HomeMy WebLinkAboutDRB_09152016 - Packet City of Ukiah
Design Review Board
�""�"`�"'" Thursday, September 15, 2016 �'"'�"`�"�"
3:00 p.m.
Conference Room 3
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #3
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Nicholson, Hawkes, Hise, and Morrow
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from the July 14, 2016 meeting will be available for
review and approval.
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board
welcomes input from the audience. In order to be heard, please limit your comments to three
(3) minutes per person and not more than ten (10) minutes per subject. The Brown Act
regulations do not allow action to be taken on audience comments.
6. NEW BUSINESS:
A. Request for Review and Recommendation on a Minor Use Permit and Site
Development Permit to develop a paved parking lot with 36 striped parking spaces,
new trees, and live landscaping. 620 & 630 Kings Court, APN 002-340-27
File No.: Munis 2109-UP & SDP-ZA
7. MATTERS FROM THE BOARD:
8. MATTERS FROM STAFF:
9. SET NEXT MEETING: As needed
10. ADJOURNMENT:
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA
requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707) 463-6752 or
(707)463-6207 to arrange accommodations.
��ty � u�iah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting 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 studio 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.
Design Review Board July 14, 2016
Page 1
1 • The staff report addresses the project details, including staff's analysis concerning bicycle
2 and vehicle parking, landscaping, etc.
3 • Personal Services and Personal Improvement Facilities require one parking space for
4 each 350 square feet of gross leasable space. Based on the proposed 9,700 square feet,
5 28 parking spaces are required and this will include 11 standard parking spaces and one
6 handicapped parking space. Also, based on the central location of the proposed project
7 in the Downtown area, the availability of existing street parking and the maximum amount
8 of 15 CrossFit Firefly members using the studio at one time, the applicant may not be
9 able to meet the parking requirements where staff is working with the applicants on
10 possible ways to mitigate the parking. Should the applicants not be able to comply with
11 the parking requirements, the Planning Commission has the discretion to give relief from
12 the parking requirements in the C-1 zoning district provided a finding is made there is a
13 unique circumstance associated with the use or property that results in a demand for less
14 parking.
15 • Requests the DRB review and make comments concerning the design aspects of the
16 project with a recommendation to the Planning Commission.
17
18 Chair Liden:
19 • Asked about the changes proposed for the building.
20
21 Bob Theis, Project Architect:
22 • In addition to the existing original building, there is a 15-foot addition that fronts School
23 Street proposed for removal.
24 • The building is located on S. State Street and South School Street and because of the
25 nature of the two streets the `feeling' is to turn the building around such that front of the
26 building would be on S. School Street rather than S. State Street. Even though the
27 building will have doors on State Street, the intent is for the building entrance to front
28 School Street. What would be seen on the School Street fa�ade is a 50-foot addition to
29 the original building.
30 • It was determined in order for the gym to have a `real' front door having a presence on
31 School Street is to install a 16' x 16' door on the west elevation that folds up similar to a
32 hangar door used to house aircraft. The fold-up door would open into a large lobby space
33 that functions more like a courtyard inviting people inside the building. (see page 1 of
34 attachment 3)
35
36 Chair Liden:
37 • Requested clarification the 15-foot addition would be removed and the footprint replaced
38 with a two-story structure.
39 • Will the existing height of the building remain the same?
40
41 Member Morrow:
42 • Asked if the building will maintain a uniform height, front to back.
43
44 Bob Theis:
45 • Confirmed the building will maintain a uniform height.
46 • The height of the existing box building will `fundamentally' remain the same. As such, this
47 allows us to provide for two-stories on the back of the building.
48 • The construction theme or queue for the building is that of the 1930s that essentially
49 signifies downtown Ukiah, which is around the same time the Courthouse, schools and
50 other relevant buildings were constructed. The best way to match the character of
51 downtown Ukiah is to take our queue from that time period.
52
53 Tracy Thieriot, Applicant:
Design Review Board July 14, 2016
Page 2
1 • Provided the DRB with a photograph of how the building and site presently looks
2 including a Google-earth photograph demonstrating the location of the site in
3 correlation/connection with other properties also located in the Downtown area.
4 • The intent is to tie-in the building from a design perspective with the other buildings in this
5 block in an effort to bring 'some life' to this area of town. 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.
Design Review Board July 14, 2016
Page 3
1 • Confirmed 10 bicycle parking spaces are proposed that would be located inside the gym
2 facility rather than outside.
3
4 It was noted the site plans do not show the bicycle parking designation.
5
6 Tracy Thieriot:
7 • The revised site plans show the location of the bike racks inside the CrossFit studio and
8 discussed the proposed location.
9
10 Member Nicholson:
11 • Will the roll-up door be left open during business hours?
12 • Related to the first floor plans is there a door between the entry/lobby area and the
13 studio?
14
15 Ferdinand Thieriot:
16 • Whether or not the roll-up door will be left open would pretty much be weather
17 dependent.
18
19 Tracy Thieriot:
20 • The preference would be to have the door open so as to allow for an `open' atmosphere.
21
22 Principal Planner Thompson:
23 • Would like to see the plans include a north/south elevation.
24
25 Bob Theis:
26 • With the type of activities CrossFit Firefly offers clients would likely be looking to cool off.
27 • The entry/lobby area and studio is all one space and referred to the first floor plans in
28 attachment 3 of the staff report.
29 • Related to the north/south elevation of the existing box-like building there is a minor
30 height differential because of the parapet.
31
32 There was DRB/applicant discussion regarding the existing roof materials that is essentially
33 referred to as a combustible `torched down' type of roof where the reroof solution would be to
34 have `noncombustible framing/noncombustible roofing'with no parapet.
35
36 Bob Theis:
37 • The existing building is 'type 3' construction, which means noncombustible hardi-walls,
38 and combustible roof construction. In his discussion with the City Building Official it has
39 not been determined whether the improvements/renovation would be under type 3
40 construction or default to type 5 construction.
41
42 Member Nicholson:
43 • Asked about the side yard setback requirements.
44 • Related to the State Street fa�ade asked if the door was a single door?
45
46 Tracy Thieriot:
47 • There are no windows on either side wall of the building.
48
49 Bob Theis:
50 • The building is currently designed as two store fronts with two doors. The intent is to
51 maintain the pair of doors that will be recessed so they do not open directly onto the
52 sidewalk. (See attachment 3 of the staff report). The doors will open into one open space
53 rather than two separate areas. The doors and window will have metal frames.
54
Design Review Board July 14, 2016
Page 4
1 Member Nicholson:
2 • How does a person understand that State Street is not the primary entrance?
3
4 Tracy Thieriot:
5 • Signage will be provided to direct the public about the location of the primary entrance.
6 • While the State Street side of the building will be accessible the intent is to
7 encourage/direct people to use the School Street entrance so as not to interrupt
8 programs/workouts in progress. 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 CrossFit studio from
15 the 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 CrossFit studio 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
1 neon. The sign will be integrated into the stucco in a manner that will be architecturally
2 pleasing having 3-D lettering.
3
4 Member Nicholson:
5 • Related to the signage that will essentially be carved into the plaster asked about the
6 thickness of the stucco, i.e., 3/4"?
7 • Sees the project does not meet the City parking requirements.
8
9 Tracy Thieriot:
10 • The aforementioned stucco will at least have a minimum thickness of 7/8" to
11 accommodate the sign so that it will appear`shadowed' having depth.
12
13 Chair Liden:
14 • Asked about the plans for the landscaping and referred to the landscaping plan in
15 attachment 3.
16
17 Tracy Thieriot:
18 • Referred to the City's recommended tree list and asked if the applicant can only choose
19 from this particular list.
20
21 Member Morrow:
22 • The list is a suggested tree list.
23 • Sees while the landscaping plans include many Chinese Pistache, these do tie-in with the
24 current landscaping species found on School Street.
25
26 Chair Liden:
27 • Referred to correspondence received from local citizen, Pinky Kushner, who commented
28 on the project that she would like to see more planting/greenery on the School Street side
29 and noted while some parking spaces would be lost in order to provide for more greenery
30 it would soften the appearance of the site.
31 • Supports installing as much landscaping as possible that would also help screen
32 unattractive structures on adjacent properties.
33
34 Tracy Thieriot:
35 • Is still working on the parking and landscaping plans for the project.
36 • While she is not completely certain whether it is necessary to seek relief from the City
37 parking standards, when considering parking accommodations for the project may
38 possibly be looking at a six parking space reduction which is less than originally
39 anticipated when doing the parking calculations.
40 • As part of parking assessment for the project did conduct a street study and determine
41 there is ample off-street parking in the area.
42 • It may be necessary in order to `soften' the appearance of the site and provide for
43 trees/vegetation that some of the on-site parking would be lost and therefore, a reduction
44 in parking would be requested.
45
46 Member Nicholson:
47 • Asked about the sidewalk improvements and ADA ramp accessibility on School Street.
48 • Understands the ramp cannot exceed an 8% slope.
49 • Requested clarification the ramp will have truncated domes.
50 • While he has concerns about drainage, it appears the City Public Works department does
51 not think this is a problem. Is not sure where the excess parking lot runoff will drain to.
52 Hopefully it will not drain into the building.
53
54 Bob Theis:
Design Review Board July 14, 2016
Page 6
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 o 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.
Design Review Board July 14, 2016
Page 7
1 DRB:
2 • Applicants can make the determination what sidewalk presence would be appropriate
3 particularly in relationship to the fa�ade and signage on the building as well as the
4 size/scale of the building.
5 • While not proposing a change to the proposed landscaping the Chinese Pistache is an
6 acceptable tree species but a substitute species could be a consideration from the City's
7 recommended tree list as approved with discretion by the Planning Department.
8 • Likes the project.
9 • Project adds character to the street frontages.
10 • Allow for some latitude regarding the proposed color palate for the building should a
11 change be necessary.
12
13 Eric Crane:
14 • While creating a stronger street identity is a good idea, people will come to the gym
15 based on the very nature of the business.
16
17 Member Nicholson:
18 • The DRB makes design recommendations for projects for the good of the community.
19
20 Motion carried (3-0).
21
22 7. MATTERS FROM THE BOARD:
23
24 8. MATTERS FROM STAFF:
25
26 9. SET NEXT MEETING
27 The next regular meeting will be scheduled based on project need.
28
29 10. ADJOURNMENT
30 The meeting adjourned at 3:52 p.m.
31
32
33 Cathy Elawadly, Recording Secretary
Design Review Board July 14, 2016
Page 8
ITEM NO. 6A
Community Development and Planning Department
(ilty O� uGfl� 300 Seminary Avenue
ti
Ukiah, CA 95482
plannin�@cityofukiah.com
(707)463-6203
DATE: September 15, 2016
TO: Design Review Board
FROM: Michelle Johnson,Assistant Planner
SUBJECT: Request for Review and Recommendation on a Minor Use Permit & Site Development
Permit to develop a paved parking lot with 39 striped parking spaces, new trees, and live
landscaping.
620&630 Kings Court,APN 002-340-27
File No.: Munis 2109-SDP-ZA
REQUEST
Staff requests the Design Review Board review the proposed Minor Use Permit and Site Development
Permit for a paved parking lot with Orchard Street access and provide a recommendation on the site
layout, design, and details of the Project.
PROJECT DESCRIPTION
An application has been received from Lee Kraemer requesting approval of a Minor Use Permit and Site
Development Permit to develop a paved parking lot with Orchard Street access located at 620 & 630
Kings Court,APN 002-247-08,within a (C-1) Community Commercial zoned area). The Project includes:
• 11,208 square feet asphalt paved parking lot;
• 4,900 square feet of existing garden space;
• Total of 39 striped parking spaces= (4) Compact Spaces, (34) Standard Parking Spaces, and (1)
ADA Space;
• four existing Valley Oak Trees;two proposed trees;
• four rain gardens,three tree wells,two bioswale segments and three infiltration trenches.
The Design Review Board is required by the City Code to review and make a recommendation on all Site
Development Permit applications.
Orchard Street Parking Lot
Design Review Board Meeting
Minor Use Permit and Site Development Permit
620&630 Kings Court
September 15,2016
File No.:Munis 2109
1
SETTING
The project site is located on the east side of Orchard Street between North of Kings Court and South of
Perkins Street along Gibson Creek.The Project site is surrounded by the following uses:
North: Retail, Services, and other � �
commercial uses zoned Community �°
Commercial (C1).
East: Highway 101; Residential uses
•.•. �
zoned Medium Density Residential (R2). �•�
South: Retail, Services, and Professional
Offices zoned Community Commercial o
(C1). �
�
West: Residential uses zoned Single- '
Family Residential (R1).
o �
� �
�
STAFF ANALYSIS
The Project plans and description have been routed to City departments for review and comment.
Comments received from City departments may result in modifications to the Project.
General Plan: The General Plan land use designation of the parcel is Commercial. This land use
designation identifies lands where commerce and business may occur. Commercial lands are more
precisely defined through the uses allowed in the individual zoning districts (see below).
Ukiah Municipal Airport Master Plan: The Project parcel is located within the boundaries of the Ukiah
Municipal Airport Master Plan and, therefore, subject to the compatibility requirements of the
applicable Airport Compatibility Zone. The parcel is located in compatibility zone B-2
(Extended/Approach Departure) Infill. Below is a summary of the applicable B-2 Infill zone
requirements:
Orchard Street Parking Lot
Design Review Board Meeting
Minor Use Permit and Site Development Permit
620&630 Kings Court
September 15,2016
File No.:Munis 2109
2
■ Allowed Uses:single-family homes on an existing lot, low intensity manufacturing, low
intensity retail and office
■ Maximum Density—Non-Residential: 90 people per acre for non-residential uses
■ Minimum Open Land: 30%"open land" recommended, and includes parking lots and
landscaped areas
Zoning:The zoning of the subject property is Community Commercial (C1). The Community Commercial
(C1) Zoning District is intended to promote, and provide flexibility for commercial development, and to
encourage the establishment of community-wide commercial serving land uses. Parking Lots are allowed
in the (C1) Zoning District with a Use Permit.
Parking,Access, and Circulation:The Project has frontage on Orchard Avenue. The proposed parking lot
would be accessed via the existing 26-foot wide driveway. No changes to the access are proposed. The
parking area would be striped as shown on the site plan in order to provide efficient parking and would
include (4) Compact Spaces, (34) Standard Parking Spaces, and (1)ADA Parking Space.
Bicycle Parking: 1 space for each 10 vehicle parking spaces is required. Based on 39 proposed vehicle
parking spaces, 4 bike parking spaces are required. Two bike spaces are proposed (see attachment 3;
Site Plans, Sheet 2 of 6).
Landscaping: The C-1 zoning district includes landscaping standards. The project includes new
landscaping as shown in the Site Plans (see attachment 1; Jacobszoon and Associates Letter and
attachment 3; Site Plans, Sheet 2 of 6). Parking lot areas would be required to comply with the
landscaping requirements unless granted relief by the Zoning Administrator. The landscaping
requirements include the following:
a. Landscaping shall be proportional to the building elevations.
b. Landscape plantings shall be those which grow well in Ukiah's climate without extensive
irrigation. Native species are strongly encouraged.
c.All landscape plantings shall be of sufficient size, health and intensity so that a viable and
mature appearance can be attained in a reasonably short amount of time.
d. Deciduous trees shall constitute the majority of the trees proposed along the south and west
building exposures; nondeciduous street species shall be restricted to areas that do not inhibit
solar access.
e. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every
four (4) parking stalls within a continuous linear planting strip, rather than individual planting
wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall
Orchard Street Parking Lot
Design Review Board Meeting
Minor Use Permit and Site Development Permit
620&630 Kings Court
September 15,2016
File No.:Munis 2109
3
be designed to provide a tree canopy coverage of fifty percent (SO%) over all paved areas within
ten (15) years of planting. Based upon the design of the parking lot, a reduced number of trees
may be approved through the discretionary review process.
f. Parking lots shall have a perimeter planting strip with both trees and shrubs.
g. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or
marked pedestrian facilities within landscaped areas and/or 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 for development instead of within the
public right-of-way if the location is approved by the city engineer, based upon safety and
maintenance factors.
i. All new developments shall include a landscaping coverage of twenty percent (20%) of the
gross area of the parcel, unless based upon the small size of a parcel, it would be unreasonable
and illogical. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live
plantings.
j. Landscaping plans shall include an automatic irrigation system and lighting plan.
k.All required landscaping for commercial development projects shall be adequately maintained
in a viable condition.
LIGHTING
No new lighting is proposed.
SIGN ORDINANCE
No signage is proposed at this time.
DESIGN GUIDELINES
The project site is located outside the boundaries of the Downtown Design District. Therefore, the
project would be subject to the Design Guidelines for Projects located outside the Downtown Design
District. Attachment 4 is the Checklist for Projects located outside the Downtown Design District.
Orchard Street Parking Lot
Design Review Board Meeting
Minor Use Permit and Site Development Permit
620&630 Kings Court
September 15,2016
File No.:Munis 2109
4
USE PERMIT
In order to approve a Use Permit, the following findings are required to be made and supported by
information included as part of the application and public record. As part of its review of the proposed
Project, staff requests the DRB also consider the required findings.
1. The proposed land use is consistent with the provisions of this Title as well as the goals and
policies of the City General Plan.
2. The proposed land use is compatible with surrounding land uses and shall not be detrimental to
the public's health, safety and general welfare.
SITE DEVELOPMENT PERMIT
In order to approve a Site Development Permit, the following findings are required to be made and
supported by information included as part of the application and public record. As part of its review of
the proposed Project, staff requests the DRB also consider the required findings.
1. The proposal is consistent with the goals, objectives, and policies of the City General Plan.
2. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
3. The accessibility of off-street parking areas and the relation of parking areas with respect to
traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
surrounding uses.
4. Sufficient landscaped areas have been reserved for purposes of separating or screening the
proposed structure(s) from the street and adjoining building sites, and breaking up and
screening large expanses of paved areas.
5. The proposed development will 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.
6. The improvement of any commercial or industrial structure will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
7. The proposed development will not excessively damage or destroy natural features, including
trees,shrubs, creeks, and the natural grade of the site.
Orchard Street Parking Lot
Design Review Board Meeting
Minor Use Permit and Site Development Permit
620&630 Kings Court
September 15,2016
File No.:Munis 2109
5
8. There is sufficient variety, creativity, and articulation to the architecture and design of the
structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
appearance.
CONCLUSION
Staff requests the Design Review Board review the proposed project and make a recommendation to
the Zoning Administrator on the site layout and design.
ATTACH M ENTS
1. Project Description and Shade Protection Plan Letter from Jacobszoon and Associates
date stamped September 07, 2016;
2. Google Map, Parcel Map and Photos;
3. Site Plans date stamped September 07, 2016; and
4. Design Guidelines for Commercial Projects outside the Downtown Design District.
Orchard Street Parking Lot
Design Review Board Meeting
Minor Use Permit and Site Development Permit
620&630 Kings Court
September 15,2016
File No.:Munis 2109
6
a � * �
� � c Aftachmen�i �J
RECEIVED
Project�escription SEP 7 2016
Overflow Parking Lot
FO� C1TY OF UKIAH
BUILDING/PLANNING DEPARTMENT
APN 002-340-24-South Orchard Avenue
Introduction:
The owners of this parcel have commercial buildings on APN 002-340-27 with addresses of 620 and 630
Kings Court. The tenants in these buildings vary with time and need of parking. The parcel currently is
used as an overflow parking area and is surfaced with gravel,which allows tenants to park at will and
does not lend itself to an efficient use of the space. The tenants desire to have a paved parking lot with
spaces striped for efficient parking.
For developments which propose more than 10,000 square feet of re-surfacing,a Standard Storm Water
Management Plan (SUSMP) is required. The SUSMP must demonstrate the capture and retention onsite
of a portion of the 85th percentile storm. Capturing and retaining the stormwater is to follow principles
known as Low Impact Design standards. The City of Ukiah regulations require that the LID standards be
demonstrated by following a manual developed by Sonoma County and the City of Santa Rosa entitled
"Storm Water—Low Impact Development Technical Design Manual" published in 2011. As part of the
studies to determine how to meet the LID requirements concerning the retention of a portion of the
rainfall onsite,four borings were done to depths of approximately 4.5 feet scattered at random over the
site. Then the soils were tested using the Bouyoucous two hour hydrometer tests on eight samples at
depths ranging from 30 inches to 54 inches below ground surface. Four of the samples were in
Hydrologic Soil Group A(fastest percolation rate),one was in Hydrologic Soil Group B(second fastest),
and three were in Hydrologic Soil Group C(second slowest percolation rate). Boring B-1 and B-4 had all
of the soil samples in Hydrologic Soil Group A and consequently the rain gardens and infiltration
trenches were designed to take advantage of this area with excellent soil absorption characteristics.
Boring B-3 had the soils in Hydrologic Soil Group B and is also near an infiltration trench and rain garden.
Boring B-2 had soils with the slowest percolation rate, but it is near the tree wells where two Valley Oaks
are planned to be planted.
An evaluation of shade from the existing Valley Oaks and proposed two additional oaks was made by
Randy Jacobzoon, a registered professional forester. He concluded that approximately 54%of the
parking lot will be shaded within 20 years and the oak species selected is well suited to a long life in the
parking lot. A copy of his letter is attached for reference.
There are no plants growing in the gravel-surfaced parking lot at present. With the introduction of the
LID elements,a selection of plants will be planted and nurtured to provide diversity and species richness
to the parking lot. A plan showing the location of the LID elements proposed, and the plant species
selected is on the sheet entitled "Low Impact Development",which is included in the set of drawings
included with the application.
I
' . �
f �
Summary of Existing Uses and Surfaces on the Parcel:
The parcel has three easements which encumber it. A 35 foot wide drainage easement traverses along
the northeasterly side and encompasses Gibson Creek. Half of that easement(approximately 4,500
square feet)is on the subject parcel and half is on APN 002-247-08. The Gibson Creek Channel is lined
with large trees along both banks and some vines and ground cover plants. Access to the Gibson Creek
Channel is largely prevented from the parking areas on both sides of the channel by a chainlink fence
which extends along both edges of the drainage easement. Two mature Valley Oaks are adjacent to the
southwesterly edge of the easement and will remain.
On the south side, adjacent to the unpaved parking area and immediately adjacent to the drainage
easement is a 10 foot wide pathway easement which is unfenced along the southerly edge and has the
chainlink fence running along the northeasterly edge preventing access to the Gibson Creek Channel.
This pathway is paved and provides a meandering pathway alongside the Creek,and consists of
approximately 2,500 square feet of area.
The third easement is a drainage easement which allows storm water to oVerflow out to Gibson Creek.
It appears that a major portion of the stormwater runoff is absorbed into the existing surface.
The existing gravel surfaced parking lot encompasses approximately 15,700 SF(square feet)of area,of
which approximately 900 SF is on APN 002-340-25. Approximately 300 SF of ungraveled surface exists
around a cluster of Valley Oaks in the southeast corner of the parking area.
Approximately 4,900 square feet of area is used as an informal garden currently.
The total area of APN 002-340-24 is approximately 27,000 square feet. Approximately 900 SF of APN
002-340-24 will also be paved as allowed by an agreement between the property owners.
Summary of Proposed Surfaces on the Parcel:
The paved parking lot is proposed to consist of approximately 11,208 SF of Hot-Mix Asphalt Paving to
provide 36 standard parking spaces and four compact spaces. Low Impact Design (LID)features will
consist of four rain gardens,three tree wells,two bioswale segments and three infiltration trenches. A
net reduction of gravel surfacing of approximately 2,450 SF(±16%)will be accomplished.
The drawings accompanying this application have a "Site Plan"showing existing conditions,and a
"Grading and Drainage Plan"showing the proposed configuration of the re-arranged parking lot.
2
I � `
� ' �
For Comparison of Existing Surfaces and Proposed Surfaces,the following table showing approximate
areas of various surfaces was developed:
Exi_ stin� Proposed
(SF) (SF)
Gravel Surface Area-Parking 15,700 (56.5%) 2,042 (7.39�0)
Hot Mix Asphalt Area-Parking -0- 11,208 (40.3%)
LID Features with Trees and Shrubs 300(1.0%) 2,750(9.9%)
Drainage Easement(Gibson Creek) 4,500(16.2�0) 4,500(16.2�0)
Public Paved Pathway alongside Gibson Creek 2,500(9.O�o) 2,500(9.0�'0)
Informal Garden 4,800(17.3%1 4 800(17 39'0l
Total Area 27,800(100%) 27,800(1009�0)
From this table it is seen that the existing parcel has approximately 65.5�o surfaced with gravel or
pavement, both of which are relatively impermeable. The proposed project will reduce the amount of
impermeable area to approximately 56.69�0 of the area and add almost 9%of Low Impact Design features
to the existing conditions.
Conclusion
The project consists of re-surfacing an existing parking lot and reducing the amount of impermeable
area while employing LID principles to retain more storm water onsite and provide treatment of storm
water runoff in accordance with LID principles.
Prepared by:
Rau and Associates, Inc.
Q�pFESS/pN
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LL, ��� � George C. Rau, P.E.
� Exp.09-30-._.— � Registered Civi) Engineer 21908
*s CIV1�- aP Registered Geotechnical Engineer 710
r��OF CA��F� Expires 9-30-2016
3
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I `-�:�� JACOBSZOON and ASSOCIATES
�:kf:`fa'
i.�.��r���L
;.,,�.r:;-`; Post Office Box 225 • Redwood Valley, California 95470
'� �''�� 707-485-5544 forestry@pacific.net fax:(707)485-5577
� _ "`=' �...� _
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November 29, 3012 � ' ''� �
(.'li: : � . .
City of Ukiah BUD.DINti/PLAN1Y�uv����•,,,�.,.r,,�,ti r
300 Seminary Ave.
Ukiah,CA 95482 RECEIVED
Re: Orchard Ave. Parking Lot
SEP 7 2016
CITY OF UK1t�r�
BDII,DING!PLANN►NG DEi�Al�'1'�41�1V'X'
Dear Staff,
At the request of Mr. Leland Kraemer I have rccommended the enclosed Shade Protection Plati
for a proposed Parking Lot Paving Project(see proposed plan). The property is located on the
east side of Orchard A�Tenue(APN#002-340-024) adjacent to Gibson Creek. The vacant lot is
being proposed as a parkir�g lot, se�vicing the adjacent commercial units.
Tl�e Shade Protection Plan will require the plantiz�g of two additionfil Valley oaks(Ouer•cus
lobata), six feet in l�eip,ht or greater, that will shade approximately 54%of the asphalt parl:ing lot
in approximately 20 years. The Valley oak is the largest of the North American oal:s and is
endemic to California and the Ukiah Valley. Adjacent to the proposed project are two large
Valley oaks and two groups of small Valley oaks.
7'he Valley oak tree is very fast growing,providing shade during the hot summer months and
allawing sunlight to the asphalt during the winter period. The Valley oak is an intolerant species
requiring full sun�ight to maximize growth. The tree requires a moderate amount of water during
thc first tive to seven years and will �now to 40 feet in height in the first ten years.As tlte tree
matures the crown will develop into a v�►se/umbrella shape tree providing shade in a 50-75 foot
diameter. Tree roots are generally two to four feet below the surface, a char�cteristic of the tree
that will help protect the asphalt parking lot over the long term.
Sinc ely,
��' G�%�--�
and�y�`�Jac�C� on, RPF 2498
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�%".x�� ` On May 2t7, 1992,the Ukiah Redevelapment Agency adopted Design Guid�lines for the
t.� : � ��
' , �4 �, ��i ; Dowr�town DesFgn Disrrlet. Three years later,in t 995,the City adopted a new�enera!
� `� � { Plan,which called far the adap�ion of De�ign Guidellraes far all commerci�t cie�eiapment
��':, ,�� r � w���«..�c� �,
; :� �° � �� � �
� wiChin th� City,:timits. After eonslderabl� discussic�n, it was decided tfrat th� most
� `� � apprapriate way to praceed was to simply augtnent the existing Downtown Design
4 ��"�` � ` Guide[ines far application to commerci�l develapment proj�cts outs�de xhe existing
n �, �t
' � nawntown Deslgn�istrict.
,� ,� 9 p�, ?.y�S3;�1 � # � . . .. .. . .
��� � � �j' ' � � The existing Design Guidellnes for the downC�wn area ramain unchanged and are� ��
� � .
w �,� ,�, ��.,,���°"� '�� ; included in this document as they were adopt�d in 1992. They will�continue to be�
� �'� � '� �: applied�within�the Dawntown Design Dlstricras�they h�ve since their farma[adoption:�
: °;
,
�� �� � � �'�Y�� � ���� ; New guidelines��more applicable to e6� outlying commercial�areas and commerciat'
� � �� �� ` �'�ti �' : ��gateways have been prepared and are inctuded as a separate chapter in this do�ument.���� � �
u �
� � t � ��
; � .,< fi
, � � ti s�.�n� � ,
....,,s,c:Y '�. i .,
� .a* � * .. .. : � . . ... . .
� The purpose of the l7esign Guldetines for projects outside the Downtown 1�esign Discrict
;� b � t � � � � .
` � r �� � is t} to imptement the goats and policies of the Cnmmunity,�D�sign��[ement of the�
,..
_� �"� ��� ��� �� � ���� �eneral���P'tan; ���to provlde design guid�nce and crifieria for commerciel developmerrt;��
3)to provide site planning and arrhitectura!eaccellence,as we11 as unity and integrity in
� �x y y ,
� .��,r �.� �,�,r, � x�.�,�: � the commercial urbanscape outside of the Downtr�wn edre;and��}to provide at�ractive�
•" = carrimer�ial areas along the majar transportation�orrldars ouiside tlte dawntouvn Ch�t
,.
s h ' will stimula�e business and city-wide economic devetopment. 5) to prQVide proper�y
$$� �„�� nwn�rs,deve(opers,arshitect�,and project designers with a comprehensive guide far
�, ��� � ; ���� �t �buitding��design�.�� � � �
� �;�. ; �r,: ��t.' � :� � � �
3� ' 3` ` ' � The Deslgn GuEdelines ar�intended to address the cancerns expressed by the Planning
.. �
,
, �.
' ` � Commissian and City Coun�il regarding a (ack of design guide[ine� far commercial
`' ` development within the City, and ta fulfi[ the direction contained in the Community
` s�.: '= D�sign Elernent af�he Ukiah General Plan. ;
,. : �
'� � ' `� The Design Guideltnes are applicable ta�11 commercial deveCopment outside the+�xisting
` �" ` ° � �wh,�n,�.,��uwu ' ° r powntnwn Desrgn Distrirt, ancl are intended to be applied in a fair and reasanable
' '� � manner, taking inro cnnsideration the size,configuration,and location t�f affected and
�:. , t� x � � � �
' f � � , surrounding parcels,�s wel)as the size,scope,anti purpose ofthe lndividu�l devetopmeot
�
�
; � projects.
; � ` ��� ��� _ _ �� � � �
` ' � Architects,praject designers,and/or projert applicants:at�e experted to make a strc�ng
, , rof . C 4 ::' � . .
�� ; �, ��,b�,,,y ,; �' and sincere effort to comply�wlth tt�e 1�eslgn Guidelines�and cot�tribute-ta th�:
� ,. , ,
' ' " icr�prraverr�er�t of the City's physical irr�a�e. I�r+�j�ect applicant'�.w[th th��ssist�nce af
� ��< �
�� �'� � . �� - � their�rchitects and bu(Iding designers.�are expected to�pat forth a conuinring�creative�
� �� �� '� � � `� ���� effort when plarining development a�nd designing buildings. �
.1g_
�
{
� � � � �
` Si�� F����n��r�,�
: Natural Site Features Car�patibitity With
Generally, a designer should plan a praject to fit a site's SUrCOUrldt`I1� C1eVelo�mecit
' n�tura)eonditions,rather than alter a site to accommodate The placement and l�yout of buildings, parking areas,
` a stock t�uilding plan, lanclscaping, exterlor li,ghting, and other site design
features should be compacibie with surrcaunding[and uses
. Signifirant existing site features such as mature trees/ and arch9tecture from both a funcGional and aestf�et'sc
landscaping, loti size and conffguration, topography, and stanclpoint.
the relatlanship ta surrounding development should be
compelling facto�s i�detertnining the development capacity n�velopment �hould not create unattract3ve uiews for
' end des[gn of proj�cts. neJghbors pr traffic corridors. All exposed etevations
malntain consistent architectural character. Seruice areas,
111[requlred Grading and Drainage Plans sha11 be prepared trash enc[osures, utility me[ers, and m�chanieal and
by a registered civll engtn�er or aeher qualified professional �C�etrical equipment should be screened fr�m view.
acceptable to the City�ngineer.
: Farking Property owners are strangiy encouraged ta devetop
The number of parking stails and averall parking lot design ' sl�ared facilities such as driveways, parlcing areas,
shall generally comply with the requirements of the Ukiah p�����rian walkways, and outdaor living areas to
Municipal Code (UMG). Deviation from the parking rnaximize usable areas and create uniqae design
requirements of the UMC can be approved through the` °PP�rtunities.
discretionary review process provided a finding is made that
there is a unique circumstance associated with the use'of the Setbacks for new devetopment should consider the
ro e that results in a demand for less �1��racter of existtng frontages. Setbacfcs deeper thar�ihe
p p rty parking than minimum required are encauraged onty in'arder to allow
normally expected. These circumstances may include uses '
that would attract young teenagers, bicyclists, or a high for sidewaik widening or the creatian of special p�destrian
number of drop-off patrons. areas such as entryways, c�urtwvays, autdoor cafes,and
other features intended to enhance the pedestrian
Parking facilities shall be aesthetically screened and shaded
environment.
with shrubs, trees, and short walls and fences according to �����j��� [��SI,�CM
the requirements of the Zoning District in which the property ;
is located. ' ArChi�eCture
' Manotanaus box-like structures devaid of variety and
The visual prominence of parking areas should be de-
em hasized b se aratin distinctiveness,and without openings and changes in wail
p y p g parking areas into small planes are discauraged. Archltectural features such as
eomponents. The practice of placing the majority af parking,
areas between the building(s) de-emphasized by separating �rches,raised parapets,decorated cornlces,eaves,windows,
parking areas into small components. The practice of placing balconles,entry insets, a variety oF roaf ang[es and pitches,
the majority of parking areas between the building(s) and the �nd' the ►nclusion of relief features in wall surfaces
primary street frontage should be avoided(see'page 22). are strongly encc�uraged when tled inta a campr�hensive �
design ch�me.
Pedestrian Orientation
pedestrian walkways should be included that directly link all i ����ding Colors
parking areas with building entrances, off-site`transportation ' The use of strong or laud colors, especially those with no
facilities, established sidewalks, and adjacent public rights-of- traditian of local usage, should be reviewed in context with
way. They should also be '`cansistent with uses and the overall aesthetics of the area.
architecture from both a functional and aesthetic standpoint.
' Colors should be compatible with adjoining buildings. Colar
Outdoor pedestrian spaces should be landscaped and inelude Work on the side and rear walls should be compatible with the '
such features as planters along sidewalks, pedestrian oriented colors on the front or straet side walls. Decoration and trim
signs, attractive' streef furniture, low-level lighting, and �hould be painted in ord�r to eall attention to it.
outdoorseatin areas. '
- 19-
� �
�1�� ��a��I°�I !'Conr.)
Building Materials Sandwlch board signs shalt canform to the requirements
; The creative use of wood, stucco, masonry (brick, stone, tile), o( the u�iah Munictpal Code, and shalt be tastefuily
and recycled materials are strongly encouraged. designec3 with subdued coldrs, minimal sign copy,and a
° creative appearance. �very s�ign should be designed in
The use of inetal buildings is discouraged, unless they are ��ale and proportian-with the surrounding built
' designed in a creative and unique way,'that meets the purpose �nvironment. Signs should be designed �s an int�gral
and intent af the Design Guidelines. architectural etement of the buildtng and site to which it
pr�n��pally relates.
Concmte block and exposed concrete are generaliy The colars, materia(s.and fighting of�very sign shouCd be
acceptab(e building materials, prauided they are treated, restrained and harmanious with the building and site. No
teartured, paintecl, andJar us�d in a pleasing;a�sthetic waY sign sha(I be placed within the public right-of-�way without
consistent u+frh the design guidelines. Materials should�ie the securem�nt 4f an Encraachment Permit�
selected to creake compatibility between the building and
adjoining butldings. ' ��I10E'S �it '�I1��S
�i'�����'� All'sldes of perimeter fencing exposed to pub�ic view shauld
Exterior lighting should be subdued. lt shoutd enhance (�� finished in a mann�r eompatibte with � project's
building d�slgn�nd tandscaping,as we11�s provide safety m����.����f���j�hes,colors,and architectural sCyling. Large
and security.Exteriar llghting shauld not spill out and create �,�,��k fence walls, and fences and walls thaX ereate high
gl�re on ad�oining properties, and shoWd not be directed u����� ��rriers are strong(y discouraged. Atl proposed
towat�ds the nlght sky. unpainted'waod s�rrfaces shauld be treated ar stained to
Light standard hei�hts should be predicated on the �'r��������enhance their natural rolors.
lighting need af the parcicular location and use. Talt No partion of a wall ar fenee should be used for advertising or
lighting fixtures that illuminatelarge areas should be avoided. display. No barbed wire, concertina wire, or chain link should
be used as fencing material if the fence is visible from the
Lighting fixtuces, s�andards, and ail expased accessories public right-of-way (see page 22),
shoul8 be harmoniaus with buitding design,and prefer�bly
his#orir and innovative in style.All pedestrian and building p�� ��n�i��,�rid walls shalt comply w'rth the provisions of
access areas shauld be adequately lighted to prouide safety, p}��'Uktah Municipa)Code.No fencing or wa)!shall obstruct
security,and aesthetic quaiiry. the sight distances of motarisrs,as determ3ned bythe Ciky
Engineer.
Energy Conservation
Both active and passive satar design are encouraged.Natural
ventilatlon and shading shauId be used to coo) buildings ����OOC S�C?1`c3g� �at S+�i'VIC� AI"f`�l5
whenever possible.
Starage areas should be limie�d to the rear of a site, and
Sunlight should be used for direct heating and il(urnination from public uiew with a solid fenee or walC using cancrete,
whenever possibla wond,stone,briek,ar other simitar material and shoutd be
Solar heating equipment need nat be screened, but shautd screenetl,Aif outdoor starage areas and enclosures should
be as unobtrusive as possible and compCement the build3ng 6e screened,when possibte,with landscaping. �
de$ign. �very effort should be made to integrate solar pan�ls
into the roof design,flush with the raaf slope;(se�page 22).' if trash and recyclingareas�re required in the discretionary
review pracess, they shall be designed to`harmonize with
�,j�n� the bui(ding and landscaping,and shall be cc�nststent with
the requiretnents of the Ukiah Municipal Gode.
The amount, h'Pe, and lacaiion nf signage on a site shall
generally camply with the requirements oF the tikiah Where common mailboxes �re provlded, they shauld L�e
NtunicipatCode. However>sigrrprogramsshouldbedesigned located eiose to the front entrance of building(s).
t�stefully�nd in a ehray where the over�ll�ign�ge does not The arch6teetur�al character shoer[d b� srmiiar in form,
dominate the site, materials, and colors to rhe surrounding buildings:
��Y
L�r� �c�p�r��
All landscaping shall comply with zaning cade requirements.
Landscaping shall be proportional to the building elevations. P+aC�C117g LQtS
Landscape plantings shall be those which graw well in Ukiah's ' Parking lots with twelve(I2)or mare parking stails shalLhave a
climate without extensive irrigation. Native, habitat friendly tree placed 6etween every four (4) parking stalls with a
flowering plants are strongly encouraged. cantinuous linear planting strip,,rather than individual planting
wells, unless clearly infeasible. Parking lot trees shall primarily
All plantings shall be of sufficient size, health and intensity sa ' be deciduous species, and shall be designed to provide a tree'
that a viable and mature appearance can be attained in a ' canopy coverage af fifty percent (50°/0) over ali paved areas
reasonably short amount of time. within ten (10)years of planting.Based upon the design of the
parking iot, a reduced number of trees may be approved
Deciduous trees shall constitute;the majority of the trees through the discretionary review process.
proposed along the south and west building exposures; non-
deciduous street species shall be restricted to areas that do not parlcing loes shatt have a perimeter pianting strip urtch
inhibit solar access on the project site ar abutting properties. both trees and shrubs: Th�pl�nting of iawn areas with
the trees and shrubs Is acceptable,prouided[h�y da not
All new developments shali include a landscaping coverage of dominate the planting strips. '
twenty percent (20°l0) of the gross area of the parcel, unless
because of"the small size of a parcel, such coverage would be Parking lots with twelve t i z)ar more park�ng stalls shall
unreasonable. A minimum of fifty percent (50%) of the have defined pedestrian sidewalks or marked pedestrian
landscaped area shall be dedicated to live plantings. facilittes within landscaped areas andlor separated frarn
, automobile trave! lanes. Based upon the design of the
Projects involving the redevelopment/reuse of existing parking lat,and the use th�at it is Seruing, relief#ram thts
buildin s shall requirement may be approved through the discretionary
g provide as much landscaping as feasible. , ,
r�v►ew pracess.-
�andscaping Plans shall include an autamatic irrigation system
and Lighting Plan. RII required landscaping for commercial Street trees are required. They may be placed on the
development projects shall be adequately maintained in a p��P�rty proposed for development instead of wlthin�he
viable condition. public right-�f-way if the location is approved by the City
Engineer, based upan safety and maintenance faetors.
The Ptanning Directc�r, Zaning Administcatar, Planning
Commission, or City Cauneil shall have the authority ' Species of street trees shal! be selected from the Likiah
to modify the required elements af a Landseapirtg ; Master Tree List with the consultation of the Gity staff.
Plan d�pending upon the size, seale, 'intensity, and All street trees shall 1ae planted consistent with the
location of th�development pro)ect. Srandard Planting t?etait on file with#he City Engineer.
r�i a
Parking - Screening
k3tii`�t'tP3�'°"�v.a.uw,wos�+uxu.v�vecrawrnrony4?6`7.)Sla'8/.fiY4tU`anD3l'YAS4!MW&U�ItY&�iU'&A�ld' . ' � 3iU'&B�ASLMKC.fR1SSY,%LP.XU`.Yf#%LN�iU3.'���Y3a`_4YU'@BSFGY�.�PdSlY�fFFBflNRJ€ftf(tP.�fiFY.I?.fP]tU.�ltBh�? . .
E RECOMMENDED ? /'�
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' ' ! Commercial
Noise Screening — — —
Around Air Conditioners �r� Building
Landscaping — � ;,
Pleasant Signs C� n �
ll
Parallel Parking � �
,;
,� .
Energy` Conserva�ion - �creening Solar Equipment
RECOMMENDED NOT
O ! O RECOMMENDED
I `�"'�`
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i
�
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;
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s
� Solar collector cannot Solar collector
be seen from street . is visible from street_ '
��':4i�AWM. S`',dRXaW..tks'Fi�,*�'�XFn!A.�=51Gi5!'�K.,v;p�y�nirta�aFil[YriFiliCSo.+X�R&��,�HAfo'/f.'.7WFni4�(yRiPFa¢tlCc�4YA(vf.eX.TiV.+1faYEN(QFaFe.Y.i&9:arX,'d.i0!a?.R4�1.q�R�o-" .F,Y�V".ah78fV�:.'dIlliX4'7r�.bQ[8'9VF.ANAUdifFB[h3Fi7[%b'LTC{ql.o-?F.B�I'r.u?.lk��
Fences & Walls
Acceptable for Street Side Not Acceptable for
Street Sides
� . � , ,
- - � �
` , , : .
- Y,,. - _ - : � , � �: _ - :
���= • : ; '_-- _
�;���n _�_
Picket Chain ink
� - _ = - _: _ .- -
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Picket Wood �re
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f Wroug t Iron � Post & Rail
-22-
i
� ��°�--�.�apr��r�l ����ic���������
IVow ihat you have revEewed the guide,apply thesc questions to your proposed plans before yau submit your application.
' if yc�u can answer yes ta all of these questions,your plans have a very gaod chance for approval.lf yau have to answer no
' ea any of these questions, you may �vant to re�valuat� your plans in (ight of the goals ancl criteria of th� Commercial
;, Develapment Guide.We encaurage your desi�n creativity ar�d look farward to working wikh you.
1.) Da your plans relate favorably to the surrounding y�, � �jp C]
area?
�,� Dv your pl�ns ccrntribute to the improvement of the Yes ❑ NO C�
overall character of the Ci�y?
3.) Do your plans fit as much as is reasonable wifih the Y�S❑ 1`J+�❑
building's orig3na)design?
4.) Are the changes or new construction proposed in yaar Y�5 C� 1VC� ❑
plans,visible to the pub]ic�nd architecturally
interesting?
5.) Does yaur project prapose a us�cansist�nt with Y�5 ❑ NO ❑
surraunding uses and busines�est '
6.)Are all materials prr�posed in your plans approprtate y�,❑ �p ❑
ta the neigh6orhood?
7.) Da your plans"include landscaping anc�desfgn to `Y�'S ❑ Nt� ❑
enhance the pedestrian enviconment?
�J Have y�ur plans been designed In accordance wich Ye5 ❑ Nr3 ❑ �
the guidelines s�t fortly in this bcaaltlet�
9.) Are you aware that ukiah is in Seismic Zone 4 and Yt�S ❑ Nf1 ❑
what that means ta your praject?
-'23-
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27 , 2007 adopted the following Checklist which is intended
to assist developers , staff, policy boards and the public in determining project consistency with
the Commercia/ Deve/opment Design Guidelines for the Downtown Design District. Please
refer to the Guidelines for the full text and illustrations , as the Checklist does not supersede or
substitute for the Guidelines . The information in parentheses provides examples of ways to
achieve the desired effects , recognizing that it is impossible to reduce the art and practice of
design into a checklist of individual elements .
"Architects , project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to the improvement of the City's physical image .
Project applicants , with the assistance of their architect and building designees , are expected to
put forth a convincing and creative effort when planning development and designing buildings . "
( Guidelines, page 1 ) .
Discussion of Desiqn Elements : Applicants are requested to discuss the following issues
in their project application submittal .
1 . How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2 . What architectural style(s )/period is represented by the project design , if any?
3 . After completing the checklist below, explain how the project complies with the various
factors below .
4 . Are any of the criteria below not met? If so , why not?
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed ; N/A- not applicable
Site features ( p . 6)
❑ ❑ ❑ Site design is compatible with the natural environment , and incorporates the
major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size,
relationship to surrounding area) .
Coordination ( p . 6)
❑ ❑ ❑ Facilities (driveways, parking, pedestrian plazas, walkways) are shared with adjacent
properties (maximize useable area; increase pedestrian features and landscaping;
improve design) .
❑ ❑ ❑ Uses are functionally compatible (offices near residential, retail with office or housing
above or behind, street level businesses emphasize walk-in traffic: retail, restaurants,
personal services) .
23 - 1
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent ; No- Not consistent or more information needed ; N/A- not applicable
Setbacks ( p . 6)
❑ 0 ❑ Setback are compatible with the character of adjacent frontages and the block .
❑ O ❑ Setbacks reflect properfy uses ; vary setbacks to enhance pedestrian scale and
interest (reduced setbacks enhance pedestrian views of store window displays;
increased setbacks accommodate sidewalks, entries, courtyards, outdoor cafes) .
Pedestrian access ( p . 6 , 11 , 14, 16)
❑ � ❑ Pedestrian -friendly design and orientation is emphasized .
❑ ❑ ❑ Facilities are integrated into and compatible with architectural quality of the site
and area .
❑ ❑ ❑ Pedestrian spaces are conveniently located , well-marked , safe and lighted
(pedestrian spaces visible for safety, low level lighting adequate for security accented to
site design, spaces shaded from sun and elements, especially in parking lots) .
❑ ❑ ❑ Pedestrian elements are attractive and functional , to increase interest in walking
and gathering in outdoor spaces (landscaping, outdoor cafes, benches, seating,
kiosks, displays, newsstands) .
� � � Walkways to parking are functional and safe (walkways link parking to building
entrances and other walkways; design features demark or separate walkways from traffic:
textured or raised surfaces, grade variations, landscaped berms, low walls) .
Parking lots ( p . 6 , 16)
❑ ❑ ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening,
shading, landscaping) .
❑ ❑ O Adequate directional signage for vehicles and pedestrians .
❑ ❑ O Bicycle parking close to building entries for security ; covered if possible ,
Landscaping ( p . 6 , 16- 17)
❑ ❑ ❑ Scale and nature of landscape materials is appropriate to , complements , and
accents the site , building design and dimensiors (color accents, annual plantings,
window box plantings on overhead projections, landscaping does not obscure walkways
or visual corridors) .
❑ ❑ O 20 % of gross lot area landscaped / 50 % live plantings . ( Plants are oftype, spacing
and sizing to reach maturity within reasonable time. Hardy, drought tolerant, low
maintenance species adapted to Ukiah climate are emphasized; parking lots trees a/so
withstand heat, pollutants. Deciduous trees on south and west. Groundcover compatible
with trees. Street trees selected from Ukiah Master Tree List / plantings per Standard
Planning Detail required on private lot or public righf of way.)
❑ ❑ � Parking areas with 12 or more stalls : 1 tree per 4 stalls , continuous linear strips
minimum 5 feet wide ; 50 % shading within 10 years ; automatic irrigation systems
required .
Signs ( p . 12-13)
❑ ❑ ❑ Signs are compatible with architectural character of buildings (historic period, style,
location, size, configuration, materials, color- harmonize with design, do not obscure
architectural features) .
❑ ❑ ❑ Sign program minimizes visual clutter (reduce large and multiple signs, sign area is
minimum necessar to identif business, window signs not exceedin 25% of window
23 -2
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent ; No- Not consistent or more information needed ; N/A- not applicable
area, sandwich boards have subdued color/minimal copy/located outside ROW, size of
signs on converted residential buildings minimized, signs over public right of way:
minimum 8 feet above grade) .
� � � Preferred commercial sign types: Painted on band above windows on sfuccoed
building, painted window signs, narrow/flat signs hung from stationary canopies, flat signs
flush-mounted on building fronts, projecting signs attached to building front, exposed
neon tube signs integrated into building design, signs on awnings. Detached
freestanding signs for structures on sidewalk line not allowed.
Lighting ( p . 14- 16)
❑ ❑ ❑ Lighting harmonizes with site , building design , architecture and landscaping
(lighting form, function, character, fixture styles, design and placement; lighting does not
interfere with pedestrian movement) .
❑ O ❑ Lighting minimizes effects on adjacent properties , auto and pedestrian
movement, and night-time sky (downcast and shielded, ground/low level, low intensity,
nonglare) .
Visual appearance ( p . 6-7)
❑ ❑ ❑ Buildings are visually cohesive , compatible and complementary (scale, proportion,
design, style, heights, mass, setbacks).
❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or strong contrast with adjacent buildings) .
❑ ❑ ❑ Buildings exhibit high quality design and construction , with functional design
solutions .
❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties , traffic and
corridors , and public spaces (service areas and devices screened, integrated and
compatible with site features; above criteria is applied to areas visible to public view; rear
and side views are visually interesting, coordinated and well-maintained) .
❑ ❑ ❑ Building exteriors compatible with surrounding properties (compatible or better
quality, compatible with natural materials, coordinated but not the same as surrounding
properties, avoid more than one vivid or bright color per building, avoid concrete block on
visible exterior walls: if used then creative design and surface treatments required) .
Reconstruction , repair, alterations ( p . 7 )
❑ ❑ ❑ Preserve original character of site (use original materials present on the site, avoid
damage to brick surfaces or match original character if brick must be replaced, preserve
original character of residential site if converted to commercial use) .
❑ ❑ ❑ Protect historical structures and sites �NO1e ' � ; indicate applicability of State Historic
Building Code , address pre- 1972 construction and unreinforced masonry issues.
Roofs and rooflines ( p . 8)
❑ ❑ ❑ Roofs and rooflines visually compatible with building design and surrounding
area (roof and rooflines compatibility; diverse parapet wall shapes, consistent
historical roof forms and decorations, neutral roof colors; form, color and texture are
integral part of building design; rooftop apparatus screened) .
Facades and entryways ( p . 8- 11 )
� ❑ ❑ Facades are varied and articulated (cornice lines, parapets, eaves, cloth awnings,
balconies, signs, entry insets, trellises, overhangs, planter boxes, 3-dimensional
articulation; avoid long, straight facades without change in planes or openings, maximize
23 -3
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent ; No- Not consistent or more information needed ; N/A- not applicable
windows along commercial frontage; building entryways have strong architectural
definition)
❑ ❑ ❑ Facade improvements are compatible with historical background .
❑ ❑ ❑ Rear and side entries and elevations are attractive and visually coordinated with
others within same viewshed .
Maintenance ( p . 7 )
❑ ❑ ❑ Demonstrate consideration of site and building maintenance .
Note 1 : Architectural and Historical Resources Inventory Report, Ukiah California 1984- 1985 — available at City of
Ukiah ; also documents at Held-Poage Memorial Home and Library, 603 W. Perkins Street.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s . Some of those are
expressed below . The Checklist will be modified from time to time .
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connects to nearly
walking/biking facilities, provides shortcuts for walkers/bikers, project is located within 1/4-
1/2 of other p/aces to walk) .
❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide,
without obstruction; curbs, shade, lighting provided; buffers between walkers and traffic
provided; safe and direct street crossings for walkers) .
❑ ❑ ❑ Entrances provide convenient access (entrances adjacenf to sfreet, minimal setback,
routes and accessways are well marked, sidewalks provided uninterrupted access to
entrances, safe bike parking is located close to entrances) .
Green building ( incorporating green building elements )*
❑ ❑ ❑ Sustainable site
❑ ❑ ❑ Water efficiency
❑ ❑ ❑ Energy
❑ ❑ ❑ Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people
� � � at differing stages, ages and circumstances of life: accessible primary and interior
entrance and routes, accessib/e kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices) .
` See Green Building Council LEED and other guidelines for detailed measures :
http ://www. usgbc.orq/DisplavPaqe . aspx?Cateqorvl D = 19
http ://www. nrdc . org/build inggreen/strategies
23 -4
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27 , 2007 adopted the following Checklist which is intended
to assist developers , staff, policy boards and the public in determining project consistency with
the Commercial Development Design Guidelines . Please refer to the Guidelines for the full text
and illustrations , as the Checklist does not supersede or substitute for the Guidelines . The
information in parentheses provides examples of ways to achieve the desired effects ,
recognizing that it is impossible to reduce the art and practice of design into a checklist of
individual elements .
"Architects , project designers and applicants are expected to make a strong and sincere effort to
comply with the Guide► ines and contribute to the improvement of the City's physical image .
Project applicants , with the assistance of their architect and building designees , are expected to
put forth a convincing and creative effort when planning development and designing buildings . "
( Guidelines, page 1 ) .
Discussion of Desiqn Elements : Applicants are requested to discuss the following issues
in their project application submittal .
1 . How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2 . What architectural style( s)/period is represented by the project design , if any?
3 . After completing the checklist below, explain how the prnject complies with the various
factors below.
4 . Are any of the criteria below not met? If so , why not?
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent; No- Not consistent or more information needed ; N/A- not applicable
Site features ( p . 19)
❑ ❑ ❑ Site design is compatible with the natural environment , and incorporates the
major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size,
relationship to surrounding area) .
Coordination ( p . 20 )
❑ ❑ ❑ Facilities are shared and coordinated with adjacent properties .
❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages .
� ❑ � Setbacks are minimized to enhance the pedestrian environment .
Pedestrian access ( p . 19 )
❑ ❑ ❑ Site has pedestrian orientation , consistent with uses , design and architecture .
� ❑ O Pedestrian elements are attractive and functional (walkways link parking to building
entrances and other walkways; planters, street furniture, outdoor seating, pedestrian
oriented signs, low level lighting provided) .
23 -5
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent ; No- Not consistent or more information needed ; NIA- not applicable
❑ ❑ ❑ Parking areas with 12 or more stalls : defined sidewalk or marked pedestrian
facilities in landscaped areas or separated from traffic lanes required .
Parking lots ( p . 22 )
❑ ❑ ❑ Decre�se visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving; emphasize screening,
shadin , /andsca in .
Landscaping ( p . 22 )
❑ ❑ � Scale and nature of landscape materials is appropriate to the site and structures .
❑ ❑ ❑ 20 % of gross lot area landscaped / 50 % live plantings ; landscape redevelopment
or reuse projects to extent feasible (Plants are of type, spacing and sizing to reach
maturity within reasonable time. Hardy, drought tolerant, low maintenance species
adapted to Ukiah climate are emphasized, parking lots trees also withstand heat,
pollutants. Deciduous trees used on south and west. Automatic irrigation required for
new commercial development. Street trees selected from Ukiah Master Tree List /
plantings per Standard Planning Detail required on private lot or public right of way.)
❑ ❑ ❑ Parking areas with 12 or more stalls : 1 tree per 4 stalls within continuous linear
strips . Perimeter planting strips use trees and shrubs . Focus on deciduous trees
achieving 50 % shading within 10 years .
❑ ❑ ❑ Parking lots generally : Perimeter planting strips , Street trees selected from Ukiah
Master Tree List required .
Signs ( p . 21 ) .
❑ ❑ ❑ Signs are compatible with architectural character of buildings (signage does not
dominate site, uses compatible colors and material, lighting is restrained and harmonious,
sandwich boards are creative/subdued color/minimal copy) .
Lighting ( p . 20)
❑ ❑ � Lighting harmonizes with site , building design , architecture and landscaping
(lighting form, function, character, fixture styles, design and placement; lighting does not
interfere with pedestrian movement) .
Energy conservation ( p . 21 )
❑ ❑ ❑ Active and passive solar and other renewable energy design and devices are
used (building orientation, landscaping, lighting, heating and cooling, photovoltaic
system-ready or installed) .
O ❑ ❑ Devices are unobtrusive and complement design (so/ar panels flush with roo� .
Visual appearance ( p . 20 )
❑ ❑ ❑ Buildings are visually cohesive , compatible and complementary (scale, proportion,
design, style, heights, mass, setbacks) .
❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or strong contrast with adjacent buildings, creative use of natural
and recycled materials; metal discouraged unless creative and consistent with
Guidelines)
� � � Variety of architectural features encouraged tied to comprehensive design theme
(arches, raised parapets, cornices, eaves, windows, balconies, entry insets, roof angles
and pitches, wall relief features) .
� ❑ ❑ Building exteriors compatible with surrounding properties (compatible materials,
colors, ualit , coordinated but not the same as surroundin ro erties, avoid stron or
23 -6
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes- consistent ; No- Not consistent or more information needed ; N/A- not applicable
vivid colors unless they fit within local context, concrete blocWexposed concrete on visible
walls finished in aesthetic manner) .
� � ❑ Visible fences compatible with project and visually attractive (compatible colors,
materials, styles; wire fences, high barriers and use for advertising discouraged) .
� � � Site and buildings are visually attractive from neighboring properties , traffic and
corridors , and public spaces (service areas and devices screened, integrated and
compatible with site features; common mailboxes architecturally consistent and /ocated
close to building; above criteria is applied to areas visible to public view; rear and side
views are visually interesting, coordinated and well-maintained) .
Maintenance ( p . 22 )
❑ ❑ ❑ Demonstrate consideration of site and building maintenance .
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s . Some of those are
expressed below . The Checklist will be modified from time to time .
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connects to nearly
walking/biking facilities, provides shortcuts for walkers/bikers, projecf is locafed within 1/4-
1/2 of other places fo walk) .
❑ ❑ ❑ Sidewalks provide are convenient and safe access (sidewalks sufficiently wide,
without obstruction; curbs, shade, lighting provided; buffers between walkers and traffic
provided; safe and direct street crossings for walkers).
� ❑ ❑ Entrances provide convenient access (entrances adjacent to street, minimal setback,
routes and accessways are well marked, sidewa/ks provided uninterrupted access to
entrances, safe bike parking is located close to entrances) .
Green building ( incorporating green building elements )'"
❑ ❑ � Sustainable site
❑ ❑ ❑ Water efficiency
❑ ❑ ❑ Energy
❑ ❑ ❑ Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people
� � � at differing stages, ages and circumstances of life : accessible primary and interior
entrance and routes, accessible kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices) .
* See Green Building Council LEED and other guidelines for detailed measures :
http ://www . usqbc . org/DisplayPaqe . aspx? CateqorvlD= 19 * http ://www. nrdc . org/buildinggreen/strategies
23 -7
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