . "'^ : :�
� .Windawpianterhoxes `
IIl4CSFSCt �MLfiTL4NwC� f �
. a � , . ° . � " . � � . 9Igna9e6andwith r
� � �� � intliviGaalsi9ns z
� }
Planter 6ones AFTER
- 9 -
�a �ad� s F� ��� r� �ro � t Openin�s ccont.�
�Ider 6uiiding that has 6ean '
� ; � n ._............. .. ; stdpped of architecturai tletail ".
i
....., . ,. . ,. ... . . .. . . . ... . , ':� w... ,�_ ,..,_ . , , .....� . . . i
� � � � �
"'- �. ,���,�_`. ,'_-'__ Cor6e11MCOmice
` �A:L��`F,�,134i: . . -. . .
� "-��
�� � }� _ �oublehungwintlows
� $_- ��r��:�F����t ' � - eridcveneer
a,. - _
- � — " � Awnin s of same size j
. ._ . .. .
. .._ , .,- _ ;,.
, � , ,,_ � F andco�orwitt� ma�nstgnage �EFC3R� �
� ' unawntngvalance '
,. . . a .. . _ w.c
� ! � — C3 i Logo paintetl an giass
i —
' .,.....�,r-^ ._�:.� �.,�._,��,....au..=.0 . ;.,.
AFTER
_,._ �.. . .. . m.. . .. _ _.. ,. _,. , �
' Painted bands of fl9Ftt antl dartc '�
� ? ace�nt colors can tie used to
� . __ tle8ne 6uiiding as lost detail(ng �
� � ' once did .
� �.��
� �` � � ° Awningsover2ndfioarwindmvs ,
. �.. . � .r, ���.: , i -� . .
i
a . a o . .: � _. .. . ._..,
�,� . �"'asesra � �+.asace+ve�. � WintlOtYp(atit0l' bOMes � .
� � Signage 6and with
. �.. � indiviqual signs
; � � Pianter 6oxes �
AFTER
� __.,. . .... w � __ .,: � �,. .. . ,..,._. . . . . . . . � , . . . .. , ...»-.�-.�'
v . . . �.. __... . ._ _ .. �
� . . ' . . .. .. .
i Single� BUildinflfiatHasBeen ��
k
ArtiFicialiy iraated As 7Wo �
i _.,. . ... ... . . . � � :.: .. .. . . ..:. . ._... .. . . ._ . ,... ,�__e .. ..,
" ; �_---^+..�-�.,� AFTER ��
S � ' y GL��� �� .
� � • �-�—� _�
� i ' ., `�� �����- ��� � `_: Origlnai 8ulltling EzPosetl ATier
; ���_ � - Removalo( MeWlSidfng
� � � P
� � O
i ? mt�C:'.;;, �.. +;, t.'�' `�� _ 6E �.. .: „ ...,.: rv� -..,,a .v. 6aclditAwnings. .
�' . ��� BEFORiE �: z `. . �• n vr.�+.a�,ve.s..:: -.,.. .x. . v.m . ��..�n�..a:+c - f�aln Si9na9e on Avmin9 Valance .'�
. ..... ` ` c � ' _�
.. � �.�.. .__ . � �• x ..� '� Iy� � ,,,� i�; t� �_a � � ., 'i logoPainttidonGlase ;
.......... . .. . . . :.. . . ... . . , �al+a � `L� �$4.. .�Gq. � � ,a
� � :UtU TI"1� i. T . •� � �1 � P��pIC�$O%86
} . ^ . . ... _ ...,...
.�m .^
_"=� . .. �.. . . .
� �+— ��nr � � . . ._ . . ....„. . .� . . ..,.....
`�
" '`-��"�k° r�� .� MWtiple Wall SIBns Should !
sr -- BoTheSameSizeAndSM1ap¢
�. � � � � � �� �� , � � � � i
� - _: Hanging 9igne Shvuftl 6o i : � r � d�VF� ".•i�"}� �
_ _ �_�.,_. =� � :.�,��,s,,,�„� = LocatedinlheCenieroftha i ' a a
_ Buflding tvAw(d Vfsi6[ttty � �
� , , � = Pro6lems Gaused by Awnings r � . �
. � � �� � "" � � .
� And Signs anAdjecent Bulidings =
� .' • • .-�. .... -s
� - "3 s.°. b�... ?�
� � �" �� '" ��' • '�� New Bulkfiead Traalmnnt
AFTER
- 10 -
�� ��des � �tor� Fron� � p� � in�� �co�r.�
WTNC1l�W OPEIVINGS� --._ .. . �.._�___ ��,,_ .� v...,. . . _.
The displaywindow is the linl< betweenthepedestrian environment 8��� Commercial FaCade
outside and the :business activity��inside. Window �space along a � E
commercial buildtrt s fronta e should �e desi ned to rovide a —�" � � comice:
g� g g P � - G - �.� Buiiding Gap
maximum amount of retail exposure with entryway insets to help t �^ �.�
break up the building's volume inro smailermmponents and reduce �y� � ���
apparent mass, while increasing visual interest:
' �' ��
� �+ . tlpper Facade:
Wfien re00V�[I❑ �8 residential St1'UCtu�2 0� Ponvel't1� � it [o Regulafly ,
g $ � Spaced Windaws i
commercial ose, care should be talcen to preserve the residential �, j� �
characteristics of the building's original arcfiitecture. 11 �� �
v
{
'�� storeYwnt: _
�� � . Entrance8 : �
. � II UlCmtlows , .
�
, _. _ . . . ..... . .., .. ... . , _. . � ... ,... , . .. . .
�•,.�j�o' !`�ys
Wide Pedestrian Level Windows Provide —
Retail Exposure for Shoppers '
— — _ . .. .— —
� � ':r�'� I�SQ4ab tYlla�to[tD�J � ^ RECDRRMENDEQ
SCIGGESiYC7Ni Corner properties may want to place
prfmary entryways at t6e corner of the buitdfng to
' reinforce the street intersection as a facus of
! pedestrian activity.
RECOMMENDED
�. ., _ .�, . .. ,,. . .. _. _ . ....., _,,__. .. .. , �. .,. _. _ . . .
RECOMMENDED REAR ENiRY TREATMEIVT
j NewTrelli�Work� ;:, �
REAR ENTRIES � ,q`
t
.{ • � r ��°a.,,6
_��� � �� _
It is important . For rear and � �:;•� ,y�;�, �� �,,,,. ;
side entrances to be equatly `� �` �' � `• . r� t
as attractive as the front. The � �` '
destgn of each of the � - �.
building's elevations should Restoredor � �-. `;,=�'Si �"�''�.. { ;
be coordinated so that ; �PosedBtick • e �'� � ,� f �, '� -�� ' NewStair & (
complimentary design and � yy�,�� �` ^ Hand Railing ' i
veatment is �used on all �• ° GEi1HR � _ _
elevations visible to the � �., �c-:r.=�• t _
. c i
public • � PtanterBoaes `
Signage ' ' , '
, `• "'''• �.��• - a�.;'"'�=�i `s"'°"-
•!:."•.., ��`- it:TM� Pavir�g
_, ...� ,..., . . . . . � ,. ,,. � �� �., ,._.. . ,�,.., , �, .. � , .� �. .. ,.. �.,
11
S��n �
_ _. _
RECOMMENDED
! '' �.��,�� Q.
t 1 . � �
k z ' .- - . �"`�. .t,��� 4 � ;i"7 ,
� & � .5.-' �, 7 " ; �
�� � n� j � � � ' $
o � a a a A� l:r • � , c A � �j .
.;�s.� ''� � t ' I �� ��a
0 & � P ' 0 d 4�'�- 51=� �yca� .r. �
. � l ' , .
m „ . .
. . . . ,
i ♦ y ♦ 5 �CS��� ' � �' . $
•
m 0 �',,,.�Y. . .. . , �'F .�
r���� � '
� , . �
� � .. � , �'`, . . . . � „ _ �P;=� 7 k
. . . ., _. . . . ., : �4 ...� .. _�... , ., .,� �� —��.
_ F...- .
_ �--� .�
� ,. "tit r� ;
. . . . . #i 'Cr� � � ' T�' . .-��' . . `�
� • `Yi�J ]d � ' - . „ ' �k �—� z � F=� 1
w `t �
. .' f . ,� , .
, '�Y7'. ^ . 7. .,.�ir� � � �'71 �'' . , : . . r �r��� ..._ty s �.
�� • , ti �
. . r' .i � � , tr� ,.� ... ....... . . .�. . ,.._..��,-,�,-..
� f L
� q '': '
..�.� t.t.0
� � � � �� � . �� : e. � � . - . " �
. . � .
� s�� , _ (1 . �� � . . � ' i� �� I '. e ae�-i� ` . .
'l -' � VP9 a- � � .y < 'p� Y
„�,'� � . �� . . 'y,'�,.�?; !. !�� .�I' ��' . � . p . ° ,
, �
� - ., .. � — �.� Y .
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.
.
.:� � ; . �r . ., �c.R� 4
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. y�,�
__
��� � '�. � �-T'°1' � ' � 'A- � Gc,h �� . .
� '"",—'i
� REG6MMENDED � �ir .� -� � t
_ .��=� .,. _ . .,�.,-._ _ . , . . ,: . ,....t,. . !��,k.... . .w
SI�CIS
The primary porpose o(signs should be to identify the business or businesses located with a specific site. The design of a sign
should be simple and easy to read. Signs with messages limited to the business name and logo are most effecqve.
Sign Design '
Sign design should conform m the architectural character of the building in terms of historic period, style, location, size,
conflguration, materials and colors. Awning surfaces are appropr(ate for sign placement and buitding owners are encouraged
to utilize these areas for signage. Signs attached to a building should be designed to be integral with the 6uilding and not
obscure or coneeal architectural elements. Signing which does not relate to the building archltecture is discouraged.
To reduce the visual competitionbetween signs, sign area should be limited m the minimum amount necessary ro identify tfie
6usiness. Maximum standards tor total sign area are provtded in the City of Wdah Sign Code. Largesigns are discouraged and
should be broken up inm multipie low-impact signs. �
Sandwieh board signs s6all conform ro the requirements oF the Ulciah Municipai Code, and shall be tastefully designed with
subdued colors, minimal sign copy, and a creative appearance.
The types of stgns permitted are set forth in the Gity of ulciah Sign Code; however, all signs wnstructed in tke downtown
must be approved by the Design Review Board. You have several options for the placement of signs. The most appropriate witl
depend upon your buiiding.
_ r � �
�1�� � (ContJ
� ._, ��oi. .
a � ��cammeNOeo
� - � � — �� � � �
�.-- v� e
.
e
r� ...,. . ,.... . . R
t����� t
� . ������� � � .
RECOMMEIVDED 'V�'_�`" "''' targer5ignis '
p� Inappropriate
� �= For Residentiai ,
:�--� s1�9 lAVff � Conversians ` �
�
— �FF16E
_
�_ �
'=�-�.--`_.
� _. . _. .. ., _ . . ._.._. ._. w _ . . _,._. _,... _ . . ... , w . .. ..._ � . .. . .. .....
x�� �,_ � Small Sign i � ��
����R��l�L�J II Attached �
U
i
'r
� s ;
. ...v. ,. . ,.:,..... .. . ......... . .. ...... .. �. i - t
� � y�ni
k.. . '`'-�:i
�
Hanging Sym6o1 Hanging Symtiol ' Omamentai
wlo Store Name wl Store Name Nanging Sign
e
o e �
. ...., . .. ....� ; .
� B P 0 . ' B
♦ �� a
s�OA�I�° :.Sf�'� ���.
RECDA7MENDED
Dou61e Sign w/ ,
IntricatelY SimpleAtiachmene AnotherSimple
-° ° - Oesigned Hanger to Buiiding Facade Sign Attchmenf
RECOPAMENbED � . . ,,. .. w, ,.., ,. ... �. .. , .._.. _.
; �
�
, o0
� a:�s .vs�� 8
ao�=�.����.� �
� .
��� a ' � e 0Op8 ae �
. '� , `. ," . .� :, e -. a a a i �
G� a
. . u :�, �a,y �.
} Large Vinyl Lettering Small Vinyl Lettering Painfed logo Graphic ;
Applied tn �Itindow or Appfied AcrossVBindaw wt additianat Store
Painted on 61ass in a Norizonal Band Infio in �nyf Lattering ;
r'
13
�l �l� S (Cont.}
The following are sign rypes that will be "�"`�y�
considcred for commercial �uildings by ihe REGOPlIMENDEO
Design Review 6oarc1. `, AWNINGS
� Signs can be painred on a band above
windows on stuccoed commercial ��_______� . ---.. ..
6uildings.
5lanfedAwntng �B��NERS
°� Painted window signs can be used, ';
��y
? ��� —
� Narrow and flat s(gns can be hung � ,� }� �
hom stationary cenopies. s
4u i
BoxAwning �.�
xi� ,
� Flat signs can be attached to building ; � ��
fronts. These should 6e flush-mounted. � �� Temporary
i
°* Projecting signs that are limited in size � �
can be attached to building fronts. � ��
E CurvedAvming . 3 �� �.
�S
°� DetacE�ed,,freestanding signs are not ` �; r�� � � �
allow�8 for sttuctures located direct(y nn ��. ,,, � , , „. ..,_m . . . . . . .... .. ... . �� ����ttS}�6
the sidewallc line. �� p
�g �
°� Exposed tube neon signs are +'� �
approprtatelfintegratedintcsthe�uiiding's � - `�
design: RECOMfiRENDE� ��
� � Permanent� �
°; Signs permanently attached or '
intended robe part of an awri(ng. • -- -
Suggestion: Metttiple tenant 6uildings shoutd conslder deve%pfng a srgn program that minimizes the visual conflict and
competition 6enveen tenants, yeY insures adeq�ate idenrificatton for each. Sfgning can be very creattve and enhancing if
applied as an art form. When you consider the type of srgn for yau business, you may wish to choose a sign easily
adaptable to accommodate changes in tenants.
� __ . , �. , . . .. _ _ . _. _ . ._ . .,�,.. . .. , .... .
RECOMhREtdDEp
' 1n1P�LL 51CzP1S -
� � � � . � �„� ��„� �.
c
` � ��t �1
} Carved Signs Painted � '
;. With Raised or �
Applied letters -. Signs
j ��� �3`!t��� � `�'� �IQ�� S`.��$.� ;
r .
� �
- 14 -
Str�e� � �ite �urn��hin��
'�
_ . _ _ ...�,_.
BEFOP2E
��"��a��R,�`�),�'�� , ` , ��� ..,..� _,..
�.� � �� ���� �� .
� w++u���" Rm(Sign
�� is tnuppropflate
. ...,., . .,.._._._..... . . .. .::. ,a;, ... „ ..::.:.. . ... .. .. . .... � � un.n i . � � � � . � i.�u � u �o., +
euiltling Facatln is Plafn ;
A�'I'ER • � 0 I L� ❑ � pnd Unintaresting
i.
0 � . . .. C ❑
.. . , ..� , . .. _..._ _ � . , , . , .,._, �.... . � . .,..... . _ ,...
�• . ; .: �
Ligfit8Oa2k . � � � �
' , ,� Accent ColoY eands
� � Multlples Signage ShoWd '�
=� BclheSameSizaantlShnpce � ;
��uI 4VHhin Signa9e Bnnd i
Y
Awnings On Separute Storefronls � (
Within A Single 9uiiding Should
; � � � � � eo The Sume Ctllar .`.
;. __��—�`=` •::�r.`• �_` + =l° NoweWkheadTrenfinent '
. . _ •"
AFTER
. . . , _ , _ .. � . � , .. ,�.. .,. . . w�. ._...�. , u ,� _. � � �
i �{
i "i
, a
. �' �. « ' . 'C.�:L ..'^y� .^�J` .... � . . . .
.
. . " ua IV�� HiI�OnN� li9ii 11 IIIP���11����In I�IIU i �OIUIPI
` ' � Slgn6gC Band
, . . �
�,
aY o 0 � , .._ .� ��OB .
{ . .
� �
WindowSM1adc� �`
�l � /� �
r_ �, :� �1 � �. � tl � ; ,
�F "`i '� 'Fi' � � '�' Moveabte
� Planter Boxes
Street & SiCe Furnishin s � �-�__ _ ,�,...w. . n , _� �_
� RECOMMENOEa
Site and street furnishings should be
incorporatedinrooutdoorsparestoencourage
pedestrian traffic . in �commercial areas. Streetlight .
Benches,seating, walls, trash receptacles; pay
phones, newspaper racl<s and Iciosicsare al(
elements w{�ieh contribute to tfie quality of a Kiosk
pedesttian area if we(i �designed. Design ' P�anters �„
sBottldbe ratefullyintegrated into Che ooerall �H`, `
arcfiitectural quality of the area.
Cighting in pedestrian sites should be low pr ' ` !
round level and accented to t6e site� deai n, ; T�eh � Benefr ; {
g g fteceptacle
providingadequatesecurlrywhileminimizing Q� " � � � j
overhead glare aRd obtrusivertess. � � � � �
6enches and other furniture should be t
� � .i Y
configured and designed to encoutage =.
gathering.
75
P�d �s��i � n � ircul��i � n � Li�� t� �� .
Pedestrlan Circulation `�� WW�W �WW v� ,
Parlcing area design should include � � R
provisions for pedestrian access from �`�����1� .`�� �� �
parking areas m buiiding entrances. .y: � _ ,� �
Walkways within parking areas should be RECOMh7EflDE� Y�'� �� . , "
clearly marked. They should also feature , r �,� •� �� • f �' �
speciat design characteristics such as raised �
and/or textured surfaces, low-level lighting, ,�
directional signing and sfiould bebordered ' °
by landscaped amas, berms, or low walls . ....� ._ ., . , ._. ,. __ ,. ..,,.;: , �... . ...._ "
to provide adequate security and not PedestrianAccesstoParkingAreasShould
impede pedestrian and automobile traffic. Be �esigned for Safety and Convenience
6icycle parking is encouraged and should be ,�j ` ��T,�j���, y
provided ctosest to buildings to prnvide ` tit L ,� �p�
adequatesecuriryandnotimpedepedestrian ; , . ��� �/
�
and automo�ile traffic. RECOP�MENDED • , � • �; �� �� d '
iarge, unbrolren expanses oF paving should � • . '= ' �
6e �avoided: �
. . _ �� I.ighting Design
REGOMMEPdL1ED
- Gxterior lighting should be considered as an integral part
oE the architecmral and landscape design. Site plans and
� �—�,,.-;- ? architecturel elevations shoutd inctude location, design
� and nature of illumination of ligfiting fiatures.
t � Lightlng shoWd be located in a manner that minimizes
� its impact on adjacent properties. The placement of liglit ,
g I standards should not intedem with pedesfrian movement
Flxwre sryles should complimen[ tfie architeccurel
kreatment of the site or neighborhood.
Sugg�stion: !n parking areas, i(lum7nation levets
SelecEligfitmg Whose Characfer is Consisfent � generally need to be somewhat higher (or security
w�fh Image af Area to be Iiluminated� purpases; however, illuminarion shou(d 5e at ground
leve! wherever possible.
?� �trectugh6ng��ownward �' f :No Light Should Be :. '
,� Illuminating Qnty 'Those � "�irected Offsite pvoid OvCrall
i Keep Lighting �s Which�Need It. Bright Lights
in Scale \ � �
with Set6ng� � \ , t � � �
to maxtmum hvt9M1t Fl,� � �� � 4��r:1 �
� t � � •
RECORqMENDE� { `Pt�" RECOIl7MENDEb ", ^,. ,
,
; � :
- 36 -
Lands�� p� � ��i�n
PlantSpecies . , ., _.._ . � r _. __..__�_
Species which are well adapted to the climatic i RECOfl7MENDE�
conditions in ukiah are pmferred. Plan species ; �ndscapeParhingAreas
selected for landscaping in permanent plantings ` With a Minimum oF
should be generally hardy and not mquim j '� Tree Every 4 Spaces
extensive maintenance. Color spots and annual ' . � '� I ' .
plan[ingsatea�encouraged. ; FlanterStrip ti� � � ��� -
�5' Minimum Widtfi �'�"` ` �
The scale and nature of landscape materiats P � � � � �� ��urbed PlanferAreas !
should be appropriate to the site and strucmms. Along Travei Lanes
Large structures and open sites should be � �
complemented 6y large scale landscaping. �N � �
;
Plant material should be sized and spaced so thai ' Landscaped OiviaerStrip
a mature appearance will be attained within a
reasonable period oP time. �._.. .. ... . ... .... .. � ...... _ . _ . . �.,�,.. _... . .. .. . , - � �� ��
, ._. ..� _ ___ w. ._.. . .� ._,_ _. _ .
As a rule of thumb, twenty percent (20%) of the
! ; parki�g lots should tie completed in landscaping.
Landscaping Shouitl Accenttfie Building Design and Dimensions ; Parking areas should space planter areas and
Buf 5houid not B1ackPedestrian Access or Usual Corridor , ' trees at least every four stalls. Trees on the
• ' south and west sides should be primarily
p b � ' deciduous. Groandcover should consist
` , ; � � ; ' predominantly of plant materials that are
�. , � r� � � t compatifiie with the trees planted on the site.
- ` ;
,�' `.�+r'; � •
, . .;�.�p� �. E , � ,y . Parking LofLandscaping
� � "'•:,,.,..; q . '�, , — All landscaped areas shall have automatic
3 ` ��r � r irrigation systems installed to insure plant care
, ' `
j �: '- r ic � # aod maintenance. Overspray of walkways,
-,��� } �,�' — ' parking areas, and pedestrian rest areas must
.. .....2
�"""'� be avoided:
Other Landscaping
Window box plantings and plantings suspended
' RECOIt9{�ENOED ` from overhead projections are encouraged ro
� ..... ....� ....,._., __ M:,:� , . � 2��U � «, _.. . ..... . .. . .. . . .. � add color and variety to landscaping.
��� s€�.�id<�ras Landscapinq should be used to c/arify and complemerst the builtlinq site and should enhance #he
Environment. Choose a plant se/ection with matv�e sizes in mind, Hiqh maintenance and rep/acement costs can be �
avoided by proper initra/plantse/ection.
_ � �
� r� -Appr�v� 1 �� n � id� r�ti � r� s
Now that you have revlewed theguide, apply [hese questions to yourproposed plans 6efore you submit yourappiication.
if you can answer yes ro aI1 oF these questions, your planshave a very good chance for approvaL if you have ro answer no
to any of these questions, you may want m reevaluate your plans in lighkof the goals and criteria ofthe Commercial
Development Guide. We encourage your design creativity and loolc forward to workingwith you.
�
1 .) Do your plans relate favorabty to the surrounding Yes ❑ NO ❑
area?
2J Do your plans contribute to the improvement of tfie Yes ❑ NO ❑ '
4 overall character of the City7
3.) Do your plans fit as much as is masonable with [he Ye5 ❑ NO ❑
building's original design7
1
; 4.) Are tfie changes or new construction proposed in your Y25 ❑ NO ❑
plans, visible to the public and architecturally �
interesting7 '
;
SJ Does your project propose a use consistent with Y0S ❑ NO ❑
surrounding uses and businesses?
6.) Are all materials proposed in your plans appropriate Yes ❑ NO ❑
to the neighborhood2
i 7.) Do your plans include landscaping and design ro Ye5 ❑ NO ❑
# enhance xhe pedestrian environment?
�
` 8) Nave your plans been designed in accordance with YeS ❑ No ❑ �
the guidelines set forth in this bool<tet7
i
t
9J Are�you aware that Ukiah is in Seismic Zone 4 and Yes ❑ NO ❑ �
what that means to your;project2
- 23-
City of Ukiah - Commercial Development Design Guidelines
Project Review Ghecklist
COMMERCIAL PROJEGTS 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 Commercial Development Design Guidelines for tfie Downtown Design District. Please
refier 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, recogn'rzing that it is impossible to reduce the art and practice of
design into a checklist of individual elements.
"Architects, project designe�s 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 sxpected 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 tloes 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 critecia below not met? If so, whynot?
CdMMERGIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; N/A- not applicable ,
Site features (p. 6)
❑ ❑ ❑ Site design is compatible with the natural environment, and incorporates the
major existing "featUres (trees, landscaping, ciry creeks, riparian habitat, lot shape, size,
relationship to surrounding areaJ.
Coordination (p. 6)
❑ ❑ ❑ Facilities (driveways, parking, pedestrian p/azas, walkways) are shared with adjacent �
' properties (maximize vseable area; increase pedestrian features and landscaping;
improve design).
❑ ❑ ❑ Uses are functionally compatible (offices nearresidential, retail with office orhousing
above or behind, street /evel buslnesses emphasize walk-in traffic: retail; restaurants;
' personal services).
23-1
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRIGT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; NIA- noY applicabie
Setbacks (p. 6)
❑ ❑ ❑ Setback are compatible with the character of adjacent frontages and the block.
❑ ❑ ❑ Setbacks reflect property uses; vary setbacks to enhance pedestrian scale and
interest (reduced setbacks enhance pedestrian views of store window displays;
increased setbacks accommodate sidewalks, entries, courtyards, ouidoor cafes).
Pedestrian access (p. 6, 11 , 14, 16)
❑ ❑ ❑ Pedestrian-friendly design and orientation is emphasized .
❑ ❑ ❑ Facilities are integrated into and compatible with architectural quality of the site
and area .
❑ ❑ ❑ Pedestrian spaces are conveniently located ; well-marked, safe and lighted
(pedestrian spaces visible forsafety, low level lighting adequate for securiry accented to
site design, spaces shaded from sun and elements, especially in parking lots).
❑ ❑ ❑ Pedestrian elements are attractive and functional , to increase interest in walking
and gathering in outdoor spaces (landscaping, outtloor cafes; bencfies, seating,
kiosks, displays, newsstands).
� � � Walkways to parking are functional and safe (walkways link parking tobuilding
entrances and other walkwaysj design features demarkor separate walkways from traffic:
textured or raised surfaces, grade variat�ons; landscaped berms; low walls).
Parking lots (p. 6, 16)
❑ ❑ ❑ Decrease visual prominence and reduce heat island effect (locate behindbuildings,
divide into smaller /ots, avoid large unbroken expanses of paving; emphasize screening,
shading, landscaping).
❑ ❑ ❑ Adequate directional signage for vehicles and pedestrians.
❑ ❑ ❑ Bicycle parking close to building entries for security; covered if possible,
Landscaping (p. 6, 16-17)
❑ ❑ ❑ 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%0 of gross lot area landscaped / 50% live plantings. (Plants are of type, spacing '
and sizing to reach maturity within reasonab/e time. Nardy, drought to/eranf, low
maintenance species adapted to Ukiah climate are emphasized; parking lots trees a/so
withstand heat, pollutants: Deciduous t�ees on south and west. Groundcover compatible
withtrees. Street trees selected from Ukiah Master Tree List / p/antings per Standard
P/anning Detail required on private lot or publicright of way)
❑ ❑ ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls, continuous linearstrips
minimum 5 feet wide; 50% shading within 10 yea�s; automatic irrigation systems
required .
Signs (p. 12-13) ':
;
❑ ❑ ❑ Signs are compatible with architectural character of buildings (historic period, style, i;
location, size. configuration; materia/s, color- harmonize with design, do not obscure '
architectural features).
❑ ❑ ❑ Sign program minimizes visual clutter (reduce large and multiple signs, sign area is
minimum necessar to identif business, window sl ns not exceedin 25% of window
23-2
COMMERCIAL PROJECTS WITHIN DOWNTOWPI DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed; NIA- not appiicable
area, sandwich boards have subdued color/minimal copyllocated outside ROW, size of
signs on converted residentlal buildings minimized, signs over public right of way:
minimum 8 feet above grade).
� � � Preferred commercial sign types: Painted on band above windows on stuccoed
building, painted window signs, narrow/flat signs fiung from stationary canopies, flat signs
flush-mounted on building fionts, projecting signs aftached to building front, exposed
neon tube signs integrated into building design, signs on awnings: Detached
freestanding signs for structures on sidewalk line not allowed.
Lighting (p. 14-16)
❑ ❑ ❑ Lighting harmonizes with site, building design, architecture and landscaping
(lighting form, function, character, fixture sfyles, design and placement; lighting does not
- interfere with 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)
❑ ❑ ❑ Buildings are visually coliesive, compatible and complementary (scale, proponion,
design, style, heights, mass, setbacks).
' ❑ ❑ ❑ BUildings exhibit variety and distinctiveness (butavoid overly obtrusive oroverly
monotonous tlesigns, or strong contrast with adjacent buildings).
' ❑ ❑ ❑ Buildings exhi6it high quality design and construction, with functional design
solutions.
' ❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and
' corridors, and public spaces (service areas and devices screened, integrated and
' compatible with site features; above criteria is applied to areas visible to public vrew; rear
and side views are visually interesting, coordinated and well-maintained).
❑ ❑ ❑ Building exteriors compatible with surrounding properties (compatible orbetter
pualiry, compatible with natural materials, coordinated but not the same as surrounding
properties, avoid more than one vivid or bright color per building, avoid concrete block on
visible exterior walls: if used tfien creative design and surface 2reatments requiredJ. '
Reconstruction, repair, alterations (p. 7)
❑ ❑ ❑ Preserve original character of site (use originafmaterials present on the site, avoid
damage to brick surfaces or match original character if brick must be replaced, preserve
original character ofresidential site if converted to commerclal use).
❑ ❑ ❑ Protect historical structures and sites �"°'e '> ; indicate appiicability of State Historic
Building Code, address pre-1972 construction and unreinforced masonry issues.
Roofs and rooflines (p. 8)
❑ ❑ ❑ Roofs and rooflines visually compatible with building design and surrounding
area (roof and rooflines compatibility; diverse parapet wall shapes, consistent
historical roof forms and decorations, neutral roof colors; form, color and texture are
integral part of building design, rooftop apparatus screened).
;
Facades and entryways (p. 8- 11 ) �
❑ ❑ ❑ Facades arevaried and articulated (comice lines, parapets, eaves, c/oth awnings,
balconies, signs, entry insets, trellises, overhangs, p/anter boxes, 3-dimensional
articulation; avoid long, straight facades without change in p/anes or openings; maximize
23-3
GOMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed ; NIA- not applicabie
windows a/ong commercial frontage; building entryways have strong architectural
definition)
❑ ❑ ❑ 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)
❑ ❑ ❑ 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. Perkins 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 #ime to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connects to nearly
walking/biking facilities; provides shortcutsfor walkers/bikers, project is located within 1/4-
1/2 of other places to walk).
, ❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks su�cientlywide,
without obstruction; curbs, shade, lighting provided; buffers beiween walkers and traffic
provided; safe and direct street crossings for walkers).
❑ ❑ ❑ 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 /ocated closeYo entrances).
Green building (incorporating green building elements)"
❑ ❑ ❑ Sustainable site '
❑ ❑ ❑ Waterafficiency
❑ ❑ ❑ Energy '
❑ ❑ ❑ Matetials and resources
� � � Indoor enviro�mental quality
Visitability and universal design (the site and its elements are accessible to people
� � � at di(fering stages, ages and circumstances of life.• accessib/e primary and interior
entrance and routes, accessible 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:
htto://www.usqbc.orqlDisplavPaqe.aspx?Cateqorvl D=19
http://www.n rd c.org/bu i I d i n g g reen/strateg ies
23-4
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