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Home My WebLink About08102016 - Packet CITY OF UKIAH PLANNING COMMISSION AGENDA August 10, 2016 6:00 P.M. 1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS UKIAH CIVIC CENTER, 300 SEMINARY AVENUE 2. ROLL CALL COMMISSIONERS WATT, HILLIKER, CHRISTENSEN, SANDERS, CHAIR WHETZEL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES The minutes from the May 11, 2016 and June 08, 2016 meetings will be included for review and approval at the next regular Planning Commission meeting. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. APPEAL PROCESS All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from which the appeal is taken. For items on this agenda, the appeal must be received by August 22, 2016 at 5:00 p.m. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC HEARING 9A. Crossfit Firefly Major Site Development Permit, 510 South State Street, File No.: 1944 SDP-PC. Consideration and possible action on a request for approval of a Major Site Development Permit for the addition of a second story 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. to an existing single story commercial building to allow a group fitness studio; associated office space and equipment room; in an existing commercial building at 510 South State Street, APN 003-031-41. 10. PLANNING DIRECTOR'S REPORT 11. PLANNING COMMISSIONERS' REPORT 12. ADJOURNMENT Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707) 463-6752 or(707)463-6207 to arrange accommodations. 1 UKIAH PLANNING COMMISSION 2 May 11, 2016 3 Minutes 4 5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT 6 Mike Whetzel, Chair 7 Christopher Watt 8 Laura Christensen 9 Mark Hilliker 10 Linda Sanders 11 12 STAFF PRESENT OTHERS PRESENT 13 Kevin Thompson, Principal Planner Listed below, Respectively 14 Michelle Johnson, Assistant Planner 15 Cathy Elawadly, Recording Secretary 16 17 1. CALL TO ORDER 18 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at 19 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. 20 21 2. ROLL CALL 22 23 3. PLEDGE OF ALLEGIANCE - Everyone cited. 24 25 4. APPROVAL OF MINUTES — The minutes from the March 23, 2016 meeting are included for 26 review and approval. 27 28 M/S Sanders/Christensen to approve March 23, 2016 minutes, as submitted. Motion carried 5-0. 29 30 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 31 32 6. APPEAL PROCESS 33 Chair Whetzel read the appeal process. For matters heard at this meeting the final date to appeal is May 34 23, 2016 at 5:00 p.m. 35 36 7. SITE VISIT VERIFICATION 37 38 8. VERIFICATION OF NOTICE-Confirmed by Staff. 39 40 9. PUBLIC PRESENTATION 41 42 10. PUBLIC HEARING 43 44 10A. Amendment to Zoning Ordinance text for maximum fence height and parking lot shade 45 tree requirement. Consideration and possible action on recommendations for approval of the 46 proposed ordinance to the Ukiah City Council for revisions to the City Code amending the 47 maximum fence height from six feet to seven feet in all zoning districts; and amending the parking 48 lot tree shading requirement from 10 years to 15 years applicable in the R-2, R-3, C-N, C-1, C-2, 49 P-D and P-F zoning districts. 50 51 Assistant Planner Johnson: 52 • Gave a staff report as provided for on pages 1-3 of the staff report/proposed ordinance 53 (attachment 1) and PowerPoint presentation incorporated into the minutes herein as attachment 54 1. MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 1 1 • Recommends Planning Commission make a recommendation to City Council for approval of 2 amendment to Zoning Ordinance text to allow for maximum fence height of seven feet to be 3 consistent with the California Building Code and parking lot shade tree requirement to provide a 4 tree canopy coverage of 50% over all paved areas within 15 years of planting as opposed to 5 current standard of 10 years of planting. 6 7 Commissioner Sanders: 8 • Asked if people were seeking exemptions to the existing fence standard to be able to build a 9 seven-foot tall fence as the primary reason for prompting the zoning ordinance amendment or is 10 the intent to simply to streamline the process. 11 • Is it possible for a person to build a fence that is eight-foot in height? Is a building permit 12 necessary? Can a person seek an exemption to the fence height requirements? 13 • Would a person need justification to request a variance to increase fence height? 14 • Related to the ordinance amendment in attachment 1 of the staff report concerning the tree 15 shading requirements asked staff to cite the remainder of the ordinance text because she does 16 not have a copy of page 2 of the ordinance. 17 18 Commissioner Watt: 19 • Requested clarification whether a variance or use permit is necessary to increase fence height. 20 • A fence would have to be properly engineered for compliance with the California Building Code 21 such that project plans would be necessary. According to the fence ordinance a use permit would 22 be necessary to increase the fence height above seven feet. 23 • Preference would be a minor use permit for review by the Zoning Administrator as opposed to 24 review by the Planning Commission for a major use permit. 25 26 Commissioner Hilliker: 27 • Is there anything in the City code that relates to gates and placement and/or frequency of 28 placement. 29 • Gates are an important component for fences particularly for emergency access services. 30 31 Commissioner Christensen: 32 • It may be the reason for the zoning ordinance change is because people have trouble accurately 33 measuring fence height. Is of the opinion people constructing a fence should be able to measure 34 correctly. 35 36 Assistant Planner Johnson: 37 • The intent for the zoning code amendment for fence height is to be consistent with the California 38 Building Code standard in this regard. 39 • To deviate from the fence height standard would require approval of a variance. Currently six feet 40 is the maximum height for a fence. The zoning code amendment would allow for a seven-foot 41 maximum fence height. 42 • To clarify, a request for a variance must be substantiated with findings. To increase the fence 43 height to exceed the maximum would require a use permit. 44 • It is likely the Planning Director would have to make a determination concerning a request to 45 exceed the fence height requirement as to whether the use permit is a major/minor or that either 46 is necessary depending upon the scope of the proposed project. 47 • The zoning code does not specifically address gates for fences but the California Building Code 48 may have specific rules in this regard. 49 • The Ukiah Police and Fire Departments reviewed the zoning ordinance amendment for fence 50 height and had no comments. 51 • The tree shading ordinance reads, `Parking lots with 12 or more parking stall shall have a tree 52 placed between every 4 parking stalls within a continuous linear planting strip rather than 53 individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous 54 species, and shall be designed to provide a tree canopy coverage of 50% over all paved areas MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 2 1 within 15 years of planting. Based upon the design of the parking lot, a reduced number of trees 2 may be approved through the discretionary review process.' 3 4 Commissioner Sanders: 5 • Requested clarification the discretionary review process would be the Zoning Administrator or 6 the Planning Commission? 7 • The 50% shade coverage for parking lots within 15 years is a City of Davis standard the City has 8 been applying to projects for some time now so the concept is not new. Is fine with this becoming 9 an 'actuaP City of Ukiah ordinance. 10 11 Assistant Planner Johnson: 12 • The type of discretionary review would depend upon the scope of the project. The Zoning 13 Administrator reviews minor projects and the Planning Commission reviews major projects. 14 15 Principal Planner Thompson: 16 • A use permit is required to increase fence height. City code states, `Fences exceeding six feet(6') 17 in height to enclose commercial or industrial uses, or tennis courts, swimming pools, or similar 18 areas, may be erected subject to the obtaining of a use permit therefor. (Ord. 793, §2, adopted 19 1982).' 20 PUBLIC HEARING OPENED: 6:16 p.m. 21 22 PUBLIC HEARING CLOSED: 6:16 p.m. 23 24 M/S Watt/Hilliker to recommend City Council approve amendment to Zoning Ordinance text for 25 maximum fence height and parking lot shade tree requirement. Motion carried (5-0). 26 27 10B. Amendment to Zoning Ordinance text providing specific site planning, development 28 and/or operational standards for the following uses: 29 1. Community Gardens 30 2. Live Entertainment 31 3. Outdoor Dining 32 4. Sidewalk Cafes 33 5. Specialty Food and Beverage Sales with Tasting. 34 35 Principal Planner Thompson: 36 • Gave a staff report as provided for on pages 1-4 of the staff report/Initial Environmental Study and 37 Negative Declaration/proposed ordinance and PowerPoint presentation incorporated herein in the 38 minutes as attachment 2. 39 40 Commissioner Sanders: 41 • Referenced page 2 of the staff report and corresponding table regarding definitions for Outdoor 42 Dining/Sidewalk Cafes and sees Sidewalk Cafes and Outdoor Dining are different in that 43 Outdoor Dining includes parking stalls whereas Sidewalk Cafes are located on public sidewalks. 44 45 Principal Planner Thompson: 46 • The parking requirement concerning Outdoor Dining pertains to private property and noted the 47 removal of parking for the Outdoor Dining program only pertains to the Downtown area. A private 48 property owner cannot eliminate parking on the site to establish `Outdoor Dining.' Approval of a 49 use permit would be required if a private property owner wanted to establish `Outdoor Dining' 50 where parking stalls would have to be eliminated for the project. 51 52 Assistant Planner Johnson: 53 • Cited Super Taco and the Mutt Hut as examples of restaurants that were interested in 54 establishing `Outdoor Dining.' MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 3 1 Commissioner Sanders: 2 • 'Outdoor Dining' would be allowed in commercial areas only. 3 • Related to `Specialty Food and Beverage Sales with Tasting' asked if examples could be 4 provided. `Taste of the Downtown' is likely an example, but understands the proposed zoning 5 change pertains to outside of the Downtown Zoning Code area. 6 . 7 Principal Planner Thompson: 8 • Specialty Food and Beverage Sales would be tasting room established in a storefront or visible 9 location. It is not associated with a `special evenY type of establishment. Specialty Food and 10 Beverage Sales is essentially relates to tasting rooms seen all around the County. 11 12 Chair Whetzel: 13 • Cited a `Specialty Food and Beverage Sales' type of business located in Hopland that serves 14 finger foods where such foods can be 'fixed' on site. 15 16 Commissioner Sanders: 17 • Asked if `Specialty Food and Beverage Sales' establishments are located outside of a building 18 establishment and is not to function for outside consumption. 19 • Related to the Initial Environmental Study/Negative Declaration in the staff report: 20 Section 9173.2, Community Gardens asked about deer fencing/fencing material types 21 and design for open fencing. 22 Section 9173.4, Outdoor Dining expressed concern about the potential for restaurants to 23 'take over' public sidewalks and questions the legality in this regard particularly when 24 there are ADA requirements that pertain. Is pleased to see the Planning Department 25 provides for standards relative to outdoor dining for those establishments outside of the 26 Downtown area. 27 • Related to the issue of street trees and while the City has an ordinance that addresses street 28 trees in general would like to see an ordinance in the future pertinent to sidewalk cafes since 29 standards are presently being formulated for such establishes that would protect street trees from 30 being damaged or removed and allows for sufficient clearance so they can flourish and survive in 31 such locations. 32 • Related to code section 9173.3, Live Entertainment, lighting and security, would like to see 33 language in the code standards that address compliance with the International Dark Sky 34 Association standards such that all lighting is shielded and downcast to be consistent with the 35 conditions of approval concerning lighting with what the Planning Commission has required over 36 the years for projects. 37 38 Commissioner Watt: 39 • Finds the table on page 2 of the staff report helpful. 40 • Inquired if the definitions for the various uses, i.e., community gardens, live entertainment, 41 outdoor dining, sidewalk cafes, specialty food and beverage sales with tasting are from the DZC? 42 • Related to the community garden use, asked if the sale of garden produce by way of a market 43 stand is allowed on the site? 44 • How will the proposed ordinance amendments for the various uses affect those same project 45 uses that required use permit approval in the past? 46 • Related to page 3 of the Initial Environmental Study, section C, herbicides and pesticides, 47 concerning community gardens, asked if this standard is consistent with what is required for other 48 use permits for this use type. It would appear acceptable if the use of herbicides/pesticides is 49 necessary provided they be applied through organic means by carefully reading the instructions 50 and/or contacting the garden team leader or other qualified professionals/organizations for 51 assistance in the application thereof. 52 • Requested clarification community gardens standards do not apply to 'home gardens.' 53 Community gardens cannot be considered commercial establishments because nothing is being 54 sold. MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 4 1 • Related to section G, Signs for the community garden the standard states, `signs are limited to 2 identification, informational and directional signs in conformance with the City of Ukiah sign 3 ordinance requirements,' and asked if this implies the ordinance has the permitting requirements 4 in it. 5 • Related to section J, Prohibitions, for the community garden, is of the opinion this language 6 appears to be nonsensical for a community garden use. 7 • Is of the opinion some of the prescriptive standards proposed in the proposed zoning 8 amendments may be `over-the-top' and/or excessive and not really relevant/vital. 9 • Related to code section 9173.5, sidewalk cafe, section F, Food and Beverages states, 10 `..........that the service of beer or wine or both solely for on-premises consumption by customers 11 within the areas of the sidewalk cafe may be authorized by the Planning Director and Police 12 Department........' This language suggests/assumes the cafe has an ABC license issued to 13 operate and asked if more language will be incorporated. 14 15 Chair Whetzel: 16 • Related to the proposed zoning code amendment for community gardens, live entertainment, 17 outdoor dining, sidewalk cafes and specialty food and beverage sales with tasting asked if there a 18 threshold regarding major/minor use permits should someone want to deviate from a particular 19 established standard, such as a proposed time change for live music relative to live 20 entertainment. 21 22 Principal Planner Thompson: 23 • The Initial Environmental Study/Negative Declaration is included for Commission 24 review/comment. The proposed ordinance regarding Division 9, Chapter 2, Article 15.6 standards 25 for specific land uses related to development and operating standards for community gardens, 26 live entertainment, outdoor dining, sidewalk cafes, and specialty food and beverage sales with 27 tasting are also included for discussion and possible revision/modification. 28 • Confirmed Specialty Food and Beverage Sales are not located outside of a building 29 establishment where outside of building consumption is not allowed. Page 3 of the staff report 30 provides for a definition of`Specialty Food and Beverage Sales with Tasting' as `A retail beverage 31 and/or food store characterized by its small size, a limited number of high quality specialty food 32 items and/or beverages typically including premium wine and beer. This use may also include 33 tastings of the products sold on site.' 34 • The intent of open fencing is likely so that people can see into the garden and elaborated on 35 material types/design for open fencing. 36 • Encroachment into the public right-of-way is being monitored for compliance by the City, 37 particularly with regard to obstructions on City sidewalks, such as signs, table, chairs, etc. The 38 rules for outdoor dining for the new zoning ordinance will be the same as those for outdoor dining 39 in the Downtown area requiring a five-foot clearance in the public-right-of way. On-site outdoor 40 dining may be allowed in specific zoning districts provided it is incidental to and part of the 41 operation of the restaurant located on the same parcel and must comply with standards and 42 requirements with regard to tables, chairs, signage and furniture possibly encroaching in the 43 public right-of-way as specifically addressed in section 1973.4 for outdoor dining on pages 5 44 through 7 of the Initial Environmental Study/Negative Declaration and pages 4 through 7 of the 45 proposed ordinance. Alternatively, the proposed new ordinance allows for `sidewalk cafes' in 46 certain zoning districts provided it is incidental to and part of the operation of a restaurant on the 47 same parcel and complies with standards and requirements as addressed on pages 7 through 10 48 of the Initial Environment Study/Negative Declaration and pages 7 through 11 of the proposed 49 ordinance. The propose of a sidewalk cafe is to allow such an operation in association with an 50 allowed restaurant use where the sidewalk cafe is clearly incidental to the restaurant use and will 51 not negatively impact the right-of-way. A sidewalk cafe requires the approval of an encroachment 52 permit from the City Department of Public Works and Planning/Community Development 53 departments. Again, a sidewalk cafe may be allowed provide it complies with City Code section 54 9173.4 and only when the sidewalk cafe is incidental to and part of the operation of an adjacent 55 restaurant. MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 5 1 • Essentially the difference between sidewalk cafes and outdoor dining establishments is that 2 sidewalk cafes are typically located in the public right-of-way area and as such must comply with 3 city sidewalk encroachment standards/rules whereas outdoor dining establishments typically 4 occur on private property where they too must comply with City standards pertinent to 5 landscaping/parking requirements, potential obstructions within pedestrian walkways and other 6 applicable rules as provided for in new City code section 9173.4. 7 • Confirmed the aforementioned definitions of uses are from the DZC. 8 • To allow outdoor sales requires approval of a minor use permit. While a market stand for the sale 9 of produce is a good idea and may likely be a consideration in the future the intent of the 10 community garden zoning amendment is to establish proposed standards with regard to hours of 11 operation, design, fencing, structure types, parking requirements, noise parameters, etc. 12 • Related to those uses that formerly required use permit approval and are now being streamlined 13 with the proposed ordinance amendments no change would be made to the existing use permit 14 where the use would essentially continue as conditioned unless a modification to the use permit 15 is proposed at which time the Planning Commission would review the proposed modification and 16 make a determination. 17 • The language for the community garden pertinent to use of herbicides and pesticides is from the 18 DZC and states `all pest and weed control shall be accomplished though organic means using the 19 least toxic methods available.' 20 • The intent of the ordinance amendments for community gardens, live entertainment outdoor 21 dining, sidewalk cafes, specialty food and beverage sales with tasting is to establish common 22 sense development and operational standards for these uses so as to streamline the entitlement 23 process that if complied with would eliminate the need for a discretionary review approval 24 process. Staff is hopeful the standards will be recognized and followed without creating code 25 enforcement problems. The development and operational standards proposed in the zoning 26 ordinance amendments are currently contained in the DZC that was adopted in 2012 and would 27 provide consistency between the Zoning Ordinance and the DZC. 28 • Confirmed the standards for development and operation of community garden standards do not 29 apply to an individual's garden at home. 30 • Related to signage for the community garden, confirmed this standard is driven by the City Sign 31 Ordinance requirements. 32 • Again, the development and operational standards for the various uses proposed for a zoning 33 ordinance amendment came from the DZC. 34 • Related to sidewalk cafe, section F, Food and Beverages, staff relies on `ABC' to issue liquor 35 licenses and monitor compliance. 36 • Related to the proposed zoning ordinance amendment the Planning Director would make a 37 determination should someone request an exception to a particular standard where a use permit 38 would likely be necessary for review by the Zoning Administrator for a minor use permit or 39 Planning Commission for a major use permit. 40 41 PUBLIC HEARING OPENED: 6:37 p.m. 42 43 Roley Tibbetts, Owner of The Office: 44 • Six years ago he went through the use permit process to allow for live entertainment at his bar 45 establishment. 46 • Is pleased the City is presently considering streamlining the use permit process by eliminating 47 discretionary review for such uses as community gardens, live entertainment, outdoor dining, 48 sidewalk cafes, and specialty food and beverages sales with tasting. 49 • Would like to see the Ukiah Planning Department be `more user friendly.' Approximately a year 50 ago he contacted the Planning Department to amend his use permit and was told he would need 51 to apply for another major use permit to add more days for live music. Asked if the proposed 52 zoning ordinance amendment would benefit persons with existing use permits. Unlike the current 53 zoning regulations live music would be allowed by right in the C-N, C-1 and C-2 zoning districts 54 provided the proposed standards are met. The Office is located in the C-1 zoning district. 55 MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 6 1 Don Delahoyd, Owner of The PUB: 2 • Not long ago he also went through the discretionary review process for approval of a use permit 3 to allow live music at The PUB. 4 • The Downtown Core zoning designation in the DZC district appears to have a different set of 5 rules than the rest of the zoning districts that can make it more difficult for establishments in other 6 zoning districts to do business. Requests review of the development and operational standards in 7 this regard. Is of the opinion the standards should be `fair/equal' in all zoning districts. 8 • It may be with the new standards for the proposed zoning ordinance amendment for live music 9 that the existing use permit standards for The PUB may no longer apply or that a use permit is 10 even necessary. Allowing live music two days a month is not really realistic and/or economically 11 feasible. 12 • Recalls in the past live music for his business was allowed without a use permit. 13 14 Kim Richards, Owner of The Office Bar: 15 • Asked about how amplified music should be looked at under the new standards. 16 • She paid a substantial amount of money for the existing use permit to allow for live entertainment 17 and would like a refund for some of those associated costs for having to go through the 18 discretionary review process when this process will be eliminated provided an applicant complies 19 with the standards. 20 21 Phil Baldwin, Ukiah Resident: 22 • His concern with allowing live music by right is the potential disturbance of the peace and the 23 precedence-setting nature and/or issue of unintended consequences of amplified music outdoors. 24 25 Commissioner Watt: 26 • If The PUB has an existing use permit that allows for live music two days a month until midnight 27 would the zoning ordinance for live entertainment allow The PUB to have live entertainment 28 during the week until 11:00 p.m. without any modification to the use permit. It appears the 29 existing use permit allows music for only two nights a month until midnight. 30 • It may be The PUB should review the existing use permit conditions for live entertainment with 31 planning staff when the new standards are adopted. 32 33 Principal Planner Thompson: 34 • Would like the opportunity to review the existing use permit for The Office to see if an amendment 35 to the existing permit is possible with the new standards. Noted the proposed zoning ordinance 36 amendment must first be approved by City Council with a recommendation by the Planning 37 Commission. 38 • Related to live entertainment many of the same standards for the existing zoning code 39 regulations are the same for the proposed amendment. 40 • Acknowledged while the standards for live music will change with the zoning ordinance 41 amendment those businesses with exiting use permits for live entertainment would have to be 42 evaluated/assessed according to the rules for the use permits when they were granted. Under the 43 new rules businesses wanting to have live entertainment will have to comply with the standards in 44 the zoning ordinance amendment or apply for a use permit. 45 • Under the new standards for live music, a business is allowed to have live music provided it 46 complies with the standards in the zoning ordinance and this includes compliance with the City's 47 Noise Ordinance. Amplified music must not violate the City of Ukiah noise ordinance. 48 • Related to Live Entertainment a Management Plan is also necessary for the zoning ordinance 49 amendment as was required for a use permit and must be reviewed and approved by the Ukiah 50 Police and Fire Departments and Planning Director before live entertainment is allowed by right. 51 (See new code section 9173.3 for live entertainment). 52 • Does not know if a refund is possible, but will review the conditions of the existing use permit. 53 54 Chair Whetzel: MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 7 1 • The PUB and The Office can look at themselves as being the `pioneers for initiating change in the 2 process of allowing for live music.' 3 4 Phil Baldwin: 5 • Requested clarification outdoor music is not allowed by right under the new zoning ordinance for 6 live entertainment because the establishments that do have live music are located in residential 7 areas. 8 • Has concern about cafes being allowed to have outdoor music. What about the outdoor cafe on 9 Dora Street. 10 11 Principal Planner Thompson: 12 • Outdoor music is not allowed without approval of a use permit. Again, live music must comply 13 with the City's noise ordinance and the required management plan. Is of the opinion the new 14 zoning ordinance amendment for live entertainment has `stricter' standards in some ways than 15 what was required for a use permit to allow live entertainment in terms of time, hours of operation, 16 etc. 17 • Referred to new code section 9173.5, sidewalk cafe, section C5, live entertainment that states, `A 18 sidewalk cafe shall not be used for live entertainment. Live entertainment at sidewalk cafes may 19 be authorized in compliance with section 0224.6 of this code' and this same standard is in the 20 DZC for sidewalk cafes. 21 • Related to the outdoor cafe on Dora Street; A use permit would be required to allow outdoor 22 music for review by the Planning Commission. 23 24 Chair Whetzel: 25 • Requested clarification The Office has a use permit to allow for outdoor music. 26 27 Roley Tibbetts: 28 • Confirmed The Office has a use permit that allows for outdoor music. 29 • The rules for the Downtown area and other zoning districts differ and cited the parking and off- 30 street parking requirements as an example. For approval of a use permit to allow live music at 31 The PUB, The PUB had to provide for off-street parking to comply with the parking requirements. 32 • Again, the Downtown area does not have the same parking requirements as the other zoning 33 districts as it relates to off-street parking. This does not appear to be fair since The PUB had to 34 provide off-street parking and is located approximately only four blocks away from the Downtown 35 core. 36 37 Chair Whetzel: 38 • The PUB was required to provide the necessary parking based on the maximum number of 39 occupants the building can have as well as comply with the parking requirements for the C-1 40 zoning district. 41 42 Commissioner Sanders: 43 • Her recollection concerning the original intent of the DZC was to encourage development in the 44 Downtown urban core and have people move into the downtown and frequent the area by 45 walking and not using cars. 46 47 Chair Whetzel: 48 • Recalls one objective of the DZC was to limit the amount of parking and provide for a more 49 walkable environment. 50 51 Principal Planner Thompson: 52 • Many of the buildings in the Downtown core cover the entire lot that restricts available parking. 53 54 PUBLIC HEARING CLOSED: 6:50 p.m. 55 MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 8 1 Commissioner Hilliker: 2 • Does the zoning ordinance amendment trigger the requirement for additional bicycle parking? 3 4 Principal Planner Thompson: 5 • Bicycle parking standards/requirements will remain the same for projects. 6 7 Commissioner Christensen: 8 • Has empathy for the owners of The PUB and The OFFICE and/or other establishments that had 9 to go through the use permit process and the associated costs incurred thereof, but is 10 encouraged that the proposed zoning ordinance amendment for certain uses is a step toward 11 making the process more user friendly. 12 13 Commissioner Sanders: 14 • While preservation and protection of street trees are addressed in other City documents such as 15 the Street Tree Ordinance would like to make certain street trees are preserved/protected for 16 sidewalk cafes that operate on public property. 17 18 There was a general discussion about the protection of street and how this can best be accomplished. 19 Would an encroachment permit protect street trees? How are street trees protected now? 20 21 Principal Planner Thompson: 22 • The City has rules regarding the protection of street trees. The Public Works 23 DepartmenUPlanning Department ensures the protection of street trees for all projects that would 24 include developments on private property such as outdoor dining. 25 26 Commissioner Hilliker: 27 • Wants to make certain street trees are protected as much as possible for projects that would 28 include outdoor dining/sidewalk cafe establishments and that the appropriate measures are in 29 place for the protection thereof. 30 31 Commissioner Watt: 32 • Realistically speaking how many street trees would exist in the locations of sidewalk cafes? The 33 trees are essentially located in designated planter areas in the public right-of-way. Is it the intent 34 that sidewalk cafes would encroach right upon the designated planter areas? 35 • It may be necessary to include language in the zoning ordinance amendment for sidewalk cafes 36 that says, `there shall be no damage to City property.' This would cover everything from 37 damaging/removing street trees to drilling holes in sidewalks. It may be all that is necessary is to 38 have a general statement about protection of City property? 39 • It may be all that is necessary to address the protection of street trees for sidewalk cafes is a 40 reference to the City Street Ordinance. 41 42 Chair Whetzel: 43 • A sidewalk cafe would have to comply with a clearance standard. 44 45 Principal Planner Thompson: 46 • It may be that language could be added to the zoning ordinance for sidewalk cafes that 47 addresses the treatment/protection of street trees. 48 49 There was further Commission/staff discussion regarding the zoning ordinance amendment for live 50 entertainment with regard to hours of operation, frequency of music that could be included in the 51 management plan or zoning ordinance document as to whether modification should be considered in this 52 regard. 53 54 Commission consensus: 55 • Is fine with the zoning ordinance language for community gardens (Section 9173.2). MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 9 1 • Is fine with possibly modifying the zoning ordinance language for Live Entertainment (Section 2 9173.3), (A) with regard to frequency of music to more appropriately correspond/comply with 3 other use permit holders for live entertainment. 4 • Is fine with the zoning ordinance language for outdoor dining (Section 9173.4). 5 • Is fine with modification to the zoning ordinance language for sidewalk cafe Section 9173.5) with 6 the addition of section 10 to address protection of street trees. 7 • Is fine with the zoning ordinance language for specialty food and beverage sales with tastings 8 (section 9173.6). 9 10 M/S Sanders/Watt to recommend City Council approve Planning Commission agenda item 10B, 11 amendment to Zoning Ordinance text providing specific site planning, development and/or operational 12 standards for community gardens, live entertainment, outdoor dining, sidewalk cafes, and specialty food 13 and beverage sales with tasting with modification/addition of language to address frequency of music for 14 live entertainment and protection of street trees for sidewalk cafes, as discussed above. Motion carried 15 (5-0). 16 17 11. PLANNING DIRECTOR'S REPORT 18 • There is update on the status of the Costco project or the Palace Hotel. 19 • The Housing Element has not yet been adopted by the HCD and is working on this matter. 20 • Staff is working on a Public Art Policy that the Planning Commission will have the opportunity to 21 review. 22 • POSCC is working on establishing creek setback standards. 23 24 Commissioner Sanders: 25 • Would like staff to give the Wagenseller Neighborhood an idea when the next community park 26 planning meeting will be held. 27 28 Principal Planner Thompson: 29 • Is working on the Wagenseller park matter and will provide the proper noticing to the 30 neighborhood when a date and time is established for the next meeting. 31 Referred to page 2 of the Planning Commission minutes of March 23, 2016 regarding the 32 presentation concerning Public Workshop: Alternative Fuels Readiness Project Presented by 33 Juliette Bohn of JPB Consulting and asked about another regulation that can have a local impact 34 is the California Building Code where the 2016 update requires all new buildings install electrical 35 vehicle charging stations depending upon the number of parking spaces required for the 36 development and/or can accommodate. Is of the opinion this could affect future projects. Is the 37 2016 California Building Code reviewed by City Council? Parking is a sensitive issue in Ukiah. 38 39 Principal Planner Thompson: 40 • The California Building Code is a State regulation. 41 12. PLANNING COMMISSIONERS' REPORT 42 Commissioner Sanders: 43 • The City of Ukiah recently celebrated Arbor Day where a Proclamation was read at a City Council 44 meeting and gave an overall summary of the presentation. 45 46 Chair Whetzel: 47 • Asked about upcoming Planning Commission meetings. 48 • Airport Day is June 4 and invites everyone to attend. 49 50 Principal Planner Thompson will advise the Planning Commission of future meetings. There will likely 51 be no regular Commission meeting May 25, 2016. 52 53 13. ADJOURNMENT 54 There being no further business, the meeting adjourned at 7:14 p.m. MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 10 1 2 3 Cathy Elawadly, Recording Secretary 4 5 MINUTES OF THE PLANNING COMMISSION May 11, 2016 Page 11 N O � � - � �D 0� � 0 � � � � - . � � � . � � � n �D n 0 � � 3 � � � � � � � � ! � �. � � �' o —� N � ° 3. � N �=� o � • • • • � — rn � tn � � � � � � � � � n � _, � fD � � � � fD � n –• � O r? � r�-r � � �D 7� � N � � _. -• r--r � ��-r � fp �. CD �, � C � � � � z � � .0 � O _ � � � o � _. � cn � �' — cn fD � n� � r+ � � � � �� N CD p0 � � fD — � � N � � C7 O � fD -� � � � � „ �. � � � � � o N � O � N ! � � .._ �• � ��k '.'k�v'� • � • q h t i.A!! . 1 in�� . ., ,�, {�. s!� � ` . �� ..�r, � • ;�'+ --_D` ; t � : F . , � + � ' ` � ► � i� � � � �L' �' . ��i a", • �k�`*:.. ' . ' '�"` • . I� , ' • . - 'y� e S-. - � • • � l �'��k.' •. 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Ql y� O 7 • • • � a�, � � I�1 � � < � � CD� n � � � � � O � � � ° � � � � � � � "� ° � � � � � � �� rn � �' � o � z � o � o � Q � � � � � � o � < � �' o� 0 � z � � � 0 � � � � � � � �� n N o r.� 3 0 3 r� �,• �- rn � o' � 1 UKIAH PLANNING COMMISSION 2 June 8, 2016 3 Minutes 4 5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT 6 Mike Whetzel, Chair Christopher Watt 7 Laura Christensen 8 Mark Hilliker 9 Linda Sanders 10 11 STAFF PRESENT OTHERS PRESENT 12 Kevin Thompson, Principal Planner Listed below, Respectively 13 Michelle Johnson, Assistant Planner 14 Shannon Riley, Senior Management Analyst 15 Cathy Elawadly, Recording Secretary 16 17 1. CALL TO ORDER 18 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at 19 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. 20 21 2. ROLL CALL 22 23 3. PLEDGE OF ALLEGIANCE - Everyone cited. 24 25 4. APPROVAL OF MINUTES — The minutes from the May 11, 2016 meeting will be included for 26 review and approval at the next regular Planning Commission meeting. 27 28 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 29 30 6. APPEAL PROCESS 31 Chair Whetzel read the appeal process. For matters heard at this meeting the final date to appeal is 32 June, 20, 2016 at 5:00 p.m. 33 34 7. SITE VISIT VERIFICATION 35 36 8. VERIFICATION OF NOTICE-Confirmed by Staff. 37 38 9. PUBLIC HEARING 39 9A. Amendment to Zoning Ordinance text providing specific site planning, development 40 and/or operational standards for the following uses: 41 1. Community Gardens 42 2. Live Entertainment 43 3. Outdoor Dining 44 4. Sidewalk Cafes 45 5. Specialty Food and Beverage Sales and Tasting. 46 47 Principal Planner Thompson: 48 • This agenda item is in follow-up to the Planning Commission meeting of May 11, 2016 relative to 49 the proposed Zoning Ordinance text amendment. 50 • The intent of the aforementioned amendment is to establish specific site planning, development 51 and operational standards for community gardens, live entertainment, outdoor dining, sidewalk 52 cafes and specialty food and beverage sales and tasting. 53 • After consideration from the Planning Commission/staff discussion at the May 11, 2016 meeting, 54 it appeared the prudent approach should be to modify City Code section 9173.3, Live MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 1 1 Entertainment (A) to state, 'Live entertainment shall end at 11:00 p.m. and limited to twice 2 weekly,' to possibly be more compatible with other use permit holders for live entertainment 3 and/or to more appropriately address potential noise impacts to the neighborhood since some 4 restaurant/bar establishments exist in residential neighborhood districts. There are no other 5 changes to the requirements for live entertainment and/or to the requirements for the 6 management plan. 7 • Based on Commission/staff discussion at the May 11, 2016 Planning Commission meeting 8 regarding the protection of street trees for sidewalk cafes, staff added subsection 10 to City code 9 section 9173.5, Sidewalk Cafe, to read, `Any proposed seating in the vicinity of street trees shall 10 comply with the City's Management Guidelines adopted December 1, 2010.' 11 • Staff recommends approval of the proposed zoning ordinance text amendments that requires a 12 recommendation from the Planning Commission for approval by City Council. 13 14 Commissioner Hilliker: 15 • Requested clarification related to the fence height requirements and a recent change in the 16 zoning ordinance to increase the building height from six feet to seven feet in the residential 17 zoning district. 18 • Referred to page 3 of the proposed Ordinance Amendment, City Code section 9173.2, 19 Community Gardens, item J, Prohibitions, that reads, `Smoking, drinking alcoholic beverages, 20 using illegal drugs, and gambling are prohibited. Weapons, pets and other animals (except 21 service animals) are also prohibited,' asked if the City has a standard for service animals 22 concerning an identification program? Acknowledged the State has some standards, but they are 23 vague. People buy vests for their dogs and say they are a service dog and this is essentially 24 taking advantage of the situation. 25 • Related to Live Entertainment, section B, Management Plan asked if there is a timeline for 26 submission of a Plan prior to an event? Is an establishment required to submit a management 27 plan one week or two weeks prior to an event for review purposes. 28 • It may be the Police Department has a specific rule concerning a timeframe for submittal of a 29 management plan concerning review thereof. 30 • Advised of a grammatical error on page 4 of the Zoning Ordinance, item B, Management Plan, 31 language that reads, `If the Management Plan is found acceptable by the Police and Fire 32 Departments, as well as the Director of Planning and Community Development, the Director shall 33 make corresponding findings and approve it in writing. 34 • Referred to page 5 of the Zoning Ordinance, Code section 9173.4, Outdoor Dining, language that 35 reads, `On-site outdoor dining may be allowed in the C-N, C-1 and C-2 zoning districts provided it 36 is incidental to and part of the operation of a restaurant located on the same parcel, and it 37 complies with the standards and requirements listed below,' and noted the Fire Department used 38 to barbeque at Ukiah Concerts in the Park events and this was not `incidental' to any restaurant it 39 just happen to be where the setup occurred. Does this language need to be changed to reflect 40 this type of event/operation as it relates to outdoor dining? 41 42 Principal Planner Thompson: 43 • The intent of the Zoning Ordinance amendment concerning an increase in fence height to a 44 seven-foot height is to be consistent with the California Building Code requirements in this regard. 45 • Is not aware of a standard for service animals. 46 • Is not sure if a management plan explicitly provides for an exact timeframe but a management 47 plan does have to be reviewed and approved by the City Police Department and Planning 48 Director prior to an event so an applicant has to coordinate this accordingly to be able to have a 49 planned live entertainment event 50 • Staff initially asked for a specific timeframe concerning management plan submittals and review 51 as part of the Planning Commission approval for live entertainment projects to allow for sufficient 52 time to effectively review a plan but finds it to be a good idea the City Police Department reviews 53 and approves management plans for live entertainment 54 • Barbeques and other like operations at concerts in the park would likely fall under the 'Special 55 Events' category where vendors are subject to the rules that regulate this type of operation. MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 2 1 Commissioner Christensen: 2 • Referred to City code section 9173.3, Live Entertainment, and asked about the advantage to 3 adding to section A, `Live entertainment shall end at 11:00 p.m. and limited to twice weekly,' as it 4 relates to those business owners that paid the cost of going through the use permit process to 5 allow for live entertainment. 6 7 Principal Planner Thompson: 8 • Does not know if the added language is necessarily an advantage or disadvantage to those 9 businesses that have an existing use permit for live entertainment per se but does pertain to 10 potential noise impacts to the neighborhood. It is really the only limitation that was not part of the 11 regulations for live entertainment. There was some concern if a business wanted to have live 12 music seven days a week that this could be a problem/potential impact to the neighborhood and 13 this is the reason for the limitation to twice weekly. After review of existing use permits approved 14 for live music found they contained frequency of music limitation rules. Adding the language 15 provided consistency with the rules that allow for live music by right provided there is compliance 16 with the zoning code regulations in Code section 9173.3 and with the rules for existing use 17 permits for live entertainment. If an establishment wants to exceed the `twice weekly' rule, 18 approval of a use permit would be required. 19 20 PUBLIC HEARING OPENED: 6:12 p.m. 21 22 PUBLIC HEARING CLOSED: 6:12 p.m. 23 24 M/S Sanders/Hilliker to recommend City Council adopt the Initial Environmental Study and Negative 25 Declaration for the City of Ukiah Zoning Ordinance amendments providing specific site planning, 26 development and/or operational standards for the following uses: Community Gardens, Live 27 Entertainment, Outdoor Dining, Sidewalk Cafes, and Specialty Food and Beverage Sales and Tasting. 28 staff. Motion carried (4-0). 29 30 M/S Sanders/Christensen to recommend City Council approve Amendment to Zoning Ordinance text 31 providing specific site planning, development and/or operation standards for the following uses: 32 Community Gardens, Live Entertainment, Outdoor Dining, Sidewalk Cafes, and Specialty Food and 33 Beverage Sales and Tasting, as modified by staff and as discussed above. Motion carried (4-0). 34 35 9. 36 9B. Provide Direction/Input on the Proposed Public Art Policy. 37 38 Principal Planner Thompson gave a staff report and PowerPoint presentation: 39 • Requests the Commission review the proposed Public Art Policy and provide 40 comments/suggestions. 41 • This policy is similar to those found in other cities and provides for a procedure for artists seeking 42 to place artwork on public property in the City. 43 • The process requires a recommendation from the DRB and approval by Planning Commission 44 prior to the placement of art on public property. 45 • The DRB reviewed the draft Public Art Policy and provided minor comments that have been 46 incorporated into the draft document. 47 • The intent is to establish criteria for review of the proposed artwork including criteria for location 48 and site selection. 49 50 Commissioner Sanders: 51 • Referred to page 5 of the draft policy, VII. Indemnification, and inquired about the definition. 52 • What is the minimum insurance cost for the artist? 53 54 Commissioner Hilliker: 55 • Questions how to determine whether the artwork is suitable for the public. MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 3 1 • The `location'for the artwork would not likely be a problem. 2 • Is of the opinion art is a matter of personal preference and difficult to define as to what is 3 acceptable/quality as opposed to art that is not. 4 • The proposed public arts policy contains a lot of information and finds the document 'far 5 reaching.' While the document is a good start more time is necessary to look at whether or not 6 the document should become policy. 7 8 Commissioner Christensen: 9 • Art is very subjective so to try and set rules/standards what a person can or cannot consider as 10 art is difficult. 11 • While art should not be offensive this too is subjective. The question is how to make a `black and 12 white' determination about art. Do we have to set forth policy that is essentially black and white? 13 • Referred to the policy document and questioned the qualification that the artist must be a 14 professional.Why are we limiting artwork to only a professional?What is deemed as `professional 15 art?' Every artist who becomes a professional starts out as an amateur. What about an amateur 16 artist who wants to install artwork that would be exceptional/incredible in our town. 17 18 Principal Planner Thompson: 19 • The section concerning `Indemnification' of the draft Public Arts Policy basically indemnifies the 20 City from liability related to placement of the artwork and is specifically addressed on page 5 of 21 the policy document. 22 • The City requires a one million dollar liability, which is typical of anything in the public right-of- 23 way. Has no knowledge what the actual cost is to the artist. 24 • The DRB questioned the criteria related to `qualifications' and noted the initial language reads, 25 'Artist shall be selected based on their qualifications as demonstrated by past work and the 26 appropriateness of their concepts to the particular project.' The DRB recommended changing 27 'shall' to `may.' Also, concerning page 3 of the draft policy, section 2, Process for Review by 28 Appropriate Commission and Planning Commission, the DRB modified the language in this 29 section that formerly read, `The following criteria shall be used by the Appropriate Commissions 30 and Planning Commission when considering the selection of artwork for installation in public 31 places' to read `The following factors may be used by the DRB and Planning Commission when 32 considering the selection of artwork for installation in public places.' The aforementioned 33 language changes essentially'softens' some of the issues/questions that concern the definition of 34 art/artists. Changing the language from `shall' to `may' with regard to qualifications does not 35 limit/restrict whether the artist is a professional or amateur. 36 • Having a public art policy is a way for the City to have some checks and balances when it comes 37 to displaying public art and provides for some level of screening/filtering of applications. 38 39 Commissioner Christensen: 40 • Requested clarification changing the aforementioned language using the term `may' rather than 41 `shall' would mean if a particular artwork was proposed for public display it would come before the 42 DRB and Planning Commission for approval? 43 • Referred to page 6 of the draft policy, section VIII. Temporary Art, item 3. Location related to 44 installations and has knowledge of an artist that goes by the name Christo that does `whacky' art 45 such `wrapping a bridge,' etc., all of which could be considered temporary art. What if Christo 46 wanted to wrap the Mendocino County Courthouse? The point is as odd as this may be we would 47 not want to disallow this type of art before having the opportunity to look at the scope of the 48 project. 49 • Referred to page 6 of the draft policy, Temporary Art, line 12 that states, `The City encourages 50 the development of context-sensitive temporary public art installations within the Downtown,' and 51 asked what`context-sensitive temporary public arY means. 52 53 Principal Planner Thompson: 54 • The process is set up where the DRB will first review the project with a recommendation to the 55 Planning Commission. MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 4 1 • Related to the matter of art that may be odd/whacky the DRB had an opinion that an art policy 2 should not be limiting as to the kind of artwork that can be publicly displayed because such art 3 could be very`cool' and creative. 4 • The draft policy provides for guidelines having strategies/standards that address how art for 5 public display should be considered unlike the zoning code regulations that are precise and easy 6 to quantify, such as building setback requirements. While the public art guidelines provide for 7 some criteria the DRB and Planning Commission have a lot of latitude and discretion in their 8 review of artwork for public installation. 9 • The intent of the guidelines is not to discourage and/or placate to a particular style of art. 10 • Deferred discussion regarding definition of `context-sensitive temporary public art' to the public 11 hearing. 12 13 Chair Whetzel: 14 • On behalf of Commissioner Watts asked if any examples of approved public art displayed in 15 other communities would be considered acceptable art in Ukiah. 16 17 Assistant Planner Johnson: 18 • The intent of the art examples was to show a variety of different artwork and how they look in 19 other communities. 20 21 Chair Whetzel: 22 • Using the criteria and art examples does Ukiah have any artwork that would apply? 23 • It would be nice to have pictures of art from other communities that may work in Ukiah and apply 24 the criteria in the Public Art Policy. 25 26 It was noted the only artwork Ukiah has displayed is murals. 27 28 Principal Planner Thompson: 29 • The murals Ukiah has are on private property and Planning Commission approval was required. 30 • Referred to the art examples of public art displayed in the region and talked about the public art 31 displayed in Gyserville. 32 33 PUBLIC HEARING OPENED: 6:30 p.m. 34 35 Principal Planner Thompson: 36 • Asked if Senior Management Analyst Riley has knowledge what a million dollar liability insurance 37 policy costs. 38 39 Senior Management Analyst Riley: 40 • Has no knowledge what a million dollar liability insurance policy costs. Typically, an artist would 41 have a sponsoring organization or the like. Most non-profit organizations or businesses in general 42 carry a one to two million dollar liability insurance policy and this is a standard business practice. 43 We would not, for example, expect an individual artist/non-professional artist per se to have that 44 type of coverage. The hope is that there would be a sponsoring organization to assist an artist. 45 46 Commissioner Sanders: 47 • Asked if the aforementioned information relative to `Indemnification' on page 5 of the Public Arts 48 Policy is clear as it relates to an individual artist. . 49 50 Principal Planner Thompson: 51 • The Public Arts Policy does not go into specific detail about insurance liability coverage for 52 individual artists. Could include this information on the application form. 53 • According to the City Risk Management, an artist or artist sponsor would be required to provide 54 one million dollar insurance coverage and depending upon the type of art, the coverage could be 55 more or less and/or what the City feels is adequate coverage. MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 5 1 Commissioner Sanders: 2 • Is of the opinion including insurance liability information on the application to display art publicly is 3 important. 4 5 Laura Fogg: 6 • Is a local artist and affiliated with the Arts Center in Ukiah as a board member and also serves on 7 the design committee for the Ukiah Main Street Program. 8 • Highly supports approval of the Public Arts Policy and thanked staff for rewriting the document to 9 fit the needs of Ukiah. 10 • Important the process of approving art for public installation will be streamlined. Is pleased the 11 multiple levels of review that were in the original draft policy document were eliminated such that 12 there is one design review committee. 13 • Would like to see representation from the local art community participating or serving on the DRB 14 primarily because of their art expertise. 15 • Members of the local art community have provided input in the redrafting of the Public Art Policy. 16 • Referred to examples of public art in other communities and is of the opinion Mendocino County 17 has the opportunity to have a lot of public art installed. Understands Mendocino County has more 18 artists per capita than any county in the country. 19 • It is time to start thinking about art projects in Ukiah. 20 21 Alyssum Wier, Executive Director of the Arts Council of Mendocino County: 22 • Is pleased the City is considering adoption of a Public Art Policy. 23 • As the momentum for public art moves our way, people are going to expect this in Ukiah. 24 • Public art encourages tourism. Ukiah has a strong identity that can be communicated artistically. 25 • Art expression is something that can be talked about and be creative with. Public art is about 26 creating conversations. 27 • Having a Public Art Policy in place will likely provide opportunities to install public art where in the 28 past such opportunities have come up but no action could be taken. 29 • The Arts Council of Mendocino County is available for assistance anytime there is a need to 30 partner on an art opportunity/issue. 31 32 Principal Planner Thompson: 33 • The DRB talked about the most appropriate approach for evaluating artwork: 34 ■ The DRB would review perspective artwork with a recommendation to the Planning 35 Commission. 36 ■ One or some of the DRB is an art professional. 37 ■ The DRB evaluates the artwork having the artist present together with any other 38 sponsoring artist(s). 39 • It became apparent with the bi-laws and operating procedures of the DRB that the best approach 40 would be for the DRB to review the artwork and make a recommendation to City Council having 41 the artist present to introduce the project together with any other artist(s) desiring to be present to 42 participate in the discussion. 43 44 Assistant Planner Johnson: 45 • The proposed public artwork is to be viewed by the community so the people viewing the art may 46 not be professional artists or have an eye for art so we have to be objective and careful not to 47 bring in artists to only make decisions on public art projects because they have an eye for art 48 whereas the overall community does not. The intent is for the artwork installed to be enjoyable. 49 50 Senior Management Analyst Riley: 51 • Definition of `context-sensitive temporary public art.' refers to/is collated with the environment 52 pertinent to landscaping/architecture as to where the artwork should be placed in connection with 53 the rural surroundings and not so much about the political aspect. 54 55 Laura Fogg: MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 6 1 • Related to the timing of adopting a public arts policy, the art community is hoping this policy will 2 move forward expeditiously. Without a policy nothing can be approved. 3 • Having a policy provides for an opportunity for people to seek grants and/or funding of various 4 kinds for art projects. 5 6 Chair Whetzel: 7 • Has the art community/organizations reviewed the draft policy and asked if changes are proposed 8 for consideration other than having artist(s) present during DRB evaluation of artwork. 9 10 Laura Fogg: 11 • Supports the concept of having artist(s) present during DRB evaluation of artwork. 12 • Supports adoption of the Public Art Policy, as rewritten for Ukiah. With regard to the policy, the art 13 community consolidated `temporary art' with `permanent art' but sees they are separate subjects 14 in the draft document. 15 16 Rick Hansen, Executive Director of Ukiah Main Street Program: 17 • Acknowledged the Ukiah Main Street Program has a design committee of which Laura Fogg is a 18 member. This committee has been instrumental in bringing the matter of establishing a public art 19 policy to the forefront. As was mentioned above, consideration for establishing a public art policy 20 became important when a local artist was doing chalk drawings on sidewalks in the Downtown. 21 There was then a debate about the need for a governing mechanism concerning public art. 22 • Supports adoption of the Public Art Policy. 23 24 Commissioner Sanders: 25 • Related to the public art examples for Sebastopol and Healdsburg do these municipalities have 26 their own arts commission? 27 • Is there a current vacancy on the DRB? If an artist wanted to be a part of the DRB, could he/she 28 apply? 29 30 Principal Planner Thompson: 31 • Has no knowledge about Sebastopol, but Healdsburg does not have an art commission while 32 Santa Rosa does. 33 • The matter of having an arts commission was discussed with the DRB and one of the concerns 34 about having such a committee is that it does not meet regularly making it difficult to maintain and 35 monitor. 36 • Is of the opinion the DRB is the closest fit we have for the job of evaluating artwork. 37 • Understands the City of Sebastopol uses their DRB to evaluate artwork. 38 • Confirmed there is a vacancy on the DRB. If an artist wanted to serve on the DRB this person 39 would have to contact Councilmember Crane because he is the councilmember responsible for 40 selecting a person for this particular seat on the Board. 41 • If having an art committee is not something we can do right now, it is something that could be 42 considered in the future. 43 44 There was Commission/staff discussion about the review process. 45 46 Commissioner Christensen: 47 • If there was a seat on the DRB earmarked for an artist and if each Councilmember appoints the 48 individual members this could cumbersome. 49 50 Principal Planner Thompson: 51 • Supports allowing the DRB review art projects for the interim but if there is interest later on about 52 having a separate art committee that would review art projects this could be a consideration. 53 54 Chair Whetzel: 55 • If we do get an art project is it possible to formulate an Ad Hoc committee? MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 7 1 Principal Planner Thompson: 2 • For expedience reasons the DRB meets regularly and is of the opinion the Board would be very 3 conscientious/reasonable about evaluating a particular project. People from the art community 4 can participate in the discussion. 5 6 PUBLIC HEARING CLOSED: 6:55 p.m. 7 8 The Planning Commission made no changes to the Public Art Policy and supports adoption by City 9 Council. 10 11 M/S Sanders/Hilliker to recommend City Council adopt the Public Art Policy, as presented. Motion 12 carried (4-0). 13 14 10. PLANNING DIRECTOR'S REPORT 15 Principal Planner Thompson: 16 • City Council recently approved 'modesY fee increases for the Planning and Building Departments. 17 • City Council also adopted the City of Ukiah Housing Element. 18 • It is likely the next regular Planning Commission meeting of June 24th will be cancelled. Staff will 19 advise the Commission accordingly. 20 21 11. PLANNING COMMISSIONERS' REPORT 22 Commissioner Hilliker: 23 • Talked about his recent visits to art exhibits and found them to be impressive. 24 25 Commissioner Sanders: 26 • Sees the PEP Senior Housing project is moving along and is fully involved in excavation. Is 27 pleased to have knowledge the sidewalk will go behind the large Oak Tree on Cleveland Lane. 28 Her concern and that of the Tree Advisory Group (TAG) and Museum is the fate of the three 29 Dogwood trees that are located near the gate on the Museum property. It may be the meandering 30 walkway will conflict with these trees and asked if these trees are slated for removal. 31 32 Chair Whetzel: 33 • Has a brochure from the California League of Cities concerning an upcoming planning 34 conference. He has attended this conference before and finds the conference very informative. 35 Asked if the City Planning Department has budgeted money for Planning Commission education. 36 37 Principal Planner Thompson: 38 • There is a list of trees that will be removed for the project. Will provide the list to Commissioner 39 Sanders. 40 • Money budgeted for Planning Commission education is being worked on. 41 42 12. ADJOURNMENT 43 There being no further business, the meeting adjourned at 7:38 p.m. 44 45 46 Cathy Elawadly, Recording Secretary 47 48 MINUTES OF THE PLANNING COMMISSION June 8, 2016 Page 8 1 ITEM NO. 9A 2 Community Development and Planning Department L7lty O� uGs� 300 Seminary Avenue ti Ukiah, CA 95482 plannin�@cityofukiah.com (707)463-6203 3 4 DATE: AUGUST 10, 2016 5 6 TO: Planning Commission 7 8 FROM: Michelle Johnson,Assistant Planner 9 10 SUBJECT: Request for approval of a Major Site Development Permit for the addition to an existing 11 commercial building to allow a group fitness studio, associated office space, equipment 12 room,and parking lot at 510 South State Street; APN 003-031-41. 13 File No.: 1944 SDP-PC 14 15 16 17 RECOMMENDATION 18 19 Staff recommends that the Planning Commission approve this request for a major site development 20 permit based on the draft findings and subject to the draft conditions of approval (see attachments 1 & 21 2). 22 23 PROJECT DESCRIPTION 24 25 An application has been received from Ferdinand Thieriot on behalf of CrossFit Firefly requesting Planning 26 Commission approval of a Major Site Development Permit for the addition of 5,750 square feet to an 27 existing 4,197 square foot building located at 510 South State Street,APN 002-272-03. The addition would 28 be used as a group fitness studio, office space, lockers, storage and additional training space. The 29 proposed project includes: 30 31 • Total building area of 9,947 square feet for office space, lockers, storage and training space; 32 • new cement plaster exterior fa�ade, new powder coated metal doors and windows, upward 33 folding door westward facing; 34 • 9 parking spaces; 35 • new landscaping that includes four new planting strips with approximately 235 square feet of live 36 landscaping,two new street trees, and four new parking lot trees; 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. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 1 1 SETTING 2 3 4 5 The proposed Firefly CrossFit Facility is located on the west side of South State Street adjacent to Bank of 6 America in the prior"Classy Salon"business location.The parcel is developed with a building with State 7 Street Frontage, a g r a v e I parking lot with street access from School Street, five existing deciduous 8 trees on the adjacent property to the south, and no landscaping or trees on the east, north, or west 9 property lines. There is an existing illuminated wall sign that will be removed and replaced with three wall 10 mounted signs on the State and School Street frontages. 11 12 STAFF ANALYSIS 13 14 General Plan Consistency. The General Plan land use designation of the parcel is"C" (Commercial). This 15 land use designation identifies lands where commercial uses may locate. Table 1 below identifies a 16 number of applicable General Plan Goals and Policies that pertain to the proposed project. 17 Table 1: General Plan Analysis Applicable General Plan Goal and Policies Staff Analysis Goal GP-2:Promote business development,emphasizing local CrossFit is an increasingly popular unique alternative to ownership of businesses in order to keep capital and growth traditional group fitness facilities. The proposed business within the community. would promote local ownership and keep capital and growth flowing in the community.The proposed project is consistent with this Goal. Policy GP-2.3: Identify those characteristics that support local The proposed project would create a safe and enjoyable businesses, and take the steps necessary to maintain and fitness alternative in an existing vacant commercial building. enhance such characteristics over time. The project is consistent with this Policy. Policy CT-7.1:Treat pedestrian access as an integrated part of The proposed project is located within walking distance to all road improvements within the city and within urbanized public transit; residence; shops, and services in the development areas of the County. Downtown. The applicant is proposing to add an additional seven feet of sidewalk to the existing five foot sidewalks for a total of twelve foot sidewalks to increase pedestrian safety and walkability. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 2 Policy CT-13.1: Utilize landscaping and other amenities to The proposed project will include the addition of two new improve the appearance and traffic patterns of onsite parking street trees, four new parking lot trees, and four new facilities. landscaping planters with approximately 235 square feet of live landscaping. Goal CD-7:Improve the appearance of area gateways. The existing building is vacant and run down. The project includes the modification to an existing structure that will provide new cement plaster finish,powder coated doors and windows,internally illuminated graphic letter signage set into the fa4ade on the School Street facade, metal letters flush with the surface and small blade signage on the State Street fa�ade, six new trees,approximately 235 square feet of new landscaping, and sidewalk improvements that demonstrate character and creativity that will enhance the design of the existing building. The project has been reviewed by the City Design Review Board on July 14,2016, and was unanimously supported(3-0). Goal CD-9: Improve and Enhance the appearance of In addition to the new landscaping mentioned above the Downtown Ukiah. proposed project will add new dimension to the existing building, a paved parking lot, paint, windows, doors, and signage. 1 2 Ukiah Airport Master Plan.This project site is located in the C(Common Traffic Pattern) zone. This zone 3 allows commercial uses of a density of up to 150 persons per acre. The total parcel size for the proposed 4 project is .27 acres which has a maximum density of 41 people (.27 X 150).The proposed project includes 5 15 members and two employees for a total of 17 people which does not exceed the maximum density of 6 41 people. Allowed uses include intensive retail, intensive food processing, and intensive manufacturing 7 uses. 8 9 Zoning Consistency. The subject property is located within the boundaries of the C-1 (Community 10 Commercial) Zoning District. The purpose of the district is to provide for a variety of commercial serving 11 land uses.This zone is consistent with the"C" (Commercial) land use designation of the City General Plan. 12 �3 �� . 14 � 15 � 16 �� 17 ��•• 10 ' i 19 � � 20 21 ��, 22 23 � 24 �'�� 25 �� 26 27 28 29 30 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 3 1 The property is surrounded by the following use: 2 North: Master Cleaners (Dry Cleaners) zoned ( C-1) Community Commercial; Economy Inn zoned (GU) General Urban; South: Professional offices, Personal Services and retail zoned (C-1) Community Commercial; East: Bank of America, Moirs Pool Supply Store, residence and other retail zoned (C-1) Community Commercial; and West: Professional offices, and residential uses zoned (C-1) Community Commercial. 3 4 Table 2 below includes the applicable zoning requirements for the Project along with staff analysis. 5 Table 2: Zoning Analysis C-1(Community Commercial)Zoning District Staff Analysis Requirements Use Personal improvement and personal service The proposed project Crossfit Firefly is identified as a establishments are allowed in the Community Personal Improvement Service-health and fitness Commercial (C-1)Zoning District. Per Z.O.Section 9081 studio;therefore, is an allowed use. Development Standards The maximum height of any building in a community The height of the proposed accessory structure is 20'on commercial (C-1) district shall be fifty feet (SO'). Per the State Street East elevation,and 24'4"on the School Z.O.Section 9083 Street West elevation which is below 50 feet the maximum height requirement(see attachment 5,State Street Fa�ade and School5treet Facade). No minimum building site area except for residential The proposed project is commercial: therefore, has no development. Per Z.O.Section 9084 required site area. The front setback line shall be a minimum of five feet The proposed front entrance will be located on school (5')measured from the street right-of-way line fronting street and has a 62.5 feet setback from the street right- such lot. On corner lots, a ten foot(10')vision triangle of-way;therefore, is consistent with the required front may be required for traffic safety. Per Z.O. Section minimum setback of 5 feet. 9085(a) Rear and side yards: None required except where the The proposed project does not abut an R1, R2, or R3 rear or side of a lot abuts on an R 1, R 2,or R 3 district, district;therefore, has no required setback. in which case such rear or side yard shall be that of the adjoining zone. Per Z.O.Section 9085(c) Parking Personal Improvement Facilities require one First Floor 123'X 57' 7,072 sq.ft. parking space for each three hundred fifty(350)square feet of gross leasable floor area. Per Z.O. Section Second Floor 49'X 58' 2,875 sq.ft. 9086(b) Building TOTAL 9,947 sq.ft. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 4 The total gross leasable floor area for the proposed project Crossfit Firefly is 9,947 square feet (see attachment 5;Second Floor PIanJ. Based on a required one parking space per 350 square feet 28 spaces are required. The applicant is proposing a bike rack for 10 bicycles to be located within the building which will allow for a reduction in parking by two spaces; leaving a required total of 26 parking spaces. Zoning Code allows for relief from parking requirements in the(C-1)zoning district through the discretionary review process provided there is unique circumstance that will result in a demand for less parking. Staff supports the applicants request for a parking reduction based on the following circumstances: 1. Crossfit Model-Unlike a traditional fitness center that is open to members anytime during the regular hours of operation,the Crossfit model required members to participate in class instruction.Classes are a maximum of 15 participants with start times spread throughout the day.The facility does offer an "open gym"time to allow limited one-on-one instruction throughout the day but not during scheduled class times.The number participants in the open gym time is not anticipated to exceed 15(see attachment 3, Project Description&Schedule of ClassesJ. 2. Proximity to street parking-The project site is within a two block radius of on-street parking along Main Street,State Street,School Street, Oak Street,Clay Street and Seminary Avenue. There are also a minimum of 75 off street parking spaces provided for public parking. (see attachment 4, On-Off Street Parking Google Map). 3. Enhanced Pedestrian Improvements-The applicant is installing a 12'wide sidewalk along the School Street frontage of the site. The 12'foot sidewalk matches the width of the sidewalk both to the north and south of the project along School Street. The installation of a widened sidewalk(a condition of approval)caused the applicant to redesign the parking lot losing two spaces. The project will also include two tree wells on 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 5 School Street for Chinese Pistache.The proposed trees are consistent with the existing trees on School Street expanding the street tree canopy farther down School street toward Mill Street. 4. Landscaping-In addition to two street trees the applicant is proposing four landscaping planters to include four shade trees and approximately 235 square feet of live landscaping. Exemption from Off-Street Parking A parking space 5. Bike Parking-The applicant is proposing to exemption may be granted to projects involving new install the maximum number of bike parking construction at a rate of one vehicle space for every spaces(10 spaces);they will be located five(5)bicycle spaces provided.This exemption shall indoors. not exceed two(2)vehicle parking spaces per parcel. A bicycle parking space is a designated area with a facility designed for the parking and securing of bicycles. Per Z.O.Section 9199(B)(1) Bicycle Parking Bicycle Parking: Safe bicycle parking Based on 28 required vehicles parking spaces, three facilities shall be provided in all commercial bike parking spaces are required. The applicant is developments, where it is determined that the use proposing bike parking for 10 bicycles to be located would attract bicyclists.The number of bicycle parking near the entrance within the building (see attachment spaces required shall be not less than ten percent 5;First Floor Plan). (10%)of the number of required off street automobile parking spaces. Such safe bicycle parking shall be With the proposed 10 bicycle parking; a parking located convenient to the entrance(s)to the use. reduction of two parking spaces will be granted to the Per Z.O.Section 9086(e) applicant(see parking requirement above). Landscaping All development projects in (C-1) Community Commercial zone requiring discretionary review shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project. Per Z.O.Section 9087(d) All proposed landscaping plans shall comply with the following standards: a. Landscaping shall be proportional to the building The proposed landscaping includes two new street elevations. trees (Pistacia Chinesis), four shade trees and four planting strips with Chamomile,Thyme and White Sage the combination is proportional to the building (see attachment 5;Landscaping PlansJ. b. Landscape plantings shall be those which grow well The proposed landscape plants were chosen because of in Ukiah's climate without extensive irrigation. Native the resilience to hot weather and ability to grow well species are strongly encouraged. without a lot of water. c. All landscape plantings shall be of sufficient size, The proposed landscape plantings were reviewed and health and intensity so that a viable and mature approved by the Design Review Board on July 14,2016. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 6 appearance can be attained in a reasonably short amount of time. d. Deciduous trees shall constitute the majority of the The trees proposed are found on the recommended trees proposed along the south and west building tree list and will not inhibit solar access. The trees will exposures; nondeciduous street species shall be be planted in the parking lot and along the street on the restricted to areas that do not inhibit solar access. west side of the building adding additional protection from sun exposure. e. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four(4)parking The proposed parking lot will have nine parking stalls stalls within a continuous linear planting strip, rather and therefore, is not required to have trees placed than individual planting wells, unless clearly infeasible. every four parking stalls or provide 50% shade Parking lot trees shall primarily be deciduous species, coverage. However, the applicant is proposing to and shall be designed to provide a tree canopy provide linear planting strips every two parking stalls coverage of fifty percent (50%) over all paved areas and will exceed the 50%shade coverage over a 15-year within ten(10)years of planting.Based upon the design period with the proposed two streets and four parking of the parking lot, a reduced number of trees may be lot trees. The added trees and landscaping will approved through the discretionary review process. contribute to reducing the heat in the summer within the proposed building in addition to reducing heat generated from the parking lot. The additional landscaping will positively contribute to the design of the building and aesthetics of the parking lot. f. Parking lots shall have a perimeter planting strip with There is an existing planting strip on the south property both trees and shrubs. line with five 40-foot-high trees on the adjacent property. g. Parking lots with twelve (12) or more parking stalls The proposed parking lot has a total of nine parking shall have defined pedestrian sidewalks or marked stalls therefore is not required to provide defined pedestrian facilities within landscaped areas and/or pedestrian sidewalks or marked pedestrian facilities. separated from automobile travel lanes. Based upon the design of the parking lot and the use that it is serving, relief from this requirement may be approved through the discretionary review process. h.Street trees may be placed on the property proposed The proposed location for the street trees is within two for development instead of within the public right of tree wells within the sidewalk along School Street and way if the location is approved by the city engineer, has been approved by the Department of Publics based upon safety and maintenance factors. Works. The location for the trees was encouraged by the department of Public Works to provide continuity and continuation of the existing street scape on School Street from the Downtown area and to provide an additional barrier of safety for pedestrians. i. All new developments shall include a landscaping The proposed project is a modification to an existing coverage of twenty percent (20%) of the gross area of building; not a "new development";therefore, it is not the parcel, unless because of the small size of a parcel, required to provide 20% landscaping coverage. such coverage would be unreasonable. A minimum of However, in an attempt to provide an inviting positive fifty percent (50%) of the landscaped area shall be experience both inside and out for its client; and dedicated to live plantings. improve the appearance of the existing street scape and downtown area, the applicant is proposing to 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 7 provide a total of six new trees and 235 square feet of live landscaping. j. Landscaping plans shall include an automatic An automatic irrigation system is not currently shown irrigation system and lighting plan. on the site plan; however, a condition of approval has been added. The proposed project does not currently include a lighting plan;however,a condition of approval has been requiring that all exterior lighting fixtures shall be low wattage and recognized by and consistent with the fixtures endorsed by the International Dark Sky Association. The exterior lighting fixtures shall also be hooded and downcast and shall not glare onto adjacent properties,streets or up towards the night sky. k. All required landscaping for commercial A standard condition of approval has been added development projects shall be adequately maintained requiring all landscaping will be adequately maintained in a viable condition. in a viable condition. I.The planning director,zoning administrator,planning commission, or city council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project. E. No fence shall be constructed over three feet (3') There are no proposed fences at this time. in height in any required front yard setback area. 1 2 Staff is able to conclude that the proposed project is consistent with the C-1 Zoning standards except for 3 the parking requirement. However,as noted above,the Planning Commission has the authority to modify 4 the required elements of a parking plan based on the following Section 9086;Article 7 of the Zoning Code 5 "Relief from the parking requirements in the C-1 zoning district may be approved through the 6 discretionary review process, provided a finding is made that there is a unique circumstance associated 7 with the use or property that results in a demand for less parking than normally expected." In this case, 8 the unique circumstances associated with the proposed Crossfit facility results in a demand for less 9 parking than would normally be expected.The Crossfit facility would normally require one space per 350 10 square feet. The Crossfit facility is 9,947 square feet and would require 28 on-site parking spaces;26 with 11 the two space reduction for 10 bicycle parking spaces. The proposed project will provide nine parking 12 spaces. 13 14 This reduced number of parking spaces is adequate for the proposed use due to the following unique 15 circumstances: 16 17 1. The parking required by the Crossfit facility will occur when the on-street parking demand for the 18 surrounding businesses is at its lowest level. The time of use for the Crossfit facility is Monday - 19 Thursday 6:00 a.m to 7:00 p.m. and Friday 6:00 a.m to 3:00 p.m. with heaviest use anticipated 20 outside of regular business hours. Monday-Thursday three of six daily classes occur outside of 21 busiest times for surrounding uses from 6:00 a.m. to 10:00 a.m. and after 6:00 p.m. During the 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 8 1 day, from 2:00-4:00 p.m. Crossfit offers an "open gym" session which is limited to one-on-one 2 instruction. 3 4 2. The Crossfit business model is different from an open gym in that patrons participate in guided 5 classes only with a maximum size of 15 people per class, one class at a time.Whereby limiting the 6 number of people in the facility at any given time. 7 8 3. The need for on-site parking to serve the Crossfit Facility is further reduced because there is ample 9 street parking located along Main, Street, State Street, School Street, Seminary Avenue, Clay 10 Street and Mill Street to serve both the Crossfit facility and surrounding businesses. 11 12 4. Mendocino County Transit Route 9 runs directly in front of the proposed business with a transit 13 stop within .25 miles. 14 15 Site Development Permit. The Ukiah City Code requires approval of a Site Development Permit to build 16 structures in the C-1 zoning district. The findings required for approval of a Site Development Permit 17 along with staff analysis is included in Table 3 below. 18 19 Table 3: Site Development Permit Analysis Standards Staff Analysis The proposed project is consistent the goals and See Table 1 above. policies of the City General Plan. The proposed project is consistent with the provisions See Table 2 above. of the City Zoning Code. The location,size,and intensity of the proposed project The Department of Public Works has reviewed the will not create a hazardous or inconvenient vehicular or proposal and supports the project. They have found pedestrian traffic pattern. the proposed project would not create a hazard for pedestrians or motorists. With the addition of the seven feet to the existing five feet wide sidewalk on School Street; pedestrian traffic will become safer as a result of wider sidewalks and street trees as a buffer. The accessibility of off-street parking areas and the The proposed project is located in the Downtown with relation of parking areas with respect to traffic on a significant amount of accessible off-street parking. adjacent streets will not create a hazardous or The proposed project will include a maximum of 15 inconvenient condition to adjacent or surrounding clients and two employees on premise at any given uses. time. With the proposed nine parking spaces and 10 bicycle parking spaces staff does not believe the project will create a hazardous or inconvenient condition to adjacent or surrounding uses. Sufficient landscaped areas have been reserved for The proposed project was reviewed and unanimously purposes of separating or screening the proposed supported by the Design Review Board at the July 14, structure(s)from the street and adjoining building sites, 2016 meeting. The proposed project will add six new and breaking up and screening large expanses of paved trees to the existing five trees and approximately 235 areas. square feet of live landscaping that will provide additional screening and break up the proposed paved area for required parking. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 9 The proposed project will not restrict or cut out light The proposed project includes a modification to an and air on the property, or on the property in the existing building with a total building height of 24 feet, neighborhood; nor will it hinder the development or which is consistent with the maximum height use of buildings in the neighborhood, or impair the requirement. The additional 5,750 square feet of value thereof. building area, new landscaping and parking lot would not restrict or cut out light and air on the property, or on the property in the neighborhood; nor will it hinder the development or use of buildings in the neighborhood,or impair the value thereof. The improvement of any commercial or industrial The proposed project is adjacent to (C-1) Community structure will not have a substantial detrimental impact Commercial Zoning; therefore, the improvements to on the character or value of an adjacent residential the commercial structure will not have a substantial zoning district. detrimental impact on the character or value of any residential zoning district. The proposed development will not excessively The proposed project would not require the removal damage or destroy natural features, including trees, and any trees or shrubs; there are no creeks and the shrubs,creeks,and the natural grade of the site. natural grade of the site would not be damaged or destroyed. There is sufficient variety,creativity,and articulation to The project includes the modification to an existing the architecture and design of the structure(s) and structure that will provide new cement plaster finish, grounds to avoid monotony and/or a box-like powder coated doors and windows, internally uninteresting external appearance. illuminated graphics letter signage set into the fa�ade on the school street facade,metal letters flush with the surface and small blade signage on the State Street fa�ade, six new trees, approximately 235 square feet of new landscaping, and sidewalk improvements that demonstrate character and creativity that will enhance the design of the existing building. It has been reviewed by the City Design Review Board on July 14, 2016,and was unanimously supported (3-0). 1 2 Staff is able to conclude that the project complies with the City Code standards for a Site Development 3 Permit. 4 5 Design Review Board Review and Recommendations: On July 14, 2016 the City Design Review Board 6 reviewed the proposed project and unanimously concluded the design of the proposed project would be 7 an improvement to the existing structure, adds character to the street frontage and was compatible with 8 the surrounding built environment (see attachment 8; DRB Minutes dated July 14, 2016).The DRB voted 9 3-0 to support the project and recommend its approval based on the following recommendations: 10 11 • Applicants can make the determination what sidewalk presence would be appropriate particularly 12 in relationship to the fa�ade and signage on the building as well as the size/scale of the building. 13 • While not proposing a change to the proposed landscaping the Chinese Pistache is an acceptable 14 tree species but a substitute species could be a consideration from the City's recommended tree 15 list as approved with discretion by the Planning Department. 16 • Allow for some latitude regarding the proposed color palate for the building should a change be 17 necessary. 18 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 10 1 Sign Ordinance:The project includes signage as shown in the Project Plans(see attachment5;State Street 2 Fa�ade, School5treet Facade, and Blade Sign on East Elevation). 3 Internally Illuminated Graphics&Letters Set into Facade (School Street Facade) 45 sq.ft. Metal Letters Flush W/Surface(State Street Facade) 45 sq.ft. Blade Sign 19 sq.ft. Total Sign Area 109 sq.ft. 4 5 Based on the parcel frontage on State Street (60 feet) and parcel frontage on School Street (60 feet) 6 (60*1.5=90) (90+90=180) 180 square feet of sign area would be allowed. 7 8 Such signage must comply with the Ukiah City Code and would be subject to the review and approval of 9 a sign permit. 10 11 Comments from Reviewing Departments. City Departments submitted the following comments 12 regarding the project. 13 Table 4: City Department Comments Received Electric Utility The Electric utility supports the project and did not recommend any special conditions of approval. Police Department The Police Department supports the supports the project with recommendations (see attachment 6,• Department CommentsJ. Public Works The public Works Department supports the project with recommendations(see attachment 6;Department Comments). Building Official The Building Official supports the project and only had standard comments and requirements that have been included as recommended conditions of approval. Fire Department The Fire Department supports the project and comments and requirements that have been included as recommended conditions of approval (see attachment 6; Department Comments). 14 15 ENVIRONMENTAL REVIEW 16 17 The proposed project is exempt from the provisions of the California Environmental Quality Act (CEQA) 18 pursuant to Section 15303 Class 3 (c), New Construction and Conversion of Small Structures,which allows 19 structures up to 10,000 square feet to be converted from one use to another in urbanized areas when the 20 use does not involve significant amounts of hazardous materials, where all necessary public services and 21 facilities are available, and the surrounding area is not environmentally sensitive based on the following. 22 23 ■ The total building square footage is 9,947 square feet. 24 ■ The business does not use large amounts of hazardous materials. 25 ■ The site is developed with an existing building, public utilities and services already are available 26 at the site and no expansion of the existing buildings are proposed as part of the project. 27 28 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 11 1 PUBLIC NOTICE 2 3 A notice of public hearing was provided in the following manner: 4 5 ■ posted in three (3) places on the Project site on July 20, 2016; 6 ■ mailed to property owners within 300 feet of the project site on July 20, 2016; and 7 ■ published in the Ukiah Daily Journal on July 24, 2016. 8 9 As of the writing of this staff report,three correspondences have been received in support of the project 10 (see attachment 7, Public Correspondence). 11 12 DECISION TIMELINE 13 14 The proposed project is subject to the requirements of the Permit Streamlining Act(PSA).The PSA requires 15 that a decision be made on the project within 60 days of the application being deemed complete. This 16 application was submitted to the Planning and Community Development Department on and was deemed 17 complete on July 29, 2016.As such, a decision must be made on the project no later than, September 27, 18 2016.The applicant may request a onetime extension of the decision timeline. 19 20 Attachments 21 22 1. Draft Use Permit Findings 23 2. Draft Conditions of Approval 24 3. Project Description, and Schedule 25 4. Google Map On-Off Street Parking, and Photos 26 5. Project Plans 27 6. Department Comments 28 7. Correspondence 29 8. DRB Minutes dated July 14, 2016 30 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 12 1 DRAFT FINDINGS 2 3 CROSSFIT FIREFLY DRAFT FINDINGS 4 MAJOR SITE DEVELOPMENT PERMIT 5 510 SOUTH STATE STREET 6 APN 003-031-41 7 FILE NO: MUNIS 1944 8 9 10 1. The Project, as conditioned, is consistent with the General Plan as described in the staff report, 11 including Table 1. 12 13 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in Table 2 14 of the staff report. 15 16 3. The Project, as conditioned, is consistent with the requirements for zone C(Common Traffic Pattern) 17 of Ukiah Municipal Airport Master Plan as described staff report and below: 18 19 A. Intensity of Development:The intensity of development of the site with the addition would 20 be similar to existing surrounding development. Many of the parcels in the area are 21 developed at close to 100% lot coverage with the building covering almost the entire parcel. 22 Other parcels in the area are developed with a building, onsite parking and a small amount 23 of landscaping similar to the proposed Project. 24 25 B. Allowed Uses:The intensity of the use is does not exceed other allowed uses within the "C" 26 designation including: intensive retail and manufacturing uses, and multi-family uses. 27 28 C. Maximum Density: Based on a .26 of acre a maximum of 41 people would be allowed on 29 the site at any one time.The project description includes one class of 15 people and 2 30 employee's maximum. 31 32 D. Open Land: Based on an 11,600 square foot(.26 acre) parcel and 9,947+/-square foot 33 building, approximately 85%of the parcel would be developed with building and structures, 34 leaving 15%as open land which meet the minimum requirement of 15% recommended 35 open land. 36 37 4. The location, size, and intensity of the proposed project will not create a hazardous or inconvenient 38 vehicular or pedestrian traffic pattern because the Department of Public Works has reviewed the 39 proposal and supports the project.The project proposes the widening of the sidewalk to 12' along 40 School Street,further enhancing pedestrian movement. 41 42 5. The accessibility of off-street parking areas and the relation of parking areas with respect to traffic on 43 adjacent streets will not create a hazardous or inconvenient condition to adjacent or surrounding uses 44 because the on-site parking, as well as the off-site parking has not created hazards in the past and 45 would not create hazards if the proposed project is approved. This is primarily due to the low volume 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 1 1 of traffic on School Street,which provides access to the Crossfit parking lot. 2 3 6. The proposed project includes a modification to an existing building with a total building height of 24 4 feet, which is consistent with the maximum height requirement.The additional 5,750 square feet of 5 building area, new landscaping and parking lot would not restrict or cut out light and air on the 6 property, or on the property in the neighborhood; nor will it hinder the development or use of 7 buildings in the neighborhood, or impair the value thereof. 8 9 7. The proposed project is adjacent to (C-1) Community Commercial Zoning; therefore, the 10 improvements to the commercial structure will not have a substantial detrimental impact on the 11 character or value of any residential zoning district. 12 13 8. The proposed development will not excessively damage or destroy natural features, including trees, 14 shrubs, creeks, and the natural grade because the site currently does not have natural features. The 15 proposal includes the addition of landscaped areas with street tree species as provided for on the 16 City's approved list. 17 18 9. There is sufficient variety, creativity, and articulation to the architecture and design of the structure 19 and grounds to avoid monotony and or a box-like uninteresting external appearance. The project 20 involves a two-story addition, a new fa�ade along both State and School Streets with a lively indoor/ 21 outdoor space along School Street. It has been reviewed by the City Design Review Board, who 22 unanimously found it to be a good fit for the block, and match the architecture of the neighborhood. 23 24 10. The proposed project is exempt from the provisions of CEQA pursuant to Section15301 Class 1 (e); 25 Additions to existing structures that do not exceed 10,000 square feet where all public services are 26 available and the project area is not environmentally sensitive. City staff has determined that all 27 public services are currently serving the site and are available to serve the site after the addition is 28 constructed. The site is characterized as infill with no significant plant or animal habitat value. 29 30 11. The Planning Commission has the authority to reduce the number of required parking spaces if the 31 finding can be made that an unusual circumstance is associated with the proposal that warrants a 32 reduction. 33 34 Unique circumstances associated with the proposed Crossfit facility results in a demand for less 35 parking than would normally be expected. The Crossfit facility would normally require 1 space per 36 350 square feet. The Crossfit facility is 9,918 square feet and would require 28 on-site parking spaces. 37 A two parking space reduction is granted given the 10 proposed bicycle parking spaces to be located 38 within the building. The proposed project will provide 9 parking spaces. This reduced number of 39 parking spaces is adequate for the proposed use due to the following unique circumstances: 40 41 • The parking required by the Crossfit facility will occur when the on-street parking demand for 42 the surrounding businesses is at its lowest level. The time of use for the Crossfit facility is 43 Monday -Thursday 6:00 a.m to 7:00 p.m. and Friday 6:00 a.m to 3:00 p.m. with heaviest use 44 anticipated outside of regular business hours. Monday-Thursday three of six daily classes occur 45 outside of busiest times for surrounding uses from 6:00 a.m. to 10:00 a.m. and after 6:00 p.m. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 2 1 During the day, from 2:00-4:00 p.m. Crossfit offers an "open gym" session which is limited to 2 one-on-one instruction. 3 4 • The Crossfit business model is different from an open gym in that patrons participate in guided 5 classes only, with a maximum size of 15 people per class one class at a time. Thereby limiting 6 the number of people in the facility at any given time. 7 8 • The need for on-site parking to serve the Crossfit Facility is further reduced because there is 9 ample street parking located along State Street,Seminary Avenue, and School Street to serve 10 both the Crossfit facility and surrounding businesses. 11 12 • Mendocino County Transit Route 9 runs directly in front of the proposed business with a 13 transit stop within .25 miles. 14 15 16 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 3 1 DRAFT CONDITIONS OF APPROVAL 2 3 CROSSFIT FIREFLY DRAFT CONDITIONS OF APPROVAL 4 MAJOR SITE DEVELOPMENT PERMIT 5 510 SOUTH STATE STREET 6 APN 003-031-41 7 FILE NO: MUNIS 1944 8 9 General 10 11 1. Approval is granted for the 5,750 square foot addition to an existing building located at 510 S. 12 State Street as described in the project description and associated materials submitted to the 13 Planning and Community Development Department and date stamped July 6, 2016 (description) 14 and August 3, 2016(revised plans). 15 16 2. Plans submitted for building permit shall be in substantial conformance with the plans 17 conditionally approved by the Planning Commission. 18 19 3. Signs require application for and approval of a Sign Permit from the Planning and Community 20 Development Department. 21 22 4. Construction hours 7:00 a.m. to 7:00 p.m. Monday through Friday. Saturday 9:00 a.m. to 4:00 23 p.m., unless specifically approved by the Public Works Director. Construction is prohibited on 24 Sundays and holidays recognized by the City of Ukiah, unless approved by the Public Works 25 Director. Interior construction is exempt from these hours provided that construction noise is not 26 audible at the project property lines. 27 28 5. On plans submitted for building permit these conditions of approval shall be included as notes on 29 the first sheet. 30 31 Standard City Conditions 32 33 1. This Site Development Permit can be revoked through the City's revocation process if the 34 approved project related to this Permit is not being conducted in compliance with these 35 stipulations and conditions of approval;or if the project is not established within two years of the 36 effective date of this approval; or if the established use for which the permit was granted has 37 ceased or has been suspended for 24 consecutive months. 38 39 2. This approval is not effective until the 10-day appeal period applicable to this Site Development 40 Permit has expired without the filing of a timely appeal. If a timely appeal is filed, the project is 41 subject to the outcome of the appeal and shall be revised as necessary to comply with any 42 modifications, conditions,or requirements that were imposed as part of the appeal. 43 44 3. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable 45 to this application and these conditions of approval have been paid in full. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 1 1 2 4. The property owner shall obtain and maintain any permit or approval required by law, regulation, 3 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as 4 applicable.All construction shall comply with all fire, building, electric, plumbing, occupancy, and 5 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved 6 and issued. 7 8 5. A copy of all conditions of this Site Development shall be provided to and be binding upon any 9 future purchaser,tenant, or other party of interest. 10 11 6. This approval is contingent upon agreement of the applicant and property owner and their agents, 12 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,officers, 13 attorneys, employees, boards and commissions from any claim, action or proceeding brought 14 against any of the foregoing individuals or entities, the purpose of which is to attack, set aside, 15 void or annul the approval ofthis application.This indemnification shall include, but not be limited 16 to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted by any 17 person or entity, including the applicant, arising out of or in connection with the City's action on 18 this application,whether or not there is concurrent passive or active negligence on the part of the 19 City. If, for any reason any portion of this indemnification agreement is held to be void or 20 unenforceable by a court of competent jurisdiction,the remainder of the agreement shall remain 21 in full force and effect. 22 23 7. Use of the facility shall not commence until all permits required for the approved use, including 24 but not limited to business license, building permit, or other have been applied for and 25 issued/finaled. 26 27 8. In addition to any other condition imposed,any construction shall comply with all building, 28 fire,electric,plumbing,occupancy,and structural laws, regulations and ordinances in effect at the 29 time the Building Permit is approved and issued. 30 31 Plannin�and Communitv Development 32 33 1. Prior to occupancy,the applicant shall install the proposed 10 bicycle parking spaces. 34 35 2. Any new exterior lighting shall be kept to a minimum to provide adequate security. All exterior 36 lighting fixtures shall be low wattage and recognized by and consistent with the fixtures endorsed 37 by the International Dark Sky Association. The exterior lighting fixtures shall be hooded and 38 downcast and shall not glare onto adjacent properties, streets or up towards the night sky. 39 40 3. The building with addition shall not exceed 9,947 sq.ft. 41 42 Fire Department Conditions 43 44 1. This project will be a great improvement to this area of our City.These improvements will require 45 a plan review by the Fire Marshal/Prevention Office. Items such as a fully automatic fire sprinkler 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 2 1 system, monitored alarms, knox box (lockable key box), and properly installed fire extinguishers 2 shall be addressed during the plan check portion of this project. 3 4 Public Works Comments 5 1. The right-of-way for School Street is 35 feet from the street centerline or approximately 12 feet 6 behind the face of curb. A seven-foot wide sidewalk shall be constructed adjacent to existing five- 7 foot wide sidewalk,with repairs to existing concrete as required. Parking improvements shall be 8 located on-site and not in the public right-of-way. 9 10 2. Two parking lot trees (Pistacia Chinensis) shall be located in the public sidewalk within 4'x6' tree 11 wells in accordance with City Standard Drawing No. 601. 12 13 3. If new plumbing fixtures are proposed, City of Ukiah sewer connection fees shall apply and be 14 paid at the time of building permit issuance. 15 16 4. The existing sewer lateral shall be tested in accordance with City of Ukiah Ordinance No. 1105 and 17 repaired or replaced if necessary prior to final inspection. 18 19 5. All work within the public right-of-way shall be performed by a licensed and properly insured 20 contractor. The contractor shall obtain an encroachment permit for work within this area or 21 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated 22 construction costs. 23 24 6. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other 25 alternative surfacing, subject to approval by the City Engineer. 26 27 7. An on-site drainage inlet in the parking area appears to connect to the City storm drain. Any 28 modification to the storm drain connection shall require an encroachment permit. 510 South State Street Major Site Development Permit File No.:1944 SDP-PC 3 r j Att��hmen�� yi � µ 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 do�vntown district. It is owned and operated by Ferdinand and Tracy Thieriot, residents of Ukiah with five generations 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 CrossFit as the foundation of our offerings �ve will expand on that training and put it to use in complimentary classes. As the business grows we �vill include offerings that cross the disciplines of dance, yoga and mobility, olympic lifting, gymnastics, circus arts and more. CrossFit FireFly will offer classes Monday through Friday �vith occasional clinics on the weekends. (Please see our attached starting schedule.) The business �vill be managed by its two owner operators and also provide employment for 1 to 2 administrative 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 �vork out and quickly discovered the �vorld 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 30+ years 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 blighted building in do�vnto�vn Ukiah. RECEIVED �!��. 2 9 Z016 CI'fY 41F UKIAH BUTLDiNG/PLnNNING DEPARTMENT � � 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 to�vard 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 ren�wed. The main entrance of the building will shift to School Street with secondary access from State St. The parking lot will be renewed with tree wells, better drainage, paved parking spaces, additional sidewalk and sidewalk t�ree wells. What is CrossFit? It is best said by the originators and CrossFit Head Quarters: "CrossFit is constantly varied functional movements perfortned at relatively high intensity. All CrossFit workouts are based on functional movements, and these movements reflect the best aspects of gymnastics, �veightlifting,running, rowing and more. These are the core movements of life. They move the largest loads the 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 fitness. The community that spontaneously arises �vhen people do these workouts together is a key component of why CrossFit is so effective, and it gave birth to a global network of CrossFit affiliates that number over 13,000. Harnessing the natural camaraderie, competition 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, general 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, making it the perfect application for any committed individual, regardless of experience. 'L�1'e scale load and intensity; we don't change the program. The needs of Olympic athletes and our grandparents differ by degree, not kind." - Crossfit.com There is no typical CrossFit gym - often referred to as `boxes'. The first boxes sprang up in garages, parking lots and any�vhere space could be found,each with its own unique style. From the beginning, the CrossFit movement 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 fitness goals. Keeping this in mind there are recommendations from the CrossFit community for the amount of square footage needed for each member. The synthesis of our research breaks down as follows: Great = 25U ft2 + /member Good = 200 ft2 /member Fair= 150 ft2 /member Poor= 100 ft� /member According to Ben Rudman and Geoff Eliason in their book "Muscle Up Startup", �vhich includes case studies from a number of CrossFit boxes and comparisons of ft2 /member in conventional gyms, a reasonable ft2/member/hour figure might lie some�vhere bet�veen 147.69 ft2 and 261.73 ft2. In his "Starting an Affiliate,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 �ve must keep in mind that the true correlation of ft2/member = safety. As succinctly stated by Box Life Magazine, "Speaking of safety, a typical CrossFit WOD (workout of the day) involves flailing limbs and falling �veights, so it is absolutely � fi. � 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 �vay 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 lim�ted 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." 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' ` � .,� � ` �1 r . i - a' - ' • • . �= � C .• ~� ` i � y r� • �' �� _ ♦+ * r �y� 31� . � � �.. 1 � ' e �� p � �� '� � ��,� �'��y� 5�r � �� . ,r�.—� .. _ _ �� .._. . ..�_... � . : � �� 'r � ��''� --�-- �� , �� s'��' -- � �� - _� � -�.- � � �� . � �,� ;,� f � �r --��- � �� , � -�-- �- � � `�? r4 � � + � �f � F� � � � _ ` r � ryy, N'' P 4• �` � � .r R� , � ,�ga. ':� i � J e ! ' t •� �' ' ! .-�:.. # f• � �. . . r �' , ' ' ' '• ' � �� - r � �4 �� r �F �`�` � - � � --- -- �� -- � � ` �.` � `�— � � a� �� .�,. _ � °� , � � �_ .-�' �, � '�� } � � � _ � � �� , ..._ - - . .��._� � � t� -..-:�.�.�._._�. ._.___. _ ,-.- __.w� :-- =��: � �.._.. _ e_ --. . . .. _,. ___a:� , �„� �___._..__�,-�. ��.. - � ...�,._ # �.=_ . __ _._._,�.-_�=�•w w-��:�---.- � _ ;_ �.._. _.._ . �-- � � ` - � -- - = vd� 1..�.r - j�. . .�se�:,--+.�-��-�-��ax,� . .L .�r-f S R' k � � �. � J ��iftachmeni �r'� City of Ukiah UKIAH FIRE DEPARTMENT PROJECT REVIEW COMMENTS PROJECT: Crossfit Firefly. APP NO.: Munis 1944 LOCATION: 510 South State St. DATE: 7-18-2016 REVIEWED BY: Kevin Jennings, Operations Division Chief/Fire Marshall. Fire Department Project Review Comments are best recommendations based Zrpon the information submitted, and do not constitute binding conditions or approval of any aspect of the project. Speciftc conditions, requirements and approvals are conducted only upon receipt of plans in conja�nction with an Application for Building Permit. Comments sarch as location of street na�mbers, door & exit signs,ftre extinguishers,frre lanes & no parking areas, electrical shut off access, seca�re lock box,fire alarms, smoke detectors and other routine requirements will be annotated when construction plans are reviewed for a permit. Locations shown are for concept only. Actarul locations tivill be fteld identified by the Fire Prevention Barreaar. This project will be a great improvement to this area of our City. These improvements will require a plan review by the Fire Marshal/Prevention Office. Items such as a fully automatic fire sprinkler system, monitored alarms, kno�box (lockable key box), and properly installed fire extinguishers shall be addressed during the plan check portion of this project. The Fire Marshal l Prevention Officer has no concerns as the project/site is currently being considered for a Major Site Development Permit for the addition of a second story to an existing single story commercial building. �a �, i � . Gtty of Zl�ah Interoffice Memorandum To: Michelle Johnson, Assistant Planner From: Ben Kageyama, Senior Civil Engineer �.-_ Date: July 25, 2016 Re: Project Review Committee Referral File No. 1944, Crossfit Firefly Major Site Development Permit, Located at 510 S. State Street The Department of Public Works has reviewed the above referenced project and offers the following comments for your consideration: 1. The right-of-way for School Street is 35 feet from the street centerline or approximately 12 feet behind the face of curb. A 7-foot wide sidewalk shall be constructed adjacent to existing 5-foot wide sidewalk, with repairs to existing concrete as required. Parking improvements shall be located on-site and not in the public right-of-way. 2. Two parking lot trees (Pistacia Chinensis) shall be located in the public sidewalk, within 4'x6' tree wells in accordance with City Standard Drawing No. 601. 3. If new plumbing fixtures are proposed, City of Ukiah sewer connection fees shall apply and be paid at the time of building permit issuance. 4. The existing sewer lateral shall be tested in accordance with City of Ukiah Ordinance No. 1105 and repaired or replaced if necessary prior to final inspection. 5. All work within the public right-of-way shall be performed by a licensed and properly insured contractor. The contractor shall obtain an encroachment permit for work within this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated construction costs. 6. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other alternative surfacing, subject to approval by the City Engineer. 7. An on-site drainage inlet in the parking area appears to connect to the � City storm drain. Any modification to the storm drain connection shall require an encroachment permit. These comments are applicable to the building permit for the proposed improvements, with further review being performed at the time of building permit application. S:\Public WorksIPROJECTS1Public Works\Permit FilesIPLANNING\20161Fi1e#1944 Crossfit Firefly.doc 1 �• � � , �p o �� ; . _ S, : � I[iw.. ii 1� Ukiah Police Department Chris Dewey Chief of Police Project Review Address: 510 South State Street, Crossfit Firefly(Based on plan provided) Site Visit: July 12, 2016 Tlie beloiv list is to be crsed as REC�1LfMENDATI�NS�NLY and includes opportunities to reduce potential crime and iinprove safety and security measures, i.e., visibility, access and security. South State St��eet entra�ice: -Aesthetic lighting specifying white light on the ground and luminance uniformity on sidewalk per recommended lighting and building standards. Dusk to dawn lighting to improve safety and security. (Appropriate lighting fixtures to limit glare, light pollution and light trespass) Scliool Street entrance: -Aesthetic lighting for main entrance specifying white light on the ground and luminance uniformity. Dusk to dawn lighting to improve safety and security. (Appropriate lighting fixtures to limit glare, light pollution and light trespass) Parking lot-School Street entrance: -No noted transitional lighting or parking lot lighting. If installed at a later date, use fixtures to light area uniformly and maximize dark sky practices and glare. General Bi�ilc�in�: -Address numbers displayed in accordance with building and zoning codes to facilitatelexpedite public safety responses. -If any rooftop entrances to building, place locking mechanism to limit illegal entrance from rooftop. -Any exterior electrical outlets can have locking plates or decommission for non-use to limit illegal usage. -Any exterior water faucets can have a locking box cover or decommission for non-use to limit illegal usage. -Audible Security alarm and inonitoring. Gener�al Landscaping: -Keep all landscape planting maintained to limit overgrowth and allow natural surveillance. -Ground cover plants should not exceed 2 ft. at maturity to allow visuallnatural surveillance. -Trees recommended to be pruned up to 6 ft. above ground and to not be conflicting with any light standards in order to maintain set illumination levels. Respectfully submitted and available for any further questions related to any of the above, Nancy Sawyer, ICPS Community Service OfficerlBusiness Liaison Ukiah Police Department Phone: 707-467-5708 nsawver(u7 citvo fuki ah.com 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com � � �, Michelle Johnson From: Scott Bouoli Sent: Monday,July 18, 201612:51 PM To: Michelle Johnson Subject: Munis# 1944 Good afternoon Michelle, This email is regarding the Project Review for Crossfit Firefly at 510 South State st. I met with the owner and spoke to him about his future plans with the electricity on his property. He discussed the possibility of potentially relocating his panel. We spoke about the rules and regulations he would have to fallow. We also spoke about the load calculations he would have to provide. This is all a possibility and he is not sure if he even plans to go that route. So until the final plans come out the Electric Department has no comments at this time. Thank you, Scott Bozzoli City of Ukiah Electrical Engineering Tecluiician 1320 Airport Rd Ukiah Ca. 95482 707-467-5775 sbozzoli@cityofukiah.com 1 � � � /�T�':3C�'ifil�i�1 il� Michelle Johnson From: Heath Dolan <pws@sonic.net> Sent: Friday,July 29, 2016 4:05 PM To: Michelle Johnson Subject: Crossfire Firefly Good Afternoon Michele, I am writing this letter in support of the Crossfit Firefly gym being proposed at 510 South State street. As the city is aware the current building is a serious blight on the street scape of both School and State street. I have seen the designs for the new project and think that it will be a great upgrade to the look and feel of the area. The Thieriot's have clearly put many hours into the concept and design behind their business plan. I have been involved with Ferdinand and Tracy through Crossfit for few years now. I believe their passion for their business and health and fitness of our community members and the addition of another locally owned downtown business will contribute greatly to the success of our City. It seems to me these are exactly the type of project our city needs to revitalize our downtown and the surrounding areas. Thank you, Heath Dolan 25 Highland Court Ukiah, Ca 95482 "Find Your Balance" RECEIVED JUL 2 9 2016 CITY OF UKIAH BUILDING/PLANNING DEPARTMENT 1 � Michelle Johnson From: Paulette Arnold <paulettea@spaceperformingarts.org> Sent: Friday,July 29, 2016 10:51 AM To: Michelle Johnson Cc: Tracy Thieriot Subject: CrossFit Firefly Dear. Ms.Johnson, I'm writing in support of Ferdinand and Tracy Thieriot's CrossFit Firefly project at 510 5. State Street. Their history of creating and sustaining businesses speaks strongly for itself. They are enterprising, responsible and committed to our community,just the kind of small business owners that will help Ukiah prosper. Please grant their request for a site development permit. Yours truly, Paulette Arnold Paulette K.Arnold, Co-Founder&Co-Director School of Performing Arts&Cultural Education 508 W. Perkins St. Ukiah CA 95482 707.462.9370 RECEIVED JUL 2 9 2016 CI'TY OF UKIAH g�JiLDING/PLANNING DEPARTMENT l � <' OFFTCE OF MAUREEN LUIS G43 # B S . MAIN ST UKIAH , Cg 95482 August 3,201 G ��ichelle Johnson Assistant Planner 300 Seuiinar�Avenue Ukiah,C.'195482 RE: Public support for the new design of Crossfit Fisefly Dear lbfichelle, T recently had the pleasure of talking to long-time fiiends Ferd and Tracy Thieriot about their plans for their new gqm, Crossfit Fitetlp. Ferd and Trary axe some of the most hardworl�ing,genuine,loyal and ambitious people I know. I first met Tracy over 10 years ago when we woxked together at an Interior Design fitm in the Andexson Valley. From thete�ve remained friends and I soon got to know her husband and work for them both doing freelance bookkeeping for their glass and interior plastering businesses. Ferd and Tracp are the type of people who will successfully contribute to oux local economy. They are caring individuals who wi11 care about their gym clients and will help every individual�vho wa]ks through their Crossfit dooxs to meet theix physical fitness goals. They are also vexp involved with their community supporting the local businesses and will gxeatlF improve the former property known as the"Classy Nails Salon". For qeass I have mondered why this building has been vacant and the community needs more community minded people to start businesses in our area. Ferd and Tracy axc these type of people and their business along with the new i.mprovements to the building will be a great value to our community for qears to come. Please approve thei=remodel plans to the old rundown "Classy Nails Salon" building and help them en.rich the community by bringing new beaut�and workout opportunities to the Ukiah axea. Sincerelp, RECEIVED Maureen Luis Business Owner and friend A U� 0 4 2 016 CITY OF UICIAH BUII,DING/PLAMV�NC OF.PARTMENT PHONE: 707-4G8-0283 FA�Y: 707-4G8-0384 � r. r r �:'...' •V� G�t ',�Y'° ° tah City of Ukiah, CA Affochmeni �i 8 � l r � ' � Desi n Review Board � �,.� 9 1 2 MINUTES 3 4 Regular Meeting July 14, 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, Morrow, Chair Liden 11 12 Absent: Member Hawkes 13 14 Staff Present: Kevin Thompson, Principal Planner 15 Cathy Elawadly, Recording Secretary 16 17 Others present: Bob Theis 18 Eric Crane 19 Tracy Thyroid 20 Ferdinand Thyroid 21 22 3. CORRESPONDENCE: 23 24 4. APPROVAL OF MINUTES: The minutes from the June 2, 2016 meeting are available for 25 review and approval. 26 27 M/S Morrow/Nicholson to approve June 2, 2016 minutes, as submitted. Motion carried (3-0). 28 29 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS 30 31 The DRB is required by the City Code to review and make a recommendation on all Site 32 Development Permit applications. 33 34 6. NEW BUSINESS: 35 6A. CrossFit Firefly 510 South State Street, APN 003-031-41 (File No.: 1944 SDP-PC): 36 Review and recommendation to Planning Commission for a Major Site Development 37 Permit for the addition of a second story to an existing single story commercial building, 38 for a total of 9,700 additional square feet at 510 South State Street; for office space, 39 lockers, storage and additional training space. 40 41 The DBR members and corresponding meeting attendees introduced themselves. 42 43 Principal Planner Thompson: 44 • Explained the project details/objective of converting the existing building located at 510 S. 45 State Street into a CrossFit facility for fitness purposes. 46 • The project intent is best explained in the 'project description' submitted by applicants, 47 dated July 6, 2016. 48 • Changes will be made to the building as shown on the site plans in attachment 3 of the 49 staff report that also shows the various elevations, proposed parking, building floor plan, 50 signage and landscaping proposed for the project. 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Acknowledged while there is a 6 certain vibrancy that has been returned to the Downtown, it has a 'bookend' on it. The 7 block where the proposed CrossFit gym is located is one of those'bookend' blocks where 8 the intent is to bring more energy to it. 9 10 Member Nicholson: 11 • Asked about what happens to the State Street side of the building that becomes the 12 backdoor? 13 14 Bob Theis: 15 • What will transpire is the storefront fa�ade will be moderately transformed into an office 16 building with high windows as shown in attachment 3. Two doors will remain on the State 17 Street side of the building should the situation on 'State Street get reversed' at some 18 point in this area and become more vibrant. The objective is to bring forth some change 19 to the character of the building. 20 21 Member Morrow: 22 • How is cement plaster distinguished from stucco? 23 • Likes the project and corresponding proposed design improvements. 24 • Would like to see some sort of gate or archway to give the presence of a courtyard on the 25 School Street side because the building is set so far back from the street. 26 • While Chinese Pistache is a good choice, there are many on School Street. 27 • It may be a installing a metal structure on the School Street side of the building that 28 matches with the signage would aesthetically accentuate the courtyard area since the 29 building is so far back from the street. 30 31 Tracy Thieriot: 32 • Cement plaster is the same as stucco and the building will feature this type of plaster. 33 • Addressed the project and site plans related to compliance with the City parking 34 requirements and noted with regard to the parking lot still intends to install planting wells 35 and apply low impact development (LID) standards where feasible. Supports applying 36 sustainable building concepts as much as possible for the remodel project of the building. 37 38 Bob Theis: 39 • Applicant Tracy Thieriot is a plasterer and as such as an architect has gotten into the 40 habit of distinguishing cement plaster from that of lime or earth plaster. 41 • The intent is to essentially provide as much greenery as possible including the application 42 of LID principles. (see attachment 3 of the staff report relevant to parking/landscaping). 43 • Bringing the signage out to the street is a consideration. 44 45 Chair Liden: 46 • Asked about the surface area for the parking lot on the west elevation. 47 48 Member Morrow: 49 • Is there bicycle parking? 50 51 Bob Theis: 52 • Concrete is proposed for the central area so the exercise elements of CrossFit can take 53 place in the parking lot. Asphalt would be used for the parking spaces. 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The School Street entrance is where the parking for the 9 facility will be located. 10 11 Ferdinand Thieriot: 12 • A person looking from the door windows on the State Street side can see across the gym 13 facility to the primary entrance on School Street so it will be clear there is another 14 entrance. What we do not want to occur is for people to walk into the facility from the 15 State Street side and through the middle of a workout session, which could become a 16 liability issue. 17 18 Member Morrow: 19 • Will the gym facility have a State Street or School Street physical address? 20 21 Tracy Thieriot: 22 • Does not have an answer about the potential address. Right now the address for the 23 building is the current State Street address. It would likely make sense to change the 24 address from the current State Street address to School Street. 25 26 Chair Liden: 27 • Asked about drainage and run-off from the roof and how this matter has been addressed. 28 • Is pleased to see the building is being refurbished because it has been in need of a 29 makeover for a long time. 30 31 Bob Theis: 32 • Related to drainage the intent is to frame up and install a metal roof over the top of the 33 existing roof having a single slope with a standing seam to a gutter. As such, runoff from 34 the roof would immediately drain into the gutter. 35 36 Eric Crane: 37 • Explained in more detail how drainage would work for the project and how the runoff will 38 slope to the east flow into a gutter and into a drop inlet system. 39 • Clarified the new roof will not be visible past the existing parapet. The roofline would 40 essentially begin behind the parapet where it will slope to the east such that all runoff will 41 flow into the gutter and into a drop inlet. 42 43 Member Nicholson: 44 • If the runoff slopes to the east what will occur on the north and south sides of the roof? 45 • Asked if the signage on State Street will be painted? 46 47 Tracy Thieriot: 48 • There will be a blade sign on the east elevation and talked about the logo and sign 49 program for the project. 50 51 Bob Theis: 52 • Regarding the State Street sign no determination has been made about the exact nature 53 of the materials but confirmed the sign will not be painted on the building nor will it be Design Review Board July 14, 2016 Page 5 .� 4 g aBed 960Z `ti6�Inf p�eo8 nnainab u6isaa :siayl qo8 t�S £S •6uip�inq ay;o;w we�p;ou ��inn�i�(��n�adoH ZS •o; we�p ��inn }}oun� ;o� 6ui��ed ssa�xa ay� a�aynn ams ;ou s� •wa�qad e si siy; �uiy; ;ou jS saop;uaw�edap s��oM�i�qnd�(�i� ay;s�eadde;i `a6euie�p;noqe su�a�uo�sey ay a�iyM • OS •sai.uop pa�e�un��aney ��inn dwe�ay;uoi;e�i�i�e�� pa�sanba�J • 6� •ado�s o�og ue paa�xa;ouue�dwe�ay;spue�s�apu� • g� •�aa�;g �ooy�g uo�(}i�iqissa��e dwe�yad pue s}uawanadwi ��ennapis ay;;noqe pa�sy • �� :uos�oyaiN�aqwaw 9t� S� •pa�sanba�aq p�nonn 6ui��ed ui �� uoi�onpa� e `a�o�a�ay; pue}so� aq p�nonn 6ui��ed a;is-uo ay;�o au�os;ey} uoi;e;a6an�saa�; £}, �o� apinad pue a;is ay; }o a�ue�eadde ay; ,ua�os, o; �ap�o ui tiessa�au aq �(ew ;� • Z�, �ea�e ay�ui 6ui��ed;aa�}s-}�o a�dwe si a�ay; i� auiw�a}ap pue �(pn;s �aa�;s e ��npuo� pip }�afad ay; �o� ;uawssasse 6ui��ed �o }�ed sy • p� 'suoi�e�n��e�6ui��ed ay�6uiop uaynn pa�edi�i�ue 6£ �II�ui6i�o uey; ssa� si yoiynn uoi��npa� a�eds 6ui��ed xis e �e 6ui�oo� aq �(�qissod g£ �(e�.0 ��afad ay� �o� suoi;epow�.uo��e 6ui��ed 6ui�apisuo� uaynn `sp�epue;s 6ui��ed L£ �(;i� ay; uaa� �ai�a� �aas o; �(�essa�au si ;i �ay;aynn uie}�a� �(�a;a�duao� ;ou si ays a�iyM • 9£ •;�afad ay;�o�sue�d 6uideospue� pue Bui��ed ay;uo 6w��onn ��i�s s� • S£ :;oi�aiyl�(ae�l �£ ££ �sai�adad}ua�efpe uo sam;�n�;s ani;�e��eun Z£ uaa��s d�ay os�e p�nonn ;ey} a�qissod se 6uide�spue� y�nw se 6ui��e;sui s�oddng • I£ �a;is ay;�o a�ue�eadde ay�ua}}os p�nonn;i 0£ �(�auaa�B a�ow�o}apinad o}�ap�o ui ;so� aq p�nonn sa�eds 6ui��ed awos a�iynn pa�ou pue 6Z apis�aa�;g �ooy�g ay;uo tiauaa�6�6ui�ue�d a�ou� aas o;a�i� p�nonn ays;ey;��afad ay�uo gZ pa�uaw�.uo� oynn '�auysn�{ �(�uid `uazi�i� �e�o� �.ua� pania�a� a�uapuodsa��o� o; pa��a�a� • LZ :uapi��ie4� 9Z SZ •;aa�;S �ooy�g uo puno�sai�ads 6wde�spue�;ua�m� �Z ay;y;inn ui-ai;op asay; 'ay�e;sid asauiy��(uew apn��ui sue�d 6uide�spue� ay;a�iynn saag • £Z •;si�aa�;pa}sa66ns e si;si�ayl • ZZ :nno��ow�aqwaw iZ OZ •�si��e�n�i�ed siy� wa� 6T asooy��(�uo ue� ;ueoi�dde ay��i pa�se pue ;si� aa�; papuawwo�a� s,�(;i� ay� o� pa��a}a� . g i :;oi�aiyl�(�e�l L i 9I •E;uawy�e�e SI ui ue�d 6uide�spue� ay} o; pa��a�a� pue 6uide�spue� ay; �o� sue�d ay; �noqe pa�sy . },j :uapi��ie4� £T Zi •y}dap 6uiney ,pannopeys,�eadde��inn;i;ey;os uBis ay�a�epowwo��e j i o� „g�L �o ssau��iy; wn�.uiuiw e aney ;sea� �e ��inn o��n;s pauoi;uawa�o�e ayl • Oi :�oi�aiyl�(ae�l 6 8 •s�uawa�inba� 6ui��ed�(;i�ay;�aaua;ou saop;�afad ay�saag • L ��%E ''a�i 'o��n;s ay;�o ssau��iy; 9 ay; �noqe pa�se �a�se�d ay� o;ui pan�e� aq �(��ei;uassa ��inn �ey; a6eu6is ay� o} pa;e�a� • S :uos�oy�iN�aqwaw � £ •6ui�a�a� p-£ 6uiney 6uisea�d z �Il��n;�a�iy��e aq ��inn ;ey; �auuew e ui o��n;s ay� o;ui pa;e�6a}ui aq ��inn u6is ayl �uoau j 1 • The sidewalk on School Street is relatively narrow so the accessibility ramp across the 2 entrance of the parking lot is being designed to slope in such a way so a disabled person 3 can easily, safely and successfully use it and explained the concept of the design. 4 • Confirmed the ramp will have truncated domes. 5 • Acknowledged there is a creek and City storm drain system located north of the property. 6 7 Member Nicholson: 8 • Sees the ground slopes toward the City storm drain system. 9 10 Principal Planner Thompson: 11 • The City Public Works department has reviewed the curb cuUADA accessibility ramp and 12 is okay with the design. 13 14 Eric Crane: 15 • Further elaborated on the design of the accessibility ramp and noted the design is not 16 your typical curb cut profile. The plans for the curb cut do not provide for a cross slope so 17 'a person goes down, across and up the ramp where the parking lot side would be 18 lowered such that the transition was not the typical `go up to go down' type of scenario. 19 Understands the proposed accessibility ramp for the project does meet the required ADA 20 standards. 21 • Acknowledged none of the ADA criteria/principles would be disregarded. 22 • School Street is the high point of the property and the parking lot slopes downward to the 23 east where runoff flows into the drop inlets and on into the creek. All drainage on the 24 School Street frontage will be sufficiently addressed. 25 26 Tracy Thieriot: 27 • Provided color samples to the DRB for the building and sign that will feature: 28 o Building: Zydeco (window trim), Crown Gold (door/window trim), Duct Tape Grey 29 (stucco); 30 � Logo sign on west elevation: Drive-in Cherry, Water Chi, Tuscan Sun. 31 • The aforementioned color palates are proposed and may not be the final choice. 32 33 Member Nicholson: 34 • The proposed color palate is good for'starters.' 35 • Would like the applicants to consider other color palates in the event the colors, once 36 applied, may be too intense and not a good fit. 37 • Making a decision about color schemes is difficult when the samples are just that and not 38 an exact indication where the intent is to make certain the final results are aesthetically 39 pleasing where a change may be necessary. 40 41 Principal Planner Thompson: 42 • Once a color palate has been approved by the DRB/Planning Commission and if an 43 applicant wants to make a change the Planning Director can authorize that change as 44 long as the color is in substantial compliance with what was originally approved. 45 46 M/S Nicholson/Morrow to recommend Planning Commission approve CrossFit Firefly as 47 submitted with possible consideration given to creating a stronger street identity on the School 48 Street side. 49 50 Discussion: 51 52 Member Morrow: 53 • Recommends creating some sort of sidewalk presence that could be in the form of a 54 monument sign mounted in the landscaping or possibly a raised placard. 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