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Home My WebLink About07202017 - packet CITY OF UKIAH DESIGN REVIEW BOARD AGENDA CONFERENCE ROOM 5 300 Seminary Avenue Ukiah, CA 95482 Thursday, July 20, 2017 3:00 p.m. 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 2. ROLL CALL 3. CORRESPONDENCE: None. 4. APPROVAL OF MINUTES: The minutes from the May 11, 2017, meeting are available for review and approval. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The City of Ukiah Design Review Board welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. 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 and signage, 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.: 2445-SDP-ZA b. Request for Review and Recommendation on a Major Site Development Permit to allow exterior building remodel including fa�ade improvements, covered entry way, landscaping and parking lot improvements at 1045 S. State Street, Redwood Community Services. APN APN 003-083-02,12,13,14,15,16.; File No. 2748-UP-SDP. 7. MATTERS FROM THE BOARD: 8. MATTERS FROM STAFF: 9. ADJOURNMENT ADA ACCOMODATION: If you plan on attending the public hearing and need a special accommodation because of a sensory or mobility impairment/disability, or have a need for an interpreter, please call Cathy Elawadly at the City of Ukiah at (707) 463-6752 to arrange for those accommodations to be made. Page 1 of 1 CITY OF UKIAH DESIGN REVIEW BOARD MINUTES Conference Room #3 300 Seminary Avenue Ukiah, CA 95482 May 11, 2017 3:00 p.m. 1. CALL TO ORDER Chair Liden called the Design Review Board meeting to order at 3:00 p.m. in Conference Room No. 3, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. Chair Tom Liden presiding. 2. ROLL CALL Present: Member Hawkes, Hise, Nicholson, Chair Liden Absent: Member Morrow Staff Present: Craig Schlatter, Planning Director Kevin Thompson, Planning Manager Adele Phillips, Associate Planner Cathy Elawadly, Recording Secretary Others present: Philippe Lapotre, Project Architect Ryan LaRue, RCHDC Michael Palleson, RCHDC 2. CORRESPONDENCE None was received. 3. APPROVAL OF MINUTES Motion/Second: Hawkes/Hise to approve the Minutes of January 31, 2017, as submitted. Motion carried by the following roll call vote: AYES: Member Hawkes, Hise, Chair Liden NOES: None. ABSENT: Member Morrow ABSTAIN: None. 4. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS Note: The DRB is required by the City Code fo review and make a recommendation on all Site Development Permit applicafions. 5. NEW BUSINESS a. Request for Review and Recommendation on a Site Development Permit and Use Permit to allow for the construction of a 38 unit permanent supportive housing facility at 237 E. Gobbi Street. APN 003-581-22 File No.: Munis 2682-SDP-UP-PC. Adele Phillips, Associate Planner: Page 1 of 5 Minutes of the Design Review Board, May 11, 2017, Continued: • Gave a staff report and noted the three existing structures on the subject property will be demolished to accommodate the construction of a 38-unit permanent supportive housing facility. • The Planning Commission will review the proposed Project on May 31, 2017. Philippe Lapotre, Project Architect commented on the project: • The proposed project is essentially designed to accommodate/fit the needs/special needs for the persons that will be living in the supportive housing facility. The residents of this facility will be seriously mentally ill who are homeless or at-risk of homelessness where the Project provides permanent supportive housing for its residents. • The housing facility will include a proposed management unit, one bedroom unit, one bedroom handicap unit, single room handicap unit, single room occupancy unit, and single room occupancy XL unit. Specifically, o There will be three two-story residential buildings and a one story building for offices, meeting rooms, and provision of services to the tenants. o The residents will be comprised of 11 affordable one bedroom units, 28 affordable studios, and one three bedroom unit for the manager. o There will be one office each for property management and service providers, two service delivery rooms, two ADA community bathrooms, a meeting room, a community room with full service kitchen and/or other service facilities as shown on the site plans. (See sheet A-4). • Discussed the building complex and site relevant to location of common use areas/ courtyard area that includes a trellis, required 10-foot easement, reception office/manager's unit, laundry facility location, landscaping and corresponding shade areas/trees, vehicle/bicycle parking and access, bio-swales, and designated garden areas. (See sheet A-1) • Discussed elevations, color pallet, passive solar opportunities and corresponding location thereof. (See Sheet A-2 and A-3). • Discussed project location and noted the site is in close proximity to the behavioral health facility and/or other services available that will be of assistance to the residents. Michael Palleson, RCHDC: • Discussed project funding that includes the benefit of a tax credit initiated from the bonus density allowance where timely approval of the proposed Major Site Development Permit and Major Use Permit is critical to securing the necessary funding for the Project. • The persons that will be living in the complex want to be there and are not forced to do so. Kevin Thompson, Planning Manager: • Related to parking, the applicant will be asking the Planning Commission for relief from the City parking requirements. Page2of5 Minutes of the Design Review Board, May 11, 2017, Continued: DRB inquiries about the following aspects of the proposed Project and responses by applicant: • The proposed Project is nicely designed. • Roofing material - (composition shingle). • Fate of Redwood Trees - (These trees are actually located on the adjacent property). • How large is the staff for the facility? (There are two levels of staffing that include a property manager and services for the mental health tenants from the Mendocino County Behavior Health and Recovery Services and Redwood Community Services (RCS). • What kind of roofing materials is to be used between back of the roof where the vertical wall and solar panel are located — (shake, cedar stained). • The tenants — (The Mental Health Services Act provides appropriations for people who are seriously mentally ill and who are at-risk for homelessness. The intended use for the funding is to provide for services and for capital construction and Mendocino County received over 1.3 million dollars in this regard. As such, this represents most of the `seed' money for the origin of the plans for the proposed Project. This community has many homeless persons, some of which are mentally ill or seriously mentally ill. The residents will be selected and referred to the housing facility by the Mendocino County Health and Human Services Department. The anticipated tenancy for a particular person is approximately from five to 10 years. The intended goal for the housing project is to help many of the people residing in the supportive housing facility return to the standards of society. The proposed supportive housing facility is considered services intensive). • How long has RCHDC been working on the Major Site Development Permit and Use Permit? — (Working on the Project with Planning staff for a couple of months). • Will the Project provide for daylight in the hallways? (No special features have been planned for, other than what is provided for by the windows and doors). • Requested clarification the hallways will be artificially lit. (Confirmed the plans provide for artificially lit hallways and acknowledged that the structural nature of the walls could accommodate skylights, but confirmation would be necessary. Will likely have to be careful with implementation of skylights because the priority relative to energy efficiency on the production of solar panels for the project needs to be as close to `net zero' as possible. It may be natural light in the hallways of the buildings is a possibility). • Asked if the vertical siding is all cedar. (Clarified the vertical siding is painted board and batten). • What is the trellis material and will it feature wood columns? (The trellis will be of natural wood and stained. The trellis will feature wood columns so that vegetation can grow on it). • Asked about the doors for the units. (The units will feature a front and a sliding glass door in the rear of the units so that the residents can enter into a private space). Page 3 of 5 Minutes of the Design Review Board, May 11, 2017, Continued: • Is there a need for some sort of separation barrier between each of the units? (It may be a separation barrier can be a consideration as to whether or not this is a necessary element). • Will only 38 persons be living in the 38-unit facility or can families reside in the facility? (The management unit is three bedrooms so potentially a family can live in this unit. The SROs and studio units will preponderantly be occupied by a single tenant. Tenants are allowed to have a guest up to a maximum of 14 days. There will also be some tenants who have a physician's order for a supportive person to live with them. The one bedroom units are primarily identified for two people, but there could be a third person staying there temporarily for a maximum of 14 days. Pets are allowed). • Asked about energy efficiency. (With a `net zero' target for the solar, most of the other energy units will be electrical as opposed to gas, such as the HVAC systems/water heaters). • What type of water heaters will be used? (The water heaters will be 50 gallons tanks and highly efficient where one of these tanks can accommodate three or more units, depending on the occupancy). • Expressed concern about traffic congestion and flow on Gobbi Street and how this would work with the proposed Project. (Anticipate that the number of parking spaces for the facility will be the same as the existing TLC facility currently operating on the site. It may be a bus lane would be beneficial to assist with traffic flow on Gobbi Street and is only a consideration and not part of the proposed Project). DRB Consensus: • Likes the Project, as presented. • Would like to see natural light in the hallways of the buildings and recommends the installation of skylights, if feasible. Motion/Second: Nicholson/Hawkes to recommend Planning Commission approve the Major Site Development Permit and Major Use Permit to allow construction of a 38-unit permanent supportive housing facility with the addition of natural light in the hallways through the installation of skylights, if feasible. Motion carried by the following roll call vote: AYES: Nicholson, Hawkes and Chair Liden. NOES: None. ABSENT: Morrow. ABSTAIN: Hise. 6. MATTERS FROM THE BOARD None. 7. MATTERS FROM STAFF None. 8. SET NEXT METTING As needed. 9. ADJOURNMENT There being no further business, the meeting adjourned at 3:52 p.m. Page 4 of 5 Minutes of the Design Review Board, May 11, 2017, Continued: Cathy Elawadly, Recording Secretary Page 5 of 5 ITEM NO. 6a DATE: Julv 20, 2017 MEMORANDUM TO: Design Review Board FROM: Adele Phillips, Associate Planner DATE: July 20, 2017 SUBJECT: Request for Review and Recommendation on a Minor Site Development Permit to allow exterior building improvements to include replacement of existing awnings and signage, 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.: 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 KFC 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 includes signage on building fa�ade, but does not include existing freestanding signage. No changes to landscape or site are 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. The project received a preliminary review by Design Review Board (DRB) on January 31, 2017; minutes and comments of that meeting are attached. STAFF REQUEST Staff is requesting the DRB to review the project for Design and make a recommendation to the Zoning the Administrator. ITEM NO. 6a DATE: Julv 20, 2017 ATTAC H M ENTS 1. Site Plans, dated stamped July 3, 2017 2. DRB Minutes and Response, dated January 31 and 30, 2017, respectively 3. Design Guidelines— Commercial Projects Outside the Downtown Design District KEY PLAN NORTH 7 6 �p 15 �3 10 �4 16 7 � 5 INTERIOR NOT IN SCOPE: RENOVATION: KITCHEN / RESTROOMS/ BOH � DINING AREA/ RESTROOM 936 SQ FT 8 1254 SQ FT � - 12 r ` VICINITY MAP 4 3 �� 5 G$I pe�ll� 10 4 9 �,�� 1 ' The F�rks �� NORTH 10 �!�� NORTH KFC 113�J NOriI7 Sta�� ll�e�t 1139 NORTH STATE STREET SITE PLAN UKIAH, ca. Scale: 1/16" = 1'-0" ��h ry� � PROJECT SUMMARY 604 COURTLAND STREET SUITE 100 PROJECT NAME: KFC ORLANDO, FLORIDA 32804 PROJECT ADDRESS: 1139 NORTH STATE STREET PH 407,645.5008 LEGAL JURISDICTION: UKIAH, CA FX 407,629,9124 BUILDING CODE: 2013 CALIFORNIA INTERNATIONAL BUILDING CODE BUILDING FOOTPRINT AREA: 2,190 SQ FT SEAL RENOVATION AREA: 1,254 SQ FT THIS DOCUMENT IS"NOT FOR CONSTRUCTION" UNLESS THE ARCHITECT OR ENGINEER'S SEATING: EXISTING: 61, PROPOSED: 61 SIGNATURE AND SEAL APPEAR BELOW. TYPE OF CONSTRUCTION: 5B SITE WORK KEY NOTES - ISR BASE OCCUPANCY: A2-ASSEMBLY PROJECT DESCRIPTION: THIS PROJECT CONSISTS OF AN INTERIOR RENOVATION OF THE DINING AREA FOR O EXISTING REMOTE DUMPSTER ENCLOSURE TO REMAIN AN EXISTING KFC RESTAURANT.THE KITCHEN AND DRIVE THROUGH AREAS WILL REMAIN IN OPERATION O EXISTING WHEELSTOP DURING THE REMODELING PROCESS. EXTERIOR IMAGE UPGRADE WILL CONSIST OF NEW EXTERIOR BRANDING &SIGNAGE ELEMENTS AND NEW PAINT FINISHES PER NEW PROTOTYPE. O3 EXISTING A.D.A. SIGNAGE O4 EXISTING CONCRETE SIDEWALK TO BE PROTECTED THROUGHOUT CONSTRUCTION O EXISTING PARKING LOT DIRECTIONAL SIGNAGE PROJECT GENERAL NOTES O EXISTING CONCRETE PAVEMENT TO BE PROTECTED DURING CONSTRUCTION O7 EXISTING CURB TO BE PROTECTED THROUGHOUT CONSTRUCTION A. IT IS INTENDED THAT A COMPLETE OCCUPIABLE BUILDING PROJECT IS PROVIDED Og EXISTING BUILDING TO BE PROTECTED THROUGHOUT CONSTRUCTION B. DO NOT SCALE THESE DRAWINGS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. ANY DISCREPANCIES IN Og EXISTING ASPHALT PAVEMENT TO BE PROTECTED THROUGHOUT CONSTRUCTION THESE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND KFC CM PRIOR TO STARTING 10 EXISTING LANDSCAPING TO REMAIN WORK 11 EXISTING BUCKET SIGN 12 EXISTING PYLON SIGN 13 EXISTING SPEAKER POST IP.PROJECT NO#:2016.6129 14 EXISTING PREVIEW BOARD DRAWING SUBMITTALS 15 EXISTING MENU BOARD DESIGN DEVELOPMENT REVIEW SET 16 EXISTING CLEARANCE BAR 07/05116 AJ . � PERMIT SET SUBMITTAL I �� T�� I��n},�� I 08/26/16 AJ f LJ � � � �J�u �r��e,� �� L��k�ti�� E� o , � � � I F'�� I�� Mark Date By j REVISION: � 0 o ' w a ° �� Ff�� f[� �E� w m > � � ' PROJECT DIRECTORY � a �n� T!�r� ��E�� I� 0 � CORPORATE ARCHITECT o I ��i I♦��y� �� I� I KFC Corporation Contact: Interplan LLC Contact: � . �'�<< �� 1900 Colonel Sanders Lane Will Nash 604 Courtland St., Suite 100 Gregory Faucher o� � Louisville, KY 40213 502-874-6229 Orlando, FL 32804 407-645-5008 PROJECT TITLE ?Y "K-38 SERIES 6000 E�€f�tr�� J�� ~° TO AMERICAN SHOWMAN" Z� -, �o TEMPLATE VERSION � I �t�� DRAWING INDEX RELEASE 2.0 DEC. 2015 U V Oa _ �x � w� 000000000 � 1139NORTHSTATESTREET =r Z o UKIAH, CA. �� Y W coMMissioN No. K321001 �a ISSUE DATE 08/24/16 �� GEN ERAL SHEET TITLE a� G-1.0 GENERAL INFORMATION w� ,= ENERAL �= INFORMATION W o a DEMOLITION °LL � D-1.0 DEMOLITION: FLOOR PLAN, REFLECTED CEILING PLAN &EXTERIOR ELEVATIONS zr ? Q U iri F w o o a N ARCHITECTURAL �U a LL ° A-1.0 FLOOR PLAN, REFLECTED CEILING PLAN &FINISH SCHEDULE W" M SHEET N0. �a � A-1.1 INTERIOR ELEVATIONS, FIXTURE&GRAPHICS PLAN �� a W A-2.0 EXTERIOR ELEVATIONS � w� � �a � � o~ w ■ °w � �= O �O a L - � — — — — — — — — — � D6 � � TYP — — — � � � — — — — � r — — — — — — — — � � � I — � - - t - -I- - � - - t - -I- - ��- - � �� I (��I I I I �!� I II I � �I I I I� �I I I II I I I I I I I I II I � �I I I I� �I I I II I I � — i - - i - -i — �=—i—� - - ii- - i LU- - � — � — � — � — � - -W � — i i i i �' i i i ' � -� i - - - i — � - - � — � - - � - - � —i- - � - - - - — i i i�� i i o� i i i � - -, r� � � � �1 � I �I I I I I I I I I I I \ \ �\ � ==I-`/ � - - fi=� — � - - �—� — � - - T - - ��I� - - T � �� P2 P8 � — � — � I� j� �I \ � I� j� �I \ � � � �� P4 P11 I P3 P5 i i — i - - L = J � i - -i�=J � � — ! - - � —i- - ! — ' �\ �\ �\ � � � � P6 P,s � � � � \ � � D15 � � � � � � � � � / � P17 \ � � � � � � � - -�- - � - - � - -�—� - - � - -�—� - - � - -�- - � - - � - -� �� \ / � � �� P� � � � � � � � � � � � � � � �\� \ � � � � / 1 � '� ��\ \\\ P19 � i i i i D1 i i i i i i i i - ' �� - - - - - - - - - - - -�— � � �l � �1 �=�� - � �� fi � � fi p3 � � fi � � � � � D4 � � � � � � � � \�� i / / D14 � � � � � � � \ � �� P15 P� \ P21 � � � _ � � D9 � � � � - -� - - � - - � � �\ � � \ � � � � \\ - -I - - � - - �\/�� D11 � �� i � � I � � — � — � — �I /� II � I D12 � — I � I — � — � — � — � � � � \�\ \ \ � � � � � � � � � � \ � — � — � — � � D13 � � � � — + — � � D4 ��\ \ \ � �.L J� �l 1� �� I � � i i i I I i I I i i i � i �`� � ��' i � � i i i I ` I i I ` I i i i ` I i v� , ,K � � 1� � �1 � � �- - -{ � P12 � � �� ii � — i - - i - -i- - I I - -i- - I I - -i- - I�—� - -I � \ � � / � � � � �� `d P10 � �� i i i i i i _ ! _ _ ! _ _ ! _ I ! _ _i_ _ I � � �� y� — � - - � - - � — � - - � - - I I I � � � � � 11 � � � 1 � � I II �P �'r'�N1�C� i r` i i i i i i i i i � i i � � i i � �'� ` lL � � � � � �L � � i i - - � — � - - � - - — - - � - - — - - + - - � — �I - - + - - L — � — � �\ \\ \\ (T �l (r71 � � �� I II I I I � I � I I I I � � \ \ \ � � �� I II I I I I I I I I I � � � � / � � � II � — � - - t - - r — � - -�- - � - -�- - � - - � - -�- - � - - —�- - � / �L � II � I I I � I � I I I I � I � I � � � �� II � - -�- - � - - � - - — - - � - - — - - � - -�- - � - - � - -�- - � - - I — � � �°' I � � � � � � � �l I I I I I I I��I I I I I I i I n� I � I _ I� � I � � � � � � — � P22 P11 604 COURTLAND STREET I �� - - � - - � — ��-_�� - - � — � - - � - - � — � - - � - - � — J � � - -�- - � � � � P21 SUITE100 � f� � I I I I I I I � D7 � � � I � D16 � I � I� I I I I I I � � � � I � � � � — ORLANDO,H 07I645 5008 - -�- - � �� - -�- - � - - � � �� _ � — � I \ � � — —�— — — — � — —I— — D15 — _ FX 407,629,9124 � i i i � —� - - + — ' i i i i � i i i i i i — � — � — � — � — � — � — � — � — �I i - -I_ ��y _ I I Y�� I I I �� ( � � D16 �� P11 SEAL I I � D10 I I� I I I �� I I I � �I I I I� �I I I I� �I I I I� L — P21 THIS DOCUMENT IS"NOT FOR CONSTRUCTION" TYP I I \ I I P14 UNLESS THE ARCHITECT OR ENGINEER'S I I I I I I I I � � � � � II�I � � �I I I I� �I I I I� �I I I SIGNATURE AND SEAL APPEAR BELOW. (I� — 1 — TYP. � - - - - - - - - � � - - - - - - - - � � - - - - � D6 TYP LEGEND LEGEND NORTH NORTH EXISTING TO REMAIN EXISTING TO REMAIN - - DEMOLITION CEILING PLAN DEMOLITION FLOOR PLAN � _ _ � EXISTING TO BE REMOVED ■ �� — �. �� _ _ � EXISTING TO BE REMOVED Scale. 1/4 — 1 0 Scale: 1/4" = 1'-0" NO WORK IN THIS AREA NO WORK IN THIS AREA IP.PROJECT NO#:2016.6129 DEMOLITION CEILING PLAN KEY NOTES - ISR + CEILING OPTION DEMOLITION FLOOR PLAN KEY NOTES - ISR + FLOOR + RR OPTIONS DRAWING SUBMITTALS DESIGN DEVELOPMENT REVIEW SET P1 REMOVE EXISTING MENU BOARD &SAVE FOR REUSE pg EXISTING TABLE STEEL POST TO BE REMOVED P16 07/05116 AJ D1 REMOVE EXISTING CEILING GRID AND TILES- DINING, SERVICE COUNTER pg _._._... ._. __._.. ._ _.. . _.__._ . _ _ _ AREA _.. _.. . ___.., ___. . .._ REMOVE ALL EXISTING FIXTURES, BOOTHS,TABLETOPS&CHAIRS IN pg P17 GENERAL CONTRACTOR TO PUMP DOWN, REMOVE,AND SALVAGE P2 DINING ROOM- EXISTING TABLE STEEL POST TO REMAIN UNLESS EXISTING ICE MACHINE FOR REUSE PERMITSETSUBMITfAL D2 - - - -- - -- -- --- --- - - - - D9 EXISTING CEILING MOUNTED SPEAKERS TO BE CLEANED AND REPAINTED NOTED OTHERWISE P10 gEI REIMOV DS SAVED AND SEA EDPN A DUSTE REE�EN IRONM NTRE TO P�8 REMOVE EXISTING ELECTRICAL(LED PANELS) MENU BOARD AND SAVE 08/26/16 AJ OD10 EXISTING WINDOW VALANCES/COVERINGS TO BE REMOVED P3 VEINDO SBEVERAGE DISPENSER TO BE REMOVED BY OWNERS P11 REMOVE EXISTING FLOORING AND COVE BASE- PREP/LEVEL FLOOR FOR REINSTALL BY OWNER VENDOR D3 EXISTING LIGHT FIXTURES TO BE REMOVED AND CIRCUITS RETAINED FOR RE-USE. D11 EXISTING CEILING DIFFUSER AND GRILLES TO BE REMOVED AND FOR NEW TILE P19 EXISTING FOUNTAIN DRINK COUNTER TO BE REMOVED (KNEE WALL TO D4 EXISTING TRACK LIGHTING AND TRACKS TO BE REMOVED. REPLACED WITH NEW IN SAME LOCATION UNLESS NOTED OTHERWISE P4 WAIN�SCOTHNG TO R MAIN, UNLESOSVNON D OTOHERWISE) ASE AND P12 TO BE MODIFIED AS NEEDED) - UNLESS SS COUNTER ° D12 EXISTING WI-FI ROUTER TO REMAIN O REMOVE EXISTING HALF HEIGHT WALL P20 � D5 EXISTING SECURITY MONITOR SYSTEM TO REMAIN, PROTECT AS P13 - - -�--- - - --- --- --TS REVISION: � D13 EXISTING CCTV's/CAMERA'S/SMOKE DECTORS TO BE RELOCATED BY P5 NECESSARY O P21 NO WORK IN THIS AREA Mark Date By o OWNER's SUB AS NEEDED P14 REMOVE EXISTING WINDOW SILLS w D6 EXISTING EXTERIOR AWNINGS/CANOPIES TO BE REMOVED-SEE DEMO P6 REMOVE ALL INTERIOR WALL SIGNS, DECOR ELEMENTS&ARTWORK- o ELEVATIONS D14 NO WORK IN THIS AREA SAVE"KFC FOUNDATION"ARTWORK FOR REUSE P15 EXISTING SERVICE COUNTER TO BE REMOVED (KNEE WALL TO TO BE w MODIFIED AS NEEDED) } p� EXISTING SOFFITS TO BE REMOVED, REFER TO CEILING PLAN FOR ANY p�5 EXISTING EMERGENCY LIGHTING AND EMERGENCY EXIT SIGNAGE TO P� TEMPORARY VISQUEEN DUST PARTITION. COORDINATE EXACT � NEW BULKHEAD LOCATIONS. BE REMOVED LOCATION IN FIELD WITH FRANCHISEE AND PROVIDE A TIGHT SEAL � z Z D16 BATHROOM CEILINGS TO BE REMOVED AND REPLACED WITH HARD o CEILING r o ELEVATION KEY NOTES - ISR � GENERAL NOTES Q � o , PROJECT TITLE ?LL E1 REMOVE STRIPED PYRAMID ROOF, FRAMING,SKIRT AND EXISTING LIGHT A. THE G.C. SHALL TAKE ALL NECESSARY PRECAUTIONS TO ENSURE =LL FIXTURE-RETAIN CIRCUIT FOR RE-USE. THE SAFETY OF THE PUBLIC AND/OR WORKMEN ON THE JOB AND TO ��K-38 SERIES 6000 �o PREVENT ACCIDENTS OR INJURY TO ANY PERSON ON, ABOUT, OR TO AMERICAN SHOWMAN�� Z W E2 REMOVE"COLONEL"SIGN CABINET- DISCONNECT POWER&RETAIN ADJACENT TO THE PREMISES.THE G.C. SHALL COMPLY WITH ALL Z o CIRCUIT FOR RE-USE. E1 E1 E1 LAWS, ORDINANCES, CODES, RULES AND REGULATIONS RELATIVE TO TEMPLATE VERSION w� tR� rn� rf1� SAFETY AND THE PREVENTION OF ACCIDENTS. RELEASE Z.O DEC. ZO'I5 c�i� E3 EXISTING EXTERIOR AWNINGS/CANOPIES TO BE REMOVED ^�� 't�� "�� ''� � � � � � � � � r" "^ � � � � � � � � r" E2 "� � � � � � � � � r" B. THESE DEMOLITION PLANS ARE TO BE USED IN CONJUNCTION WITH $a ZiLiLiLLiLiLir 1i1i1i11i1ilis 1i1i1i11i1i1i3' w W . E3 THE ENTIRE SET OF WORKING DRAWINGS. DO NOT REMOVE OR �� E4 — - - - -- — - - -- - - -- --- - — -- E3 E3 E3 E3 E3 DEMOLISH ANYTHING WITHOUT VERIFYING AND COORDINATING WITH 1139 NORTH STATE STREET w= E5 PROJECT.RAL TRADES AS TO HOW THEY RELATE TO THE OVERALL UKIAH CA. o , x Z� � r. �o C. GENERAL CONTRACTOR SHALL PAY FOR ALL REQUIRED DEMOLITION coMMissioN No. K321001 �� _ � �_ �_ � � � PERMIT FEES AND OBTAIN ALL APPLICABLE DEMOLITION PERMITS. ISSUE DATE o a �__ � _� �___ �___ ❑ �:+ ❑ ❑ ❑ �__ T � �— T —� ❑ ❑ r r r 08/24/16 �W D R I V E T H R U i i i i � i i i i �� i i i i � ------ - i i i i H U N G R Y? w a �� D. GENERAL CONTRACTOR SHALL REMOVE ALL DEBRIS&EQUIPMENT SHEET TITLE o a i i i i � � ♦ � i i i i DAILY DURING THE DEMOLITION WORK. a cn a�� " --- -' ` -�------- DEMOLITION - FLOOR ------- -------- � -- ----- ------ � >_ � E. GENERAL CONTRACTOR SHALL PATCH AND REPAIR ALL DAMAGED �= SURFACESAS OUTLINED IN THE DRAWINGS. PLAN, CEILIN G PLAN o° M " F. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL EXISTING SITE AND Q a� � � BUILDING CONDITIONS PRIOR TO CONSTRUCTION. O� EXTERIOR IF w o o a o G. ABANDONED PIPES SHALL BE CAPPED IN A MANNER TO CONCEAL ELEVATIONS a LL o WITHIN WALL, CEILING OR FLOOR. W" '� SHEET N0. �a � H. DEMOLITION MEANS AND METHODS ARE CONTRACTORS ?� ° 3 - EXISTING DRIVE-TFIRU ELEVATION 2 - EXISTING FRONT ELEVATION 1 - EXISTING ENTRY ELEVATION RESPONSIBILITY __ ~ Scale: 1�5�� = 1� O�� SCaI@: 1/S�� = 1�-O�� SCaI@: 1�5�� = 1�-O�� G. A SINGLE RESTROOM TO BE AVAILABLE AND FUNCTIONING AT ALL � o~ W � TIMES FOR EMPLOYEES DURING RENOVATION ■ °W � �'= o �O a L - CEILING HEIGHT: 9'-0"A.F.F.V.I.F. TO BE INSTALLED FLAT C6 C3 TYP F-2 F-2 � M3 F24 F15 TR 2 C12 TR- TYP D-1 C6 � �D F4 � F1 C17 �D- C15 �-1 0 F8 C5 C19 �P � C13 C20 Cg C18 C14 C21 0 C16 C23 � 3'-0" OD-1 O-1 OD-1 T 1 ' C10 �D-1 �'o 0 _1 C� 3 C1 Cg � � F15 Z F24 F� o F3 0 T1 T 0 � � � F12 m F13 '� 2 T' F6 T 1 p� C 11 � �� nrP 1 Z � F9 T � � D-1 D-1 F2 � O C4 O Z C2 F4 F5 �r�� r� OD- �P �D-1 0 F12 � F16 F4 F15 D-1 C6 O OD- OD- D- C4 C9 -1 C26 F8 F10 604 COURTLAND STREET TR-2 C�2 TR-2 TR-2 � SUITE 100 T- T-1 T-1 _ C11 T-1 C25 � F19 F19 ORLANDO,H 07I645 5008 -2 �P F-2 F-2 F- C26 ° Tg_ F11 FX 407,629,9124 TYP SEAL THIS DOCUMENT IS"NOT FOR CONSTRUCTION" UNLESS THE ARCHITECT OR ENGINEER'S SIGNATURE AND SEAL APPEAR BELOW. M3 C6 TYP LEGEND NORTH LEGEND NOTE: F-2 PENDANT LIGHTS TO BE NORTH CENTERED OVER BOOTH TABLES EXISTING TO REMAIN NOTE: CEILING PLAN EXISTING TO REMAIN ** REFERTOA-2.OEXTERIOR Scale: 1/4" - 1'-0" COORDINATE EXACT GRAPHIC LOCATIONS AND FLOOR FINISH PLAN ELEVATIONS FOR WALL - HANGING INSTRUCTIONS WITH VENDOR SPECS Scale: 1/4" = 1'-0" NO WORK IN THIS AREA SCONCE LOCATIONS NO WORK IN THIS AREA REFLECTED CEILING PLAN KEY NOTES - FULL SCOPE OR CEILING UPGRADE FINISFI PLAN KEY NOTES - ISR + FLOOR F1 POST MAX. OCCUPANT LOAD ON WALL ADJACENT TO MAIN ENTRY NEW PREFINISHED FLOOR TO CEILING DECORATIVE WALL TRIM F15 NO WORK THIS AREA C1 REINSTALL EXIST. MENU BOARD. C10 NEW BUCKET PENDANT LIGHT AND LIGHT RING C21 EXISTING CCTV's/CAMERA'S/SMOKE DETECTORS TO BE RELOCATED BY F7 PANELS ON EXISTING WALL SURFACE. INSTALL PANELS 1/2" BELOW O OWNER's SUB AS NEEDED CEILING FOR VENTILATION PURPOSES F16 INSTALL NEW WAINSCOTING AND CHAIR RAIL C2 NEW STAINLESS STEEL CAP AT UNDERSIDE OF EXISTING BULKHEAD C11 NEW TRACK LIGHTING-POSITION AT 3'-0" FROM WALL U.N.O. F2 . IP.PROJECT NO#:2016.6129 r��ir.ioT�i i ��ioTir.i� �i ��Tr�ir��i ii �r� r��r.i�i o� r,��r.ii i onnnn �.., NEW PRE-PRIMED VENDOR PROVIDE 4"L WINDOW TRIM TO BE PREFINISHED ALUMINUM CORNER GUARDS TO MATCH NEW WALL _..._.. .---._._...-- ----...._. ._ �--- . . ..----, ..._..- --. .. ._ _, C3 CONNECOT ON TO EXIST NGOLGHTING CIRCU T THSS AREAAKE FINAL C12 NEW PENDANT LIGHTING CENTERED ABOVE TABLE C22 ' F8 PAINTED P-6, REFER TO FINISH SCHEDULE F1� FINISH DRAWING SUBMITTALS EXISTING KNEE WALL- MODIFY/REBUILD AS NEEDED TO C13 PAINT CEILING (P-6) C23 RELOCATE EXISTING T-STAT AS NEEDED F3 ACCOMMODATE COUNTERTOP AT 33"A.F.F. COVER WITH NEW Fg NEW FRP PANELS OVER EXISTING SIDE WALLS&BULKHEAD TILE F18 RESTROOMS- PAINT EXISTING CEILING/WALLS DESIGN DEVELOPMENT REVIEW SET C4 EXIST NG DI ING ROOM LIGHT C RCUITS BOVE TABLES-CONNECT TO C14 INSTALL NEW HVAC DIFFUSERS AND GRILLES (WHITE) C24 NO WORK THIS AREA O CO ORERIVE PANELS-SERVICE COUNTER&FOUNTAIN UNIT NEW VENDOR PROVIDED FLOOR TO CEILING "QUOTE WALL"- REFER F19 FLOOR TO MATCH DINING ROOM TILE 07/05116 AJ F10 TO INTERIOR ELEVATIONS O C5 EXISTING CEILING RECEPTACLES TO BE REPLACED WITH NEW C15 NEW CEILING TILES AND GRID C25 �EPLACE EXISTING LIGHT FIXTURE WITH NEW LED LIGHT FIXTURE IN NEW SURFACE MOUNTED STAINLESS STEEL CORNER GUARDS. PERMiTSETSUaMirrA� RESTROOMS AND BEHIND SERVICE COUNTER F4 PROVIDE AND INSTALL GUARD 18GA 3/4"x 3/4"WIDE TO EXPOSED F11 NEW WHITE CORIAN WINDOW SILL/WALL CAP (SS-2) 08/26/16 AJ C6 NEW EXTERIOR AWNING/LOUVER, REFER TO EXTERIOR ELEVATIONS C16 PAINT EXISTING SPEAKERS WHITE (P-6) SURFACES WITH SILICONE ADHESIVE CUSTOM MILLWORK, FAUX WOOD BEAMS-MODIFY EXISTING SOFFIT/ C17 RELOCATED DIFFUSERS,ADJUST SUPPLY LINE TO FEED NEW DIFFUSER C26 CEILIN OOM CEILINGS TO BE REMOVED AND REPLACED WITH HARD INSTALL NEW FLOOR TILE AND RUBBER BASE THROUGH OUT. INSTALL F12 INSTALL 6" RUBBER WALL BASE OVER NEW WALL PANEL C� CEILING AS NEEDED TO ACCOMMODATE NEW BEAM EXISTING F5 CEMENT BOARD SUBSTRATE AT WALL BASE TO ALIGN WITH FINISH F13 INSTALL NEW SOLID SURFACE COUNTERTOPS C18 INSTALL NEW PEPSI SIGN ABOVE FOUNTAIN MACHINE O SURFACE OF WALL. PATCH CONCRETE BELOW FLOOR WHERE POSTS, � C8 SOFFIT TO BE PAINTED (P-6, WEDDING VEIL) EGGSHELL FINISH RAILS AND WALLS ARE REMOVED. o C19 REINSTALL EXISTING WI-FI ROUTER IN SAME LOCATION jC9 NEW EMERGENCY LIGHTING &EXIT SIGNAGE (WHITE BACKGROUND) C20 REINSTALL EXISTING BUG LIGHTAS NEEDED F6 WAL PAONELISG IN WINDOW OPENING TO SUPPORT DECORATIVE F�4 nnr�inni Tnn r�nn r��r�T� �innou or�u�ni n � ' REVISION: o Mark Date By 0 a THESE DETAILS ARE NOT REPRESENTATIVE OF LOCATION OR EXACT FIELD ° CONDITIONS BUT ARE TO USED FOR GENERAL ARRANGAMENT, AND PLACEMENT m FURNITURE, FIXTURES,AND SIGNAGE > a � � z a � GENERAL NOTES - LIGHTING / ELECTRICAL LIGFITING SCFIEDULE FINISH SCHEDULE U r z N0. LOCATION MRG/CATALOG NUMBER DESCRIPTION WATTS/ VOLTS DESCRIPTION/ DESCRIPTION/ Q A. CONFIRM LIGHTING FIXTURE QUANTITIES WITH SUPPLIER MARK MFG/CONTACT MODEL#/COLOR MARK MFG/CONTACT MODEL#/COLOR LOCATI ON LOCATI ON � K. PROVIDE ESCUTCHEON PLATES AND SEALANT AT ALL UTILITY 6"IC AIR SHUT RECESSED CAN WITH MEDIUM BASE SOCKET AND � ELITE: B61C-AT-W(HOUSING) DAN EGBERS PREFINISHED-P6 WEDDING VEIL PROJECT TITLE � • B. EMERGENCY AND STANDARD LIGHTING MARKED WITH "NL"SUBSCRIPT PENETRATIONS OF WALLS, CEILINGS,AND FLOORS. DO NOT USE D-1 SALES FLOOR HANGER BARS,WHITE 6"3000K 95 CRI TRIM WITH QUICK CONNECT 14 WATTS/120 VOLTS z LL TCP: 70874 LED14DR5630K95 SERVICE P:(330)343-6621 PLANK S2 16"x96"x2.5" �� w Y SHALL OPERATE CONTINUOUSLY: PROVIDE UNSWITCHED HOT TO CAULK OR EXPANDING FOAM FOR SEALANT PLUG SCOTf STERTMEYER MILLWORK WALLBASE MANDALAY SF-4 WAINSCOT MARLITE � K-38 SERIES 6000 =LL COUNTER, (330)260-7633 RUN VERITICAL ON WALL �o STANDARD AND EMERGENCY BALLASTS CONTECH: LVR316S-35WATT B-2 DIVIDER OHNSONITE P:(800)899-8916 ext.5759 6"TOELESS degbers@marlite.com USE INTEGRAL CHAIR RAIL �� o W L. ALL WIRING TO BE PER NEC INSTALLATION REQUIREMENTS SIZED FOR D-2 SALES FLOOR HOUSING 3"LOW VOLTAGE DOWNLIGHT WITH WHITE ADJUSTABLE BAFFLE TRIM �WATTS/ 120 VOLTS WALLS,RED C:(�is)254-s�s1 2o CHaRCOa� TO AMERICAN SHOWMAN Z� C. EMERGENCY LIGHTING NOT MARKED WITH "NL"SUBSCRIPT: PROVIDE 40°/ MAX FILL PER NEC � � WITH 15 DEGREE ADJUSTMENT scott.stertmeyer@lohnsonite.com 375"W x s"H TEMPLATE VERSION ° CONTECH: CTR301-WHT-P WALL DAN EGBERS w� UNSWITCHED CONSTANT HOT TO EMERGENCY BALLAST AND wa�� P:(330)343-6621 �PALOMA SYMETRIX 10�x 4 x.oso� SF-6 MARLITE � � ILE RUNNING BOND PATTERN RELEASE 2.0 DEC. 2015 �� SWITCHED HOT TO STANDARD BALLAST M. RELOCATED DEVICES TO BE ROUTED IN FLEXIBLE METAL CONDUIT. CONTECH: LVR316S-35WATT PRECATALYZED EPDXY PANELS C: 330 260-7633 MENUBOARD BULKHEAD �� LA PALOMA GRAY 1551 degbers@marlite.com o� D-3 SALES FLOOR (HOUSING) 3"LOW VOLTAGE DOWNLIGHT WITH WHITE FULLY ADJUSTABLE TRIM 7 WATTS/ 120 VOLTS KURT MCCLELLAND AND WALLS COUNTER o a EGGSHELL(V342)-INTERIOR WALLS w W D. CONTRACTOR SHALL FIELD VERIFY CEILING TYPE AND PROVIDE PROPER N. G.C./E.C. IS RESPONSIBLE FOR FIELD VERIFYING THE EXISTING CONTECH: CTR325-P INTERIOR BENJAMIN P:(800)635-5147 DAN EGBERS FRP PANELS PAINT MOORE C:(502)640-1608 SEMI GLOSS V341)-DOOR AND FRAMES MOUNTING HARDWARE ELECTRICAL CAPACITY AND CONFIRMING THAT THE NUMBER OF P-4 PRIME ALL N�w WALL P:(330)343-6621 WHITE MATfE SYMETRIX 10 x a�x.oso° �� F-2 SALES FLOOR MINKA: 2260-84 GLASS PENDANT WITH BRUSHED NICKEL FINISH MEDIUM BASE SOCKET 3 WATTS/ 120 VOLTS kurt.mcclelland@ben aminmoore.com SF-8 MARLITE SUBWAY TILE RUNNING BOND PATTERN 1139 NORTH STATE STREET w SPARES AT THE PANELS IS ADEQUATE FOR THE ADDITION/RELOCATION 1 SUBSTRATES WITH PANELS C:(330)260-7633 � RESTROOMS COVER EXISTING �o E. ELECTRICAL CONTRACTOR SHALL VERIFY AVAILABLE CIRCUITS IN OF THE SERVICES SHOWN. G.C. TO NOTIFY KFC PM IF EITHER SERVICE VERTICAL INTEGRADED LED TRACK LIGHT WHITE FINISH 3000K HI-CRI 23 BENJAMIN MOORE FRESH degbers@marlite.com UKIAH CA. w= T-1 SALES FLOOR JUNO: R600L3HCNWH 10 WATTS/120 VOLTS START PRIMER#02300 TILE, 4 OR FULL HEIGHT � z� ELECTRICAL PANELS AND REUSE EXISTING CIRCUITS AS AVAILABLE OR NUMBER OF SPARES IS FOUND TO NOT MEET THE NECESSARY DEGREE NARROW BEAM BOB ROSE �� REQUIREMENTS KURT MCCLELLAND PRECATALYZED EPDXY OHIO VALLEY SUPPLY COMPANY TERRA COLLECTION COMMISSION N0. o T-2 MENU BOARD LIGHT CONTECH: CTL181 V3CDP VERTICAL INTEGRADED LED WALL WASHER TRACK LIGHT 3000K HI CRI 35 WATTS/ 120 VOLTS K321001 o a F. CONNECT LIGHTING CIRCUITS TO EXISTING LIGHTING CONTROL PANEL. iNTERioR BENJAMIN P:(800)635-5147 WEDDINGVEIL2125-70 WINDOW SILL DU PONT P-6 pAINT MOORE C:(502)640-1608 EGGSHELL(V342)-INTERIOR WALLS SS-2 KNEE WALL CORIAN P:(513)681-8300 WHITE JASMINE 08/24/16 a COORDINATE CONTROL SEQUENCE AND TIME OF DAY SCHEDULING O. E.C. SHALL PROVIDE J-BOX FOR SIGNAGE BY SIGN VENDOR. FINAL TRACK SALES FLOOR CONTECH:LTBP LT4P LT6P LT2P SINGLE CIRCUIT LINE VOLTAGE TRACK WHITE FINISH C:(513)582-2528 1/2"THICK ISSUE DATE �W kurt.mcclelland@benjaminmoore.com SEMI GLOSS(V341)-DOORS AND FRAMES bob.rose@ovsco.com DINING ROOM �� WITH FRANCHISEE CONNECTION TO BUILDING POWER BY E.C. PRIME ALL NEW SUBSTRATES WITH w a ELITE: B6-GU24-IC-120-W(HOUSING) SHEET TITLE a cn TITLE 24 SALES FLOOR BENJAMIN MOORE FRESH START PRIMER SERIES:LEGEND o a ELITE: 6"IC AIR SHUT RECESSED CAN WITH GU24 BASE SOCKET AND HANGER DEIRDRE SCHUTH �� G. EXISTING 2X4 AND 2X2 LIGHTING TO BE RE-LAMPED WITH LED P. E.C. SHALL PROVIDE J-BOX FOR NEW EXTERIOR LIGHT FIXTURE. FINAL D1CA DOWNLIGHT 15 WATTS/120 VOLTS #o2soo CREATIVE COLOR:HONEY, FLOOR PLAN & FI N ISH a� � � RL628DIMTR-120-30K-90+-W-WH-GU24 BARS NATIONALACCOUNTS MANAGER j= CONNECTION TO BUILDING POWER BY E.C. (REPLACEMENT) SEAN MCELWEE T-1 FLOOR TILE MATERIALS O:(518)713-5384 C:(518)423-3696 FINISH:GRIP, 6"x 36" SA CORPORATION 1/8"GROUT JOINTS - GROUT-1 �= H. REFER TO A2.0 FOR ADDITIONAL EXTERIOR LIGHTS NOT SHOWN ON SURFACE MATERIALS dschuth@creativematerialscorp.com , SCH EDU LE LAB DESIGNS WOOD LAMINATE COLLECTION-BRUSHED RUNNING BOND �� PLAN Q. E.C. SHALL COORDINATE EXACT ROUTING OF ALL NEW AND SALES FLOOR RECESSED PL-4 KNEE WALL P:(440)248-0000 3 x� � L-1 MOBERN: MFPEL24LED50DMVWH35 2X4 LED EDGELIT FLAT PANEL 3500K 4 WATTS/ 120 VOLTS LAMINATE COCOA w0o90 W o a RELOCATED CIRCUITS. FIELD VERIFY EXISTING CONDITIONS.ALL WORK TROFFER C:(614)327-2936 DEIRDRE SCHUTH SERIES: VERANDA SOLIDS o LL �, seanm@surfacematerials.com CREATIVE z� � I. ALL NEW LIGHTING TO BE COORDINATED WITH EXISTING MECHANICAL AND WIRING PER NEC INSTALLATION REQUIREMENTS.ALL WORK TO BE SALES FLOOR RECESSED NATIONALACCOUNTS MANAGER COLOR:ROCK P543 ¢v � T-2 FLOOR TILE MATERIALS Ir w o GRILLES CONCEALED. SURFACE MOUNT RACEWAYS ARE NOT PERMITTED L-2 MOBERN: MFPEL22LED35DMVWH35 2X2 LED EDGELIT FLAT PANEL 3500K 35 WATTS/120 VOLTS O:(518)713-5384 C:(518)423-3696 FINISH:STANDARD MATfE, 12"X12" c.�p M TROFFER CORPORATION dschuth@creativematerialscor com 1 o� i. P 8 GROUT JOINTS GROUT-2 o a N RESTROOM RECESSED MOBERN: MFPELI4LED37DMVWH35 a LL o J. EXISTING ELECTRICAL PANEL LOCATIONS&NEW CIRCUITS SHALL BE R. EXTERIOR DOOR CLOSERS SHALL BE ADJUSTED TO HAVE A MAXIMUM 5 L 3 1X4 LED EDGELIT FLAT PANEL 3500K WITH FLANGE KIT 37 WATTS/120 VOLTS M VERIFIED BY E.C. E.C. SHALL COORDINATE&VERIFY FINAL ELECTRICAL LBS OPENING FORCE T R O F F E R M O B E R N: S M K T 1 4-M F P E L W" SHEET N0. �a � WITH LIGHTING/SIGNAGE SUPPLIERS PROGRESS: P5675-31 (LIGHT) (2) LAMP EXTERIOR RATED UP/DOWN WALL SCONCE BLACK FINISH WITH �W ;, M-2 WALL SCONCE P R O G R E S S: P 8 7 9 9-3 1 (T O P C O V E R) T O P L E N S C O V E R 28 WATTS/120 VOLTS �x v �Q � M-3 WALL SCONCE RAB:WPLED20Y EXTERIOR RATED LED WALL PACK 3000K BRONZE FINISH 20 WATTS/120 VOLTS � o~ w ■ °w � �= O �O a L - 8 TYP. P4 9 TYP' 4 16 15 NP� F-2 G9b P-6 � � � 2 > o G7d G7e o� �, �`��,�� _ � � D4 C - - ] � N o O II 4 � � 1 � G9a 3'-0" 5�-9�2�� 1� P6 2 2 P-6 � � P6 ELEVATION 01 4'_0" 8'_9" 6'_51 �� J Scale: '/a� - 1�,0�� Q M5 M4 M4 � w 3 3 IS-2 ° ELEV. 04 � 5 _�, � C1 C1 � G5 � 2 � — — z � o TYP. N o : \� i � 14 � � C1 \\ � 1 nP `` E�EV�p6 5 � ii � �\ � is-� � � � � II M3 � o D5c g O i_ n i� n n i_ i� i n � � � � 3 7 2 I 15-4 7 2 -5 o T °' � � � _ ' — \ � � o � � ° � � � IS2 C2 C2 m `� \�� \\ > "' '� r \ 1 � N ' IS1 � ` o' `� TYP. � � � � o C2 � \ �� B-2 17 2 P-5 B-2 17 C2 � � �\ � ELEVATION 03 � / o , �� 34'_9"VIF Scale: %4° = 1'-0" ELEVATION 02 0 ; ; ,w = G1 `�\�`` �\ G15 Scale: %a" = 7'-0" "' 'J � C2 C2 / w � � � �� All** 4 8 TYP. 9 TYP. � w 9 TYP. 9 TYP. � � \ \ TYP. P4 o I 1 � TY `� �\ \ 6�2�� 1 1 1 � 4 ` I� � � � I 4�_Q�� "' C1 G11 > > �5 12 _ 6 TYP. o (� 13 'n � 10 � � T 16 8,_9„ 6�_5�2�� 2,_8�2„ o G1= G10 604 COURTLAND STREET 0 0 - `� 11 - °' SUITE 100 -N - , „ , „ 00 , „ ELEV. 01 � ORLANDO, FLORIDA 32804 o I I I I I I I I I I � 3�_�� 5-9�2 5-9�2 5-9�2 _ 0 1 PH 407,645.5008 r `r' >' z FX 407,629,9124 N w � � 2 P-6 B-2 17 7 2 P-6 7 1 "' SEAL 1 1� B_2 1 � THIS DOCUMENT IS"NOT FOR CONSTRUCTION" 0 � 0 � I UNLESS THE ARCHITECT OR ENGINEER'S ELEVATION 04 ELEVATION 05 � � G8 ' SIGNATURE AND SEAL APPEAR BELOW. Scale: %a" = 1'-0" Scale: %a" = 1'-0" - - � � � � � G7c G7b G7a O9 TYP. 8'_5° G9a 1 F-2 1 4 6 � M2a NORTH � 0 0 10 �3 � o � FIXTURES & GRAPFIICS PLACEMENT PLAN �' 0 > � Scale: 1/4" = 1'-O" i i i i B-2 17 7 LEGEND NOTE: F-2 PENDANT LIGHTS TO BE CENTERED OVER IP.PROJECTNO#:2016.6129 2 P-6 ELEVATION 06 ELEVATION 07 BOOTH TABLES DRAWING SUBMITTALS Scale: %a" = 1'-0" Scale: %a" = 1'-O" EXISTINGTOREMAIN ** COORDINATE EXACT GRAPHIC LOCATIONS AND DESIGNDEVELOPMENTREVIEWSET THESE DETAILS ARE NOT REPRESENTATIVE OF LOCATION OR EXACT FIELD 07/05116 AJ CONDITIONS BUTARETO USED FOR GENERALARRANGAMENT, AND PLACEMENT HANGING INSTRUCTIONS WITH VENDOR SPECS FURNITURE, FIXTURES,AND SIGNAGE NO WORK IN THIS AREA PERMIT SET SUBMITTAL IMAGE COMPONENT SCFIEDULE (CONT'D� 08/26/16 AJ INTERIOR ELEVATION KEY NOTES - ISR NOTE: REFER TO FINISH SCHEDULE ON SHEETA-1.0 IMAGE COMPONENT SCHEDULE (CONT'D) IMAGE COMPONENT SCHEDULE XX FIXTURES & GRAPFIICS KEY NOTES: MILLWORK GRAPHICS INTERIOR SPECIALTIES 1O NEW SERVICE COUNTER (OVER EXISTING KNEE WALL) Mla ORDER COUNTER/DRINK COUNTER COMPONENTS- K30 1O EXISTING P.O.S. EQUIPMENT- INCL. EXIST OR NEW UNDER COUNTER 0 16 NEW ORDER COUNTER FAUX BEAMS OVERHEAD G1 "KITCHEN"SIGN TAG OTY. ITEM DESCRIPTION CASH DRAWER BRACKET W NEW CHAIR RAIL PRE-PRIMED BY VENDOR, INSTALL WITH REVEAL TO Mlb ORDER COUNTER/DRINK COUNTER COMPONENTS- K50 � O CEILING 17 NEW 6"WALL BASE G2 CHALK BOARD-PRINTED IS-1 BUCKET RE-INSTALL EXISTING ICE MACHINE&BEVERAGE DISPENSER-SEE REVISION: � O Mlc ORDER COUNTER/DRINK COUNTER COMPONENTS- K38 O SHEET D1.0 Mark Date By o G3 REAL MEALS GUARANTEE IS-2 RING CEILING ELEMENT o O VENDOR PROVIDED WINDOW SILL, JAMB AND HEADER RETURNS ON Mld ORDER COUNTER/DRINK COUNTER COMPONENTS- K60 a RED WALL TO BE PAINT P-6 G4 SECRET PROCESS ART DECOR O ° Mle ORDER COUNTER/DRINK COUNTER COMPONENTS- K32 U } � NEW PENDANT LIGHT FIXTURES-SEE CEILING PLAN G5 PEPSI FILLING STATION SIGN Mlf ORDER COUNTER/DRINK COUNTER COMPONENTS- K90 D1 SANDERS BOOTH -SINGLE O REPLACE EXTERIOR/INTERIOR BRANDED, PLASTIC DOOR PANEL WITH a PREFINISH PANEL TO MATCH DOOR FRAME Z O VENDOR PROVIDED FRAMED ARTWORK, USE PROVIDED TEMPLATE TO G6 FOCAL WALL ART D2 SANDERS BOOTH DOUBLE Mlg ORDER COUNTER/DRINK COUNTER COMPONENTS-Y04 INSTALL EXISTING SECURITY MONITOR, RELOCATE AS NECESSARY FOR NEW � G7 POSTER ARTWORK HANGING RAIL SYSTEM D3 TRASH UNIT-SINGLE O o M2a ENTRY FOCAL WALL WITH REAL MEALS QUOTE-STANDARD SERVICE COUNTER LAYOUT � O EXISTING MENUBOARD G7a POSTER ARTWORK-"SOUTHERN INSPIRED" D4 TRASH UNIT- DOUBLE � ENTRY FOCAL WALL WITH REAL MEALS QUOTE-OVER CHAIR O CUSTOM MILLWORK PROVIDED BY VENDOR ° O7 PAINT EXISTING WAINSCOT G7b POSTER ARTWORK-"SANDERS FOR SENATOR" M2b RAIL D5a TABLE TOP-21"X 24" 6 � G7c POSTER ARTWORK-"COLONEL 101" M3 FOCAL WALL PANELS- BACK RED WALL D5b TABLE TOP-24"X 42" O7 REINSTALL EXISTING "KFC FOUNDATION"ARTWORK o , SKIM COAT EXISTING WALLS (TO LEVEL 3), PRIME AND PAINT ABOVE PROJECT TITLE w Y OO CHAIR RAIL G7d POSTER-"No1 CHICKEN SALESMAN" M4 WINDOW TRIM PRE-PRIMED D5c TABLE TOP-24"X 42" HC W/SYMBOL OO ��K-38 SERIES 6000 o Z Og EXISTING SOFFIT(FACE AND UNDERSIDE)TO BE PAINTED P-4 G7e POSTER ARTWORK-"PRESSURE COOKER" M5 CROWN MOULDING D5d TABLE TOP-30"X 42" HC W/SYMBOL TO AMERICAN SHOWMAN�� z NEW FRP PANEL OVER EXISTING TILE G7f POSTER ARTWORK-"BUCKET LIST" BUCKET BOOTH WITH BAR COUNTER/CURVED GLASS DIVIDER TEMPLATE VERSION z o 1 p M6 SCREEN D5e TABLE TOP-30"X 33-1/2" o� 1� EXISTING POS EQUIPMENT G�g POSTER ARTWORK-"SECRET RECIPE" D5f TABLE TOP-30" ROUND RELEASE 2.0 DEC. 2015 M7 CONDIMENT STATION WITH RAIL ASSEMBLY w W G7h POSTER ARTWORK-"4000 STATUES" D5g TABLE TOP-30" ROUND HC W/SYMBOL �W 12 EXISTING PEPSI DISPENSER/ICE MACHINE w� G8 "THANKS" MESSAGE D5h TABLE TOP-36" ROUND 1139 NORTH STATE STREET �0 13 STAINLESS STEEL HEADER CAP ON EXISTING BULKHEAD UKIAH CA. Z= G9a STORE HOURS- ENTRY DOOR D5i TABLE TOP-36" ROUND HC W/SYMBOL ° �0 14 NEW SUSPENDED BUCKET GRAPHIC ELEMENT G9b STORE HOURS- DT WINDOW D6 FOCAL TABLE 60" ROUND WITH CUSTOM BASE coMMissioN No. K321001 o a 15 NEW SURFACE MOUNTED CORNER GUARDS G9C STORE HOURS-SPEAKER POST D7 FOCAL TABLE CUSTOM SIZE ROUND WITH CUSTOM BASE ISSUE DATE OH/Z4I�C W oQ G10 RESTROOM SIGNS D8 CLIP DOWN STEEL TABLE POST WITH ESCUTCHEON BASE AND SHEET TITLE �� MOUNTING PLATE FIXTURE-GRAPHIC a� G11 COLONEL'S OFFICE SIGN �= G12 RESTROOM MIRROR MESSAGE p9 CLIP DOWN STEEL TABLE POST WITH ESCUTCHEON BASE AND �� MOUNTING PLATE HC PLACEMENT PLAN W o a G13 COMMUNITY MESSAGE CLIP DOWN STEEL TABLE POST WITH ESCUTCHEON BASE AND �W M G15a BOH ART-COMMUNICATION BOARD (VERT. &HORIZ) D10 OFFSET MOUNTING PLATE HC AN D I NTERI OR Io a N G15b BOH ART- FAMILY PRIDE BOARD CHAIRS ELEVATIONS =W @ G15c BOH ART-COLONEL PROUD BANNER C1 CAFE DINING CHAIRS ~a � C2 CAFE DINING CHAIRS- KFC RED SEAT SHEET N0. `��' G15d BOH ART-COLONEL TIE MIRROR W T z= � �Q � G15e BOH ART-GREATEST CHICKEN COLLAGE C3 CAFE BAR CHAIRS- KFC RED SEAT _ U F p o W � G15f BOH ART-SERVICE PROMISE SIGN � = o �O a L - GENERAL NOTES 1 KFC - RED NEUTRAL G.C. TO PROVIDE VERIFICATION OF EXISTING STRUCTURAL ATTACHMENTS FOR NEW BUILDING ELEMENTS. IF REQUIRED PROVIDE ADDITIONAL P11 EXTERIOR SHERWIN COLOR:REMBRANDTRUBY i PAINT ILLIAMS �440)845-onLasrierNin.com 1 0°D/o ACRYLIC HYBRID RESIN RED NEUTRAL BLOCKING PER VENDORS RECOMMENDATION KFC SIGNAGE/STENCIL BY OTHERS-UNDER SEPARATE COLOR:PURE WHITE PERMIT EXTERIOR SHERWIN CHARLES JENNISON P: CODE:SW#7005 RED NEUTRAL P12 PAINT ILLIAMS �440)845-4335 100%ACRYLIC HYBRID GREY NEUTRAL chades.jennison@sherwin.com RESIN 1 CHARLES JENNISON p: COLOR:IRON ORE P13 EXTERIOR SHERWIN �440)845-4335 CODE:SW#7069 RED NEUTRAL PAINT ILLIAMS chades.je�oiso�@sne�wi�.com 100%ACRYLIC HYBRID GREY NEUTRAL 4 SF2 KURT MCCLELLAND COROTECH POLYESTER EQ 1�'-�" EQ 4'_�" $'_�" $'_�" 4'_�" EXTERIOR BENJAMIN P:(800)635-5147 URETHANE 2125-70 SF2 METAL MOORE C:(502)640-1608 WEDDING VEIL(V520) COROTECH PRIMER(V132) � � kurt.mcc�euand@benjaminmoore.co GLOSS CATALYST 3�_�� _�� 3�_�� 3�_�� 3�_�� 3�_�� 3�_�� 3�_�� KURT MCCLELLAND COROTECH POLYESTER EXTERIOR BENJAMIN URETHANE 2123-30 BLAC E-1 E-1 E-1 -1 -1 P:(800)635-5147 10 P12 7 kurt m��e��a�d�ae�;am��moo�e�o SF3 METAL MOORE C:(502)640-1608 HORIZON(V520) R TE H PRIMER(V132) 7 P11 NP P11 7 E-1 E-1 E-1 GLOSS CATALYST KURT MCCLELLAND COROTECH POLYESTER SF7 EXTERIOR BENJAMIN P�800)635-5147 URETHANE 2086-10 COROTECH PRIMER(V132) METAL MOORE C:(502)640-1608 EXOTIC RED(V520) _ . _ kurtmcclelland@benjaminmoore.co GLOSS C.ATALYST I KURT MCCLELLAND MASONRY SUBSTRATE AURA EXTERIOR PAINT EXTERIOR ENJAMIN P:(800)635-5147 PRIMER:N068;GLAZED � P�2 P1 PAINT MOORE C:(502)640-1608 EXOTIC RED 2086-10 TILE SUBSTRATE PRIMER I I I kurt.mccielland@benjaminmoore.co LOW LUSTER(634) P 11 7 sxa-110 17 � � � P12 � FINISH NOTES P1 P1 r I O nir�ni nen rvTrni�n i i�i ir n��nir+rn nninrni i rr� nn��ir r�nnTini� TYP � 2 P13 B5c B5c B5b O2 PAINT WALL SURFACE BEHIND NEW AWNINGS 3� P13 �"��" 19 �3 PAINT 4"WIDE BORDER WINDOW SURROUND AS INDICATED � G9a � 13 13 O4 EXISTING PARAPET COPING TO BE REPAIRED, SEALED AND PAINTED 7 P12 � 20 � O5 EXISTING RAILING TO BE PAINTED SF-3 O O O STENCIL PAINTED GRAPHIC ELEMENT a�� 7 P13 O7 NEW EXTERIOR PAINT TREATMENT �� 8 EXISTING WINDOWS O9 EXISTING BOLLARD 4 ' ENTRY ELEVATION 10 NEW EXTERIOR LIGHT FIXTURE CENTERED ON WINDOW AND/OR P13 18 P13 7 TYP GRAPHIC, OTHERWISE AS INDICATED IN ELEVATION. PATCH AND SCaI@: 1/4" — 1'-O�� REPAIR ROOF MEMBRANE AT FIXTURE ATTACHMENT POINT 11 REINSTALL ADDRESS NUMBERS AFTER PAINTING �2 NEW SIGNAGE ACCENT LIGHT FIXTURE, REFER TO LIGHT FIXTURE SCHEDULE 604 COURTLAND STREET 13 NEW PRE-FINISHED METAL LOUVERED AWNINGS (AWNINGS ABOVE SUITE 100 DOORS TO HAVE RAIN DIVERTERS) ORLANDO, FLORIDA 32804 4'-0" 10'-0" 10'-0" 3'_8" PH 4 7,645,5 � 14 NEW DRIVE-THRU CANOPY FX 407.629.9124 2'-9 3/16" 2'-9 3/16" 2'-9 3/16" 2'-9 3/16" 2'-9 3/16" 2'-9 3/16" 2'-9 3/16" 2'-9 3/16" 2'-9 3/ 6" 2'-9 3/16" SF2 4 15 NEW STAND OFF METAL PANEL SYSTEM W/VINYL GRAPHICS SEAL S4b 16 NEW KFC INDIVIDUAL LETTER FACES AND CABINET CANS. THis�ocuMENT is��NOT FOR CONSTRUCTION�� UNLESS THE ARCHITECT OR ENGINEER'S E-1 E-1 E-1 7 P11 14 E-1 E-1 P�1 � SIGNATURE AND SEAL APPEAR BELOW. 4 SF2 1� 17 TOW RETOP OF PANEL NG O AL GN W TOH BOTTOM OF EXIST NG G TOWER COPING.. 1 1 18 PAINT EXISTING EXTERIOR DOOR AND FRAME 7 P11 11 19 NEW EXTERIOR WALL LIGHT, M-3 7 P12 21 ❑ 20 EXISTING STOREFRONT 21 AWNING TO BE INSTALLED FLAT Q[�ad �lC�ad� �0 C�0 p� 13 2 TYP B3a ,-- 19 B5d �i� P12 7 / /, , " � 13 P13 3 G9b � G9a /j TYP 7 SF3 �- /� O IP.PROJECT NO#:2016.6129 P13 7 DRAWING SUBMITTALS DESIGN DEVELOPMENT REVIEW SET 5 IMAGE COMPONENTS SCFIEDULE 07/05116 AJ SF3 7 TYP P13 7 TYP 9 �P 3 ■ ENTRY ELEVATION SIGNAGE SCaIP.i 1/4�� 1�'O�� PERMIT SET SUBMITTAL TAG ITEM DESCRIPTION 08/26/16 AJ S1 b VINYL LOGO/GRAPHICS FOR TOWER PANEL- HALF HT. 0 2'-6" � 2'-6" II 0 12 - �, II REVISION: o E-2 E-2 E-2 SF2 4 - Mark Date By w � � P12 7 _ �� 5-so-,� s� a � �� Q m SF2 4 � � S4a r,�� BUILDING DEPT.COMMENTS � 7 P11 I 10 TYP � E-1 I� I E-1 S4b "REAL MEALS TO GO"VINYL LETTERS FOR 8' DT CANOPY Z a Z 4 SF2 � a°P �°° �� Z 7 P11 I ��c--� I S1 b o I� 7 P12 �, ' � � � 15 � �� _ Q �� o . �`� �4 ;�� PROJECT TITLE w Y �� ; � � � �� 11 "K-38 SERIES 6000 Z Z ❑ � � � ❑ _ TO AMERICAN SHOWMAN" �Z 19 I o o I TEMPLATE VERSION w° 2 P13 �� pJ P13 2 RELEASE 2.0 DEC. 2015 � �� 21 21 P 1 P 1 T Y P G 9a S T O R E H O U R S- E N T R Y pa G9b STORE HOURS- DT WINDOW �W P� P1 5c 17 5c 1139 NORTH STATE STREET _ BUILDING EXTERIOR ELEMENTS w o � � P12 B�b _ UKIAH, CA. Z� B1a Y W 7 P11 �'P 3 P13 13 13 coMMissioN No. K321001 o Q B1 b TOWER PANEL WITH LOGO AND GRAPHICS- HALF HT. ISSUE DATE 08/24/16 a 18 W SF3 OO OO OO B3a DT WINDOW CANOPY-8'WIDE SHEET TITLE �� oa a� - EXTERIOR >= 7 P13 �= 7 P13 w o a B5b SHUTTERED AWNINGS-6'-4"WIDE ELEVATIONS �LL N Q� � B5c SHUTTERED AWNINGS-7'-0"WIDE �W o �° � B5d SHUTTERED AWNINGS-7'-4"-WIDE o a o P13 7 TYP SF3 7 TYP a LL M TYP 7 P13 P13 7 TYP � �� WU T ~a � B5f SHUTTERED AWNINGS-5'-0"WIDE SHEET N0. �� —W T w~ d _ _ �a � 2 - REAR ELEVATION 1 - FRONT ELEVATION � U� ❑ °W � Scale: 1/4" = 1'-0" Scale: 1/4" = 1'-0" � = o _ _ �O a L — ��ty � u�iah City of Ukiah, CA Design Review Board 1 2 MINUTES 3 4 Regular Meeting January 31, 2017 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 3:00 p.m. in Conference Room #5. 9 10 2. ROLL CALL Present: Member Hawkes, Nicholson, Morrow, Hise, 11 Chair Liden 12 13 Absent: 14 15 Staff Present: Kevin Thompson, Interim Planning Director 16 Shannon Riley, Senior Management Analyst 17 Cathy Elawadly, Recording Secretary 18 19 Others present: Alpesh Jivan 20 21 3. CORRESPONDENCE: 22 23 4. APPROVAL OF MINUTES: The minutes from the September 15, 2016 and September 24 22, 2016, and October 6, 2016 meetings are available for review and approval. 25 26 M/S Hise/Nicholson to approve September 15, 2016 meeting minutes, as submitted. 27 Motion carried (5-0). 28 29 M/S Hise/Nicholson to approve September 22, 2016 meeting minutes, as submitted. 30 Motion carried (4-0)with Member Hawks abstaining. 31 32 M/S Hise/Hawks to approve October 6, 2016 meeting minutes, as submitted. 33 Motion carried (5-0). 34 35 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS 36 37 The DRB is required by the City Code to review and make a recommendation on all Site 38 Development Permit applications. 39 40 6. NEW BUSINESS: 41 6A. Request for Review and Recommendation on a Minor Site Development Permit to allow 42 exterior building improvements to include replacement of existing awnings, remove 43 rooftop pyramid element over the main entryway and the addition of downward facing 44 accent lighting along the main entryway at 1139 N. State Street, Kentucky Fried Chicken 45 (KFC). APN 001-360-25 File No.: Munis 2455-SDP-ZA. 46 47 Interim Planning Director Thompson: 48 • Member Nicholson submitted written comments regarding the KFC remodel that have 49 been forwarded to the applicant and are incorporated into the minutes as attachment 1. 50 In response to these comments, the applicant has requested today's DRB meeting be 51 postponed to allow time to review the comments and possibly make revisions to the 52 project. Design Review Board January 31, 2017 Page 1 1 2 • DRB members have the option of submitting written comments to Planning staff 3 regarding the proposed project that can also be forwarded to the applicant for review. 4 • Planning staff will schedule another DRB meeting when the applicant is ready for the 5 proposed project to be reviewed. 6 7 6B. Preliminary Design Review for a Hotel at 1601 Airport Park Boulevard. There is no APN 8 yet because of the recently approved Subdivision. 9 10 Interim Planning Director Thompson: 11 • Requested the DRB review/evaluate the elevations as shown in attachment 1 of the staff 12 report and provide comments. 13 14 Alpesh Jivan: 15 • He and his family have been in the hotel business for many years in Ukiah. 16 • Welcomes input from the Board members. 17 • Would like the project to move forward toward development in a timely manner. 18 • The proposed design models that of Holiday Inn Express hotel prototype. The proposed 19 hotel is a franchise. 20 21 Member Nicholson: 22 • Provided written comments regarding the Holiday Inn Express hotel project. 23 24 The aforementioned comments are incorporated into the minutes as attachment 2. 25 26 DRB: 27 • Asked about the 40-foot height limitation for buildings in the AIP and how this would apply 28 to the proposed project. 29 30 Interim Planning Director Thompson: 31 • The applicant has requested a preliminary review of the proposed hotel project even 32 though no site plan is included. 33 • While the Airport Industrial Park (AIP) PD Ordinance 1098 that governs development in 34 the AIP has a 40-foot maximum height limitation for buildings, there is the opportunity to 35 go higher through discretionary review approval. 36 • A slope analysis is necessary as it pertains to the Airport Land Use Plan and as it 37 pertains to the 40-foot height limitation for development in the AIP. 38 39 The DRB discussed Member Nicholson's comments relative to the design prototype he provided 40 as an example that likely is to resemble the proposed design with the following comments: 41 • Proposed building has no architectural softening characteristics as required by the Ukiah 42 General Plan. 43 • The plan is required to exhibit quality and sophisticated architectural design. 44 • The plan poses cheap, formula big box economy of materials and detailing and falls into 45 the category of bland, cuboid, boxy, flat walled and plain. 46 • There is no design relief from large open blank walls with flush windows. There are no 47 awnings, vertical or horizontal architectural elements/treatments to break up the cheap 48 boxy appearance. 49 • The building does not acknowledge passive solar potential in the design. 50 • No lighting is proposed for review. The building signage proposed extends above the 51 building parapet and this is not allowed in the general requirements of the zoning 52 designation. 53 Design Review Board January 31, 2017 Page 2 1 The DRB further discussed other relative project components that need to be addressed as 2 provided for in Member Nicholson's comments regarding the proposed building prototype: 3 • Airport Business Park is a planned development zone with special classification for light 4 manufacturing/mixed use designation. A motel is a R-2 occupancy and now, an allowed 5 use. 6 • The preliminary proposal is only to look at the elevations, but to give this context, parking 7 spaces are required to make parking mostly not visible from the street and landscaping 8 coverage is required with street trees. The architectural facades for buildings situated 9 along and facing Airport Park Boulevard is required to be consistent with the general 10 requirements of the zoning code. 11 • The proposed building design is to have a similar character and detailing to the sample 12 photograph provided as an example of the building type. 13 • Under general development requirements, architectural facades are to be designed to 14 soften height, bulk and mass. A 40-foot height limit is specified and the proposal is 49 15 feet 4 inches off the front door grade with a mechanical structure adding another 3 feet or 16 so. If it is on the other side of the street it may be a 50-foot height limit that may exceed 17 the allowed height limit. 18 • There is no mention of the square footage of the building, which is an essential 19 requirement for planning of the project. We have no idea how it may or may not fit on the 20 parcel with associated signage, parking, transformers, waste storage, view impacts and 21 the like. It is not known if this proposal is compatible with the Airport Master Plan. 22 23 After having discussed Member Nicholson's comments regarding the proposed project the Board 24 is of the opinion the design and/or proposed Holiday Inn Express prototype is not architecturally a 25 good fit for Ukiah and/or in keeping with the design guidelines established for commercial projects 26 outside the Downtown Design District even though the project is located in the AIP PD that would 27 govern this development. Acknowledged the AIP PD Ordinance 1098 does have specific site 28 planning and design standards for commercial development as provided for on pages 8 through 29 11 of the Ordinance. 30 31 Chair Liden: 32 • Asked if 90 rooms is the standard for the Holiday Inn Express prototype? 33 34 Member Hawkes: 35 • Would like to see a color isometric design rendering of the building. The design 36 presented looks `boxy.' It may be having a design rendering that shows the colors and 37 textures, the building may not appear so boxlike such that he would have a better sense 38 of how the building might look. 39 40 Member Morrow: 41 • Are the elevation plans looking at the building from the east to west? Asked if the awning 42 entry area is facing Airport Park Boulevard. 43 • It appears the building orientation is perpendicular to Airport Park Boulevard. 44 • Does the AIP PD have different parking requirements than the other City zoning 45 ordinance designations? 46 47 Member Nicholson: 48 • Original intent of the AIP was to allow for Light Manufacturing/Mixed use zoning 49 classification, but this is not the course that has been taken in terms of development 50 where the AIP PD Ordinance has had to be amended several times to provide for more of 51 a `Retail/Professional Office' and/or commercial zoning classification. 52 • Because he views the proposed building as being `bland' in character went to the Holiday 53 Inn website and found a multitude of other Holiday Inn Express building samples with 54 architectural characteristics having a far superior design. While these design examples Design Review Board January 31, 2017 Page 3 1 may be an older design and possibly more expensive, he finds them much more 2 appealing than the proposed design. 3 4 Alpesh Jivan: 5 • Understands the DRB needs to see what is proposed in the way of parking, landscaping 6 that would likely include LID features, pedestrian access and circulation, lighting, 7 signage, and building design, color, and materials to be able to adequately review the 8 project with a recommendation to the Planning Commission. 9 • He has not yet submitted a Planning application and the associated requirements that 10 accompany the application. Today is only a preliminary look at the proposed hotel 11 project. 12 • The prototype is 92 rooms. 13 • Is able to get samples of drawings of actual hotels that have been built. 14 • Confirmed the elevation plans are looking at the building north to south, parking lot. 15 • The awning entry area faces northerly. 16 • Generally discussed the location of the parking lot area, setbacks, building 17 canopy/awning. 18 • Confirmed the other examples of Holiday Inn Express buildings provided by Member 19 Nicholson are much older than the new `formula blue' design the franchise has come out 20 with. The proposed design for the hotel is representative of the new design concept for 21 Holiday Inn Express buildings by`IHG.' 22 23 Member Nicholson: 24 • Is of the opinion the proposed design for the hotel is not appropriate for Ukiah and would 25 support project denial if this is the best Holiday Inn Express hotel design the applicant 26 can propose. 27 • Because the DRB is presented with a preliminary design without full documentation or 28 site plan that addresses landscaping, parking, lighting, signage wanted to give some 29 `honesY feedback. If there is no opportunity to change the design, he could not support 30 the project. 31 32 Member Hise: 33 • The AIP PD Ordinance 1098 specifically addresses buildings not having the appearance 34 like the hotel building being proposed. 35 • Would like to see a building design that has some unique characteristics, fenestration, is 36 architecturally pleasing, and a good fit for Ukiah. 37 • Asked about suggestions how to make the project more passive solar? 38 39 Interim Planning Director Thompson: 40 • Confirmed the proposed project is subject to the parking requirements of AIP PD 41 Ordinance 1098. 42 • AIP PD Ordinance 1098, Section 5, Site Planning and Design Standards for Commercial 43 Development provides development standards relative to yard setbacks (front, side and 44 rear and relief thereof), maximum building height and relief thereof, Minimum lot area, 45 maximum lot coverage and relief thereof, building orientation, architectural design, signs, 46 pedestrian orientation, lighting, energy conservation, outdoor storage and service areas, 47 landscaping, Ukiah Airport Master plan compliance regulations, public utility easements 48 and/or other guideline standards for development. 49 50 Member Nicholson: 51 • Recommends providing for shading elements above the windows; could have 52 architectural details that create a more three dimensional fa�ade. 53 54 Member Hawks: Design Review Board January 31, 2017 Page 4 1 • The proposed design resembles that of a 'courthouse with a city inner school 2 appearance.' 3 4 Member Hise: 5 • Concurs with Member Nicholson's comments and would recommend eliminating the fake 6 stone on the building and is of the opinion this feature further cheapens the fa�ade that is 7 existing. It would not likely take too much design alterations to make the building more 8 interesting in appearance. 9 • As with most corporate designs there are categories of building samples depending upon 10 how they assess the community the building will go in. The proposed design for the Ukiah 11 Holiday Inn Express would not be acceptable in any Bay Area community today. 12 • Ukiah does not want a building that is a `cheap design pulled from a drawer of many 13 design samples.'Again, the proposed design tentatively chosen for Ukiah would never be 14 acceptable in any of the peninsula communities. 15 • Acknowledged the building has some positive attributes that include color and texturing 16 features that are architecturally pleasing. Is of the opinion there are too many 17 architectural materials happening on the building. 18 • Would likely support the sign on the building that is likely an exception to the Ordinance 19 regulation governing the AIP. 20 • Finds that the community design standards/guidelines established for Ukiah apply to 21 most project types but are somewhat problematic when it comes to corporate 22 developments likely because corporate entities are not familiar with Ukiah's design 23 guidelines for commercial buildings. 24 25 Member Morrow: 26 • Is of the opinion the Hampton Inn is a good example of what is a fairly imposing building 27 that definitely fits a formula design but the way the property is landscaped with Redwood 28 trees and such seems to `shelter' the building so that it does not have the 29 'overpowering/dominating' appearance when driving on Airport Park Boulevard. 30 31 Alpesh Jivan: 32 • The new formula blue design like that selected for Ukiah has been the designated design 33 for communities in the last five years. 34 35 Member Hawks: 36 • The proposed building is large for Ukiah and it would be nice if it were attractive in 37 appearance. 38 39 Chair Liden: 40 • If the aesthetics of the design were modified some perhaps the building would not look so 41 massive and overpowering. 42 43 There was DRB discussion regarding the mechanical structure on the building and height noting 44 this would bring the height of the building to 51 feet 8 inches. 45 46 Member Morrow: 47 • The AIP PD Ordinance allows the maximum height of any building or structure to be 40 48 feet, provided it complies with the side-slope criteria for the Ukiah Airport. Mechanical 49 penthouse and equipment may extend an additional 10 feet beyond the maximum height 50 provided it is adequately screen from view. Relief from the height standards may be 51 granted through the discretionary review process if a finding is made that the proposed 52 height is compatible with the scale and character of the development on adjacent and 53 nearby parcels and would not have an adverse impact on the health and safety of the Design Review Board January 31, 2017 Page 5 1 general public. A 50-foot height or greater would be acceptable if approved through the 2 discretionary review process. 3 4 Member Nicholson: 5 • Height is not a problem for him particularly in that area of Ukiah. 6 • Is of the opinion the massing and architectural detail is `so pathetically budget' that is the 7 problem for him when looking at other comparable hotels in the neighborhood. 8 9 Chair Liden: 10 • The proposed building design resembles that of a 1960s hospital. 11 12 Alpesh Jivan: 13 • The architect for his project is not from Holiday Inn Express but rather from a firm he 14 hired. Holiday Inn Express has given the architect the prototype for that particular building 15 wherein the intent is to adjust the design to fit well architecturally in Ukiah. 16 17 Member Morrow: 18 • How much can the prototype design be customized? 19 20 Alpesh Jivan: 21 • Wanted to have this preliminary meeting to get feedback to see how much customization 22 can be done. 23 • While the project has a boxlike appearance, views the project as a `contemporary design' 24 where the primary focus is on interior space rather than the exterior. Understands the 25 importance of providing for an architecturally pleasing exterior design. 26 27 Member Hise: 28 • Has knowledge of corporate images that have taken the `box' and done a great job 29 designing it without a lot of design elements added to it. While these type of box design 30 buildings may stand out they are fairly flat and `boxlike' and have the ability to make more 31 of a design statement with the application of architectural pleasing treatments, color, 32 textures, and materials that complement the building rather than trying to 33 overcompensate in this regard with the application of design elements that are not 34 architecturally pleasing and/or complementary. Is of the opinion the proposed project is 35 basically a box building that does not have very much treatment or design elements with 36 just the application of color and not in a `very thought ouY way. 37 • He made some suggestions as to treatment types and/or design elements that would 38 complement the building architecturally. 39 40 Member Morrow: 41 • Is it possible for the applicant to show the DRB different prototypes of Holiday Inn 42 Express buildings? 43 44 Member Nicholson: 45 • Based on his experience as a designer, there are not a lot of design options for corporate 46 prototype building samples. 47 48 Alpesh Jivan: 49 • He is moving from concentrated architectural designs and styles of buildings for more of 50 a simple contemporary architectural style building and implement native landscaping 51 trees/vegetation to enhance/complement that building that is a contemporary design 52 rather than the traditionally unique style of architecture. 53 54 DRB general comments: Design Review Board January 31, 2017 Page 6 1 • Would need to see a complete set of site plans in order to fully and appropriately 2 evaluate the proposed project and make comments. 3 • Parking should not be visible from the street. 4 • Provide for less architectural detail and eliminate the fake stone. 5 • As designed, building prototype is not an architectural good fit for Ukiah. 6 • The box building can be fixed to be more architecturally interesting. 7 • Install landscaping to enhance the building architecturally. 8 9 Member Morrow: 10 • Related to the design aspects, asked the applicant to consider certain accents, 11 accessories that would physically improve the appearance of the box structure that may 12 include a pitched roof. 13 14 DRB consensus: 15 • Based on the discussion above regarding the design aspects of the proposed project 16 would not support approval, as currently designed. 17 • Would be amenable to having a special DRB meeting to review the proposed Holiday Inn 18 Express project when the applicant is ready to formally present the project. 19 20 Senior Management Analyst Riley: 21 • A hotel feasibility study was conducted for potential hotel development in the Downtown 22 area and finds this document to be very helpful and informative. It may be the applicant 23 and/or his architect may want to review this study for informational purposes. The study 24 talks about what kind of hotels Ukiah can support. 25 • The Hotel feasibility study will be presented to City Council on February 15, 2017. 26 27 7. MATTERS FROM THE BOARD: 28 29 8. MATTERS FROM STAFF: 30 31 9. SET NEXT MEETING 32 The next regular meeting will be scheduled based on project need. 33 34 10. ADJOURNMENT 35 The meeting adjourned at 4:02 p.m. 36 37 38 Cathy Elawadly, Recording Secretary Design Review Board January 31, 2017 Page 7 Afi�cachm�:nt �# � From Design Review Board member Alan Nicholson January 30, 2017 A response to a proposal from the Kentucky Fried Chicken franchise in the City of Ukiah to remodel the exterior of their existing building, requiring a Minor Site Development Permit Today, KFC has more than 18,000 outlets in 115 countries around the world. F_. KFC is getting a makeover. �� xFC= —_ The chicken chain is now rolling out a new,fast-casual- - - �=""" inspired design that the brand began testing in 2014. S e v e n t y p e r c e n t o f t h e b r a n d's 4,5 0 0 r e s t a u r a n t s w i l l _��,� _—_ � be updated by the end of 2017, using a revitalization strategy crafted by FRCH Design Worldwide. FRCH describes itself as a "global brand experience firm specializing in fast casual concepts,"which has previously worked with brands including McDonald's, California Pizza Kitchen, and Taco Bell. The new design is intended to modernize the chain's appearance,with a cleaner and bolder look.The revamped locations include stark red and white walls,furniture, and decoration. We simplified and stripped back the legendary Sanders, mixing heritage with a modern,flattened rendering of KFC's iconic founder. On packaging,we harkened back to the playful red bars of the 50's and bold black Col Sander's faces that had made KFC so unmistakable. In reviewing the request for design review, I have some general thoughts on the design approach, as well as a few specific responses to the proposal. � I The city of Ukiah has designated the Downton Design District and adopted Guidelines for businesses both in this district and outside this special zoning district to protect, preserve, and retain the local and unique character and charm of the downtown core and historic district.The City and Community of Ukiah are built on pride of place and preserving the historical and quickly disappearing charm of small town character. KFC is in the process of revitalizing 4,500 franchises by the end of this year.The inspiration of this branding revitalization is a return to the early 50's and the origins of KFC. Cities across the world have been trying to evolve from this franchise fashion for fifty years.This creates a conflict in identity for both the City of Ukiah and the KFC franchise. When KFC went through the City Planning Commission for their last revitalization in 2007,they were required to reduce the amount of red striping, remove proposed red stripped awnings on the front of the building, and harmonize with the Guidelines and the neighborhood by adopting a more compatible neutral color palate. � � The current proposal is an affront to and exhibits a complete disregard for the Design Guidelines and the Ukiah Municipal Code. The goals of KFC have always been to participate both economically and visually in their local community and be good neighbors. This is not an acceptable visual statement. 1. The building front or street elevation proposes removing the only element which ties this box to the local character, and that is the pitched entry roof.The roof must remain as an architectural connection to this historic city character. 2. The signage is out of scale and disproportionately big for the street fa�ade. Colonel H. D. Sanders is way too big and needs to be reconsidered at a more modest size. Please refer to the Design Guidelines in the Signs section. 3. The existing monument sign will not match the new revitalized logo and image of the Colonel on the building. If the monument sign is to be altered or renewed at a future time,we request to see the proposed graphics and details. 4. The stark contrasting red and white color palate is jarring and not in compliance with the City Design Guidelines, and does not harmonize with the neighborhood. S. The red and white striping on the building sides is unacceptable and out of context with the color pallet and character the city guidelines. 6. The Red building color on the rear and side elevations is unacceptable and does not harmonize with either its neighbors or the fabric of the City. 7. The whole color pallet is not appropriate in the civic and commercial environment of Ukiah. It can be revitalized and brought to a more contemporary aesthetic with neutral earth tone colors. The applicant has not put forth a good faith effort to comply with the Ukiah Municipal Code,or the Design Guidelines in the Building Design section under Building Colors as well as Signage, and my recommendation is that the project application be denied as presented. Thank you, Alan Nicholson January 30, 2017 I i i I i A�achmEnt # _ �� From Design Review Board member Alan Nicholson January 30, 2017 A response to a proposal from the Holliday Inn Express franchise in the City of Ukiah to build a new four story, 90 room motel at 1601 Airport Park Blvd. Pre-plan review for a Use Permit and Major Site Development Permit. Airport Park is a Planned Development Zone with a special classification (K)for Light Manufacturing/ Mixed Use Designation.A motel is an R-2 Occupancy and now, an allowed use. This preliminary proposal is only to look at the elevations, but to give this a context, parking spaces are required to make parking(mostly) not visible from the street,typical landscaping coverage is required with street trees.The architectural facades for buildings situated along and facing Airport Park Blvd shall be consistent with sections General Requirements of the Zoning Code. The proposed building is to have a similar character and detailing to the photo here as an example of the building type. Under General Requirements, architectural facades shall be designed to soften height, bulk and mass.A 40-foot height limit is specified and the proposal is � 49'-4" off the front door grade,with a mechanical structure adding another 3 feet or so. If it is on the other side of the street it may be a 50-foot height limit. It may exceed the allowed height limit. There is no mention of the square footage of the building,which is an essential requirement for planning. We have no idea how it may or may not fit on the parcel with associated signage, parking, transformers,waste storage,view impacts, etc. It is not known if this proposal is compatible with the Airport Master Plan. It has no architectural softening characteristics as required in the General Requirements.The plan is required to exhibit quality and sophisticated architectural design.The propose plan defines cheap, formula big box economy of materials and detailing. It falls easily within the definition of bland, cuboid, boxy,flat walled and plain.There is no design relief from large open blank walls with flush windows. There are no awnings,vertical or horizontal architectural elements to break up the cheap box cliche. The building is required to be both shaped and oriented to take advantage of passive solar energy and solar collection in the winter.This building does not even pretend to acknowledge passive solar in the design.There are no solar shading or collection elements,there is no differentiation between a southern or northern solar exposure. Passive solar orientation is mandatory, active solar design is strongly encouraged. There is no lighting proposal for review.The building signage proposed extends above the building parapet which is not allowed in the General Requirements. � � Some example of design in Holliday Inn Express ` �� `.� � � ;�� — °_-,� � } �: �� ::�� .� �� - _ �� -� �,� .. � `�._ , — �_�..�.a,�,,,.� f�. , � _ �� .� �� r, ", , ` �! l� . �► { ' � � ' � �� f �� .� �� ,� j� �; � � �� , �- , � ��' - j�� ..� � r,� ' 1 . � �� . ,� - �-�- � �3 ��.� � _ �;� � � ��.�� ... ��r•i. ?�r �. _ � f ? `� �..'� . �• � +�•.r 'b . + -��"f��. �-�-�- � -�-� � . _ L - � • . _ ^ �. _ • ' s '�.,._— _ - _. _ .. � ° r,��j1K. � � � � � ' � �, , � � : � tl �§��"�,s��4'��'�yt�� t rgi�� cs'�` z r r� a t y�� : . : .... �MF.E/YiIV V1 ��V�� . ..... � ��§ � ? � Y �:� ... �,a p� ,w.1 k+Z.s vv.'��'Y t'` ? �t j . r �' �... �: . � s �%".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 `i k r�j�� i��r 'I�r�� F�� r� Project Revievu Proc�ss At A Glance , . �. . ,e - o� • #. . �. -.� .. � °- .•a .a M . i . ...... .... ........ ......... f ��.� .i. �.� . y .... ......... ....... . � � �� F �k �� . .. . � �i�� t}efine pr�ject,gather in�o and receive directian'at the City Planning&Community Deualopment Department �4�� a �; � ° �� ¢��, ��, �, W� r�s � a� �r , �.... .. r� �a�. �" rd r ... . . .. .... ....... qrr�� a� � ��a � �. � � ......... ...... . . .. ...... Schedule Schedule pre- pre-appiication review application review'with with City Planning Staff City Redevelopment Staff � �� ' �+ � Submit Site'DevelopmenY Subrrtit Fecade(mpravement Permit application'to City Permit Application to the City Planning&Community Planning$c Community [?evetopment Department Development Department If � ... � � ... 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' � a,�� +�` � R� �t�, � ,� wr. ��. �„� � � � t � , - ° �� , t��. � � � � ��C� � + 4�; �; � tl� ..> 3 ' s � s� x�, � �s` ° s�l` "t �� '�� '�',,, " �� '��` �,,,� � �,�,,�� .�� g��1��:��yj; �.�i� a� a`. .a�� !1 . y4 y fiN" S $ ;,.,`Aq$3 !"fi> 3 2v �� .y. ydx= e ITEM NO. 6_a DATE: Julv 20, 2017 MEMORANDUM TO: Design Review Board FROM: Kevin Thompson, Planning Manager DATE: July 13, 2017 SUBJECT: Request for Review and Recommendation on a Use Permit and Major Site Development Permit to allow exterior and interior improvements to 1045 South State Street, including: development of additional sidewalks, parking lot improvements, fa�ade improvements, and a fence encompassing the property. Proposed use: Daytime shelter for homeless and associated services, also permanent winter shelter location. APN: 003-083-02, -12, -13, -14, -15, -16. File No.: 2748 BACKGROUND The subject property is currently the site of a single building of 7,000± sf, housing a 1,400± st motorcycle shop at the westerly end, and a one-time seasonal homeless shelter for the remainder of the total area. The building is situated on the south edge of APN 003-083-02. Subject parcels to the north are intermittently paved or graveled, and those to the east are disturbed and populated with non-native grasses. The site is visible from Thomas Street, Perry Street, South State Street, and Observatory Avenue, as well as commercial businesses, and private multifamily and single family residences. Use Permit Application number 88-91, approved by the Zoning Administrator on April 13, 1988, established a wholesale retail lighting fixture store. Applicable conditions of approval adopted at that time are: 1. "Remove the southerly driveway approach and replace with a standard curb, gutter, sidewalk, street trees and street paving as required by the City Engineer. 2. Construct a 6'wide concrete sidewalk across the property frontage. 3. Continue the 6'wide planter strip with street trees across the property frontage, to the approval of the City Engineer... 4. Any outdoor trash collection facilities be aesthetically screened from view." Use Permit Application number 2235-UP-PC, approved by the Planning Commission on November 9, 2016, allowed the use of the site as a temporary homeless shelter for a total of 60 people (56 guests, and 4 staff members) per night, that operated until March 15, 2017. Approval of this Use Permit did not include any site improvements. PROJECT The subject property carries a General Plan Land Use designation of Commercial (C), is zoned Heavy Commercial (C2), and comprises six lots of a total of 1.57± A. The proposed S:\Planning\2017\1045 S. State Street\DRB\1045 S State St SDP-UP_DRB MEMO 06152017.docx ITEM NO. 6_a DATE: Julv 20, 2017 facility will serve year-round as a Community Center for the homeless, and as an Emergency Winter Shelter during the winter months (date range not specified by applicant). Community Center. The proposed community center will be in operation seven days per week, from 9:00 AM to 6:00 PM, and will serve 40-60 individuals. Per the applicant, the community center will comprise the following: a "resource center, community office space available for Street Medicine, visiting service providers, etc.; public restrooms, showers, and on-site laundry facilities; community garden area and public dog run." Staff will include the Program Supervisor, a Housing Specialist, Peer Support Counselors, and a Clerical Assistant. Emergency Winter Shelter. During the winter months, the emergency shelter will be open 7 days per week and between the hours of 6:00 PM to 9:00 AM, and will house 40-60 individuals. Per the applicant, the emergency shelter will comprise the following: "access to public restrooms, showers, and on-site laundry facility." Two staff will be present at all times during the operating hours. Various improvements to the site are planned. Per the applicant, "RCS is dedicated to making a number of frontage improvements to the property ... RCS will improve the existing sidewalks and develop additional sidewalks where permitted. RCS will also improve the exterior of the existing building and develop the parking lot to accommodate the facility's needs. RCS' first priority if the construction of a fence that will encompass the property, providing a visual screen for the privacy of the neighbors, as well as the guests of the community center programs." STAFF REQUEST Staff is requesting the Design Review Board to review the project for Design and make a recommendation to the Planning Commission. 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' #� ... . ,��'l� •� . -o � � s� N � r �� Z�� .� nr�esHeer ;.. ?<<��i �' � „!� � O F�i (�//��,�� , � � a� � . N W C � i � i . . � ��.: iM1 ` k`.=i�^:u�g� FAWNBY JJ( ... � - � �� '� � � - � ,� : � � .... �;� � n:s s,�s �� `P . -� va+r, _' lg al� �Hw�eeoev i. 'i ' .' �� e.� � .. iai ' ls. t � x tFi arecaenre oznn � , � �AE(�IA�VIEW �` ° �� x " "`�; � � z�,> �4, � r � �_ � �; � �, � �� a1= r :. '� »,. issueo� a�. 0 � . ,,�c �� f � ,--,.r` �� .. � ':�:�i....... 1 � ��S 4 s`� PS }1R �� FGE �o ��L��1�/r_____��\� . "'�" 3 � � x �i F p t F 6 � �_/�_��_ rt ; i '__ -, -_�'�-""`.��:' V ._> �+� � R`4�sy K ��'� i�Y 'S�A'� � . _ G ..; �� m^ ___ . . � .. ... � ��, � � m�� . M � �.�, � � r.�...t. 'sb t . ��r .oF (E) PAVED AREA: 19,918 S.F. (N) PAVED AREA: L568 S.F. TOTAL (N) PAVEMENT AREA: 24,t,86 SF./2= 12243 S.F. � a� 4X AMERICAN HACKBERRY: 40' AVERAGE SPREAD: 1,257 S.F. X 4= 5,028 S.F. 2X MAIDENHAIR TREE: 30' AVERAGE SPREAD: 707 S.F. X 4= 1,414 S.�F. ��-�N) 3X FRONTIER ELM TREE: 45' AVERAGE�SPREAD: 1590 S.F. X 4= 6,360 S.F.. PAVEMENT TOTAL 12,802 S,F, x - ---�--- � . . —_ . ..�"a.` — - THO�AS �T. ��--APPROXIMATE SPREAD OF TREE @ FULL HEI6HT auFF+nssoanres (E) TYPICA� � �� q PAVEMENT ------------- � ...----- H �o � - - � (� o. °'N E � _ — � � � .�. . `� W o Q� o , _'_'_ H- > U�G� � Q a� s��' �r � FRONTIER � U � u� �� OPEN AREA E�"' ,' o � �LL� i � � � - � � . � m�� \ I � (6 (n� � __._-__._ _ -_ _. --.____.._ n ` �o m =` . . _....._ . , l � + a .o a cLi �. . � � � . 50'XI25' Lt. a� �� ,� �. (E) TREES AMERICAN HACKBERRY MAIDENHAIR � QPEN AR�A LOT � � � �o �o,�, � (DECIDUOUS) TREE � � NOT � � a"i v v m : '�, , (DECIDUOUS) PART OF � � �o - '�.. PROJECT � Q °a � . � � - �� AMERICAN � � �a��, �� aron� '�, � � HACKBERRY � ' � - ' � (DECIDUOUS) � � ? 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T �� 4i�0 � _ �I� - I_.� � � � I� �I� �I� � r '�� ' �: „ �" � .� E m� � � — , , �.— :,�. � ___'— . .._... ...— .,. , :, ` . ___ (n o. a E ,� . .. . ..._. - __ — — .. — __ �... _. ..�,.i.. ,— .__._. _ W O ¢� ° ,: - ___U__ ' �— _� �.--- — � ' —i�—li� i� II �li i�. i. I;�-li � � i�; - � � � 1 i� ��I I I 1.—`I � u �II— � ��I— 1 i'I I 1 li I I.—I I I �— � ,— �I— �—, � ph � ^ �. NORTH ELEVATION Q o �°� ,_ -, O � �`°� J � LL (n ' N q��9 (�J C ��VZ �'. . A N ��'6 r ... �� d TO @ ,�. �. . } �N U F"- '. 6�.0 - � � � . �1 J (n�p�� : � � N� E�.�i . . � � �� m `s �. � � °s Q � n � � �a �-, cnu�a�.a::c ,aa ena,�r �'. . , _, ,� , �� . > ? F . * * N � :� r �I i tl I� I � A9e . �� O2F . � �� .. II � II . I�—� L—� OF CA�-� � i� ii - ii � �i � � ° ' w -� ._ . ` ; ;: . :- , __ . �_.e_ a. ._ . �s,.-.. ...- _ — _ — . ' "' _ _ ._. _ _�., � _ i iir �i i ��. ii _. i - , � �� ,.��. i i z� ii iir_i � �-! ��: u i :i i ,-: � ._� ,- i�-= � i .-i� i ` .:.i _ ...� i i � ,,.- � i iii—i� � �il '�t � �. W. � Z�UTH ELEVATION U � � � N � wc�.> �— � N v� I_— � U w = _ � W Z = �'�e W � � Y '., o � � 0 � � � -� I �' lii illl� I � �_ o � � � V o � i I� o � � ° � o s��,.,.�E � �� - —„�� o _ -- , — , - E�E�AT�o�s � i n. i i h - '..� � i ��. � _ �. . II � 1 � I v . 9FAWN0`( . ��`� � ,_..a. . _ J _ �. " ' . . � ...:::_ — . ._. ... ... _ _ �- . 's'„ ...�—�--m_. .a_ � �. __ ..�._.P__� '�� . ��.. .. � ...:i :.. GNECNEU ttY — " —.._. ' ' .. . ' .. . .. .. �. ___ ______ ________ ________ C�� _ i — .._. . .______ _ . ._......_. _ , ' . _� _ _v _ ___ __ ._..._.. .. . .. .. � — ' ' OATECRCrlTEO 6,:;fit] . o WEST ELEVATION EAST ELEVATION �^�E�� ^3201� o-, � — ,�� _ _,_ i� _._ . PA6£ � � Pv1 .2 s�,EE,� oF � ; �. 5, _ �. � . �, � ii � � _._._ * �� j+��—�� I iI � � _W�I —,� _._ --- U — -- j � �' �__ — � � ° � � _ �� ! \ i _ � � � � - '� � ( ' � o y�R2� � � � � �� f �6 1 �', i � _ �� ?yp ._ � i b 1 � RZ / \ � ..�— � URINAL I � JANITOR � .^`�e�. - i � � � � ��o - � i io ( ADAWC ' I - `� I i ` � /�� aaSP _ RUfFtA55oOATES � � 395F o � / �I � 1/- c � � N� ,i _ �, _ � / o . � � �� ' � - -- ��.,� � o� � �� V 66SF � - �� ._..._'__ _ i 12 u>O � i i � � (n O. �N ♦ � _ _ �, , � � �.� — , mzsF � ¢v � °. �I - - - o W �------ -�_— -- �� M � — � I ~ ' �" V � i _ . ° . R � � Qo r�� CLEAR SPACE i �� i� 6,, qp� _ � � C� �K ° � �i O � � I i � �� i �a� I � — � s�_ i vz° � O �, �� ; —�— 3 � <� _ � , D— -- m — � N � � � i � , - � c�L �ssF I �•-o° m � �° . i � q, _ � � � ' '�` FIXTURE y Z' S� - �.� � N� \y ' - - ' � ��tA�4 ' �. ,n � WC � �___--- O �i � �. -} lL N �O V �. ( � ( SPAC� I �. � � 9 � � ' LL � �no mi» '�. 6' - 7 1/Z. � � ' � SF � CLE�R I 'O N � � �� , 0 6 MAX � ., ��o � '� � "" � SPA _ � �m N � . TYP ~� L�- '�l�ll i �� - - o o� ' M . i � � �L..------ �— — N � ( Q °a 6 �NEW BATHCi00 � _ R� � � i ' — � -- r � �� ! �6, ADA WC �2, �� \ rn� ...T ec�„a es-re . _ � ,�i 1 I TYp I ' ! � �. I Tp 6 PI � �—�---�� DoorSchedule _ � � � � 3 �� ( � ezsF i I � � a� w,r�� a ....."__ � ( -D o ' � � . C� 6' \ o / � � � � � �o bi\\``i�b CounY I Width Hei ht ❑ � � � ' � _ � ._ � �__..,.__- � � � ADA WC. 'I S�A4� �� • �� ,�, r i �; Mark � 9 esaeipt�on I � i � i �-- r t�c �.� � � ( P `� � 102 4 6 0 �6'-8" XTER OR WOOD DOOU N � � �°F cA" 0 100 �12 3 0 6'-8" INTERIOR WOOD DOOR I � � _ I a m �.._._. � -- R --- � .. �� . .. � ;« ,,°, � ,�0, za sF i � —'k ° BLE DOOR FULL ��-- :- a�S � � � ' ~ =' GLASS � `��I c� . I � I . �� Z� _ a.. � � �. � , i s` s' -o' i , � �' L11 q 103 4 I6' 0" 6'-8" INTERIOR WOOD DOUBLE DOOR FULL � � � � ° � lt1 W � . , � N ` � I � ( DSCORE WOOD DOOR EXTERIOR , 3 - 6' � Z �t . � 104 1 3 -�� 6�-8 W/K� ..--- �� ,�, � � nin i � � � � � �'� ERF W WEATHER STRIP THRESHOLD I - sHOwerz L -6 .- W U F � Grand�totaC 26 �� " � � � �- � Q �� a � � F- � � " z,sF � Z u� c? w - ---- w � = = __-- U � � - _ _ 'k W � � Q ��. � — SHOWER i -- � � O � n P:�issPS and eoahngs. -.�rehirectural paiv.is az;ct�a7tiu�s shall comgl'y ntidi Tab!r 7.$C�4_3 t:�ilzss a.rore SHOWER i � . 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'. a C�rp iadLe i e RSlceuy r�cllie it•e lall�rrei ches �m�r�n�n. o*_I'abI r zfis4.1 oaawNar �. � � Cpmpa.itc�ncadprndnces Fa1cJi�uaglY��.putdde6rnd �t2dv,��dnimQenir�t�bc6ovlcaaivw�tz � � �, UNISEX BATHROOM ANQ SHOWERS �,��,�o�r tc od7xaUncts ur� r.an tllt mtenar o xtzr.oroFtliz bitidm shilS�cfl�czqnv.zmrnt�£or fa malckLyd�an , ,.,_,,,,_ _........ , s}ru�ain 1'+ble�1�-4:4. �- on�rcaEnrFO szsi� -� � 75o nmcntlhon Veri..`ic fion o£coniplimc s Stil this s�c innahill be p-ocsciad ae rzpi .�ad�6y d±z orrEissum +�zon ' a � nfn^cit�'+ zssc . Dativzznn4[o shalluchid°atlrzs�on�a'f,:ir£al.otring_ ��. � 1 Produa t-2'��'c�rCvs vic�spe�i&:at�qns. scn� � � �. Clv:znai�nsmdycan� �ceuaus. eacE o_ O 1_.metiiads acceut�b!e to G�r2 rUforcuiz-Geucu ..... / i� .� .. � sneer oF ��. U 2Y8 O 2' O.C. WOOD FRAMED —gUILDING WSU�A710N @ CEILING W!1l2"PLY OVHR R-SO '�(yq��S TO 3E �R-!S TY,°. INSULATIO?! 1Y?'ICAL� I 0.°FICE .n�A� � . �� FFI GEILING 2 �� ' RUFF+ASSOCIAfES ��, I c ___"_."" _._... 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I '� — J J �� _ -�I� o a � � I .. ....... .. �,-.....,, .... ,�. , _...... .. .,.._.... ...... .... . .. . . ., � L ��......> .,. ....,,.>._..,._... ,_., �.. , . .-. .� -... ... _ —. —r ..._.,_.,. ,..... ,_.,_.i�.� I � I I - .A."I Q — �N� : '. , — _ --- - _ - � =I!:_(',i �I : r;_,I:1 '_Ill—,i ;I:—ill—'�(!—il —'i �' i��:fil II I,_—'ii 1:.—!II_—'I� I L-1(—I i—I!C-111 I �. .;�,(—,',I i,l'-1�,1—�11 �� I i=1 i III�IiI iI i� _,( i�T—il',II I�i i, —��l IT 1','i—i�l I��__iI, il -i'i—, i I i_ + n- v�� - �� . 7z�@ tb"0-C.4a00D FP�MED LX' /2 GR�EN 60taRD 6YP. � � �r = : 4 ALLS�WF I/2 G,P EXTER70R ^I� Pt;EH ON ilci JJALLS TYP[CAL � � ° Ei�� . & (NTER104 " TY.CAL— � � m - �. �md �; L c �� BUILDING SEGTION Q °a �� ,.. . — �A��.�,,,�.��,.,, '� (Nh 9 RL� P � * F � P�WER AC'LATED rASTFNFR �N$?tiLEb MO NO�MIAL—WE'GHI CdNCRE[E (fc lAIN=26Q0 PSI)_ °� _ = NQMiNhL SPARd � M,N, E6CF ?ENS"�7N (I.S) � SNEAR (LB) �``° �n��eo� u OIAMc ER (IM) � �IN EMBED (iN} �4d�N. $PACING {N}� o-5TAb6E�{iNp (S€E NOTE 15a (S� NOTE 15) . .. 0.145 M!N j i t f 4 _ �____5.t� � R____ ____.-_.g0______� 80.__—i h ��. m W � q I-PON/F3 ACTUATF.D FtSS��ERS�0 BE INSIA�LED @ I6"O.C. (J,f W � � U � � � � jZ v F zxa WU � � ��.. tn �— � U w � z = S W � � � �.._9._0�� j � � Q '�. Y o f� 0 � � s !z"� � O � Pi�vd000 I (� �n g ceiune V' � � 5/8" � �� N PlY � � `�`� F sHCErnri.r U o SFCi16N �. � � TYPICAL WALL DETAIL °R�""�` /2 ""......._'.. cFiecxeoav -. ��. U—"_ .. � OATE.,^2EATLD � Q26�> �'. G DATEISS�EO b620i1 '. SCAIE �PGE _ 1 . sriF=r eF i IJ II' � I i � � KEY NOTES W, i ......_.. �� `- � ` � C� i (�� " � ' � " � " � � i COMPARTMENT DOORS a . � _ -_-- �� 1 i - �� I _ � , a � , I � I I � �- . � ��--'--�� -, WATER CLOSE i COMPARTMENT SHALL BE EQUIPPED WITH AN oa � � � � �� ( ' � �� ' �, �� i i ( i (r � i,� ' I � � - � AUTOMAT:C CLOSING DEVICE AIvD SHALL HAVE A CLEAR '. ` _ \ � i � :I � f � ti� ii i � � a�I � � � ,r I i I �, UN06STRUCTED OPENING WIDTH OF 32 INCHES WHEN LOCATED AT �} / �_ W�� I u�^ ��' � N I � � ( THE END AND 34�INCHFS WHEN LOCATED Ai THE SIDE WITH THE � �.� :� i (I � ��" I � t� �i� '� � � ( �' i DOOR POSITIONED AT AN ANG�E OF 90° FROM IT S C�OSED POSITION. � ! I " �`� a �I I � � � p�I �� ( � II ' (.� I � �` ' � WHEN S?ANDARD GOMPARTMENT DOORS ARE�llSED, WITH A�HINIMUM > £ � REC1tJ�ED � ( �U �� 1.A*� ( � 9" CLEARANCE FOR FOOTRESTS UNDE4NEATN AND A SELF-CLOSING , i�C EA7 I ,, U � I V � DEUICE, CLERRANCE AT THE STRIKE EDGE IS NOT RE(1UIRED. : - -I l� �Pnce: i _ . � ' :x . :� "NR THE INSIDE AN09UTSIDE OF THE COMPARTMENT DOORS TO DISABLED n x I �� _ __ � _ _� � ,� _- °o�eR a �� ....I ACCESSIBLE STALLS MUST BE EQUIPPED WITH A LOOP OR U-SHAPED R � E IMMEDIATELY BELOW THE LATCH. THE LATCH MUST BE FLIP- � - SiYLE SLIDING OR 0T4ER:HARDWARE.NOT REQUIRING THE USER �Q, �, ASP OR TWIST OPENING HARDWARE IS tENTERED BETWEEN 30" _ TO 44'ABOVE FWISH FLOOR. EXCEPT FOR DOOR-0PENIN6 WIDTHS AND �ZUFF+4SSOCIATGS '� SIDE ELEVATION PLAN VIEW <� � � �' � �' 000R swiNCS,�n c�ena, uNOesrRUCreo nccess oF nor�ess rHnN �� a� ., URINAL SPACE REQUIREMENTS FOR SEATING SPACES IN SERIES ar. iNCr+es sHA�� ae PROVioeo ro wnre� c�oser coMaaRrneNrs � �� 4 ��-- � --��--- DESIGNED FOR USE BY PERSONS WITH DISABIIITIES AND THE SPACE N ah ,.. lJ -'---"'" �� IMMEDIATELY INFANT OF A WATER CLOSET COMPARTMENT SHALL � iOp � �� NOT BE LESS THAT 48 "AS MEASURE�AT RIGHT ANGLES TO � o ��o = ' COMPARTMENT DOOR IN IT'S CLOSED POSITION. W � a° ° .� ��. 48 ii'�f . . � > Ur�: � e 3 �w I9 �— z�* 2X BaCIanIG � � �� '� � � ADA 3 � c� � tAK �_ ...........-i � Q m !i j r. '�. �u �.,,,�- � S. .. __ - i_�t:'NIIN. i-IR" d - �N� 'Y- L z_• z .� . .... r1 X. °' . � � �� - .. �r+ I� -.0 � _ '� Q m �n � � ......_..._ .. _ F--�,z ( ..,.. '„ __ � � o �� GRA - To m . � � + � °'cv u ; � � .�_ '_' ��—'_�1 ' � � � � . � � ' � B 8dR i0 WITHSTAND �� < � � � � ! 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