HomeMy WebLinkAbout01312017 - packet City of Ukiah
Design Review Board
�""�"`�""" Tuesday, Jan uary 31 , 2017 �""�"`�"""
3:00 p.m.
Conference Room 5
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to
answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #5
300 SEMINARY AVENUE, UKIAH
2. ROLL CALL: Members Liden, Nicholson, Hawkes, Hise, and Morrow
3. CORRESPONDENCE: None.
4. APPROVAL OF MINUTES: The minutes from the September 15, 2016, September 22, 2016,
and October 6, 2016 meetings are available for review and approval.
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board
welcomes input from the audience. In order to be heard, please limit your comments to three
(3) minutes per person and not more than ten (10) minutes per subject. The Brown Act
regulations do not allow action to be taken on audience comments.
6. NEW BUSINESS:
A. Request for Review and Recommendation on a Minor Site Development Permit to
allow exterior building improvements to include replacement of existing awnings,
remove rooftop pyramid element over the main entryway and the addition of downward
facing accent lighting along the main entryway at 1139 N. State Street, Kentucky Fried
Chicken (KFC). APN 001-360-25 File No.: Munis 2445-SDP-ZA.
B. Preliminary Design Review for a Hotel at 1601 Airport Park Boulevard. There is no
APN yet because of the recently approved Subdivision.
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 September 15, 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, Hawkes, Hise,
11 Chair Liden
12
13 Absent:
14
15 Staff Present: Kevin Thompson, Interim Planning Director
16 Michelle Johnson, Assistant Planner
17 Cathy Elawadly, Recording Secretary
18
19 Others present: George Rau
20 Lee Kramer
21
22 3. CORRESPONDENCE:
23
24 4. APPROVAL OF MINUTES: The minutes from the July 14, 2016 meeting are available for
25 review and approval.
26
27 Member Morrow noted the misspelling of the applicants' name that should be `Thieriot.'
28
29 M/S Nicholson/Morrow to approve July 14, 2016 minutes, as amended. Motion carried (4-0)
30 with Member Hise abstaining.
31
32 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
33
34 The DRB is required by the City Code to review and make a recommendation on all Site
35 Development Permit applications.
36
37 6. NEW BUSINESS:
38 6A. Request for Review and Recommendation on a Minor Use Permit and Site Development
39 Permit to develop a paved parking lot with 36 striped parking spaces, new trees, and live
40 landscaping. 620 &630 Kings Court, APN 002-340-27
41 File No.: Munis 2109-UP & SDP-ZA.
42
43 Assistant Planner Johnson:
44 • Provided some background regarding the proposed project:
45 ■ The owners of the parcel with the addresses of 620 and 630 Kings Court want to
46 improve the existing parking lot and provide for landscaping. The tenants in these
47 buildings change time and are in need of parking. The parcel currently is used for
48 overflow parking. The existing parking lot is gravel and is being used as a parking
49 lot. However, because the parking lot is not striped it does not function
50 sufficiently where people park at-will. Referred to attachment 2 of the staff report
51 that shows the proposed site layout of the parking lot.
Design Review Board September 15, 2016
Page 1
1 ■ The applicant proposes to pave the parking lot with asphalt and the lot exceeds
2 10,000 sq. ft. For developments which propose more than 10,000 square feet of
3 resurfacing a Standard Storm Water Management Plan (SUSMP) is required.
4 The SUSMP must demonstrate the capture and retention onsite on a portion of
5 the 85t" percentile storm. Capturing and retaining the storm water is to follow
6 principles known as Low Impact Design (LID) standards. The City of Ukiah
7 regulations require that the LID standards be demonstrated by following a
8 manual developed by Sonoma County and the City of Santa Rosa entitled,
9 `Storm Water— Low Impact Development Technical Design Manual,' published in
10 2011.
11 ■ Landscaping is proposed that will include two new trees, four rain gardens, two
12 bioswales, and three infiltration trenches. An evaluation of the shade from the
13 existing Valley Oaks two additional Valley Oaks are proposed by a registered
14 professional forester.
15 • The parking lot will be used by the veteran's clinic having first priority followed by
16 other tenant users at this location.
17
18 Lee Kramer, Property Manager:
19 • Is the property manager and not the owner of the subject property.
20 • The veteran's clinic is located at 620 and 630 Kings Court. Part of the function there is for
21 veterans to come and park their cars and take a bus to the Veterans Administration
22 (VA)Hospital or to other areas in San Francisco, Santa Rosa. As such, the parking area
23 is getting congested and is impacting the neighbors.
24 • The intent is to maintain the parking lot as a separate parcel because if the veterans
25 should move there would be no reason to 'assemble iY to the existing property. In the
26 interim while the veterans are using the parking lot for overflow parking and to the extent
27 that not all the parking accommodations are necessary would likely rent out spaces to
28 425 S. Orchard Avenue that does not have sufficient parking accommodations at times.
29 425 S. Orchard is the former King's Office Supply and he identified the current tenants in
30 this building.
31
32 Member Hise:
33 • Asked about the rule for handicap parking for this particular parking lot of 39 parking
34 spaces.
35
36 There was DRB discussion concerning ADA handicap parking spaces necessary for the 39
37 parking spaces proposed where the staff report cites one ADA accessible parking space is
38 required. While the ADA accessibility parking is not clearly marked as such on the detail
39 plans/preliminary parking plans for the project, it appears one ADA accessible parking space is
40 located near the building.
41
42 Assistant Planner Johnson:
43 • Will confirm the number of ADA handicap parking spaces necessary for the parking lot
44 with the City Building Official.
45
46 Member Morrow:
47 • Finds the Project deficient on bicycle parking.
48
49 Assistant Planner Johnson:
50 • One space for each 10 vehicle parking spaces is required. Based on 39 proposed
51 vehicle parking spaces, four bike parking spaces are required; two are proposed.
52
53 George Rau:
Design Review Board September 15, 2016
Page 2
1 • Understands according to the California Green Building Code and maybe City Code is
2 different says a parking lot must have enough bicycle parking spaces to represent 5% of
3 the parking spaces.
4
5 Assistant Planner Johnson:
6 • Confirmed City Code says a parking lot must have enough bicycle parking spaces to
7 represent 10% of the parking spaces.
8
9 Lee Kramer:
10 • Will add two more bicycle parking spaces.
11
12 There was discussion where the bicycle parking should be located.
13
14 Assistant Planner Johnson:
15 • It would make sense to have the bicycle parking next to the garden area.
16
17 DRB:
18 • Fine with bicycle parking next to garden area.
19
20 Member Nicholson:
21 • Is pleased to see the addition of two new Valley Oak trees for the project.
22 • Likes the idea of the bioswale next to the sidewalk as shown on the site plans.
23
24 There was discussion regarding the landscaping, irrigation system in connection with the location
25 of shady areas on the site, the bioswales, etc.
26
27 Member Hawkes:
28 • Referenced attachment 1, arborist report and questioned the Valley Oak trees that they
29 will grow to a 40-foot height in the first 10 years and provide shade in a 50-75-foot
30 diameter.
31
32 Member Nicholson:
33 • Is a six-foot planter big enough for a mature Valley Oak tree? It is a hardy tree.
34 • The arborist indicated the new Valley Oak trees will be fine where planted.
35
36 Chair Liden:
37 • How often does the veteran bus run? Is it every day?
38
39 Lee Kramer:
40 • Is not really familiar with the bus schedule. Would estimate the VA bus/shuttle must run
41 two or three days a week.
42 • The proposed project will provide for a more accommodating parking situation and will
43 alleviate some of the on-street parking problems.
44
45 DRB consensus:
46 • Likes the proposed project.
47 • Would like to see two more bicycle parking spaces.
48 • Recommends consulting with an arborist to make certain the planters for the Valley Oak
49 trees are large enough.
50 • Have the City Building Official look at the path of travel from the handicapped spaces in
51 the parking lot to make certain they are safe and accommodating. There is no path of
52 travel anywhere for the handicap to navigate safely. There is a need for a defined path of
53 travel and/or other markings that are not shown on the site plans. Is of the opinion the
Design Review Board September 15, 2016
Page 3
1 City Building Official would be the most qualified to look at the parking lot for handicap
2 accessibility. Acknowledged there are some requirements that are not shown.
3 • Important to make certain there is a fair amount of water saturation into the ground for the
4 Valley Oak trees. There is concern about the rain garden areas that are under the shade
5 of the trees such that much of the saturation necessary for the rain gardens to thrive
6 would be lost when the parking lot is paved. Want to make sure the trees have sufficient
7 water. It is likely the arborist can adequately address the concern that the trees have
8 enough saturation. Noted there are two existing Valley Oak trees located near the Gibson
9 Creek channel that runs through the area.
10
11 George Rau:
12 • Referred to the site plans, and noted the rain gardens have pervious soil where the intent
13 is to get water back underground. There is an infiltration trench that runs along the
14 eastern half and there is also an infiltration trench that exits out toward Orchard Avenue.
15 This trench will be three feet deep and will capture rain water to go back into the ground.
16 The water that runs off the pavement will go into the infiltration trenches. The intent is to
17 prevent a lot of runoff water from going into Gibson Creek. The water runoff is required to
18 be retained on-site. There will be an overflow pipe to address excess water runoff and
19 explained in further detail about the location of the LID elements proposed and plant
20 species selected concerning LID. There are no plants growing in the existing gravel-
21 surfaced parking lot.
22
23 Lee Kramer:
24 • The parking lot site has excellent soil percolation characteristics unlike many properties in
25 Ukiah. There will be rain gardens with overflow precautionary measures in place so he is
26 pleased with the design.
27
28 M/S Morrow/Hawkes to recommend Zoning Administrator approval of the proposed minor use
29 permit and site development permit for a paved parking lot with Orchard Avenue access with the
30 addition of two bicycle spaces, include handicap pathway indications and a recommendation that
31 the applicant consult an arborist to make certain the size of the planters and water requirements
32 for the Valley Oak trees is sufficient for growth purposes. Motion carried (5-0).
33
34 7. MATTERS FROM THE BOARD:
35
36 8. MATTERS FROM STAFF:
37
38 9. SET NEXT MEETING
39 The next regular meeting will be scheduled based on project need.
40
41 10. ADJOURNMENT
42 The meeting adjourned at 3:52 p.m.
43
44
45 Cathy Elawadly, Recording Secretary
Design Review Board September 15, 2016
Page 4
��ty � u�iah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting September 22, 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, Hise, Chair Liden
11
12 Absent: Member Hawkes, Morrow
13
14 Staff Present: Kevin Thompson, Interim Planning Director
15 Michelle Johnson, Assistant Planner
16 Cathy Elawadly, Recording Secretary
17
18 Others present: George Rau
19 Craig Strattman
20
21 3. CORRESPONDENCE:
22
23 4. APPROVAL OF MINUTES: The minutes from the September 15, 2016 meeting will be
24 available for review and approval at the next scheduled meeting.
25
26 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
27
28 The DRB is required by the City Code to review and make a recommendation on all Site
29 Development Permit applications.
30
31 6. NEW BUSINESS:
32 6A. Request for Review and Recommendation on umbrellas for an Outdoor Dining Permit for
33 Chop Chop Restaurant at 110 West Standley Street, APN 002-224-06, File No. Munis
34 1728
35
36 Assistant Planner Johnson:
37 • Gave a brief background about the outdoor dining permit that was approved in May 2016.
38 • Talked about the proposed project as provided for on page 1 of the staff report.
39 • Staff is requesting the DRB review the proposed revision to the initial project.
40
41 Craig Strattman, Applicant:
42 • Is of the opinion the proposed new shade cover provides continuity to the theme, menu,
43 and design of the restaurant and strengthens the perception of the Downtown as
44 providing for diverse and interesting choices for dining and shopping.
45 • The Standley Street corridor is mixed use, commercial and residential, and Chop Chop is
46 in the middle of the funky, modern and cheap out-of-place design to the east and the
47 nicer more classic design to the west where the intent is to bridge the two design factors
48 and add allure and continuity and style to the block.
49 • Akin to other iconic destinations, i.e., the Tonga and Trader Vic's in San Francisco,
50 `modern tiki' brings about a sense that our community can have a culture that is ethnic,
51 fun and a little exotic.
Design Review Board September 22, 2016
Page 1
1 DRB:
2 • Looked at the plot plan concerning the existing outdoor dining permit and example of the
3 proposed product relative to the Palapa Thatch umbrellas and/or Palapa covering.
4
5 Chair Liden:
6 • Asked if the Palapa umbrellas are fire retardant.
7 • What is the life expectancy of the umbrellas?
8 • Asked about the plan and whether the existing awning will be removed and replaced with
9 the umbrellas?Assumes the corner posts will also be removed.
10
11 Craig Struttman:
12 • Confirmed the Palapa umbrellas are fire retardant, durable, weather-proof and can
13 endure winds up to 70 mph.
14 • The umbrellas are designed for commercial use and are what restaurants and hotels use.
15 • The umbrellas last for years. The umbrellas come with two tops that can be changed out
16 as necessary should they not look aesthetically pleasing.
17 • Confirmed the existing awning will be removed and replaced with the umbrellas and the
18 corner posts that secure the awning will be removed, i.e., all metal posts will be removed.
19
20 Member Nicholson:
21 • Likes that the applicant is proposing to replace the existing 12 x 20 feet sun shade with
22 two nine-foot in diameter thatch umbrellas.
23 • Is of the opinion the `modern tiki' design represents timeless, global tradition and is highly
24 complementary with the style, character and architecture of other buildings in the
25 neighborhood.
26
27 There was discussion about the method of installing the thatch umbrellas onto the outdoor dining
28 area platForm.
29
30 There was discussion about the outdoor dining platform and corresponding installation thereof on
31 a City street in compliance with City code and the terms and conditions for encroaching into the
32 City public right-of-way.
33
34 Member Hise:
35 • Would support approval of the project, but is not pleased with the outdoor dining program
36 as it currently operates and essentially how the City is overseeing them in general.
37 • Finds that having two outdoor dining areas next to one another is not architecturally
38 pleasing, referring to Chop Chop and Saucy's on Standley Street.
39 • Is okay with having outdoor dining areas that are more or less sporadically situated
40 throughout the City rather than situated next to one another.
41 • Is of the opinion the City has taken the wrong approach with regard to the outdoor dining
42 program. There should have been a standard design implemented that every applicant
43 desiring outdoor dining uses such that they all look the same without every outdoor dining
44 establishment feeling they need to have a unique expression of design.
45
46 Chair Liden:
47 • Has some issue with the fact the outdoor dining establishments for Chop Chop and
48 Saucy's are located right next to each and is what creates the problem for design in
49 general. There are two different outdoor dining themes that happen to be located right
50 next to one another and that is the way it is.
51 • In general, he does like the idea that everyone is taking a unique approach to his/her
52 respective outdoor dining experience. Does like the idea of allowing for unique personal
53 expression around town.
54
Design Review Board September 22, 2016
Page 2
1 DRB Consensus:
2 • Likes the project and recommends approval.
3
4 Member Hise:
5 • Asked if in the motion to recommend approval of the project if there is anything further
6 staff would like to be included.
7
8 Assistant Planner Johnson:
9 • Prior to any modifications made to the street with the installation of the thatch umbrellas
10 and/or for any other change to the outdoor dining establishment would need to consult
11 with the Public Works department.
12
13 M/S Hise/Nicholson to recommend approval of the proposed project as presented with no
14 conditions. Motion carried (3-0).
15
16 6.
17 6B. Request for Review and Recommendation on a Minor Site Development Permit to
18 expand the existing grave site area to include: live landscaping and a Niche (memorial)
19 APN 001-020-50, File No.: Munis 2130.
20
21 Assistant Planner Johnson:
22 • An application was received from Russian River Cemetery District for approval of a Minor
23 Site Development permit to expand the grave site area, add live landscaping and
24 construct an open Memorial Pavilion. The infrastructure is existing so the only new
25 development will be the pavilion.
26
27 George Rau, Rau and Associates, Applicant Representative:
28 • Commented on the landscaping features and drainage system/features.
29
30 DRB:
31 • Discussed and reviewed the proposed landscaping plan for the Memorial Pavilion to be
32 located at the Ukiah Cemetery.
33 • It was determined the plans reviewed omitted the building plans and elevation drawings
34 such that the project is not complete for review with a recommendation.
35 • Would like to see a sample board concerning the materials for the pavilion.
36 • The DRB unanimously (3-0) recommended the project come back at a later date to be
37 reviewed as a complete project.
38
39 7. MATTERS FROM THE BOARD:
40
41 8. MATTERS FROM STAFF:
42
43 9. SET NEXT MEETING
44 The next regular meeting will be scheduled based on project need.
45
46 10. ADJOURNMENT
47 The meeting adjourned at 3:49 p.m.
48
49
50 Cathy Elawadly, Recording Secretary
Design Review Board September 22, 2016
Page 3
��ty � u�iah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting October 6, 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 Hawkes, Morrow, Hise, Chair Liden
11
12 Absent: Member Nicholson
13
14 Staff Present: Michelle Johnson, Assistant Planner
15 Cathy Elawadly, Recording Secretary
16
17 Others present: Jim Johnson, Johnson Custom Landscaping
18 Tony Charondo, TC Construction & Design Inc.
19 Norman Tapia, NT Engineering
20 Norman Tapia, NT Engineering
21
22 3. CORRESPONDENCE:
23
24 4. APPROVAL OF MINUTES: The minutes from the September 15, 2016 and September
25 22, 2016 meetings will be available for review and approval at the next scheduled
26 meeting.
27
28 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
29
30 The DRB is required by the City Code to review and make a recommendation on all Site
31 Development Permit applications.
32
33 6. NEW BUSINESS:
34 6A. Request for Review and Recommendation on a Minor Site Development Permit to
35 expand the existing grave site area to include: live landscaping and an open Memorial
36 Pavilion at 940 Low Gap Road: (Russian River Cemetery District).
37
38 Assistant Planner Johnson:
39 • On September 22, 2016 the DRB reviewed the proposed landscaping plan for an open
40 Memorial Pavilion to be located at the Ukiah Cemetery owned by the Russian River
41 Cemetery District. The plans reviewed at the meeting omitted the building plans and
42 elevation drawings and the plans for the pavilion needed to be included as part of the
43 approval of the project so the DRB is meeting today to review the landscaping and
44 pavilion as a complete project.
45
46 Tony Charondo:
47 • The project is a niche pavilion/columbarium and/or mausoleum for cremations.
48 • Referred to the building plans and corresponding design of the pavilion and noted:
49 ■ The pavilion has six columns and each column will be surrounded by a
50 columbarium more commonly known as niche where people that are cremated
51 are placed as their final interment.
Design Review Board October 6, 2016
Page 1
1 ■ The pavilion will provide shade and shelter from the weather for the people
2 visiting their loved ones.
3 ■ The pavilion will also allow the cemetery to hold services.
4 ■ Benches will be placed in the pavilion so people can sit.
5
6 Member Hise:
7 • Referred to the building plans and inquired whether the `golden garnet granite' colored
8 boxes contain the ashes of people.
9 • Requested clarification the opening part of the boxes face outward.
10 • Would like to see less color contrast for the granite shutters that are light in color(golden
11 garnet granite) and the corresponding castings that are of a dark color (New Dakota aka
12 Dakota Mahogany Granite).
13
14 Chair Liden:
15 • Asked about the roof and application of`shingle lab.'
16 • Asked about the material for the floor.
17 • Asked if the landscaping for the pavilion will be installed after the structure is built?
18 • Asked about the sidewalk that goes around the pavilion and corresponding shape.
19
20 Tony Charondo:
21 • Referred to the project rendering, Sheet A-1 and floor plan of the building plans, sheet A-
22 3 and confirmed the boxes are granite shutters to be 3/4" Golden Garnet Granite and
23 explained how these boxes will be integrated into casings trim to be 3/4" New Dakota
24 Granite in the six columns. The columbarium granite shutters are to be installed with
25 aeon hardware system. Confirmed the boxes would face outward and explained how this
26 works. The boxes are removable when it is time for interment and remains placed inside
27 and secured into the aeon hardware system.
28 • Referred to the design of the pavilion and talked more about the granite shutters, niche
29 castings, and hardware structure and/or all other structural components as to how the
30 pavilion is designed to work.
31 • The pavilion has a roof that overlaps and referred to building plans, Sheet A-5 and A-7.
32 • The pavilion will feature no lighting or signs.
33 • The floor is a concrete slab to be stamped concrete with acid stain and wet look sealer.
34 • Specifically, site plan sheet A-4 shows the Christy castings details and specifications,
35 and sheet A-8 shows the Niche castings plan and detail.
36
37 Member Hawkes:
38 • Asked if the plantings and irrigation features/system are part of the project plans?
39 • Referred to the building plans and related area immediately located next to the pavilion
40 and asked if this would be used as potential grave sites.
41
42 Jim Johnson:
43 • Confirmed he will install the landscaping for the pavilion after it is constructed and noted
44 there is not a tremendous amount of live plantings and is designed to be low
45 maintenance.
46 • Acknowledged the sidewalk that goes around the pavilion is in the symbol and/or shape
47 of a police badge because the intent of the pavilion was to dedicate it to policemen and
48 firemen and it is for public use.
49 • Confirmed the plantings and irrigation plans are part of the pavilion project.
50 • Confirmed beyond the pavilion and badge shaped sidewalk everything else are grave
51 sites and demonstrated the location on the site plan.
52
53 There was a general discussion about the IayouUconfiguration of the cemetery in general in
54 connection with the immediate areas located to the north, northwest and northeast that include
Design Review Board October 6, 2016
Page 2
1 residential, vineyards and schools. Also, talked about the existing infrastructure in and around the
2 pavilion.
3
4 Jim Johnson:
5 • Acknowledged the northwest corner of the subject property is residential and showed the
6 location of a row of trees that were recently planted in this area. The trees were planted
7 in anticipation of the new pavilion.
8
9 Assistant Planner Johnson:
10 • There will be no trees around the pavilion.
11
12 Member Hawkes:
13 • Asked what the scope of the project entails?
14
15 Assistant Planner Johnson:
16 • The scope of the project includes the landscaping and pavilion structure and/or just the
17 rectangular area as shown on the site plans.
18 • The only item the DRB is approving today is the pavilion and the landscaping around it.
19 • The project will be reviewed by the Zoning Administrator.
20
21 Member Hawkes:
22 • Is fine with the project.
23
24 Member Hise:
25 • While the materials for the shutters and castings are quality, the contrast between the two
26 color schemes for the granite material makes the columns looked `striped.' If Dakota
27 Mahogany granite were used in conjunction with a color scheme other than Golden
28 Garnet Granite, the appearance would be more harmonious where all the other colors for
29 the building would blend better aesthetically.
30 • Asked about why the window frames on top of the pavilion are white instead of a darker
31 color. The trim for the window would be more aesthetically pleasing and complimentary to
32 the building if color was of a darker shade.
33 • The Dakota Mahogany granite relative to the shutter comes in a `flame' finish which is
34 fairly rough. Could do a `flamed and polish' finish interchangeably and this would be a
35 subtle transition or use a polished Dakota Mahogany and flamed granite for the shutters.
36 This would provide for a sophisticated appearance. This is only a suggestion. Is of the
37 opinion if the colors were less contrasting the columns would not be so definitively
38 striking in appearance and would be more subtle.
39 • Would recommend changing out the white paint on the window trim for a color that is
40 more harmonious.
41 • Supports using flamed granite because it gives the material texture and does not reflect.
42 Understands this may be problematic with graffiti and cleaning it. Unlike polished finish
43 flamed is actually a rough finish.
44
45 Norman Tapia:
46 • Asked about the timeline once the project was approved.
47
48 Assistant Planner Johnson:
49 � The next step is a public hearing by the Zoning Administrator.
50
51 Tony Charondo:
52 • The problem with a flamed granite finish is that it is not very easy to maintain because of
53 water spots and the like. When the granite is polished this pretty much seals the surface
54 of the granite so anything from acid rain to sprinkling water and/or anything that gets
Design Review Board October 6, 2016
Page 3
1 splattered is easy to wipe off. When the stone is clear the porous parts are open making
2 it easy to wipe off.
3 • He is a general contractor and his company builds mausoleums/columbariums all over
4 the world.
5 • 99% of the projects his company does are two-toned colors where there is a clear
6 contrast between the shutters and the rest of the trim. If the wall happens to be too long
7 finds it necessary to break up the monotony with vertical trims that are totally different
8 than the shutters. The intent is to make the shutters clearly visible because this is where
9 the remains of the person go.
10 • Flamed granite is difficult to clean.
11
12 Member Morrow:
13 • Is there some reason for having the white frames for the windows and/or breeze-ways.
14 Would recommend a color that matches at least the gray of the gutters.
15 • Does not have any strong opinions concerning the proposed project.
16
17 Tony Charondo:
18 • The white vinyl for the window trim comes in different colors, such as almond.
19 • The intent was to construct a pavilion that requires little maintenance.
20 • Showed examples of other pavilions his company has constructed.
21
22 DRB is fine with the proposed landscaping, as presented.
23
24 M/S Hawks/Morrow The DRB likes the plan and recommends Zoning Administrator approval of
25 the Minor Site Development Permit to expand the existing grave site area to include: live
26 landscaping and an open Memorial Pavilion at 940 Low Gap Road: (Russian River Cemetery
27 District) with recommended comments as follows: 1) window trim be a darker color to contrast
28 less; 2) Columns should not have such a definitive striped appearance having less contrast. The
29 DRB accepts the landscaping plan, as submitted. Motion carried (4-0).
30
31 Assistant Planner Johnson:
32 • Provided an update on the Chop Chop outdoor dining permit:
33 ■ While Craig Strattman, owner of Chop Chop, still intends to install the thatch
34 umbrellas as approved by the DRB at the September 22, 2016 meeting he
35 proposes a temporary solution for the interim until next spring. He would like to
36 replace the existing shade cover with `Apontus Market Patio Umbrella Tilt with
37 Crank 9' Red: Patio, Lawn & Garden' and is researching this product that is sold
38 on Amazon.com.
39 ■ The plan is to remove the existing shade cover and install the new umbrellas as
40 soon as possible.
41
42 DRB is fine with the aforementioned temporary solution.
43
44 7. MATTERS FROM THE BOARD:
45
46 8. MATTERS FROM STAFF:
47
48 9. SET NEXT MEETING
49 The next regular meeting will be scheduled based on project need.
50
51 10. ADJOURNMENT
52 The meeting adjourned at 4:19 p.m.
53
54
55 Cathy Elawadly, Recording Secretary
Design Review Board October 6, 2016
Page 4
ITEM NO. 6A
DATE: Januarv 31, 2017
MEMORANDUM
TO: Design Review Board
FROM: Kevin Thompson, Interim Planning Director
DATE: January 31, 2017
SUBJECT: Request for Review and Recommendation on a Minor Site Development Permit
to allow exterior building improvements to include replacement of existing
awnings, remove rooftop pyramid element over the main entryway and the
addition of downward facing accent lighting along the main entryway at 1139 N.
State Street, Kentucky Fried Chicken (KFC).
APN 001-360-25 File No.: Munis 2445-SDP-ZA
HISTORY
The subject property was originally developed with the existing fast-food restaurant after the
Ukiah Planning Commission approved Major Use Permit No. 92-36 in August of 1992.
Additionally, the Planning Commission approved Major Site Development Permit No. 06-37 to
allow modifications to the building fa�ade and sign program for the existing fast-food
restaurant located on the North State Street gateway in January 2007.
PROJECT
An application was received from Victoria Benham on behalf of Lendlease Development Inc.,
for approval of a Minor Site Development Permit for an exterior refresh to the Kentucky Fried
Chicken building that includes an update in paint scheme and replacement of existing awnings
as depicted on the elevations, removal of the rooftop pyramid element over the main
entryway, and the addition of downward facing accent lighting along the roofline as depicted
on the project plans. The scope of the improvements does not include signage. No site work is
proposed for this commercial improvement.
The parcel has been developed for a number of years, has existing landscaping that is
properly maintained and there is little opportunity for additional landscaping. Therefore, no
changes to the landscaping are proposed. The scope of the work for this improvement does
not include signage.
STAFF REQUEST
Staff is requesting the Design Review Board to review the project for Design and make a
recommendation to the Zoning the Administrator.
Attachment 1: Site Plans dated stamped January 12, 2017
Attachment 2: Design Guidelines — Commercial Projects Outside fhe Downfown Design
District
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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 ? /'�
�`'+-...,.,,.s.....<.......r,..,,..P..........f`� �.i�..1S.L7�+=—�� � �_y
, �
� O
� �
Rear Delivery i� I �2
I
' ' ! 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 `�"'�`
�
i
i
�
�
;
�
n n —
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
� - _ = - _: _ .- -
4-._
_ � . �� ��_ � � .� -��.
__TT_-_ -
Picket Wood �re
� — _ _� '� � -
, s� �' �
�, j � _ } _=,� ,,: �
, 1 -,
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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e
1 ITEM NO. 6B
Community Development and Planning Department
G��ty Of u�c�i 300 Seminary Avenue
Ukiah, CA 95482
planninq(c�cityofukiah.com
(707)463-6203
2
3
4 DATE: January 31, 2017
5
6 TO: Design Review Board
7
8 FROM: Kevin Thompson, Interim Planning Director
9
10 SUBJECT: Holiday Inn Pre-application-DRB preliminary review and provide comments to
11 staff and the applicant on the elevations for proposed Hotel at 1601 Airport Park
12 Blvd.
13
14
15 REQUEST/ PROJECT DESCRIPTION
16
17
18 The applicant requested the Design Review Board review the elevations for a 90-room Holiday
19 Inn proposed for 1601 Airport Park Blvd. Staff has not yet received a formal application for a
20 Use Permit and Major Site Development Permit. Once received, staff will return to the DRB for
21 additional review and a request for recommendation to the Planning Commission.
22
23 The project is located within the Airport Business Park, and as such, its development is guided
24 by the Airport Industrial Park Planned Development Ordinance (AIP PD Ordinance 1098). The
25 site is designated as Light Manufacturing Mixed Use. Attached is an excerpt from the Airport
26 Park Planned Development Ordinance 1098 pertaining to this site.
27
28
29
30
31
32
33
34 ATTACHMENTS
35
36 1. Elevations provided by applicant
37 2. Excerpt from Airport Park Planned Development Ordinance
38
39
40
41
42
43
Holiday Inn Pre-application Design Review
1601 Airport Park Blvd.
1
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1, Allowed Uses
The following uses are ailowed in the Retail Commercial designation with the securing of
a 5ite De�etopment Permif:
a Retail commercial stores.
b. Child day-care facility.
c. Delicatessen, sandwich shop, and ice cream parlor.
2. Rermitted Uses
The following uses are permitted in the Retail Commercia[ designation with the securing
of a Use Permit:
a. Restaurants (no drive-thru restaurants).
b. SmaEE grocery or convenience store.
c. Banking facifity.
E. INDUSTRIAUAUTOMOTlVE COMMERCIAL DESIGNATION
� 1. Allowed Uses
, 7he foilowing uses are aflowed in the Industrial/Automotive Commercial Land Use
Dssignation with the securing of a Site Development Permit:
� a. All the allowed industrial uses listed in Item A (1)above.
b. Automobile dealsrships, except for those that exclusively sell used vehicles.
2. Permitted Uses
7he following uses are allowed in the industrial/Automotive Commercial Land Use
Des�gnation with the securing af a Use Permit:
a AII the permitted industr�al�and uses IisEed in Item A{2)above.
b Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru
restaurants).
c. Automotive setvice (gas)station.
d. Small grocery store mini-market, or convenience store.
e. Uses related to automobile dealerships such as tire stores, autoparts stores, car-
, washing facilit+es, automobile repair business, etc,
F. LIGHi' MANUFACTURING/MIXED-USE DESIGNATI�N
�. Purpose and (ntent
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7he purpose of the Light Manufacturing / Mixed-Use land use designation is fo provide
for a compatible mix of light manufacturing activities, commercial land uses, professional
o�ces, and limited low-density residential uses. The intent is to provide an opportunity
for a diversity of land uses to locate near each other that would typically be viewed as
incampatible, but because o� crea#ive site planning and design, they can fiunctian in
harmony without adversely impacting one another. For example, #he Ordinance permi#s
"live-work' land uses where small dwelling units can be incorporated into low intensity
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��ght manufacturing or warehousing operations There �s axso opportun�ty for loav-density
apartments to be s�tuated above commercial shops and professional offices.
The purpose of the Light Manufacturing ! Mixed-Use designation is also to promote
Smart Growth and New Urbanism pianning techniques. The Ordinance contains design
standards that will fead to the development of office, light manufacturing, commercial,
and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use
neighborhood.
The Ordinance requires I+ght manufacturing land uses, if proposed, to be situated along
the railroad tracks on the rear of the parcels, and to develop other land uses along the
front af the parcels on Airport Park Boulevard, except for the parcels east of Airport Park
BouEevard where light manufacturing land uses can occur anywhere on the parcefs with
the requ�red yard setbacks. The majority af parking facilities are required to be situated
in-between the light manufacturing and cammercial land uses in the middle of the
parcels, rather than along the Airport Park Boulevard frontage.
The land uses along Airport Park Boulevard are held to a higher design and site
plann+ng standard than the (ight manufacturing land uses, because it is situated in the
more visible focation, and because light manufacturing land uses are highly desired and
a lesser design standard provides an Inherent incen#ive.
It is Possible to deveiop full light manufacturing, of#ice, or commerciai land uses on a
parcel, provided they are iaid oui and designed to be compatible with surrounding land
uses. Professional office and commercial land uses, if proposed as stand along
developments must adhere to a high s�te planning and design standard.
The regulations are intended to create a cornpatible mix of land uses with ample
landscaping and strategic open areas, pedestrian walkways, and attractive arch'stecfure
in an inviting scale, with hidden parEcing and practieal functionafity.
2. General Requirements
a, Light manufacturing and warehousing land uses should be located along Ehe raiiroad
tracks on the western portion of the current parcels or anywhere on the designated
parcels east of Airport Park Boulevard with the required yard setbacks. Light
manufacturing and warehousing can be situated along Airport Park Boulevard if it
conforms to the site planning and design standards for commercial development.
b The majority of parking spaces for mixed-use development shall be located in-
betwesn the light manufacturinglwarehousing (and uses and the fand uses along
Airport Park Boulevard. �very attempt shall be made to create parking that cannot
be seen from public streets.
c. Shared access is strongly encouraged between land uses on the same and adjacent
parcels to reduce encroachments onto Airport Park Boulevard.
d Sireet trees anc! a meandering sidewalk are required along Airport Park Boulevard.
e The architectural facades for buildings situeted atong and facing Airport Park
Boulevard shall be consistent with Section 5(f} of this Subsection, and shall be
designed to soften height, bulk, and mass.
f. The orienfation, height. and design of buildings, as well as the theme for property
development shall be based on creating compatib�lity between land uses.
g There is oppo�tunity for low density residential (and uses such as apartment urnts
above o�ces or commercial spaces, but densitiss are limited west of Airport Park
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Boulevarci because af airpor# constraints to a total of 60 people per ac�e an a given
parcel.
3. Permitted Land Uses
a. Notwithstanding Subsection "K", all light manufacturing, commercial, professional
offce, low density residen#ial, and mixed-use projects require the securing of a Use
Permit fram the City Planning Commission. The Use Permit process shall include an
analysis of s�te planning and architecture, pursuant to Section 9262 of the Ukiah
Municipal Code.
4. Reauired Findings,
a Prior to approving a lJse Permit for a project situated on Eand in the Mixecf-Use
designation, the Planning Commission and/or the City Council shail make the
. follawing findings:
1. The praposed land use is consistent with the goals and policies of the Ukiah
General Plan, the provisions of the Airpo�t Industrial Park Pianned Deve{opment
Ordinance,the Ukiah Municipal Code, and the Ukiah Airport Masfer Plan.
2 The proposed land use is compatible with surrounding land uses and will not be
detrimental to the public's health, safety and general welfare.
3. There is sufficient variety, creativity, and articulation to the architecture and
design of the structure(s) to avoid monotony and/or a box-like uninteresting
extemal appearance.
4 For all land uses other than light manufacturing, there is uniqueness and an
exemplary approach to the site planning, design, and architecture, consistent
with the Site Planning and Design Standards contained herein, that results in a
quality and sophisticated development.
5 The Findings shall not be vague. The findings shall be sufficiently detailed to
appr'�se a reviewing court of the basis for the action by bridging the gap between
the evidence and the decision-maker's conclusions, and shall be based upan
evidence contained in the administrative record.
5. Site Plannina and Desian Standards -Commercial Dev,_ eloament
The followmg site planning and design standards are specifically adopted for the LighE
Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial,
professional office, Iow-density residential, and mixed-use development projects not
involving light manufiacturing/ warehousing uniess it is situated along the Airport Park
Boulevard street frontage. The Development Standards contained in Section "G" and
the Design Standards in Section "I° af this Ordinance shall apply to the Light
Manufacturing/Mixed Use designation unless superseded by the following specific
standards:
a. Yard Setbacks:
1. Fron : 25 feet from the Airport Park 8oulevard right-of-way.
Architectural features, such as hay windows, porches and landing spaces,
column treatments, and similar features may extend up ta two-feet into the
required iront yard setback.
2. Side and Rear: The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are
not limited to Building Code requirements, traffic circulation, landscaping
requirements, softening of the bulk and mass of structures, and compatibility with
s
. -- _ _ ,
ad�acent structures and�and uses.
3. Relief: Relief from the front yard seEback requirements may be granted through
the approval of a variance, pursuant to Chap#er 2, Article 20 of the Ukiah
Municipal Code. "
b. Maximum Building Height:
1. The maximum height of any building or structure shall be 40 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
�
2. Mechanica! penthouse and equipmen# may extend an additional 1d feet beyond
the maximum height provided it is adequately screened from view. i
I
3. Relief: RelieF from the height standards may be grantsd through Ehe
discretianary review process if a finding is made that the proposed height is
compatib(e with the scale and character of the development on adjacent and
nearby parcels and wou(d not have an adverse impact on the health and safety
of the general public.
c. Minimum Lot Area:
1. The minimum lot area for parcels in the mixed-use area shall be determined
through the subdivision and/or discretionary review process. In no case shall lots
be created that are(ess than 20,00o square feet in size.
d. Maximum Lot Coverage'
1. Commercial and mixed land uses may cover up to 40 percenf of a lot provided
that the site planning, architecture, parking, and landscap±ng are consistent with
the requirements of the AIP Planned Development Ordinance.
2. Relief: Relief from the lot coverage standard may be granted through the
discretionary review process provided a finding is made that the propased lot
coverage is cornpatible with the scale and character of the development on
adjacent and nearby parcels and woufid not have an adverse impact on the
health and sefety af the general public.
e. Building Orientation:
1. Buildings shall be shaped and oriented to take advantage of passive solar energy
and solar collection in the winter, and to corrtrot solar cooling loads in the
summer.
2. Buildings shall be shaped and oriented to be compatible with surrounding land
uses in terms of noise, visual privacy, and functionality
f. Architectural Design: `
1. Buildings shal! incorporate projecting colurnns, exterior wainscotfng, framed �
panels, and/ar other features to provide relief ta targe open blank walls.
2. Architectural features such as arches, raised and decorative parapets, decorated
and flared cornices, extended eaves and overhangs, balconies, entry insets, and
a variety of roof angles and pitches are required to make buildings unique and
interesting.
3. Windows shal! be used to break up the mass and volume of buildings irrto
smaller components. Buildings shall use different shaped and framed windows
in a coordinated theme. Awnings and other attractive window treatments are
9
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strongly encouraged
4. All four elevations of buildings shalt incorporate the architecfural design
requirements lis#ed above in a reasonable and feasible manner.
5. The use af strong or loud cofors as the dominant building color shalf not be
permitted. The dominant colors used on buildings shall be subdued and earth
tone in nature. Colors of buildings shall be cornpatibte with adjoining buildings.
6. Storage areas, loading docks and ramps, transformers, storage tanks, refuse
collection areas, mechanical equipment, and other appurtenant items of poor
visual quality shall be screened by the use of masonry walls, landscaping
materials, or decorative fencing. A!i roof mounted electrical and mechanical
equipment and/or ductwork shall be screened from view by an enclosure wfiich is
consistent with the building design. Fences exceeding six (6} feet in height may
be appropriate for some commercial and industrial uses to screen the outdoor
storage of building materials, supplies, construction equipment, etc. The
Planning Commission may consider fences exceeding six (6) on a case-by-case
basis during the review af Site Development and Use Permit applications.
g. Signs:
1. The colars, materials, and lighting of every sign on a site shall be restrained and
harmoniaus wlth the building and site,
2. Freestanding signs shall be tastefully designed with an interesting base, and
shall not exceed twelve feet in height from finished grade. If a freestanding sign
is placed on a berm, the Planning Commission shall have the discretion to limit
its height to less than twelve feet from finished grade. No pole signs are
permitted. Freestanding signs shall have a decorative support base.
3. The size and amount of signs shal!generally comply with the requirements of the
Ukiah Municipal Code (UMC). The Planning Commission shall have the
discretion to reduce the size and amount of signs to something less than
permitted by the U.M.C. if they maEce a finding that the proposed size and amount
of signage is out of scale with the building and too dominating on the site.
4. Signs are not permitted on the roof ar projecting above the roof af any building.
5. Relief: Relief fram the sign stendards may be granted through the discretionary
review process provided a finding is made that the proposed sign is compatible
with the scale and character of the development on adjacent and nearby parcels
and would not have an adverse impact on the health and safety of the general
public.
h. Pedestrian Orientatian:
1. Pedestrian walkways shall he inciuded that directly and safely link all parking
areas with building entrances, off-site transportation facilities, established
sidewalks, and adjacent public rights-of-way,
2. Outdoor pedestrian spaces shaN be landscaped and include such features as
plante�s along sidewalks, pedestrian oriented signs, attractive street furniture,
low-level lighting, and outdoor seating areas.
3. Lots with frontages along the primary street shall provide a 5-foot wide
meandering sidewalk located within the required front setback. The sidewalk may
be located over the public utility easement. Every effort shall be made to link
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developments with attractive and accessible pedestrian facilities.
4. Secondary streets accessing the rear portian of parcels shalt include 5-foot wide
sidewalks or altsmative psdestrian facilities that link the develapment on the rear
portion of the parcels with Airport Park Boulevard.
i. Lighting: ,
1. Exterior lighting shalt be subdued and of low wattage. It shatl anhance building �
design and landscaping, as�+rell as provide safety and security. �
2. Exterior lighting shall not spill ouf and create glare on adjoFning properties, and
shall not be direcEed towards the night sky.
3 Lighf standard heights shall be pred'+cated on the lighting need of the particular
location and use. Tall lighting ftxtures that illuminate large areas shall be
prohibited.
4. Lighting fixtures, standards, and all exposed accessories shall be harmonious
with building design, and innova#ive in style.
5. All pedestrian and building access areas shall be adequately lighted to provide
safety, security, and aesthetic quality, wfthout violating number 2 above.
j. Energy Conservation:
1. Passive solar oRentation is required. Active solar design is strongly encouraged. '
2. Deciduous trees and/or other vegetation shall be planted on the south side af
buildings whenever feasible to increase energy efficiency.
3. Sunlight shall be used fior direct heatmg and illumination whenever possible. �
4. Solar heating equipment need not be screened, but shall be as unobtrusive as
possible and complement the building design. Every effort shall be made to
integrate solar panels into the roof design, flush with the roof slope
k. Outdoor Storage and Service Areas:
1. Storage areas shalt be limited to the rear of a site, and shali be screened from
public view with a solid fence or wall using concrete, wood, stone, brick, or other ,
similar material.
2. All outdoar storage areas and enclosures shalf be screened, when pvssible, with
landscaping.
3. If trash and recycling areas are required in the discretionary revisw p�ocess, they
shall be designed to harmonize with the building and landscaping, and shali be
consistent with the size and design requirements of the Ukiah Municipal Code_
I, Landscaping:
1. Landscaping shall comply with Section "I"of this Ordinance.
2. Landscaping Plans shall include outdoor shaded sit#ing/resfing areas for
employees and the general public, unless infeasible. f
m. Ukiah Airport Master Plan:
1. All development within the Airport Industrial Park shall comply with the Federal �
Aviation Administration side slope criteria, density requirements (lB1"
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CompatibilEty Zone = 60 persons per acre i C Compatibility Zone = 1 SO
people per acre} and all other applicable provisions of the Ukiah Airport Master
Pian
n Public Utility Easements, Public Streets, and Access Driveways:
1. All Public Utitity Easements, Public Streets, and Access Oriveways shall comply
with Section"H"of Ehis Ordinance.
6. Site Planning and Desiqn Standards for Li�ht Manufacturina and Industrial
Developmen#
The Site Planning and Design Standards for Light Manufacturing and Industrial
development are iess demanding than those for commercial, professional office and
mixed-use development. The lesser design standards are meant to encourage and
promote light manufacturing and industrial development, particularly along the western
portion of the parcels. The Following Site Planning and Design Standards shall apply to
aN Light Manufacturing and (ndustrial Development:
a. Yard Setbacks:
1. Front: 25 feet from the Airport Park Boulevard right-of-way if located along the
, frontage. !f the development does not have frontage alang Airpart Park
Boulevard, and is served by a private access easement, the front yard setback
shall be determined in the discretionary review process. Architectural features,
such as bay windows, porches and landing spaces, column treatments, and
similar features may extend up ta two-feet into fhe required front yard setback.
2. Side and Rear The side and rear yard setbacks shall be determined in the
discretionary review process. Factors that shall be considered include, but are
not limited, to 8uilding Code requirements, traffic circulation, landscaping
requiremenfs, softening of the bulk and mass of structures, and compatibility with
adjacent structures and land uses
3. Relief: Relief from the front yard setback requirements may be granted through
the approval af a variance,
b. Maximum Building Height:
1. The maximum height af any building or structure sha(I be 50 feet, provided it
complies with the side-slope criteria for the Ukiah Airport.
2. Mechanical penthouse and equipment may extend an additional 10 feet beyond
the maximum height provided it is adequately screened from view.
3. Relisf: Relief from the height standards may be granted through the
discretionary review process if a finding is made that the proposed height is
compatible with the scale and character of the devefopment on adjacent and
nearby parcels and would not have an adverse impact on the heafth and safety
of the general public.
c Minimum Lot Area:
1. The minimum lot area for light manufacturing and industrial development parcels
in the mixed-use area shall be determined through the subdivision and/or
discretionary review process In no case shall lots be created that are less than
20,OOd square feet in size.
d. Maximum Lot Coverage:
1. Light manufacturing and tndustrial land uses may cover up to 60 percent of a lot
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