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Home My WebLink About08032017 - packet CITY OF UKIAH DESIGN REVIEW BOARD AGENDA CONFERENCE ROOM 3 300 Seminary Avenue Ukiah, CA 95482 Thursday, August 3, 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 July 20, 2017 meeting will be available for review and approval at the next regular meeting. 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 regarding a Major Use Permit and Major Site Development Permit to allow the construction of a 4-story, 92-room hotel at 1601 Airport Park Blvd. APN 180-080-28; File No. 2590-UP/SDP-PC. b. Request for Review and Recommendation regarding a Major Site Development Permit to allow the construction of a 7,500± sf inetal building to provide a tractor wash bay and 5 service bays. APN: 003-230-34. File No.: 2789. 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 AGENDA ITEM NO. 6A Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com TO: Design Review Board FROM: Adele Phillips, Associate Planner DATE: July 24, 2017 SUBJECT: Request for Review and Recommendation regarding a Major Use Permit and Major Site Development Permit to allow the construction of a 4-story, 92-room hotel at 1601 Airport Park Blvd. APN 180-080-28; File No. 2590-UP/SDP-PC PROJECT An application was received from Alpesh Jivan for a Major Use Permit and Major Site Development Permit for the construction of a 4-story, 92-room, ±52,700 sf Holiday Inn Express hotel at 1601 Airport Park Blvd. The subject property, 2.29 A gross, is located in the Airport Industrial Park-Planned Development District, and was created by subdivision in 2017. The scope of development includes: a 94-stall parking lot; 4 bicycle parking spaces; a 15 ft by 28 ft pool area; a 40 ft by 15 ft outdoor patio; ±20,000 sf of landscaping (±21% of total site); parking shade (±40% paved areas); loading spaces and screening; screened trash enclosure; exterior fa�ade lighting, and parking lot lights; and, ±448 sf of new signage. The project is located within the Airport Business Park, and as such, its development is guided E�Fi�IL�RII��AAI�Dllt��C�IG�MrFI(B'SP F-K�� l�Hd R�❑❑❑�❑,3-3❑�amended by Ord. No 1151 August, 2014 (Attachment 3). The site is designated as Light Manufacturing Mixed Use, and is subject to the requirements and standards contained within Section F of the AIP-PD for this designation, as well as Sections H, Nuisances, and I, Development Standards. The project received a preliminary review by Design Review Board (DRB) on January 31, 2017; minutes and comments of that meeting are attached (Attachment 2). At that time, the DRB reviewed the preliminary elevations of the hotel, for which an application had not yet been submitted. For reference, previously-submitted elevations are included in the attached documents. Staff has reviewed the project for conformance to the AIP-PD, and provided comment letters to the applicant requesting revisions on the following dates: April 13; May 17; and July 7, 2017. Some revisions and amendments have been made over the course of the process, however the following areas of concern remain: • Sign location and area. The proposal features ±448 sf of signage, where the code allows for 300 sf per UMC §3227 and AIP-PD 5(g)(3). Additionally, the code states that signage may not project above the roofline of the structure, per AIP-PD 5(g)(4). Relief may be granted per AIP-PD 5(g)(5). AGENDA ITEM NO. 6A Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com • Lighting. Elevations depict upward directed lighting on the North, East, and West elevations. Such lighting is prohibited by AIP-PD 5(i)(1-2). • Site Design. Parking lot is visible from public streets and minimally screened, and blocks of adjacent compact parking stalls (as opposed to dispersal amongst standard parking spaces) will lead to congested parking. Additionally, AIP-PD calls for innovative site design and pedestrian-oriented facilities. The current design places the structure centrally in a large area of paving. AIP-PD items 1, 2(b), • Architecture. The design of the structure has not significantly changed from its review on January 31, 2017, by the DRB. The design does not appear to meet AIP-PD elements 1 Purpose and Intent, 2(e-f), 5(b)(1, 3), 5(f)(1-3), I(10), J(2)(a, d, e), J(3)(a- c). Design does not support required Findings 4(a)(3-4). STAFF REQUEST Staff is requesting the DRB review the project for Design, and its conformance to the AIP-PD, SI�Y�QQI CERP P�P�-I[�I�RC�F�DCFH�L1,PQ�i�R(�tC LQJ[�F�i[�PoP V�I P-P D (F)(1) Purpose and Intent; (F)(2) General Requirements (b), (e), (f); (F)(4) Required Findings (a)(3-4); (F)(5) Site Planning and Design Standards (f)(1-3), (g)(4-5), (h)(1-2), (i)(1-5); (I) Development Standards (10); and, (J) Design Guidelines (1)(f), (2)(a, e), (3) Architectural Design (a-c), (5) Lighting (b-c). These items are included on the following table. ATTACHMENTS 1. Site Plans, dated stamped July 12, 2017 2. DRB Minutes and Response, dated January 31 and 30, 2017, respectively 3. Ordinance No. 1151, ExcerptAirport Industrial Park Planned Development DRB Comments: 1. Purpose and Intent �14-I[� ISdGDGFH�WTXWM/❑ �tC�i1'FI�S D�:�J�idA.��PQFiC�DI�Hm'�Q�LL�F�DIDJ��2X�lYDIlQ� ❑ The majority of parking facilities are required to be situated in the middle of the parcels, rather than along the Airport Park Boulevard fron�U H� �19�1 MMRGD(r� I I LEH�QO�RP P ❑ proposed as stand-alone developments must adhere to a 14J K�L�IbI[��Ql�I C�V1�@1C�lIQ� �14-I�ld-U X�IDIN-I �RP S��I[�lID of land uses with ample landscaping and strategic open areas, pedestrian walkways, and attractive architecture in an LGtt11�11�IFD�I�L1�PQ�40C�iQ�DID�LQI�lmF1,�D([1�CCFI�GD� 2. General Requirements (b) - Every attempt shall be made to create parking that cannot be seen from public streets. (e) The architectural facades for buildings situated along and facing Airport Park Boulevard shall be consistent with Section 5(f) of this Subsection, and shall be designed to soften height, bulk, and mass. (f) The or entation height, and design of buildings as well as the theme for property development shall be based on creating compatib lity between land uses. 4. Required Findings (a)(3) The or entation height, and design of buildings as well as the theme for property development shall be based on creating compatib lity between land uses. (a)(4) For all land uses other than light manufacturing there is uniqueness and an exemplary approach to the site planning, design, and architecture, consistent with the Site Planning and Design Standards contained herein, that results in a quality and sophisticated development. DRB Comments: 5. Site Planning and Design Standards �Commercial Development (b)(1) The maximum height of any building or structure shall be 40 feet provided it complies with the side slope criteria for the Ukiah Airport. (b)(3) Relief: Relief from the height standards may be granted through the discretionary review process if a finding is made that the proposed height is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. (f)(1) Buildings shall incorporate projecting columns exterior wainscoting framed panels, and/or other features to provide relief to large open blank walls (f)(2) Architectural features such as arches, raised and decorative parapets decorated and flared cornices, extended eaves and overhangs balconies, entry insets, and a variety of roof angles and pitches are required to make buildings unique and interesting. (f)(3) Windows shall be used to break up the mass and volume of buildings into smaller components. Buildings shall use different shaped and framed windows in a coordinated theme. Awnings and other attractive window treatments are strongly encouraged. DRB Comments: (g)(1) The colors materials, and lighting of every sign on a site shall be restrained and harmonious with the building and site (g)(2) Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed twelve feet in height from finished grade. If a freestanding sign is placed on a berm the Planning Commission shall have the discretion to limit its height to less than twelve feet from finished grade. No pole signs are permitted. Freestanding signs shall have a decorative support base (g)(3) The size and amount of signs shall generally comply with the requirements of the Ukiah Municipal Code (UMC). The Planning Commission shall have the discretion to reduce the size and amount of signs to something less than permitted by the U.M.C. if they make a finding that the proposed size and amount of signage is out of scale with the building and too dominating on the site (g)(4) Signs are not permitted on the roof or projecting above the roof of any building (g)(5) Relief: Relief from the sign standards may be granted through the discretionary review process provided a finding is made that the proposed sign is compatible with the scale and character of the development on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. (h)(1) Pedestrian walkways shall be included that directly and safely link all parking areas with building entrances, off- site transportation facilities, established sidewalks, and adjacent public rights-of-way. (h)(2) Outdoor pedestrian spaces shall be landscaped and include such features as planters along sidewalks, pedestrian oriented signs, attractive street furniture, low-level lighting, and outdoor seating areas. (h)(4) Secondary streets accessing the rear portion of parcels shall include 5-foot wide sidewalks or alternative pedestrian facilities that link the development on the rear portion of the parcels with Airport Park Boulevard. DRB Comments: (i)(1) Exterior lighting shall be subdued and of low wattage It shall enhance building design and landscaping, as well as provide safety and security. (i)(2) Exterior lighting shall not spill out and create glare on adjoining properties, and shall not be directed towards the night sky. (i)(3) Light standard heights shall be predicated on the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be prohibited. (i)(4) Lighting fixtures, standards, and all exposed accessories shall be harmonious with building design, and innovative in style. (i)(5) All pedestrian and building access areas shall be adequately lighted to provide safety, security, and aesthetic quality, without violating number 2 above. I. Development Standards (10) Development Integration. Every effort shall be made to "master plan" development within the Airport Industrial Park. Applicants shall be encouraged to coordinate development proposals to ensure compatible architectural themes, high quality site planning, efficient and functional traffic circulation, coordinated pedestrian circulation, and compatible land uses. J. Design Guidelines 1. Landscaping and Open Space (f) Landscaping shall be proportional to the building elevations (j) DI.D�LQI �V�-FIV\A� Sl9�YtC�il D�FH FDCC�S I coverage of 50 percent over all paved areas within ten years F� S�2�11 I (I) Parking ots with twelve (12} or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving relief from this requirement may be approved through the discretionary review process. DRB Comments: (n) All new developments shall include a landscaping coverage of 20 percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of 50 percent (50%) of the landscaped area shall be dedicated to live plantings 2. Orientation and Location of Buildings (a) The location of buildings shall be coordinated with other buildings and open space on adjacent lots. and should include design elements oriented to pedestrian usage such as, linked walkways and sidewalks. (d) Buildings should be creatively sited to provide open views of the site and surrounding environment. (e) Buildings shall not be sited in the middle of large parking lots 3. Architectural Design (a) Individual projects shall exhibit a thoughtful and creative approach to site planning and architecture. (b) Projects sha I be designed to avo d the cum lat ve collection of large structures with similar building elevations and facades (c) Buildings shall be limited in height, bulk, and mass and shall be designed to avoid a box-like appearance. 5. Lighting (a) A lighting plan shall be submitted for review and approval with all Site Development and Use Permit applications All lighting plans shall emphasize security and safety and shall minimize energy usage (b) Lighting for developments shall include shielded, non- glare types of lights. (c) Lighting shall not be directed towards Highway 101 the Ukiah Municipal Airport adjacent properties, or upwards towards the sky. REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. Q � ' O � �/ O U OREGON Q N � 101 ~ � z U 299 � O N 299 � � REDDING � 101 � � MENDOCINO 39 � COUNTY� $o = s Q 3 � 5so CRAMENT �r�`qO � SMI I I ' J � �G ' r � � l SAN FRANCISCO�— 9�� 395 � � STANp��Y 5T � / � � O Q � O � A 101 �y � � � O � ♦ 11� ��, 9 ;H��CHST � � �, r � o = w � , Z '�0 5 H�NSON 5T z �ri-.,t � o � � � ��.� W ST�p � � D � o � PROJECT SHEET INDEX w Z 95 � r o � w ,� Q 10 LOS ANGELES o oNEs 5� UK..IAH rn P0 � ��ggl ST GENERAL: � n► � B� ST � �._� 5 � � G46 �� SAN DIEG a � M��' �� G1.0 COVER SHEET � MEX�C� � m IVIL PLAN : � C S LOCATION MAP � N.T.s. l � � C1.1 ABBREVIATIONS & LEGEND Z )OCI�� DR � D � f�- C1.4 SITE PLAN ° � _ � � D C1.5 GRADING & DRAINAGE PLAN � z � Z 101 � C1.5A GRADING & DRAINAGE PLAN � r rn � C2.0 LANDSCAPING & LIGHTING PLAN ° � �, � _ qTORY A�� ,� `� Z C5.0 DETAILS pgSE� � � ARCHITECTURAL PLANS: o��'� -r"� As lum � y �� 222 A200 EXTERIOR ELEVATIONS Z � o �. A201 SIGNAGE & LIGHTING DETAIL � � \ A202 BUILDING MASS � r n < � ' "' � PROJECT WQBASFI AVE � o LOCATION U _ D� . 101 162 � � BEACON LN O � Q � TEDFORD AVE `� � � � Ukiah Municipal " � w p FORT BRAGG o N � Z � Airport � � � Q S �qINS AVE � � X u~.i Q r' Z y � w Z W = J � P JECT VICINITY MAP � > - REA Q O � m UKIAH 1"=1000' � � so J Q � � 128 O Q � 101 Z = � Q 1 n � J Z APPR❑VALS� 0 w POINT ARENA > � O � a — � Q w � � 0 0 � CITY OF UKIAH PLANNING AND COMMUNITY DEVELOPMENT � � AREA MAP � � N.T.S. � a� a x w � DRAWN GG � CHECK RLW .o o � „ APPROVED RLW � DATE 7/� �/� 7 � � � o JOB NUMBER 8619.00 o � GRAPHIC SCALE MEASURES 1 INCH � i SHEET DRAWING ^ � ON FULL-SIZE PLANS. o � ^ � G1 .0 � - , � REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. ABBREV AT ONS UT � T ES �EGEND TOPOGRAPH C �EGEND A G R PROPOSED EXISTING PROPOSED EXISTING AB — AGGREGATE BASE G — GAS R — RADIUS � N GATE VALVE 0 P.V.I. (POINT OF VERTICAL INTERSECTION) ABON — ABANDONED GALV — GALVANIZED RC — RELATIVE COMPACTION AC — ASPHALT CONCRETE GIP — GALVANIZED IRON PIPE RCP — REINFORCED CONCRETE PIPE KII PLUG VALVE NOT USED TEMPORARY BENCH MARK ACP — ASBESTOS CEMENT PIPE GPM — GALLONS PER MINUTE RD — ROAD NOT USED BENCH MARK Q ACI — AMERICAN CONCRETE INSTITUTE GRD — GRADE RDCR — REDUCER � BALL VALVE � AG — AGGREGATE GSP — GALVANIZED STEEL PIPE RDWD — REDWOOD 4j\ FINISH GRADE ELEVATION � o APPROX — APPROXIMATELY GV — GATE VALVE REQD — REQUIRED I�I BUTTERFLY VALVE ASTM — AMERICAN SOCIETY FOR TESTING & RM — ROOM NOT USED ELEVATION OF ORIGINAL GROUND � MATERIALS H RSP — ROCK SLOPE PROTECTION AUTOMATICALLY OPERATED VALVE Q �, C�? — AT RT — RIGHT P (P= PNEUMATIC, E= ELECTRIC, � � RADIUS POINT HB — HOSE BIBB R/W — RIGHT—OF—WAY S= SOLENOID, H=HYDRAULIC. Z �� B HDR — HEADER D= DIAPHRAGM ACTUATOR) Q ° HP — HORSEPOWER S � FLOW LINE AND DIRECTION � � BC — BEGIN CURVE HORIZ — HORIZONTAL IYI 3—WAY VALVE � � SL — SLOPE TOP OF CUT BCR — BEGIN CURB RETURN HT — HEIGHT — BF — BLIND FLANGE HW — HOT WATER SCHED — SCHEDULE lel GLOBE VALVE = 3 BFPD — BACK FLOW PREVENTION DEVICE SD — STORM DRAIN TOP OF FILL BFV — BUTTERFLY VALVE � SDMH — STORM DRAIN MAN HOLE Y� ANGLE VALVE � 3 BLDG — BUILDING SECT — SECTION TOP OF SLOPE � � BM — BENCH MARK ID — INSIDE DIAMETER SHT — SHEET ►tj PRESSURE REGULATING VALVE � o BOT — BOTTOM IN — INCH SIM — SIMILAR TOE OF SLOPE � �, SPEC — SPECIFICATIONS PRESSURE RELIEF VALVE � BRG — BEARING INT — INTERIOR �200 � SQ — SQUARE CONTOUR LINE Q � BTWN — BETWEEN INV — INVERT SQ FT — SQUARE FOOT � CHECK VALVE \ � o BVC — BEGINNING OF VERTICAL CURVE BW — BOTTOM OF WALL � SQ IN — SQUARE INCH CONCRETE w � C SS — SANITARY SEWER t AIR OR VACUUM RELEASE VALVE � SSMH — SEWER SYSTEM MAN HOLE " " " PAVEMENT � JT — JOINT STA — STATION tAv AIR AND VACUUM VALVE �� w CATV — CABLE TELEVISION JP — JOINT POLE STD — STANDARD CB — CATCH BASIN STL — STEEL tcA COMBINATION AIR VALVE NOT USED ROCKS w CEIL — CEILING K � CFM — CUBIC FEET PER MINUTE SW — SIDEWALK NOT USED STUMPS o CI — CAST IRON KIP — THOUSAND POUNDS SYMM — SYMMETRICAL � FLOW METER CIP — CAST IRON PIPE KW — KILOWATT T � HOSE BIBB � TREES = C.I.P. — CAST—IN—PLACE U CJ — CONSTRUCTION JOINT � T — TELEPHONE (NF=NON—FREEZE) r CL,� — CENTERLINE TAN — TANGENT � REDUCER m CLR — CLEAR � — ANGLE (DEGREES) TBcB — TOP AND BOTTOM ROADS CMP — CORRUGATED METAL PIPE LB — POUND T&G — TONGUE AND GROOVE FIRE HYDRANT UTILITY POLE (PP=POWER POLE, CMU — CONCRETE MASONRY UNIT LF — LINEAR FEET TBC — TOP BACK OF CURB � f TP— TEL POLE, JP—JOINT POLE, Z CO — CLEANOUT LG — LONG TBM — TEMPORARY BENCH MARK �P LP=LIGHT POLE O CONC — CONCRETE LT — LEFT TC — TOP OF CURB � DROP INLET ) � CONT — CONTINUOUS TELEM — TELEMETRY O MANHOLE � GUY WIRE � COORD — COORDINATE M TEMP — TEMPERATURE OR TEMPORARY MH X FENCE � CPLG — COUPLING THD — THREAD � CTR — CENTER MATL — MATERIAL TOC — TOP OF CONCRETE � CLEANOUT _ � BOUNDARY LIMITS, W/DESIGNATION � CU FT — CUBIC FEET MAX — MAXIMUM TOG — TOP OF GRATE u� _ —E — UNDERGROUND ELECTRICAL CV — CHECK VALVE MECH — MECHANICAL TOF — TOP OF FOOTING EASEMENT LINE CW — COLD WATER MFR — MANUFACTURER TOW — TOP OF WALL oH —E — OVERHEAD ELECTRICAL CY — CUBIC YARD MH — MANHOLE TP — TOP OF PAVEMENT OR TELEPHONE — CENTERLINE MIN — MINIMUM POLE O � MISC — MISCELLANEOUS <TYP> — TYPICAL — N — CABLE TELEVISION NOT USED MARSH ° — DEGREE (ANGLE) MJ — MECHANICAL JOINT MTL — M ETAL U — � — J 01 NT UTI LITI ES d — PENNY (NAIL SIZE) lil lil lil lil LAWN DBL — DOUBLE N UBC — UNIFORM BUILDING CODE —rM — UNDERGROUND TELEMETRY LINE DDCV — DOUBLE DETECTOR CHECK VALVE UOS — UNLESS OTHERWISE SPECIFIED NOT USED SPRING DI — DRAINAGE INLET �N> — NEW UG — UNDERGROUND °H rM — OVERHEAD TELEMETRY LINE NC — NORMALLY CLOSED DIA — DIAMETER UTIL — UTILITY NIC — NOT IN CONTRACT — r — UNDERGROUND TELEPHONE LINE DIAG — DIAGONAL UP — UTILITY POLE N0. — NUMBER 0 TEST PIT AND DESIGNATION Q DIM — DIMENSION oH U NO — NORMALLY OPEN — r — OVERHEAD TELEPHONE LINE TP-4 DIP — DUCTILE IRON PIPE NPT — NATIONAL PIPE THREAD V DRWY — DRIVEWAY NTS — NOT TO SCALE —w — WATER LINE � ` DWG — DRAWING V — VOLT SIZE AND MATERIAL EXPLORATION BORE HOLE _ # — NUMBER VC — VERTICAL CURVE OF EXISTING PIPING Q E VCP — VITRIFIED CLAY PIPE — ss — SANITARY SEWER LINE MAY BE SHOWN WHEN � PROPERTY CORNER � Q � � VERT — VERTICAL KNOWN. � c� � —s� — STORM DRAIN LINE 0 SURVEY MONUMENT w Z <E> — EXISTING OC — ON CENTER VPI — VERTICAL POINT OF INTERSECTION � � Z � SIZE AND MATERIAL X � Q Q EA — EAC H � N L I N � EC — END CURVE OD — OUTSIDE DIAMETER — �— GAS LINE OG — ORIGINAL GROUND W OF NEW PIPING MAY w � � > ECR — END CURB RETURN OHE — OVERHEAD ELECTRIC FORCE MAIN AND BE SHOWN ON PLAN DRIVEWAY EF — EACH FACE OZ — OUNCE �FM DIRECTION OF FLOW OR IN PROFILE. z Z � J WM — WATER METER EL — ELBOW OVHD — OVERHEAD WV — WATER VALVE z O = � ELEC — ELECTRIC OR ELECTRICAL — — — ELEV — ELEVATION P X - - - CULVERT Q a � O m E N G R — E N G I N E E R �O P O L E M O U N T E D S T R E E T L I G H T � W J � EP — EDGE OF PAVEMENT P B — P U L L B O X XFMR — TRANSFORMER J � Q � � E Q — E Q U A L PCC — POINT OF COMPOUND CURVATURE Y �E�� ITEM TO BE REMOVED O m Q Z EQUIP — EQUIPMENT PCF — POUNDS PER CUBIC FOOT C U R V E D A T A = a � J EVC — END OF VERTICAL CURVE PE — PLAIN END ITEM TO BE ABANDONED � � EW — EACH WAY YD — YARD �� IN PLACE � Z PERF — PERFORATED 2 w EXC — EXCAVATE YD — SQUARE YARD R (RADIUS) w EXP JT — EXPANSION JOINT PEP — POLYETHYLENE PIPE YD3 — CUBIC YARD wM WATER METER L (LENGTH) O ° EXT — EXTERIOR PL, f� — PROPERTY LINE 0 (DELTA) D ETA � AN D S ECT 0 N � w F POC D — POINT� O�N CURVE � T D ES G NAT 0 N Q � PB PULL BOX AND DESIGNATION (TANGENT) N PP — POWER POLE � PRC — POINT OF REVERSE CURVATURE p R4-4 SIGN AND DESIGNATION � FC — FACE OF CURB PREFAB — PREFABRICATED N OT E S < MB MAIL BOX � FF — FINISHED FLOOR PSF — POUNDS PER S QUARE FOOT � � DETAIL NUMBER � FG — FINISHED GRADE C5.1 � SHEET NUMBER o _ PSI — POUNDS PER SQUARE INCH � FH FIRE HYDRANT PSIG — POUNDS PER SQUARE INCH GAUGE 1 . CONTACT THE ENGINEER FOR SYMBOLS NOT LISTED. � FL,� — F OWH LINE PV — PLUG VALVE 2. THIS IS A STANDARD SHEET, THEREFORE SOME SYMBOLS OR I � F L G — F L A N G E PVC — POLYVINYL CHLORIDE PLASTIC A B B R E V I A T I O N S M A Y A P P E A R O N T H I S S H E E T W H I C H D O N O T L N E D E S G NAT 0 N � S E C T I O N L E T T E R DRAWN G G � FLR — FLOOR PVI — POINT OF VERTICAL INTERSECTION APPEAR ON THE PLANS. INDICATES LINE A CHECK RLW _ _ PVMT — PAVEMENT C3.1 � SHEET NUMBER o FS FINISHED SURFACE PVT — PRIVATE 2.0 DESIGNATION „ APPROVED RLW � FT — FOOT 3. SITE AND UTILITY SYMBOLS SHOWN ON THIS SHEET ARE NOT � � FT2 — SQUARE FEET Q INTENDED TO REPRESENT THE PHYSICAL SCALE OR SHAPE OF � 2 INDICATES SHEET WHERE DATE 7/� �/� 7 � 0 3 _ CONTINUATION OCCURS FT CUBIC FEET JOB NUMBER 8619.00 � � FTG — FOOTING QTY — QUANTITY ANY ITEMS. WHERE LARGE—SCALE PLANS ARE PRESENTED, (REPLACED BY A LINE IF GRAPHIC SCALE MEASURES 1 INCH � � THE SYMBOLS SHOWN HEREON MAY BE REPLACED BY DETAILS OCCURS ON SAME SHEET) ON FULL-SIZE PLANS. SHEET DRAWING o � MORE SUITED TO THE DRAWING SCALE. ^ � Cl . l � - , � REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. ACCESS & UTILITY EASEMENT PER 2004-27752 MCR, RE-RECORDED 2005-10345 MCR ACCESS 8� UTILITY EASEMENT � PER 2001-08593 <E> DRIVEWAY <E> DRIVEWAY <E>DRIVEWAY � �� <E> DRIVEWAY 0000 �E> DRIVEWAY o <N> TWO 1 1 ' WIDE � � Q TRAVEL LANES � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � cn <N>RETAINING WALL <N>DRIVEWAY � <N> FREESTANDING SIGN Q � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — <N>CONCRETE WALKW Y � o 0 0 0000 00 -== � o0 00 � 000 00 000 <N> 6' WIDE WALKWAY .� o 00 000 �; Q a� ' ' ' ' ACCES,S & U�ILITY �AS�M�Nfi P�R 2004-777$1 ' ' 24,0' Y Y + Y + Y + Y + Y Y Y + Y + Y + Y + Y + Y + Y + a a a � � � � a a a a a a 26,0' �oo � � `�' z U � I 3 3 3 3 i 3 MCR, RE-IdECORDED �005-10346 MCR 3 i i i 667 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ' j , i , # , # , # � # � { � { ' " , " , ' <N> DRIVEWAY Q ° 590.83 � , , , , , , , , , , , , , , Tec FIRE ACCESS cn � I , , , , , , , , , , , , , , ACCESS & UTILITY AS MENT PER 2001-08594 0 ' ' ' ' ' ' ' ' ' ' ' ' ' ' C C C C C C C C C C C MCR, RE-RECORDED 2 01-13317 MCR C � � I o 5,0' o� (� � _ � �. 0000° v " Q 3 3 22,2' — � � v � a 00000 � � � N � � 8,0' � � � _ � � o � _ N N FIRE ACCESS C � a - a � � ❑ c�ii ❑ � 1' • �n Q' , 12,0' ^ � 33' 33' Q � � o 0 0 � 9,0 � 12,0' �./ �L o ' �I �LI l0 �LI 'JNI�MNtld . . .. . 'JNONtld . . . . �\ . w � � o0000 � ( � 1 �I o000 . .. . . . . . . . � . O � � `/ � � p� 0� 0� ^ C r' � `—' l _ U..� �I w v � 00000000 � .. �� .. .. o0000000 — - o000000 � o000000 �I � <N> CONCRETE WALKWAY i , 1 Q ' m _ w <N>CONCRETE WALKWAY C I I r Z ❑ I Q Q y y y y y y y y y y y y y y y y y y y y y y 24,00' <N>BYCYCLE PARKING � � w _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ (4 SPACES TOTAL) C Q U I ~ 1 . . . . . . . . . . . . . . . . . . . . . . 10,3' Z � _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 15,7 ❑ r � V � 62,0' �f r � `` m I > . . . . . . . . . . . . . . . . . . . . . . <N>TRASH C W 4,0' 11,0' 11,0' ENCLOSURE J � 1 <N> BUILDING C � O 186,50' 13,537 SF 97,8' O �, C � m � I � � � I C � o � � 5' UTILITY EASEMENT Q �' � I o o c�u ❑ PER 2277 MCR 605 � _ � �, ❑ � < > 10' P. .E. �' i0 � � � C 0 p I12A' °° � Z <N> CONCRETE WALKWAY � o0 0° � 34,9� <N> PATIO �� <N>LOAD NG � o0o Q � I <N> POOL AREA zs,o� SPACE ° I 3 TOTA z4,o� �� <N> 10' P.U.E. 000 000 I . . . . . . . . . . . . . . . . . . . . . . . . o <N>DRIVEWAY <N> ELECTRICAL � <N> 10' P.U.E. o TRANSFORMER 2� � � � � �f —� � � �—f � � �- —� � � �—f - Q <N> 24' DRIVEWAY EASEMENT U � °°° (12' EASEMENT ON EACH PARCEL) � 8'X5' �oo <N>DRIVEWAY in � LANDING r. _ (FUTU E) Q � � 00000 00000 � � � Z � \ <N>TEMPORARY CONSTRUCTION EASEMENT TO BE � � �� OBTAINED FROM ADJACENT PROPERTY OWNER w Z > j Z � � w Z � = J — W � � Qy WO � m o Q � � N 3 J � � PARKING REQUIREMENT ° � J LEGEND = � ~ 94 PARKING STALLS REQUIRED � � w 94 PARKING STALLS PROPOSED—TOTAL, INCLUDING: PROPOSED AC PAVEMENT AREA � 0 2 VAN ACCESSIBLE ADA PARKING STALLS � � 2 CAR ACCESSIBLE ADA PARKING STALLS Q N 28 COMPACT PARKING STALLS � PROPOSED LANDSCAPE 0 0 � � � c� 0 10' 20' 40' 60' � � EXISTING PAVEMENT 0 � � � � � SCALE: 1 "=20' � PROPOSED CONCRETE DRAWN GG � � CHECK RLW .o o � „ APPROVED RLW � � DATE 7/1 1/17 � PROPOSED RAIN GARDEN Q o JOB NUMBER 8619.00 ° � GRAPHIC SCALE MEASURES 1 INCH � i SHEET DRAWING ^ � ON FULL-SIZE PLANS. � � C1 .4 �i U � � � � REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. FH ' � LEGEND ' 00.0 BUILDING PAD ELEVATION ' FF=00.0 BUILDING FINISHED FLOOR ELEVATION Q 00000 0000 � �`9� � ��. „ O `� � EXISTING AC PAVEMENT AREA O s� �6,� �p� 6, �� s � 6 SAN SEWER ��s, 8" WATER MAIN �,�. � � o 6 S S DI TOP 590.42 6, 09 �i� DI TOP 589.30 PROPOSED AC PAVEMENT AREA v S d��i 12" SD STUB 12" SD S d �� wv 5sa.o2 ,� d � iNv sa3.so s � � � °�� °�� °�� S °�� 66S O� � � � PROPOSED LANDSCAPE ~ � �O s 6cQS -INV 584.60 TC 592.36 TC 592.02 � - - O6s EP 590.8$ - l6s 4�� SS STUB 8 W - � 12�� S� STUB - - o � - - - - z �c, � O �� oo re ss i. �� ° °° _ Tc sss.3o � RAIN GARDEN � � C 591.48 000 o T 5 1.23 ry TC 5$9.92 � 0 0 > � EP 587.80 � 91.96 EP 591. 6 � EP 590.98 P 590:73 `� EP 589.42 �� o� . . . a a a a a a 3 3 . ,� Sg,.3.� . _ _ . _ . . _ _ . _ _ _ . . _ NOTES� • `_' _ � EP 590.83 DDCV, INV=587.65 = � � , , , , , , , , , , 5so.s3 _ _ _PER UVF`A � `" - <N> _ _ _ _ _ _ _ _ _ _ � 5 .69 ' ' ' � � � � ' ' � 0.33 . . _ _ y y Tc 590.06 TC sso.as 1. SEE SHEET C1.4 FOR SITE PLAN 3 EP 2.19 { i { { � � � ' ' i i { 59 .8� �• EP 590.13 � EP 589.56 " EP"588:99 � 3 ' EP 59 . 4 ' 6�� CURB T ' ' i i i 3 . ,T = . , � TBC EP 5so.ss 5s .30 ..�y 2. SEE SHEET C1.5-C1.5A FOR GRADING & DRAINAGE PLAN _ , INVy589J4, EP 590.37 TC 59 .3 P 58 .80 TC 58 .82 TC 589.73 C 58 .25 TYP � � 3 i 3 , , i , { , { , a � � EP�B .89� EP�s .3� �EP 58�23 E s .75 3. SEE SHEET C1.6 FOR WATER & SEWER PLAN � ( � ( � r . ( � v v V v � � I T� 92•$2 Tc 5s2 i4 re s2.o2 � � � � s�p9� ' 4. SEE SHEET C4.0-C4.OA FOR EROSION CONTROL PLAN • � EP 92.32 EP 591 64 EP 91.52 TC 591.22 ' C 592.4 tyEP 59 .8 EP 590J2 0000o A 5. SEE SHEET C4.1 FOR EROSION CONTROL DETAILS � P 591.9 P 591.1 0°000o TC 591.15 C 59 .54 TC 589.97 TC 589.53 Q � � I � � � EP 5so.s5 EP 590.13 P 59 .04 EP 589.56 EP 589.47 EP 589.03 6. SEE SHEET C5.0-05.5 FOR CONSTRUCTION DETAILS � o0 ' I C 591.30 � EP 5 2.57 TC 5 2.24 TC 5 1.55 TC 591.27 P 590.80 >+ TC 58 78 EP 5 1.74 EP 5 1.05 EP 590.77 8 FIRE ' EP 589. w � E 92.64 EP 1.86 TC 591. 9 SD SD UTILITY NOTE• � EP 593.74 EP 592.61 EP 591.80 EP 5 .19 ) ' � �r JUN X JUNCTION BOX w THE CONTRACTOR TO VERIFY THE HORIZONTAL AND VERTICAL LOCATION OF ALL EXISTING I d TC 59 .s2 T 591.15 Tc 5so.o5 UTILITIES PRIOR TO THE START OF CONSTRUCTION AND NOTIFY THE ENGINEER OF AN E 590.65 EP 589.55 EP 59 .88 � `�NONtld � DESCRIPINCIES OR CONFLICTS. w 0000o TC 91.38 �` , � Q o00o EP 90.88 � EP 589.44 - Q ' TC 591.91 EP 92.32 TC 592.75 EP 591.41 �J. � EP 592 25 TC 591.98 EP 590.83 3 � TC 590.42 EP 591.48 TC 5 1.17 TC 591.2 � � TC 92.6 EP 589.92 � IEP 93.4 EP 92 8 O EP 91.34 EP 5 0.67 EP 590J t TC 91.52 ,�' TC 90.85 s � S � l 1(I � U 09 s l � _ o0000000 � _ 592.10 T 591.30 (� �Q o00000o TC 90.17 CQ d `� N E 591.60 s d � s EP 89.67 `� 1 m O O TC 591.77 � E 590.80 TC 59 .97 _ � � � TC 92.43 EP 591.27 � � TC 91.63 EP 59 .47 � � �� EP 91.93 EP 91.13 Q ' . . . . . . . . . . . . . _ . _ . _ _ . _ (/� I A _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ TC 591 10 � TOG=590.37 EP 590 60 ' WV=589.37 Z I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SD O . . . . . . . . . . . . . _ JUN 0 B X ' cn E 91.42 CON 590.58 � w ' I TC 590. 4 EP 590. 4 ' � T 91.63 \ � EP 91.93 P 91.13 TC 0.80 � � I Q TC 591.77 TC 59 .97 � ) EP Q 0.30 5 9 0.5 0 ' Q � EP 591.27 EP 59 .47 � � N �' � FF=592.00 = EP 592.7 TC 592.19 TC 59 J7 ' EP 591.69 TC 91.41 EP 59 .27 EP 590.2 TC 9 .19 EP 90.91 EP 9 .69 TC 592.11 EP 591.05 ' I EP 591.61 T� � 48 EP 590.18 E 590.98 ' � � � �� JUNCTION BOX � � ITC 590.96 TC 592.75 EP 590.46 C 590.41 I T 592.82 EP 591.25 P 589.91 ' TC 5 1.02 TC 590.90 TC 590.17 N�. E 591.32 EP 5 0.52 EP 590.40 TC 2.68 EP 58 .75 EP 589.67 TC 59 .82 TC 5 1.18 ' EP 59 4 E Sg�.�g q CONC 90.32 CON 590.68 � TC 590.21 ' �Oj� � EP 589.71 _ ' E 590.62 E 589.87 EP 589.46 �^• � � I A TC 591.43 TC 5 0.80 TC 591.4 TC 5 0.05 000 ' � EP 5 9.55 TC 589.96 TC 590.40 00000 EP 590.93 EP 5 0.30 EP 590 8 000 O EP 589.41 EP 589.90 00o T T r , - � - - - - - - - - - TC 590.15 CONC 90.10 CON 590.30 v ��9 EP 5 .61 _ . _ . . . . . . _ 6C� _ _ . _ . _ . EP 589.65 . d 6s �S INV=588.31 EP 589.82 S EC 590.55 �, EP 59�.25 '�� s EP 588. Z �� _ . _ . _ . _ . _ . � _ _ _ _ _ _ _ _ _ _ � d, TC 5 9. � � � � EP 89 3 Z - � � � � � � � � � � � � � � � EP 593.35 ��FH� � Q � N TI N o°o o � C 592.63 TC 591.7 T • � oo° w � EP 592.13 EP 591. EP 590.37 �/ W � � T . X Q Q Q TC 592.54 EP 589.55 ' w Z , > EP 592.04 00000 _ 00000 � Z � TC 592.46 T . T . 1 ' - � TC 592.50 J EP 592.00 EP 591.96 EP 590.18 EP 589.81 Z Q = � ' � ds w O Q � � °° � z Q � � Q N oQ Q 3 � � _ � � � J V c� � � � � w � � p w w � � O � � w - � = Q w � � 0 0 � w �° w � , � � � � W 0 10' 20' 40' 60' � z Q x � J SCALE: 1 "=20� DRAWN GG � = CHECK RLW .o _ APPROVED RLW o � � „ � a DATE 7/1 1/17 Q o � JOB NUMBER 8619.00 � � GRAPHIC SCALE MEASURES 1 INCH � i SHEET DRAWING ^ � ON FULL-SIZE PLANS. � � C1 .5 �i U � � � � REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. 1 ' FH LE END ' G ' 00.0 BUILDING PAD ELEVATION �� 8" WATER MAIN FF=00.0 BUILDING FINISHED FLOOR ELEVATION Q -ER MAIN �,�. ' S��S �p�, 1 2�� WATER MAIN � PROPOSED AC PAVEMENT AREA � S EXIST DRIVEWAY �� d � � O � �'� `� � � PROPOSED LANDSCAPE AREA � � O 15�� SD O 'l DI TOP 585.04 Q � INV 582.24 S - - -� - - - - - - - - - - - - - - - - - - - - - - EXISTING PAVEMENT AREA ~ � TC 588.30 4�� SS STUB TC 586.49 000 00o TC 586.32 � z v � EP 587.80 �� EP 585.99 ° ° EP 585.82 Q o TC 586.00 � g , TC 586.23 N ,TOG=586.34 , a C 586.59 � � � RAIN GARDEN AREA � � IN 585.34 EP 585.50 °�o EP 585.73 p Y y � Y y � Y �C�Y' 70G=58$.65 y ' a 3 3 j . j . a a a a P 586.09 • v 'TC 58'7.75 ' 1'C 86:44 TC 586.06 TC 58 .13 � . IN�-587.65 � � ° EP'587.25 ' ' 5.94' 6 � - TC 587.17 EP 58 .63 C 89.2 TC 588.26 TC 586.20 586.67 � _ � 58 .9 P 5 8J EP 587J6 EP 586 23 TC 86.32 EP 585.70 NOTES' Q 3 � s� � ER 5.82 TC 587.36 ,�y ' _ � P 586.86 1. SEE SHEET C1.4 FOR SITE PLAN s�p � JUNCTION BOX ' � 9 ' TC 5 7.48 � �� 2. SEE SHEET C1.5-C1.5A FOR GRADING & DRAINAGE PLAN � � EP 5 6.98 TC 58 .84 � TC 589.53 TC 588.54 586.95 EP 58 .34 3. SEE SHEET C1.6 FOR WATER & SEWER PLAN � "' EP 589.03 EP 588.04 TC 587.32 EP 586.45 � ' TC 58 78 TC 588.82 EP 586.82 4. SEE SHEET C4.0-C4.OA FOR EROSION CONTROL PLAN Q u? TC 58 .89 EP 589. EP 588.32 0 4" SS LATERAL EP 5 .39 i ', 5. SEE SHEET C4.1 FOR EROSION CONTROL DETAILS w � ' � TC 587.80 �� # ' � 6. SEE SHEET C5.0-05.5 FOR CONSTRUCTION DETAILS � � � TC 587.51 � EP 587.30 EP 587.01 � , 5 TC 589.94 1 _ � �rn�N"d W � 5 EP 589.44 EP 5 7.57 � TC 586.61 TC 58 .86 TC 587.07 EP 586.11 UTILITY NOTE� ' EP 586.57 � � TC 590.42 TC 89.16 TC 58 .1 6 � TC 586.85 Q � EP 589.92 EP 58 .61 TC 587.30 EP 586.35 THE CONTRACTOR TO VERIFY THE HORIZONTAL AND VERTICAL LOCATION OF ALL EP 5 8.66 TC 588.02 EP 586.8 a � EXISTING UTILITIES PRIOR TO THE START OF CONSTRUCTION AND NOTIFY THE � S'�. P 587.52 � �,� . �. ENGINEER OF AN DESCRIPINCIES OR CONFUCTS. 0. � T 88.15 00000° S ' � � > 9•6 �S EP 5 .65 ,�,�� TC 587.47 TC 586.55 I = � � � TC 87.96 EP 586.9 EP 586.05 TC 58 .10 � U EP 87.46 TC 586J9 EP 58 .60 m JUNCT ON BOX EP 586.29 Q ' f �L 1 Q r > Z _ W o I J ' TC 5 .19 � EP 5 5.69 � � ' ' O � ' � � m A � � _ ' TOG= 84.34 M � INV=5 3.34 ,l JUN TION BOX � TC 58 .94 � ' TC 585.83 EP 58 .44 � � EP 585.33 L TC 87.96 .ry ' OG 585. 1 f Z EP 87.46 TC 587.36 TC 586.41 , NV= 84. 1 � EP 586.86 EP . 1 O ' o 00 � TC 587. 3 �� M ' EP 587. 3 0° oo L�L TC 587.31 0 0� <N> BFPD EP 586.81 0° Q TC 586.69 ❑ ' EP 586.19 � 'w 8" ATER TC 586.34 TC 589.38 �' TC 587.83 O � EP 588.88 EP 588.04 �� EP 587.33 ��0 ESTIC) EP 585.84 d�� 8�� W STUB Q � s d, TC 9 3 V d, � � EP 8 .33 � _ � � � � � � � � � � � � � � � � � � � � EP 5 4.30 � Z � EP 588.73 EP 587. EP 585.63 � Q � J � � u� Z � � X Q Q Q ' w z > > Z � = J ' EP 5 4.65 � C� � 1 �, N Q °� � m oZ Q � � °' � p Q Q 3 � � � Z V = U � J � � H W � � O W � � � � � d � W rA ~ VJ N O � O � � w � � 0 10' 20' 40' 60' � w �' z � � � SCALE: 1 "=20' � J DRAWN GG � U CHECK RLW � ,� >> APPROVED RLW o � °' Q DATE 7/1 1/17 � � 5 � o L JOB NUMBER 8619.00 0 o GRAPHIC SCALE MEASURES 1 INCH ^ � ON FULL-SIZE PLANS. SHEET DRAWING � � o � N� C1 .5A � - , � REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. i � _ �� % : � - ; -_ : � '` _ � `� � \ � �,� ' 0 0� o � _ � i � �a a o a ° a � o � �a 0 QO� i \ _� _ _ _ _o t�a _ _ _ _ _ _ _ _ oo Oo _ _ _ � _ _ _ , � , o ,Oo , � � � \ , , � ' Oo � Oo � Oo' / � o� Oo \ ' � 3 � m� � a� � a O ��O D a� . \ � � � � � y\ 3 a a a � 3 3 � o . . . . / � . . �O oo� � b j a �i a a � �� 3 �0 � ,. . � O� ,. . ,. ,. . ,. . o � . .. �t O .. . � O i \ j �� /a 3 . . . . . . . \ I � , ��O O �°0 0 Q� o � � ��o , \�� o , ,000 , �� \ o _ _ • _ o�a�0_ �o _ • _ _ _ � _ �0� ��°_ _� _ _ 4 _ _ \ _ , , , o � • , � oo�° , •, , , o � \ � .00 0o a a ' a ' a ' ' , ' , , ' ' �� ° � H H SHADED H H \ \ I / oo°Q,o�� / , O \ / SITTING � � Q � , ' , •, � , � ,• , � , • , , • , I AREA I I cn � � � � � � �e H \ H H H I I � / � � � o � ' I , T/o • I I �N>H I / i I\ , , � T�Q I \ � Q � I I \ T�Q \ �o \ � / \ / / z .o \ � / / � � / LIGHTING COVERAGE \ � � � \ � � � � � — �l , I' � Q � � � � (TYP) � � / � � � �� — � \ � � �o I � `n o ; � � / � � � ��' � — � / — � � / � � � . � i /�� — - �` � � � - � REUSE OF DOCUMENTS: This document and the ideas and design incorporated herein, as an instrument of professional service, is the property of LACO Associates and shall not be reused in whole or part for any other project without LACO Associates written authorization. COVRIT PARK COLLECTION MADISON STYLE GATES, SLATE GRAY DEEPWOOD PVC PANEL AND FRAME FINISH. - PROVIDE STEEL POLE HINGES AND GLIDE RINGS. 0 0° PROVIDE HEADVY DUTY HANDLES AND DROP PIN LOCKS. � Q � COVRIT GATE POSTS WITH `f' � DECORATIVE POST CAP IN � o O 1'_6" DIA X 4'-0" DEEP � CONCRETE FOOTING. Q � � � z U Q O � � � O �, GRADE LEVEL • � T SEE CIVIL � _ � - o Q 3 o � — o `� � T � � � � -' • � � CONC. FOOTING 16" WIDE X �' r 12" DEEP WITH 2#5 X � o CONTINUOUS BOTTOM. ,L, � � � � 0 DUMPSTER ENCLOSURE ELEVATION w 2 .. _ . .. � w � Q 0 GATE AND POST � _ U r m 10'-4�� 6�� z GATE AND POST o � � STUCCO COATING. > DUMPSTER PLAN o0 EIFS-GR, GREY FINISH. � � STUCCO COATING. � � 3is�• _ ��-o�• � EIFS-GR, GREY FINISH. � � 0 � � _ GRADE LEVEL SEE CIVIL GRADE LEVEL o CMU WALL WITH DAMP SEE CIVIL � PROOFING a CMU WALL WITH DAMP � BELOW GRADE LEVEL. � PROOFING REINFORCING # BELOW GRADE LEVEL. 0 5 AT 32" OC VERTICAL. � CONC. FOOTING 16" WIDE X r 12" DEEP WITH 2#5 X � 5 AT 32" OC VERTICAL. CONC. FOOTING 16" WIDE X T CONTINUOUS BOTTOM. 12" DEEP WITH 2#5 X CONTINUOUS BOTTOM. DUMPSTER ENCLOSURE ELEVATION DUMPSTER ENCLOSURE ELEVATION o 3 3/8" = 1'-0.. 4 3/8" = 1'-0" � C/) Q W � � Z W � J X Q � w , O z � � � Z � _ � — W � o w Q Q � � � Q � J O � � STUCCO COATING. O � 00 EIFS-GR, GREY FINISH. _ � � � Q � � 0 U z w _ Q o GRADE LEVEL � SEE CIVIL � � - CMU WALL WITH DAMP o � PROOFING N BELOW GRADE LEVEL. � � REINFORCING # w � 0 5 AT 32" OC VERTICAL. CONC. FOOTING 16" WIDE X DRAWN GG � r 12" DEEP WITH 2#5 X CHECK RLW .o o CONTINUOUS BOTTOM. 1 „ APPROVED RLW � DATE 7/� �/� 7 � �� DUMPSTER ENCLOSURE ELEVATION GRAPHIC SCALE MEASURES 1 INCH �OB NUMBER 8619.00 N � ,� � 3/8" = 1'-0" ON FULL-SIZE PLANS. 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" � .. � f � � ; � � . � _ � � __ �- . 1� , 1 � _ . � � �� l _ - r . _ � ,� � ---__ �� ■y' - ~ � _ � � .� -,,,� 1` � � .'I � . . , � ,� � . � � _ . -� �. � . � � ._ - � -- -- i � � _ � .:�, _ � � � � . r , . � . . . .. . . �. . � �� m � � • , . , � . . . � . . . . : . . . . • . . . � � � 1 1 • 1 � 1 / " � C • � 1 : ■ � ■ ■ � � ett�y of ukah 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 1�16(CD�5❑�I+I�J�H� 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 Q�❑�D F-P EHl�1 lFl4�@R❑�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 SIRdL+IQ�R�[D F-P EF�21 IFI�QR❑� 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 C��:i HG 0 F-P EF�.O'I �R� I-i FRP P HI MVI tlll-U DIQiC U�VP�-II�l9ZSR7-IQ�19�'HF1Athe 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 Sl1Hd-Id1,PoI�ERC��D❑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 D�M�dLC�19�1 Hm Rrr� I I IFH��G�tIJFRP P I-�ID�Rd.❑J[��11FC1�� 52 • ❑I-FD❑d-I�Fi��PQFi�IH�SR7-IGFdS�I❑J�I-LJ��CC�❑�I�IIDF�PoIl1Z Hd1�Il�t�PAJ-i�R�-0� 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 �I�fibrmula bluelTK�-I17J n�VP�-Iml�Fl4r HI fl� I fFRP H out 20 with. The proposed design for the hotel is representative of the new design concept for 21 ❑R��❑�1 C6liH��.CJ��❑� 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 �R7-I�HH-K�DFf�I�-IIiH��27�.S,SF�d�❑,1 H�-Im-Id.l❑�E4-I F� 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 • 714-I❑SIRSRd��C�id.J-❑IIHd-P E�Im\P�1 RI C DC[ffRCIYPaR�d-I�Z L�PQ❑DC FLV�❑L❑d��I� 2 D6SI-DI�H� 3 4 Member Hise: 5 • Concurs with 0 F-P EF�I IF�R��RP P Hd1A�D❑C�R❑(��FFRP P H❑0�L�/11�PW-ImDN-I❑ 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 • 8 NDKCC�H�D��dS�L-IJ CC�id.J❑�❑�K171b� mCQIDZ HIIRI p DCm 13 C�-Id.l❑�P S�I�J DL❑�-I�IRSRd-IGS�-Id.J❑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 C�il H�SP H�fiIQQ�iOI IEF-FD�r H�FFd$RI�EI�HI 11A�f1HmDlW�l RWII DP LQDI�Z L�PQ-8 NDKmll�il 1.1�� 23 guidelines for commercial buildings. 24 25 Member Morrow: 26 • Is of the opinion the Hampton Inn is a good example of what is a fairly imposing building 27 that definitely fits a formula design but the way the property is landscaped with Redwood 28 �Hm D�G-I I T FK��H-P m 1kB�l IT114-161t�.01 I I�PQFi-EI�.�U�I�I�P�M LN1 C�I-Im I�11 I�' H��PQH� 29 I F� I-�$RZ I-�Jl�IJ I�P 11 C�7 U�D6SI-Dl�-FH�Iq-I�I QU1 IlU 17+�Im 1I!$F�NC�DlW:�F2�I�llQ I 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 architect ChPA.FIa'�D�❑Gll-N�6PQdu�P�-I❑ 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, vl�-Q I I�PAJ-I�lb�PbF1��TFRi 1�P SF�..mW��-I�LI-TI1 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 �iox�❑Q-C�2d-I�1lU-C/uM'@!EC 29 designing it without a lot of design elements added to it. While these type of box design 30 EdS�-U sP D�6d❑C�d1�W-I�X1HmD�❑C�RCQIIJ-I�-I�FAJ-I�EL�DfW[�RIW- 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 I��I�6SQFD�t❑�I��-�t1F�-J Kv�Da 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. ��-y-`��-��i� 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. Seventy percent of the brand's 4,500 restaurants will �`�� ` - 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. 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 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. � � s'� � � :;�� Under General Requirements, architectural facades ; ' � t :_� 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. .��..,ry_.,�,�� . � 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 � � _ - �� 1 ,� � � � �y - �-� , .. � � ,F. .t. � - � � � - i � � - �.. ��i11��1 _. � .�_ - _: _ � �� .. _� ��_..._�.-- p.� �k. ��..4.y...'�y �F�_ " qr►t�rs � `R+� _ � `�,�- . " . 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SURFACE WITH PDR ACRYLIC FINISH. uouu,�v tn� COLOR:PAREX RED ROCK 3043D. e�raFss iM�i nixn�rrnxK n�w IIKIAII.CA 9Nxi PRIl1F:(TNI) IM1.II): n�TF_n�nHMIIA IIMAWNN\'AN EXTERIOR MATERIAL LEGEND (HKD.P1'MNT EXTERIOR MATERIAL LEGEND SHEET A2 � /DU�r z d> � � � ' S ORDINANCE NO. 915'I OR�INANCE OF 1'HE CiTY COUNCII. OF THE CITY OF UKlAH AMENDING THE AIRPORT INDUSTRIAL PARK PLANNED DEVELOPMENT The City Counci� ofi the City of Ukiah hereby ordains as follows: Section One The purpose of #nis amendment to the Airport Industria! Park (AfP) Planned De�elopment Ordinance is to establish an "Open S�ace" la�d use designation and to change the Land Use Designati�n on 2 47 acres of land currently zaned designated Light ManufacturinglMixeci Use to "Open Space" in arder to preserve ar�d protect an exist`ng pond and wetland area. Section Two The change in the land use designations wil� decrease the amaunt af lar�d designated Light ManufacturinglMixed Use +1- 2.47 acres and create +1- 2.47 acres of land designated "Opert Space." Section Three This amendment to the Ai�part Industrial Park Planned Development Ordinance is exempt from kfi�e requirements of the California �nvironrnental Quality Act pursuant to CEQA Guidelines Section 'i�307, Class 7 (Actions taken by Regulatory Agencies for Protection of Natural Resaurces and 15306, Ciass 8 {Actians taken hy Regulatory Age�cies for Pro#ection of the En�ironmer�f). Section Four The overall purpose of the Airpor[ Industrial Park Pfanned Developmer�t is to provide far a caordinated develapment of compatib[e industrial, o�ce, and cammercial land uses, and to pratect and preserve tf�e pond and wetland area within the AlP. It detaiis both allowed a�d permitted uses within each land use category, regulates nuisances, and p�ovides develapment sfar�dards and design guidelines. The AiP Plan�ed Development is consistent with the "Master Plan" land use dssignation fior the property contained in the Ukiah General Plan. Section Fi�e TF�is ordinance also formally amencfs the Land Use Map (Exl�ibit "A"} that illustrates which la�d use designations are assigned to the various properties throughout the Airpart Ind�strial Park. The map shows the approximate }I- 2.47 acres of pond and wetlands east fl# Airport Park Boulevarc{ in the so�them po�tian of the Paric b�ing re-designated fram "�.ight ManufacturinglMixecE Use"ta "Open Space."The approximate 1-acre parcel of land between #he pond and Airp�rt Park Boulevard remai�s "Light ManufacturinglMixed Use" Exhibit "A-1" shaws the land area des�gnatec! "Open Space" in detail. The land use designatians apply to the 138- acre Airport Industrial Park in the following manner: 1. Prafessional Office: Applies to the northwest por#ion of #he site, boundeci by Talmage Road an the north, Airpo�t Par{c Boulevard on the east, and Cammerce Drive on the south (approximately 12.6 acres). Z. Hiahwav Commercial: Applies only ta the nartheaster� portion of the site, bounded by Talmage Road to the north, Airport Park Boulevard to the west, Highway 101 ta the east, and the existing large cammercial retail stare property ta the sauth (approxirnately 1.4 acres). 1 3. ftetail Commercial: App'ies to 13.44 acres north af Commerce Drive. and ap�roximately 38.71 acres south of Commerce Drive, boe�nd�d by Airport Park Boulevard on fhe west, and H:ghway 1Q1 on tne east (appr�ximately 52.3 acres;. 4. fndustrial: Applies ta the praperty si#uated at the southern end of the Airpor� Industrial Park (approximately �8,3 acres}. 5. lndustriallAutdmotive Commerciaf: Applies to approximatefy 3.9 acres east of Airport Park Boulevard between Retail Commerciaf designated lands located on the north and sputh ends af the Air�ort lndustrial Park Planned Development. These approximately 3 9 acres include APNs �80-080-56, 180-080-80, 180-080-69. fi. Liaht Manutacturir�alMixed-Use: Applies to the lands west af Airpart Park Boulevard south of Commerce Dnve_ fncludes the (2) acres adjacent to and north of the existing Mendflcino Br�wing Campany �arcel, and the a�proximate ane {1) acre west af and adjacent to the existing pond. Et also incl�des the approximate 3.27 acres east of Airport Park Boulevard south af the Refail Commercia! designated lands and north af the existing pond (approxirnately 32.8 acres). 7. �pen S,pace: Appiies to the +1- 2.47 acres of pond and wetlancfs east of Airport Park Boulevard in the southern portion of the Park. 8. Raads and landsca in : Approximately 14.2 acres. 9. �'otal Acreaae AIP: Appraxima#ely 138 acres. 5ection 5ix �he Airport lndustrial Park Planned Development was orig�naliy epprov�d by C�y Council Reso�ution No. 81-59 on March 4, i981, embodisd sn Use Permit No. 81-39. f# was arnended and further articulated in 1991 whe� the City Council adop#ed Resolution No. 91-4. In 1992, the City Coun�il adopted a revised Ordinance (929)to al�ow "General CommerciaE" in addition to the approved "Highway Oriented Commerciaf" land uses in the area bounded by Talmage Road on the north, Highway 101 an the east, Commerce D�ive an the sauth, and Airport Park Boulevard on the west. This Qrdinance alsa created the Planned Development Ordinance out af wfiat was previously a Use P�rmit. On June 19 9996, the City Council adopted Ordinance 9fi4, which amencfed the AIP Planned Development to make it a more organized and useable set af regulations. �n October 30, i996, the Planned DeveEapment was arnended again by the adoption of Ordinance 964, which created an IndustriallAutomative Cammer�iaf Land lJse Designation for the 16 acres r�irectly south of the hame improvement centerlfiardwa�e stare facility easf of Airport Park Boulevard. On April 2, 1997, the Plar�ned Developrr�ent was ame�ded by the adoption of Ordinance 991, which permitted drive-thr�a rastaurants on the la�ds designated as Highway Comrr�ercial. On Noverr�ber 3 1999_ the Ordinance was amendec! by Ordinance 1024 ta designa#e the 32 acres saUth of hlast�ngs Avenue and west af Airport Park Baule�ard as IndustriaflMixed-Use. On September 6, 20D0, the Ordinance was revised by Drdinance 1030 to list hotefs and sit-down res#a�rants as "allowed" uses in the Professionaf 0#fce Land Use Designatian. On January 7, 2D04, the Qrdinance was amended by Ordinance 1051 to change the "fnduskrial Mixed CJse" designation ta "Light Manufacturing/Mixed Use," and to establish new standards for corrtmercial, professi�nal office, iight manufacturing, and low density residential land uses in the Light Manufacturing/Mixed-Use area that are separate from #hase contained in Section "G" of this Qrdinance. On August 1,'2007, the Ordinance was amended by Ordinance 1098 to change the land use designation on approximately i4.5 acres af fancf in the southern partion of the Airport lndus#rial �ark Flanned �evelo�ment east of Airport Park Boulevard. Qrdinance 1 D98 ci�anged the lar�d �se designation of approximately 8 acres afi land designated IndustriallAutomoti�e C�mmercial to Light Manufacte�ringlMixed Use, and changed the land use designation of approximately 6,5 acres designated Induskrial to Light Ma�ufacturinglMixed Use. Ordinance 1146 ado�ted on JanUary 15, 20i4 changed the land 2 use designaEion on 1) approx�mately 41 acres t�at was des�gnated Industr,al;'Autamat�ve Commerciai to Retail Cammercia! and 2) on approximately 19 2 acres of Lrght ManufacturinglMixed Use to Retarl Commercial in arder to a�low the developrnen# of the Costco Warehouse and Fueling 5tafion �raject. �he change in the iand use designatior�s increased the arr�ount of land designated Retail Commercial by +/- 15.3 acres and decreased the amaunt af land designated Industrial/Auta Commercial by +/-4.1 acre !t also decreased the amo�nt af land designatec! Light Manufac#uringlMixed lJse -�1- 11.2 by acres respec�iveiy. Section 5ever� Airport Industrial Park Planned Developrr�ent, as amended herein, provides a mixture of industrial, commercial low density residential, office, and o�en space land uses witF�in a Pianned Developmen# (PDj. consistent with the City of Ukiah General Plan Master Plan land use designat:on Section Eight The Development Map (Generalrz�d Land Use Map} for this Planned Development, as wefl as the dssign guicEe�ines and develoAment s#andards constifute tf�e Concept Development Plan, as required by Article 14, Chapter 2 (Zoning) of the Ukiah Municipal Cocfe. The Development Map (Generafizec! Land Use Ma�) at#ached as �xhibit"A", ;s approved_ The Traffic Circulation Plan for this Planned �eve�opment is discussed i� Section "I" o� page 24, and the Circulation Map, attached as Exhibit "B", is appro�ed 5ectian Nine Development standards not addressed +r� the Planned Developmen# regulations si�all be those spec�ed in the C�ty af lfkiah Zonir�g Cocfe. Section Ten Amendment to th�s ordir�ar�ce requires C�ty Councl action_ All Major Variance, Use and Site De�eloArnent Permits for proposed developments within the Airpart Industrial Parlc require City Planning Commissron review and action. Minor permi#s are subject to the review and act;an by the City Zoning Adrninistrakor. �ecisions an Major and Minor Variance, Site Develapment and Use Permits made by ihe City Planning Cammission ar Zoning Administra#or are appealable to the City Council pursuant to section 9266 of the lJkiah Munici�al Code. Section Eleven Some small cornmercia� land uses may be permitted on the Industrial designated land rf they are primarily intended #o �rovide commerciai type services ta empioyees within the Airport Industrial Park Sectinn Twelve � This version af th� Airport Industrial Park (AIP) Planned Development supersedes ail past versians, and shall govern and regulate the growth and development within the AIP Section Thirteen The regulafions for this Planned Development, as required in Article 14, Chapter 2 {�oning), af the Uk�ah Mu�icipal Code are as follows� A. lNDUSTRIAL 0�5�GNAT[ON 1. AIlowed Uses The following industrial uses are allowed in the Industria! designation with the securing of a Site Deveia�ment Permit. a. Manufacturing - activities or aperations in�alving the processing, assernbfing, blending, packaging, compounding, or fabrication of�revio�s�y prepared materials or subs#ances into new prod�cts. b. Warehouse and Distribution Activities - includes warehousing, and starage not availabEe #o the general pu�lic; warehousing and distribution activities assaciated 3 w_th rr�an�facturing, whc�esaling, or nan-retail business �ses. de��e��y and trar.sfer serv�ces; freight farward�ng; rnaving and storage; distribution terminals for the assembEy and breakdown of freight; ar other simiEar use invo:ving shipp;ng, warehousi�g, and distribution activi#ies_ c. Wholesaling and Related Uses - includes establ�shments engaged in whfllesale tracle or warehousing acti�ities includ,ng maintaining inventories of goads; assembling, sorting, and grading goods into large Ints; breaking b�lk and reclistrih�tian in smaller lots; selling merchandise to fetailers, industnal, cammercial, institutional, or business users, or ather wholesalers. d Contractar's Offices - includ�s business office for �uilding: p�umb�ng, electrical, raafing, heating, air conditianing, and pain#ing contractors includ�ng starag� of incidental equ pment and suppfies. e Agr�cultural - allowed as a continuation of the existing fand use, i�cluding a�l necessary structures and appurtenances. f. Research and De�elopmen# Laboratories, anc! computer and data processmg g Accessory Uses and Structures - activ�#ies such as administrative offices and warehouses wi�ich are re�ated and ancillary to an allowed use. Ancillary structures containing ancillary uses shall be located on the sam� parcel as the prEmary use/sfructurs, and shall r�o# exceed 25°� of ti�e gross floor area of structure(s) containing the primary use. 2. Permitted Uses The fo;�owing small commercia;, business support, and repair service lar�d uses may #�e permit#ed in the Industr�al land use designatifln wi#� the securing of a Use Permit, provided they are sEtuat�d on a parcel no larger than ane-l�alf acre in size, and do not exceed 20 percent of the total land dedicat�d to tfi�e Industrial Land Use Desfg�ation- a. DeEicatessen, sandwich shop, or smal! sit-dawn restauran# (no drive-khr� restaurants shall be permitted). b. Small grocery or convenience store. c. BanKing facility. d. Child day-care faciiity. e. Industrial and business suppart services - establishmen#s primarily engaged in providing services to business and industry, such as blueprinting and photocopying, janitoria! and huilding maintena�ce, equipment rental and leasing, medical iabs, commercial testing laboratories anti answering services. f. Puhlic Faciiities - includes all public and quasi-puhlic facilities such as �tilrty substations, post ofFices, fire stations, and go�ernment offices. g. Repair Services - includes re�air services such as radio and televisian, fumiture, automati�e repair, bady and f�nder sha�s. h. Communication Installations - inciudes radio and television stations, telegraph and kel�phone offices, cable T.V., a�d microwave stations. B. PROFESSlONAL OF�ICE D�SIGNATlON 1. Pur�ose 4 7he purpose of the Profess;onal O.ffice Land Use Designation is to provide oppartur�ity for a var�ety of bus�ness and prof�ssionai o�Fices, as weli as a limited number of highway cflmmercial land uses f.ar�d uses such as child care facilities, del:catessens, anef smafl retail s#ores and shoPs are intended to be ancillary components to professional o�ce de�e.opment pro�ects. and the limited highway commercial fand uses. 2. General Re uirements a. Child care facilities, delicatessens, and smafl commercial retail stores and shaps shall nat exceed 20 percen# of the total developable square footage of any one parcel_ The result�ng square footage #ha# campris�s this ZO percent shall only be developec! witF� individual sto�elshop spaces that do not exceed 2,000 square feet in Size. �, Ailowed Uses The following uses are allowed in the Professional Office designation with the secunng of a S�tE �evelopmen# Permit. a Professio�a� and b�siness affices such as accauntan#s, engineers, architects, !andscape a�chitects, surveyors, at#orneys, advertising, consultants, bookEceeping, mecfical and dental o{fices, and other simiiar activities. b, Business and affice suppo�# S�NIC�S - Ii1CIEJCfES SENIC£S sucf� as branch banks, savi�gs and loar�. credit unions, insurance brokers. reai estate sales, blueprinting and photocopying and answering services. c. Child day-care facility. d. Retaif carnmerc�al �n the built-ou# no�thwest portion af this area outside the boundaries��the Redwood Business Park. e. Hotels and sit-down restau�ants (no drive-thru restaurants). 4. Permitted Uses The following uses are per�i##ecf in the P�ofessonal Office Designation wfth the secunng of a Use Permit. a. Delicatess�n and sandwich shop, b 5mall grocery or convenience store c. Small retail commercial stores and 5F10p5 of 2_000 square feet or less, and in combinatio� no# exceeding 20 percent of the total developabie square footage on a parcel. C. HIGHWAY COMM�RCIAL ❑ESIGNATION '[. Aifowed Uses The fiollowing ll5E5 are aHowed �n the Highway Commercial designation with the securing of a S��te Development Permit a B�sinesses such as matels, sit-down and drive-thru r�staurants, service stations, and other similar uses #hat provide services and merchandise primarily to highway traveEers. b. Re#aii cornmerciaf stores. �. R�1'AIL COMMERCIAL DESIGNATION � 1, Allowed Uses The followfng uses are allowed in #he Retail Cammercial designatian with the securing of a Site Development Perrnit: a. Re#ail carrtmercia! stores. b. Chilc!day-care facility. c. DeE�catessen, sandwich shop, and ice crearr� parlor. 2. Fermitted Uses The following uses are permitted in the Retail Commerciaf designation with the securing of a Use Permit: a. Restaurants (no drive-thru res#aurents}. b. 5mall grocery ar con�eni�nce store. c. Banking faci[ity. E. IN�tJSTRiAL/AUTQMOTIV� COMMERCIAL DESIGNATION 1. AI[owed lJses The following �ses are al�awed in tt�e Ind�astriallAutomotive Commercial Land Use Designatian with the securing af a Site Development Perm�t: a. All the allowed industrial uses listed in ifem A (1) above. b. Automobile dealerships, Except for those tha#exclusively sell used vehicles 2. Permitted Uses The following uses are aflowed in the Ind�striallAut�mative Commercial Land �se Des�gnatian wrth the secun�g af a Use �ermit: a AI� the permitted md�strial �and uses listed in I#em A (2} above. b Delicatessen, sandwich shop, or smal! sit-down restaurant (no dr:ve-thru restaurantsj c. Autamotive service (gas) s#ation. d_ Small grocery s#ore mini-market. or convenience store. e Uses related to automobile dealerships such as tire stares, autoparts stores. car- . washing facilitEes, automabi�e repair husiness, etc. F. �.IGH�' MANUFACTURlNGIMIXED-USE DESIGNATION 1. Pur ose and [ntent The purpose of the Light Manufacturing 1 Mixed-Use land �se designatian is ta pra�ide for a campatible mix �f light manufac#uring activities, commercial land uses prafessional offces. and limited low-density residential uses. The intent is to provide an opportunity for a diversity of land uses to loca#e near each other that wo�lt! typically i�e viewed as incompatible, but t�eca�se of crea#ive site planning and design, #hey can fiunction in harmony without adversely impacting one another. For example, tF�e Ordinance permits ''live-work" land uses where small dwelling units can be incorporated inta low intensity 6 ��ght manufactunng or warehous�ng operations There �s also opportunity for low-density apartments to be s�tuated above commercial sho�5 an� professionai offices T�e p�rpose of the Light Manufacturing 1 Mixed-Use designation is also to promote Smart Growth and New Urbanism planning techniques The Ordinance contains design s#andards that will fead to tt�e development of office, lighk manufacturing, commercial, and residential uses in a ped�strian oriertted, aesthetically pleasing, mExed-use neighborhflad. The Ord�nance requires Irgh# man�facturi�g land uses, if proposed, to be situated alang the railroad tracks on the rear of the parcels, and to develop othe� land uses along the frant af the parcels on Airport Park Boufevard, except for tF�e parcels east of Airport Park 8ou�evard where light rnanufacturing land uses can occur anywhere on the parcels with the �equ�red yard setbacks. The ma;arity of parking facilitiss are required ko be situated in-between the light r�anufacturing and commercial land uses in tF+e micfdle of the parcels, rather than along th�Air�ort Park Baulevard frontage. The land uses along Airport Park Boulevard are held to a higher design and site planning standard than the light manufacturi�g land uses, because it is situated in the rnore visible location, and because light r�anufacturing fand uses are #�ighly desired and a lesse�-design standard pravides an inherent incentrv� It ;s possib;e to deveiop ful[ light manufacturing, office, or commerciai land uses on a parcel. provided they are la�d ouf and designed ta be compatib�e with surrounding land uses. Professional office and commercial lanc� U5E5, if proposecf as stand along deve�opments must adhere fo a high site plannmg and design standard. The reguiations are intended ta create a corn�atibl� mix of lar�d uses wi#h amPle lanclscaping and strategic open areas, {�edes#rian walEcways, and attractive arch�tecture in an mviting scale. with hidden parking and practical functrona�ity. 2. General Res�uiremer�ts a. Light manufacturing and warehousing land uses shauld be located alang the railroad tracks on the western portion of khe current parce�s or anywhere on the designated parcels east vf Airport Park Boulevard wrth the required yard setbacks. Light manufacturing and warehousing can be situated along Airport ParK 8oulevard if it conforms to the site planning and design standards for cammercial development. b The majority of parking spaces for mixed-use development shaEl be located in- #�e#ween the light manufacturinglwarehausing land uses and ths fanc! �ses along Airport ParEc Boulevard. Every atternpt shall be made to create parking that cannot be seen from puBEtc s#reets. c. Shared access is strongly encauraged between land uses on the sarr�e and adjacen# parcels to reduce encroachments onto Airport ParEc Boulevard. d Sireet trees ane! a meanderi�g sidewalk are required along Airport Park Boulevard. e The architectural facades for buildings situated a�ong and facing Airport Park Boulevard shall be consistent with 5ection 5(f} of fhis Subsection, ar�d shaEE be des�gned to sof#en he;ght, bulk, and mass. f. The orentatian. height. and design of buildings, as well as the theme for properEy development shall be based on creating campatib iity between land uses. g. There is opportunity for !ow density residential land uses such as apartment �nits above offices or commercial spaces, but densities are IimitecE west of Airport Park 7 Soulevard beeause af a�rpor# constra��ts to a totai af 6�� peop�e per a�re �n � g;v�;, parce' 3. Permitted �and Uses a. No�rvithstanding S�bsectian "K". all light manufacturing, commercial, professional ofiFice, low densi#y resident�af, and rr�ixed-use projects require the securing of a Use Perr�it from t#�e City Planning Cor�m;ssian. The Use Permit process shal� include an analysis of site planning and architec#ure, p�rsuant to Section 9262 of the Ukiah Municipal Code. 4. Re uired Findin s a Prior to approving a EJse Permit for a project situated on land En the Mixecf-Us� designation, the Planning Commission and/or the Csty Council shall make the followmg findings: 1 The proposed land use is consistent with the goals and policies of the Ukiah General Plan, the provisions of the Airport lndustrial Park PEanned Deve�o�men# Ordinance, the Ukiah M�nicEpal Code, and the Ukiah Airport Master Pian. 2. The proposed land use is compatible with surrounding land uses and will not be defrim�ntal#o the public's health, safety and general welfare. 3. There is sufficient �ariety creativity, and articulat�on #a the archi#ecture and design of the structure(s} to avoid manotony antflor a �ox-[ike uninteresting extemal appearance. 4 For ali Eand uses ather than light manufacturing, #here is uniqueness and an exem�lary ap�raach to the site planning, design, and architec#ure, consistent wi#h ti�e Site Planning and Design Standards contained herein, #hat results in a q�ality and sophisticated development. 5 Ti�e Findings shall not be vag�e. The �ndings shall be sufficiently detaiEed to apprise a reviewing court of the basis for the action t�y bridging the gap between the evidence and the decisian-maker's conciusions, and shafl be based upan evidence containecf in the administrative recorcE. 5. Site Plannina and Desian Standards -Commercial Development The following site planning and design standards are specifeally adopted far #he Light ManufacturinglMixed-Use Land Use Designation. 7hey shall apply to ali comrrtercial, professiona! affice, Eow-density residential, ancf m�xed-use develflpment projects nat involving light rnanufacturingl warehousing unless it is situated a�ong the Airport Park Boufevard street frontage. The Develapmen# Standards contained in 5ection "G" and the Design Standards in Section "I� of this Ordinance shall apply to the Light Manufacturing/Mixed Use designation UI�EE55 superseded by the following specific sfandards: a. Yard Setbacks: 7. Fron#: 25 feet from the Airport Park Boulevard right-of-way. Architect�ral features, such as hay windows, porches and landing spaces, columr� treatments, and similar fea#ures rnay extend up ta two-feet into #�e required front yard setback. 2. 5ide and Rear: The side and rear yard setbacks shall be determined in tF�e discretionary review process. Factors that shall be considered incl�de, but ars not limited ta Building Code requiremen#s, tra�c circulation, la�dscaping requirements, so#tening of the bulk and mass of structures, and compatibility with s ad�acent structures and land uses. 3. Relief: Relief firom the front yard seEback reqwrerr7ents may be grante� through the approval of a variance, pursuant ta Chapter 2, Article 20 of the Ukiah Municipal Code. b. Maximum Building Height: i. The maximum heigh# of any bui[ding or struct�re sF�aU be 40 feet. provided it camplies with the side-slope criteria far t�e U�C�ah Airport. 2. Mechanicaf pentho�se and equipment may extend an additional 10 feet beyond the maximum height provided it is adequat�ly screened from view. 3. Relief: Relief from the t�eight s#andards may be graRted through the discretionary review pracess if a find�ng is macle that the proposed heigh# is compatibfe wi#h the scale ancf character of the development on adjacent and nearby parcels and wauld not have an adverse impact on the #�ealth ar�d safety of the general public. c. Minimum Lot Area: 1. The minimum lot area for parcels in the mixed-use area shaN be cEetermined through the subdrvision andlor�iscretionary revrew process In no case shall lots be created that are Iess than 2Q,QOQ square feek in s�ze. d. Maximum Lot Co�erage: 1. Commercial and mixed fand uses may cover uP to 40 percen# of a +ot providec� that tt�e site planning, arct�i#ecfure, parlung. and lancfscaping ere consistent wi�i� the requirements of tF�e AIP Planned Development�rdinance, 2. Reiief: Reliefi from the !ot coverage standard may be granted through the discretianary re�iew process provided a finding is made that the proposed iot coverage is carnpatible with the scale and character of the development on adjacent and nearby parcels and waufd not have an adverse impact on the h�alth and safety of the general public. e. Building Orientation: 1. Buildings shall be shaped and oriented to take advantage of passive sofar energy and solar callection in the winter, and to coritrfl! solar cooling 'oads �n the summer. 2. Buildings st�ali be shaped and oriented ka t�e com�atible wrth surraunding land uses in terrns of noise, �isual privacy, and functionali#y f. Architectural Design: 1. Buildings shall ir�corporake projecting columns. �xterior wainscoting. framed panels, andlor ather features to �rovide relief to farge open blank walls. 2. Architectural features such as arches, raised and decorative parapets_ decorated and flared cornices, e�ended eaves and ov�rhar�gs. �alconi�s, �ntry ins�ts, and a variety of roof angEes ancf pitches are required to ma�Ce b�ildings unique and interesting. 3. Windows shal! be used ko break up the mass ar�d volume of buildi�gs into smaller components. Buildings shall use different shaped and framed windainrs i� a coordinated theme. Awnings and o#her attractive window #reatments are 9 $��'�9MY enca�Taged 4. All four elevations af buildings shail incorporate the architect�ral design requ�rements listed above in a reasonable and feasibEe rnanner 5. The use of stra�g or loud colors as the dominant builciing color shalf not be permitted_ The cfominant colors used on buildings shall be subdued and earth tane in nature. Coiors of builcfings shall be compatible with adjoining buildings. 6. Storage areas, laading dacks and ramps, transfortners, storage tanks, refuse collectGon areas, mechanical �quipment, and ather appurter�ant items af poor visual quality shall be screened by the use of masonry walls, landscaping materials, or cfecorative fencing. AI� roof mounted eEec#rical and mechanical equipm�nt andlor ductwork shall be screened from view by an enclosure which is cansis#ent with the building design. Fences exceeding six �6} feet in heigFrt may be appropriate far some commercial anc! industr�al uses ta screen the outdo�r storage af building materials, suppl;es, construction equipment, etc. The Planning Commission may consider fences exceeding six (6) on a cas�-by-case basis during th� review of Site Development and Use �ermit applica#ians g. Signs: 1. The colars. materials, and lighiing of every sign on a site shall be restrained and harmoniaus with the building and site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall no# excesd #welv� feet in height from finishet! grade. If a �rees#anding sign is placed on a berm, ti�e Pianning Commission shall have the discretion to limit its height to �ess than �+velve feef from finished grade. No paie signs are permitted. Freestanding sig�s shall have a decorative suppart base 3. The size and amo��t af signs shal! generally comply wEth the rec{uirements af the Ukiah M�nicipai Code (UMC). The Planning Commission shall �ave the discretior� to reduce the size and amount of signs to sornething less than �ermitted by the U.M.C. if they maEce a finding that ti�e proposed size and amount af signage is aut of scale with the building and tao dominating an the site 4. Signs are not permitted on the roof ar projecting above the raof of any building 5. Relief: Relief frflm the sign standards may be granted tt�rough the discretionary review process p�ovided a fiinding is macte that t�e proposed sign is compatible with the scaie and character af the development on adjacent and nearby parcels and would not t�ave an adverse impact on the health and sa#ety of the general �ublic. h. Pedestrian Orientation: 1. Pedestrian walkways shall fae ir�cluded that directly and safely link all parking areas wi#h building entranc�s, off-site transportation facilities, established sidewalks, and adjacen#pubkic rights-of-way. 2. Outdoor ped�strian spaces shal! be landscaped and include such features as pfanters along sidewalks, pedestrian orientecf signs, aitractive street �urniture law-le�el lighting, and autdoor seating areas. 3. Lats with #rontages atong the primary street shaU pravide a 5-foot wide meandering sidewalEc located within the required front setback. 7he sidewalk may be located aver the public utility easement. Every effort shall 6e made ta link 10 developments with attractive and accessibfe pedestr�ar� fac�iities. 4. Secondary streefs accessing the rear por�ian of parcels shall include 5-foot wide sidewalks ar altemative pedestrian faciiities that link the develapment or� the rear portian of the parcels witF� Airpart Park Boulevard. i. Lighting: 1. Exterior ligh#ing shall be subdued and of low watfage. It shaU enhance building design and landscaping, as well as provide safety and security, 2. Exterior lighting shalf nat spili out and create glare on adjoining prope�ties, and shell not be directed towards the r�ig�t sky. 3 Ligh# stanc�ard heights shall be predicated on the lightmg need �f the particular location and use. Tall lighting fiixtures that illumrr�ate la�ge areas shall be prohil�ited. 4. Lighting fixtuTes, standards, and all exposed accessories shall be harmonious with building design, and innovative in style. 5. All pedestrian and building access areas shall be adequately lighted to pro�ide safety, security, and aesthetic quality, witho�t violating �umber 2 above. j. Energy Conserva#ion: 1. Passive soiar orier�tation is required. Ackive solar design is strongly encouraged. 2. ❑eciduous trees andlar other vegetation shall be planted on the sauth side af buildir�gs whenever feasible to increase snergy efficiency. 3. S�nfight sF�all be used for direct heatir�g and illur�ination whenever possible. 4. 5ofar heating equipmen# need not be screened, b�t shall be as unobtrusive as possible and complement the huilding design. Every effort st�all be made to integrate solar panefs into#he roaf design, flush with the roof slope k. Outdoor Storage and 5ervice Areas: 1. Skorage areas shall be limited to the rear of a site, and shall be screened from puk�lic view with a solid fence or wall using concrete. wood, stone, f�rick, or okher similar material. 2, All putdoor storage areas and encEasures shall i�e screened, when �ossible, with landscaping. 3. If trash and recycli�g area5 are required in the discretianary review process, they shall be designed fo harrnonize with the buiEding and iandscaping, and shal! be consistent with the size and design requirements of the Ukiah Municipal Code. I. LaRdscaping: 1. Lancfscaping shail comply wit� Section "I" of this Ordinance. 2. Landscaping Pians shall include outdoor shaded si�ting/resting areas for employees and the general pubEic, unless infeasible m. Ukiah Airport Master Plan: 1. All development w�thin the Airport industrial Park shall camply with the Federaf Aviakion Administration sicie sEape criteria, density requirements ( � Bi" 11 Compat�bdity Zone = 60 persons pe- acre ;' C Compatibili#y 2one = 15p peopfe per acre7 and all other appficable pravisions of the Ukiah Air�ort Master Plan n Public Utility Easernents, PubEic Streets, and Access Driveways: 1. All Pub�ic Utility �asements, Public Streets, and Access Driveways shall comply with Section "H" of this Ordinanc�. 6. Site Plannina and Desiqn StandarcEs�ar Liaht Mar��facturina and Industrial Developmen# �� The Site PlannEng ar�d Design Standards for Ligh# Manufacturing and industria! de�eloPment are Eess demanding than those far carr�mercial, prafessional office and mixed-use developmer�t. The lesser design standarcls are meant to encourage and promote light manufacturing and industrial development, particularly ala�g t�e wes#ern portion o�the parcels_ T#�e Foflowing 5ite Plann�ng and Design Standards shall apply to all Light Manu#acturing and industrial Development: a. Yard Setbacks� 1. Front: 25 feet froi-n the Airport Park Boulevard right-of-way if located along the frontagE, !f the c�evelopmen# cfaes nat have fron#age a�ong Airport Park Baulevard, ar�d is serv�d hy a private access easement, the front yard setback shall be determined in the discretionary revi�w process. Architectural features, such as bay windaws, porches a�d landEng spaces, column treatmer�ts, and similar features may extenci up ta finro-feet info the requirecf front yard setback. 2. Side and Rear. The side antE rear yard setbacks sha�l be determined in the discretianary review pracess. Factors that shall be considered include, but are not lim�ted, ta 8uilding Code requiremer�ts, traffic circulation, landscaping requarements, s�ftening of the bu�k and mass of structures, and campatibility with adjacent structures and land �ses 3. Rekief: Relief from the front yard setk�ack requirements may be granted through the appraval of a var�anc� b. Maximurn BuiEding hieight: � 1. The maximum h�ight of any i�uildir�g or structure shall be 50 #eet, provided i# compiies witi� the side-slope criteria for the Ukiah AirAort. 2. Mechanical penthouse and equipment may extend an acfditional 10 feet beyand the maximum heigh# provided it is adequately screened from view. 3_ Relief_ Relief from the heigh# standards may be granted through the c�iscretionary r�view process if a finding is made that the proposed height E5 compatible with the scale and character of the deve�opment on ad�acent and nearay parcels and would not have an adverse impact on the health and safety ofi the general puhlic. c. Minimum Lot Area: 1 The minimum lo# area for light manufacturing and industrial developmen# parcels in the mixed-use area shall be determined thraugh the su�divisi�n andlor discretianary review process In na case shall lats be created that are fess than 2D.000 square feet in size. d Maximum Lot Coverage: 1. Light rnanufacturing and industrial Isnd uses may cover �p to 60 percent of a lot 12 provEded that tne site plar�r.ing, architect�re parking, ar�d !andscap�ng ar� consistent with #he requirements of the AIP Pfanned Develo�men#Ordinance 2. Relief: Relief fram the lat coverage standard may be granted thraugh the discretionary review process �rovided a finding is made that the proposed iot coverage is compatible with #i�e sca?e and charact�r of #he deveia�mer�t on adjacent and nearby parcels and waulc! not have an adverse impact on the healttt and safery of the general public. e. Building Orientation: 1 Buildings shal! be shaped and arie�ted to take advanfage of passive solar energy ar�d solar collection in Ehe win#er, and to control salar coofing loads in the summer. 2 Buildings shal! be shaped and oriented ta be c�mpatible with surraund�ng land uses in temts of noise. visual privacy, and func�ionality. f. Architectural Design- 1. Buildings shall incorporate projec#ing co�umns, exferiflr wainscoting, #rarr�ed panels, andlor other features ta pro�ide relief#o large open blank walls 2 The use of strong or loud colors as the dominant building calor shalf not be permitted_ T�e dominant colors used on burld;ngs shall 6e su3�dued and earti� tone in nature. Colors of buildings shaU be compatible with adjaining buiidings g. 5igns: 1. 1'he colors, materials, and lighting of every sign on a site shal! be restra�r�ed and harmonious with the building a�d site. 2. Freestanding signs shall be tastefully designed with an interesting base, and shall not exceed eight feet in height from finished grade. If a freestanding sign is placed an a berm, the Planning Commission shall have the discretian to fimit its height tQ less tt�an eight feet from�nisi�ed grade. No pole signs are permitted 3. T�e size and amaun# af signs shall comply with the requirements af the Ukiah Municipal Code (UMC). The Plan�ing Commission shafl have the discretiorr to reduce the size and amount of sig�s to something less than persr�itted by the U.M.C. if they make a finding that the prapased size and amaunt of signage is ouk af scale with the building and too dominati�g an the site. 4. 5igns are not permitted on the roof of any building. 3. Relisf: Relief from the sign standatds may be granted througf� the discretionary review process provided a finding is made that the proposed sign is carr�patible with the scale and character of the cievelopment an adjacent a�d nearby parcels and would not have an adverse irr�pact on the health an� sa#ety of the general public. i. E.ighting: 1. Exterior lighting shall be subdued. It shall enhance building design and Eandscaping, as well as provide safety and security. 2. Exterior lighting shall not spill out and create glare on adjaining propeRies and shall not be directed towards the night sky. 3. Light standard heights shaEl be predicated fln the lighting need of the particular location and use. Tall lighting fixtures that illuminate large areas shall be 13 �arahibited. k Dutdoar Storage and ServEce Areas: �. Storage areas shali be limited to the rear of a site, and shall be screened from �ubfic view with a solic! fence or wall using concrete, wood, stane, hrick, ar o#her s�milar material, 2 All outdoor stflrage areas and �nclosures st�ali be screened, when possible, with landscaping. I. Landscaping: i. Landscaping shali generally comply witM 5ection �'f" of this 4rdinance, although a lesser amount of landscaping may be approved depending upon the scale, intensity, and �isibility of the development. m Ukiah Air�ort Master Plan: 1. All development within the Airport Industria� Park shall camply with #he Ukiah Municipal Airport Master Plan. n. Pedeskrian Onentatian: 1 Pedestrian walkways shall be included #hat directly link alf parking areas with bui�cling entrances, off-site transportation facilities, established sidewalks, and adjacent puhlic rights-of-way. 2. Lots with frontages along fhe primary stree#s shall provide a 5-foot wide meandering sidewalk located within the required fron# setback. The sidewalk may be located over the pu�lic utility easement. Every effort shall be made to link developmenks with attractive and accsssible pedestrian facilities. 3 Secondary streets accessing khe rear portion of parcefs shall include 5-foot wide sidewal�Cs or aEtemat�ve pedestr�an fac:iities that link the development on the rear partion oi the parcels w�th Ai�ort Park Baule�ard. G. OPEN SPAC� 1. Pu_„_„rp05@ The purpas� of the Qpen Space land use designation is to provide for the protection and preservation af an exis#ing pond and wetland area and its hahi#ats, to provide contras# ta t#�e built en�ironment. to preserve the existing scenic qualities of the area, and to preserve capacity and water qua�i#y of#he storm water drainage system. 2. General Re uirements All areas designated "Open Space" shall be kept in their natural state except for areas already disturbec! with drainage ar utility infrastructure, in which case maintenance anc� repairs may occ�r. Qtherwise. no development is allowed or permitt�d. 3. AI[awed Uses The following uses are al;awed�n the Open SPace designati�n: a_ Open Space b_ Maintenance and repair af existing drai�age and utility infrastructure. c Restorafion ofi wetlands including, �ut nat limited to removal of non-native vegetatifln and the replanting with native wetland plant species. d. Trash remflval 4. Permitted Uses 14 The followrng uses are perrn�tted �r the Oper. Spave des�gnat�or� with the sscuring of a Minor Use Permit a. None S. Minimum Lot Size Reauirement a. Nane 6. Prohibited Uses a. Construction and development b. PuE�lic Access c Off-Road vehicle actGvity. exce�t for C�ty�eh�cles d. Application af pesficides a�dlor herbicides H. NU[SANCES 1. No lot shall be used in such a rnanner as #o create a nuisance to adjacent parcels. proposed uses shal! comply with the perfo�rnance criteria outlined befow: a. All activities invofving the storage of flar�mabfe and explosive materials shall be provided with adequate safety de�ices against the hazard of fre and explosion by adequate fire-fighting and fire suppression equipmen# and devices standard in ind�stry, All incineration is prohilai#ed_ b. Devices which radiate radio-frequency en�rgy si�all be so operated as not to cause interference wi#h any act+vity carried on beyond the houn�fary line of the property upon which the device is located c. The maximum snund level radiated by any use of facility, when measured at the boundary line of the property �apon which the sound �s generated, shall n�# be o�rnoxious by reason of its intensity or p�tch, as determined by standards prescribed in the Ulciah Municipai Code andlor C�ty General Plan. d No v�bration shall �e permitted so as to cause a noticeab�e tre�nor bQyo�� the property line. e. Any use producing emissions shafl comply with all the requirements of the Mendocmo County Air Quality Manager�ent District, f Projects involving the use of toxic materials or hazardous substances shall comply with alE Federal: State_ and all local Laws and regulatians_ 2. Prohibited Uses or�perations fndustrial uses such as pe#roleum bulk statians, cerr�ent batching plants. pu!{� and �aper mills, lum�er mills, refineries, smelting piants, rendering plants. junk yards, auto wrecking, and similar "heavy industrial" uses which typically create exkernal and environmental effects are specifically prohibited due to the de#rirnental effect the use may have uAon the general appearance, #unction, and environmental quality af nearby uses. [. �EV�LOPMEN�STANDARDS The following standards ha�e besn established to ensure cnrnpatibility among uses and cansistency in the appearance and character of development. These standards are intended to guide ti�e planning, design_ and development of both individual lots and the entire Airport Industria[ Park, Pro�ects shall be reviewed on a case-by-case basis for high q�ality design, e�ficient function, and overall compakibility with surrounding land uses. i5 1, Minimum Lot Reu�irement The minimum lot area shaf� be 20,OOD square feet. Each lot shall f�a�e a r*�inimum frontage of 100 feet on a pu6Eic street. Except for lots fronting on Airport Park Baulerrard, ar ather public streets shown on the L.and Use Map, access easements to a publ:c street may be authonzed in iieu af public s#reet frantage in the discretion of th� appropriate decision-maker and with the approval of tF�e City Engineer. Proposed access easements shall be cansistent with the standarcfs contained in Table 4-1. The Planning Comrnission may approve a public street frontage of less than 1D0 feet for lots located on cul-de-sacs, street curves or having other ex#raordinary characteristics. 2. Maximum Lot Covera e No more than 40 percent of the lot shall be covered by buildings or stri.�ctures, A�ove ground par�cang Eots ar�d landscaping areas shall not he included in the calc�lat�on af lot couerage, lndustrial land �ses may cover a maxim�m of 60 percent of a Iot provided that the site planning, architecture, parking, and landscaping ar� cor�sistent with the requirements of the AIP Pla�ned Devefopment Ord�nance. 3. Minimum Buildins� Setbac�cs All buildings and striictures sha;i be setback from t�e property line a minimurn of 25 feet along the en#ire street frontage. Lots abutting U,S. Highway 101 shall maintain a minimum setback ofi BO feet from the praperty line adjacent to the freeway. SGde yard setbacks shall be determined in the Site Development or LJse Permit review process. 4. Maximam BuiEdina Heiaht The max�mum height of any building or structure shall be 50 f�et Mechanica! pentho�se and equipmen# may sx#end an additional 10 feet beyoncf the maximum building height. �. Ukiah Air ort Master P[an Alf development within the Airport Industrial Paric shal� cornply with the Federal Aviation Administration side slo�e criter�a density requirements ( B1" Campatibility Zone = fi0 persons per acre J C CompatibilEty Zone = 150 people per acrey and all other applicaBle provisions af the Ukiah Airpo�t Master Plar� 6. Screeninq Storage areas, laading docks and ramps, transfarmers, storage tanks, refus� collection areas, mechanical equipment, and other appur�enant i�ems of poor visual quality shall be screened by the use of masanry walls, landscaping materials, or decorative fencing. AII roof mounted electrical anci mechanicaf equipme�t and/or ductwork shali be screened from �iew by an enclosure which is consistent with th� building design. Fences exceeding six (B) feet in height may be a�propriate far some commercial and industrial uses to screen the outdoor storage of I�uilding materials, su�piies, constrt,iction equipment, etc. The Planning Cammission rnay consider fences exceeding six (6} on a case-by-case basis during the review ofi Site De�elo�rner�t and Use Permit applications. 7. Puhlic Utili Easement Ail lots shall provide a 5-foo# easement in the required frant setback for#he provisian of utilities. 8. Sidewalk Re uirements �ats with fronfages alang the primary street shall pro�;de a 5-foot cur�iiinear sidewalk located within the required f�ont setback, The sidewalk may be loca#ed over the public utility easement. Every ef#�rt shall be made to link devekopments with attractive and accessible pedestrian fac;lities. 16 9. Bicycle Lanes Class III Bicycle iar��s shall be pro�ided ar� al� pr�mary streets accarding to CaiTrans standards. �Ep. Development Inteqration Every effort shall be made ta ''master plan" development within the Airport Industrial Park. Applicants shall be encouraged ta coordinate development proposals to ensure compatihle architectura! themes, high quality site planning, efficient and functional traffic circulation, coordina#ed pedestrian circulation, and compatible land uses. 11. Required Public 5treets Lot line adjustments, parce� maps tentahve and fnal subdi�isior� maps, and Site Develapment and Use PermiEs shal! not be appraved, unless public streets identified on the Land Use Map serving the parcels co�ered by#he lat line adjustment, map or permit have been or will be dedicated ta the City of Ulciah upon appraval of the lat line adjustrnent. map or permit. 12.Street Wirith Standards The fo��owing s#reet standards have been established by tt�e Ukiah Depa�tment of Public Works. All primary and secandary streets shall be designed and constructed in accardance wi#h these standards� Table 4i: Minimum Stree#5tandards Airport Park Boulevard and Commerce Drirre Pr�mary Secanclary Access Easement 1. Right-of-way 6fi feet 44 fieet 32 feet 2. Pavement 64 feet 40 feet 30 feet a travel lanes 12:� 14 feet 20 feet 15 feet b lef#tum lane 12 feet 12 feet 3 Cur�s (both sidesj i faat 1 foot 4 Cul-de-sac(turn-arour�ds:;� 100 feet daameter 5. C�rt�Re#ums Radius 35 feet 35 feet 13.Access Drivewavs and DeceEeratio� Lanes a. Every effor� shall be rnade ta minimize access driveways along AirporE ParEc Bau�evard. A31 driveway ar�d intersection radii shall be designed to accommodate heavy tr�.�ck tuming movemen#s, consistent with the req�iremen#s of the City Engineer. b. Every effort shal� be made to design common driveways for indi�idual developmer�ts. c. No Talmage Road access shall b� permittecf for the parce� or parcels loca#ed at the southeast carner of Talmage Road and Airport Park Boulsvard. d. All major driveways, as determined by the City Engineer, shail have left turn pockets in ti�e median area where feasible. e. Deceleration and accel�ration lanes shall nat he required unless the City Engi�eer determines they are necessary to ensure safety and efficient tra�c flow. 14. Minirnum Parkina anc[ Laadina Reauirements 17 a No load�ng or unloadirtg shall �e perr�i�ted on the street in rront af the builcf�ng A sufficient number of off-street loading spac�s shall �e provided to meet the needs of the a�proved use Adequate apron and docic space also shall be provided for #ruck rnaneuvering an individual lots. � b. The number of entrancelexi# driveways shall be limited to one per every 1DQ feek of street frontage with a maximum curb cut af 40 feet_ The Planning Commissoon may relax these standards when a compr�hensive plan for an entire block has been prepared and presented to the City Planning Commission for review and appra�al c. Adequate aff-s#reet parking shall be pravid�d ta accammodate the parking needs of employees, visitors, a�d company vehicles. The minimum nurrrber af off-street parfcing spaces shall generally be pro�ided according to the requirements of the Ukiah Municipal Code. d The Planning Commission rr�ay de�iate from the parking requirements containecf in the lJkiah Munici�al Code on a case-by-case hasis. Any deviation must be suppaReti by fir�dings related to a unique use. such as a Mixed-use develapme�t, or �ase not specifically described in the fJEciah Municipal Code, and findings that otherwise demonstrate no on-street parking cangestian wi�l result 15.Si_ 'gnage Except as indicated elsewhere in tt�is Ordinance, burlding ide�tification and other sign� shall generally camply with the sign regulations for industrial, commercial and office Eand uses contained in the Ukiah M�nicipal Code. All proposed development projects shall include a detailed sign pragram. J. DESlGN GU1D�L1NE5 The following guideEines shall l�e used by the Planning Commission when approvmg a 5ite DevelQpment or Use Permit to ensure l�igh quality design and the coordination and cansistency af de�elapment. �. l.andsca in and O en S ace a. A comprehensive landscape pfan shall be submitted for review and app�oval as a part of tt�e Site Development or llse Permit process b. Existing trees shall be retained whenaver possible. c. A variety of tree species shall be used that provides diver�ity in forrn, texture, and color. d. Landscaping at comers shouEd be arranged ta maintain trafFc�isibility. e. Landscaping along an entire street frontage should be coordinated to achieve a uniform appearance. f. Landscaping shall be proportional to the building elevations g. Landscape plantings shall be thase which graw well ir� Ukiah's climate without extensive irrigatian. NatEve species are strongly encouraged h. All landscape plsntings sF�ail be of suffcient size, health and intensity so that a viable and mature appearance can i�e attained in three years. 19 I Deciduaus trees shall constitute t�e ma�ority af #he trees proposed along th� south and west buildir�g exposures; non-cfeciduous stree# species shall be restricted to areas #hat do nat inhibit sa�a� access. j. Parking lo#s with twelve (42) or more parking sta�ls shall have a tree placed 6etween every four (4) parlcing stalis wit�in a canEinua�s Einear planting strip, rather than individ�al planting wells, unless clearfy infeasible. Parking lat trees shall primarily be deciduous species ancf shall be designed to provide a tree canapy coverage of �Q percent over a!f pavec! areas within ten years of plantrng. Based �pon the design of the parlcing lot. a reduced number of trees rnay be appraved throug� the discrefionary review process. k. Parking �ots sha�l have a peri�nete�planting strip with bpkh trees and shrubs. I Parking 'ots with twefve (92) or mare parking stalls shall have defined �edestrian sidewalks or markec! {�edestrian facili#ies within landscaped areas andlor separated from automabiie travel lanes. Based upon the des�gn of ti�e parking lot, and the use that it is serving, relief from tF�is require�-nent may be appravec! throug� the discretionary review process. m Street trees may be piaced on the property proposed for development instead of within the public right-of-way if the lacation is approved by khe City Engineer, based upon safety and maintenance#actars. n. AEI new developments shal� inciude a landscaping coverage of 20 percent {20%} of ti�e gross area of the parcei, unless i�ecause of tF�e smafl size of a parcel, strch coverage would be unreasor�able. A minimum ofi 5a �ercent (50%) of the IandscaPed area shall be dedicated to live �lantings, o Landscaping Pians shall include an automatic irrigation system p A!� requirecf iandscaping for cornrnercial development projects shali be adequately maintained in �viable cand�tion. q. The Planning Director, Zoning Administrator, Piannir�g Commission, or City Councif shall have the authority to modjfy khe req�ired elements of a Landscaping Plan depending upon th� size, scale, i�t�nsity, and location of th�development project. 2. Orientat�on ar�d Location o#Buildin�s a The location of buildings 5hall be coordinated with o#her bui�dings and open space on adjacer� lots, and shauld include design elements, oriented to pedestria� usage, such as, linked waEkways ar�d sidewalks. b Buildings shou�d be siked to presenre solar access opportur�ities, anci should inciude passive aRd active solar design el�me�ts. c. Buildings shauld be oriented to minimize heating and cooling costs_ d. Buildings should be creatively sited to provide open views of the site and surrounding e�vironment. e Buildings sE�a�� not be sited in #he middle of large parking lots 3. Architectural Desi n a. Individual projects shall exhibi# a thoughl#ul and creative approach to site planning and architecture. 99 b. Pro�ects sha�l be designed #o avo;d the curnG�lat;ve collection of large structures with similar�wldi�g e�evations and facades c Buildings shaEl bE limited �n height, bulk, and mass, and shall be designed to avoid a box-liEce appearance. 4. Buildin Exteriors a. Calors and bui�ding materials s�all f�e carefully seiected, ancf must be compatil�le wrth surraund:ng developments, and shall be finalized during the Site Development ar Use Permit process. b 7he Planning Commission rr�ay permit exterior walls of architec#ural metal where it is carnpatEb!e with adjacent structures, and the ov�rall appearance and character of the Airport Industrial Park. 5. LiqhtiRq a. A ligh#ing plan shal� be subrnit#ed for review and a�proval with all Si#e Development and Use Permit applications. AIE fighting plarts shall empF�asize secc�rity and sa#ety. and shall mir�imize energy usage. b Light�ng for developments shall include shielded. non-glare types of lights. c. LrgY�ting shall nat be directed tawards H�ghway 10�, th� Ukiah Municipal Airport adJacent prop�rties, or upwards towards the sky, 6. Desiun Amenities a 8icycle parking facilities shall be provided near the en#rance to bwidings. One (1} bicycle space shall be p�ovided for every ten (1D) employ�es. plus one (1� space for every fifty (54) aufomobile parking spaces 1� Founta:ns, kiosks, unique landscape islands, outcEoor sitting a�eas, and othe• qual�t�� design amenities are encouraged. K. CIRCULATION PLAN The Circu(ation Plan for the Airport Industrial Park is illustrated on #h� attached Exhibit "B". As shown, the plan includes points of access at Talmage Road at the north. Hastirtgs Av�nue at the �orthwest, and Acrpprt Roac! at the southwest. in fieu of the originally envisioned southern access roacf (A€rport Park Baulevard #o Norgard Lane) an ernergency access is provided through the airpar� to a fu#ure gafed encraacF�men# along the southern �ortion ofi Airport Road, Ir�ternal access includes an extension af Airport Road fram the west into the southern portion af the site; Airport Park Baulevard from Talmage Road on the north, extending south to intersec# with the Airport Road extensifln; ancf Corr�merce Dreve from west to east in the no�them portion of the AIP All streets within the AIP sl�all be public. Pro�erty owners of parcels with frontage alflng the railraad right-of-way are encouraged to plan for possible future use of the railroad. L. DISCRETIONARY REVIEW The discretionary permit review process for develapment projects within the Airport Industrial Park (AIP) is the sarrte as far discretionary per�nits elsewhere in the City. As articuiated in Seckion 9 of this ordinance, a Site Develflpment Permi# or lJse Permit is required far deve�opment pra�ects proposed in the AIP. 1. Site De�elo ment Permits and Use Permits a. As articulated in Section 9 abo�e, deveiopment projects within the Airpor# Industrial Park are subject to the Site �evelopment or Use Permit process, depending upon 20 the propased use and �ts lo�atian A Site development P�rmit shall not be �ec�u�red for any development proposal requiring a Use Permit. Wfthin the Use Perm+t re�iew process. all s:te deve�opment �ssues and concerns shall be appropriately analyzed b. All Major llse Permits, Variances, and Site Develaprnent Permits far proposed developments wrthin the Airport Industrial Paric require City Planning Commission re�iew and action. MiRor Use Permits, Variances, and Site Development Perrnits shall be subject ta Zaning Administrator review and actfon. c Decisions on Site Development and Use Permits made by the City Pfanning Cornmission and Zonir�g Administrator are appeafable to the City Council pursuant to Section 9266 af the Ukiah M�nic;paf Cade. d Major modifications ta approved Site Development Permits and Use Permits, as determined �y the Pla�ning Director, shall require the fiiing of a new application. payment of fees, and a duly noticed put�lic hearing before the Plarining Commission. Minar mod�cations #o approv�d Site Development Permits and Use Permits, as dete�mined by the Planning Director shall requir� the �ling of a new applicat�on, �ayrnent of processing fees and a duly noticed pui�lic hearing before the City Zon�ng Administrator. e. The Plannmg Commission's decisian on major madifications to an approved Site Development Permit, Variance or Llse �ermit is appealable ta the City Council. The Zoning Adm�nistratar s decision on minar modifiications tfl an approved Sit� Development Permit, Variance ar Use Perrnit is appealable directly to the City Cauncil 2. Builr�i�q Mod�cations a Exterior modifications ta existing buildings shall be designed to complement and harmonize with the rfesign of the existing structure and surrour�ding develoAments. b A Site Devefapmen# Permit shall be required for all substantial exterior mod�cations to existing 5tfl1L'�llf85, sife design elernents, and landscaping within the Airport Inc€ustr�a� Park The application procedure shall be #hat prescribed in Article 20 the Uiciah Municipai Code. Section �'ourteen Whenever a �se is not listed in this P�anned Developrnen# Ordinance as a permitted or allowed use ir� any af the [and use designatians, the Planning Director shall determine whether the use is apprapnate m the land use cfesignation where the subject pro�er#y is s�tuated, and make a decision as #a whether or not it is an aflowed o� Permitted land use. In making this determ�natiort, the Planning pirector shall find as follows; 1 Fhat the use would nok be incompatiE�le with exist�:ng r�earby fand uses, or t�e aflowed and permitted lar�d uses listed for the particular�and use designatian. 2 That the use would not be detrimental to the continuing development of tf�e area in which the use would be locatecf, 3 That fhe use would be in harmony and consistent with the purpose and intent of the Airport Industriaf Parlc Planned Develapment Ordinance and Uiciah General Plan. 4 In the case of determining that a use nat ar�iculated as an allowed or perrnitted use could be established with the securing of a Use Permit, th� Planning Director shall find that t#�e proposed use is similar in nature and intensity to the uses listed as allowed uses. A!I determinations of the Planning Direc�or regarding whether a use can be allowed or permitted in any land use designation wikhin the Airpart Industrial Park shall 21 be final �nfess a written appea to the C�ty Councd stating #he reasons for the app�a° and the a{�peal fee, if any, establishad from t�me to time by City Council Resolution +s frfed with the City Clerk withir� ten (10) days of the date the decision was made Appeals rnay be filed by an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on tne a�peaE �n accardance to the applicable procedUres as set farth in this chapter. At the cfose of the public hearing, the City Council may affirm, reverss, revise or modify the appeal�d dectsion of the Planning Director. All City Council decisions on appeals of the Planning Directar's actians are final for#he City of Ukiah Section Fifteen This Ordinance shafl be published as required by law and shall become effective thirty (30) days after it is adopted. Introduced by title only on August B, 2014, by the following roll call vote: AYES: Co�ncilmembers 5calmanini, Crane, Thornas, and Mayor Baldwir� NOES: None ABS�N7: Co�ncilmember Lancfis A85TAIN: Nane Passed and adopted on August 20, 20i4, by the follow�ng roEl call vote: AYES: Councilr�embers Sca�manini, Crane, Thomas, Lanc{is, and Maynr f3aldwin NOES: Kdne ABS�Nt: �one AB5TAi�l: �one C. Philip E. Baldwin. Mayor ATTEST: , �. cL�a l �� CI. � LL - Kristine Lawler, City Clerk 2� Exhibit A-'� a � � !�� q � � �� rj � C � ��f�� _ - � n � � � 0 � � � a r�• r�o� ,�ov� s�rt. r•_ �� tr AirportlRdustrial Park F'lanned De�elopment Ordinance Amendment Rezoning the existing 2.47 acres of"PondNVetla�ds"to Open 5pace 24 . � Exf��bi� A ' A�rpor� Industria� Park Land Use Des�gnation Map — ti . � �� .� .. _ .. . . �� J� � �F�� I � i wL . - " . 1 I� � M.M1 4Y/L '�� 5 � �* "w-' T�'_'L �'X� �i� 31'� �� f i.` _ y S. I � � 'f"� h �r ��.r �'� ' "' �a� � �, - - - — '° . .� � . . . � �i � I } i � '��. F i, _ -- �._,_ �'� � r . � � ' i - -_ - - - -- _ , - , . , � I `, r . . � , ' •.�a +h ��J� . � . } � 1 � ' 'y '' � �i#� y. '� * '� I ,��. }� ,.r:.. �k_�— I �. � .l Q �.� , . � ��' { t �* — I .�"f++ - 'I�.� II -' - __. � ,"_' � `'�� 5: �.,� ,I _ I I ,,•, -'–. ., � � � � � 5 � � . ,', . ;�, _ ' �� ` ''li' I� ' ' • {+ I� I ='rt+n _ "# # _"" ' _ �� . _ � ; - "'m � ' � i . . 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CO+INEIICE ONNR �+ r.. 5 1Q � 1� 1� . � � `� 1 `0 T �O �wro�r�wao � �m �B �� ':� � � ? + ,� 1 +c9 i [ ,►r�►oas v�n�c o�w �� .�• 4m { ,� 1`� \� ; im � ;$ �YlR4 W�Y V!lC0.t ACC[f1 F110p A[prQA� t � � 1� .m � �. d AGENDA ITEM NO. _ Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com TO: Design Review Board FROM: Adele Phillips, Associate Planner DATE: July 25, 2017 SUBJECT: Request for Review and Recommendation regarding a Major Site Development Permit to allow the construction of a 7,500± sf inetal building to provide a tractor wash bay and 5 service bays. APN: 003-230-34. File No.: 2789 BACKGROUND The subject property is currently the site of Garton Tractor Inc., an agricultural equipment sales, service, and repair business located on the south side of Talmage Road, 700± ft east of its intersection with South State Street. The subject property is a flag lot, and also connects to and is visible from Hastings Avenue /Airport Road to the south, although access to Hastings Ave. is gated. Current development on the subject property was constructed in 1987 and 1990, as allowed by Use Permit 87-70 for the construction of a 4,500 sf main structure for use as a tractor and implement dealership, and Site Development Permit 90-34 for a 1,400 sf addition to aforementioned structure. PROJECT The subject property carries a General Plan Land Use designation of Industrial (I), is zoned Manufacturing (M), and comprises 2.36±A. An application was received from agent L. S. Mitchell Architect, Inc., for approval of a Major Site Development Permit for the construction of a 7,500± metal building along the easterly side of the property and to the south of the existing structure. The new building will comprise 5 service bays to support tractor finish assembly, service and repair, and detailing. A sixth bay will allow for the washing of the implements. Two shipping containers and an existing ±800 sf inetal building will be removed. Including the proposed structure, total lot coverage by structures is ±15°/o. Parking and storage of sales goods accounts for an additional ±84% of lot coverage. No new landscaping is proposed by the project. Per information provided by the applicant, 35 on-site parking spaces are required. The applicant proposes that parking areas be jointly used for inventory storage. The site is visible from Talmage Road and Hastings Avenue/Airport Road, commercial businesses, and private multifamily and single-family residences. No additional signage is proposed as part of this development. Some lighting will be added as depicted in the West Elevation, above the service bay numbers. AGENDA ITEM NO. _ Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �� planning@cityofukiah.com STAFF REQUEST Staff is requesting the Design Review Board to review the project for Design and make a recommendation to the Planning Commission. ATTAC H M E NTS 1. Site Plans dated stamped July 17, 2017, and July 18, 2017. 2. Aerial Image and Delivery Route 3. Street View Images 4. Lighting Specifications 5. Ukiah Municipal Code, Division 9, Chapter 2, Article 9. Regulations in Manufacturing (M) Districts 6. Design Guidelines ± Commercial Projects Outside the Downtown Design District REVISIONS BY � • � aL � O � � � � � v M ❑ SYM60L LEGEN� ❑ 6UILDING DATA ❑ GENERAL NOTES ❑ IN�EX � � o REFERENCE LINES LAND USE ZONE(5) � M (MANUFACTURIN6) ELECTRICAL � � � CONSTRUCTION TYPE � V-B N � O NUMBER OF STORIES � ONE (1) 1. PERMANENTLY MARK & DATE AVAILABLE FAULT CURRENT AND RECALCULATE, MARK AND DATE ANY TP1n� TTTLE PAGE SECTION - - PROPERTY LINE CBC OCCUPANCY � F-1 (FACTORY/REPAIR 6ARA6E) MODIFICATIONS, EXCEPT FOR DWELLINGS AN� INDUSTRIAL INSTALLATIONS. w z LETTER 5� STORM DRAIN BUILDIN6 AREA � EXITING BUILDING(5) � 9,399.50 sf 2. GFIC RECEPTACLES MUST BE READILY ACCESSIBLE. STTE T�P�GR.4PHTC SURVEY � Q DRAWING PAGE U SOLID UNDER DRAIN � NEw eur��rN� � �,550.00 sf 3. CIRCUITS TO BE GFIC AT WET LOCATIONS. � TOTAL � 16,949.50 sf --- U --- PERF. UNDER DRAIN . - • - 4. SWITCHES CONTROLLING LIGHTING MUST HAVE A NEUTRAL. A51�❑ ARCI�TTECTVRA� SITE PLAN DETAIL 5 SEWER ' - � - 5 REPLACEMENT RECEPTACLES ARE TO FOLLOW REQUIREMENTS FOR NEW INSTALLATIONS FOR AFIC, 6FIC, NUMBER TAMPER-RESISTANT AN� WEATHER RESISTANT LOCATIONS. ADA.1 S�TE ACCE55TBTLTTY NQTES & ❑�TAT�S W WATER SERVICE ASSESSORS PARCEL# : 003-230-34 ^ DRAWING PAGE D�� DOMESTIC WATER LOT AREA : 2.36 Ac. (102,840.8o sf) 6. BATHROOM EXHAUST FANS: ENERGY STAR COMPLIANT & CONTROLLED BY ACCESSIBLE HUMI�ISTAT. aDa.2 BUTLDING ACCESSTBILTTY N�TES & DETATLS � v CLIMATE ZONE � 2 I W I R R I G A T I O N W A T E R SEISMIC ZONE � E ENVE�oPE A�aa FL��R & R�OF PLANS, N�TES & DETAIl�S o o v E E L E C T R I C A L P O W E R W I N D E X P O S U R E � B (1 1 0 mp h) A 3 D� E X T E R��R E L E V A T Z�N S � B L I�L D I N G S E C T I�N S, N�T E S � � 1. INSTALLED INSULATION SHALL COMPLY WITH PLANS AND CALIFORNIA QUALITY STANDARDS. a � _ T TELEPHONE FIRE SPRINKLERED � NO 2. CAULK AND/OR SEAL ALL BUILDING MATERIAL JOINTS AND PENETRATIONS AGAINST AIR LEAKAGE. Q vi Q C�AS OTHER : H � F�ooR �Esz�N �oA� : 3. MANUFACTURED �OORS & WINDOWS: HAVE AIR INFILTRATION RATES NOT EXCEEDING CA STANDARDS. v� � O DOOR MARK TV TELEVISION RooF �oA� . 4. WEATHER-STRIP AND GASKET ALL DOORS AND WINDOWS AS REQUIRED TO PREVENT AIR LEAKAGE. � - - - - - - SLEEVE EQUIPMENT w q WINDOW MARK GRADES z 0 � �U76 rR!�Yd��AL �bITI�FJ4 ��FFEf�TIVE JAM1lU�4R`� 'i. �a�� 1. ALL KITCHEN APPLIANCES, HEATING/VENTILATING SYSTEMS, SERVICE WATER HEATERS AND AIR � �� 'Ihe ��3 ��'F�rrra f�t��lc��r7� Stan��rd.� ��dc ;��R, �i:le. 2�} ��ras pu�i�h�d a� vf t��il� �, �Ui E�, fh� CONDITIONING SYSTEMS TO COMPLY W/ CA STAN�ARDS FOR ENERGY EFFICIENCY AS APPLICABLE. O NOTE /�_638 � EXISTIN6 CONTOUR ��f��.ti�,�� d��.c�f th� 2o�r� ��e is .�a�uar� 2��. 2. WHERE EQUIPMENT IS SPECIFIED, INSTALL ONLY UNITS THAT MEET OR EXCEED THOSE STANDARDS. v H i � ,. H � 638.36 EXISTIN6 6RADE �� 1 - �G�liF�a�•nia�,drn;ni�tr�kir�� ;��,�� CONSTRUCTION � � REVISION MARK I�art � - �:��.I�{�rr7:a F�.i�l�l�.nq �:nd� � Par 2, ��!un-�e 1 1. WORK UNDER THE GENERAL CONTRACT SHALL BE COMPLETED IN THE SPECIFIED CONTRACT TIME. � � 636.25 NEW FINISH GRADE ° PAfk �, v�,;�,r«� � o Q w 2. OBSERVE ALL PROPERTY LINE SETBACKS AND CLEARANCES FROM ESTABLISHED EASEMENTS, WELLS, 4 F�rt �.5 � G�Ifornia F��si�ei7�ial ��v�a UNDERGROUND IMPROVEMENTS AND SEPTIC SYSTEMS. `�' � � ¢ G'art 3 - G a I:f�rn i� Electr��a I ��c�L ��r�t - r�µl�t�}rrl.� ��3;�n��7;r�.�� a�,� 3. ALL UTILITY SYSTEM MODIFICATIONS, TERMINATIONS, & EXTENSIONS TO SERVE, BOTH UNDER6ROUND � w Z � W A L L S S I T E W O R K ��rt 5 - �a��ia ��un��i�,� ��e A N D O V E R H E A D, S H A L L B E P E R U T I L I T Y C O M P A N Y R E Q U I R E M E N T S A N D A P P L I C A B L E C O D E S. Z H O H Part 6 - C',al.fori7i� Cner�� {��:� H � � �'art ? - �'��ai7� 4. MAINTAIN NEAT & CLEAN, SAFE WORK AREA, AND PROTECT THE PUBLIC �URING THE COURSE OF ON-SITE Q � ¢ � EXISTIN6 WALL Q TREE TO REMAIN I'�:t � - �'•�IiF��ni� Hl:�t�r��.�l �uil�in� ��d� INSTALLATION. REMOVE ALL DEBRIS FROM SITE DAILY OR STORE IN AN APPROVED LOCATION. --� �� `V Pa 1 9 .. ��ii�aJnia �ire Cad� H ===================== NEW WALL f'�� 1�-G�li;�r:�i��:cis�i,�� hu�ld�nr� �:��a= 5. ALL CHAN6E5 MA�E DURIN6 THE COURSE OF CONSTRUCTION, INCLUDIN6 NEW ROUTINGS AN� � w � TREE TO BE REMOVED , , � 8 � . R E-POSITIO NI N G, S HA L L B E NOT E D O N A N "AS-BUI LT" S ET O F CO NSTRUCTIO N DOCUM E NTS. (SEE DEMOLITION NOTES) P�.: 1'1 -�alif:�riiia Ci��i� Fs��l�l�r�t �L�r�iJ�•�I� Co�u ��'�o reF�Vrvcl ko as �', �L Gr��r+�i CY� � C - - - - � REMOVE WALL R�rf �12 - ��lif�rnia Re'aren�ed �#�n�ar�ls �o�lP - - ALTERATIONS �- p �� NEW BASE & A/C PAVING � INFILL 6. PROTECT ADJACENT FINISHES & ITEMS NOT SCHEDULED FOR WORK AND THOSE ITEMS INTENDE� FOR = r� NEW CONCRETE FLATWORK � DEFERRED APPROVALS RE-USE FROM DAMAGE DURING THE COURSE OF THE WORK. KEEP THE BUILDING SECURE AND OBSERVE � ALL SAFETY PRECAUTIONS �URING THE LIFE OF THE CONSTRUCTION ACTIVITIES. � � SOIL REPORT 7. FIXTURES AND OTHER ITEMS SPECIFICALLY SCHEDULED FOR REMOVAL, BUT NOT SCHE�ULE� FOR REUSE H � ❑ ANY ITEM L�ST�D A5 A D�FERRED APPR�VAl. IT�M SHALL 8E TH� SIJBJEC� aF A SU85EC�VENT � SLJ6MTTTAI� C�Nl`aTNING D�S�GN D�CIJM�NTATT�N CONSISTTNG OF CAl�CULRTTDNS, FL�W CHARTS, SHALL BECOME THE PROPERTY OF THE GENERAL CONTRACTOR & THE VALUE OF IT (IF ANY) SHALL BE � Q DTRG�:AMS, PLANS ANb10R ❑�TATLS, AND, TF TH� IT�M �5 A M�NUFACTURED COMP�N�NT DR SYST�M, REFLECTED IN THE BI� PRICE. p = TH� MANU�ACTUREI�'S LIT�RATU�E. SAIp SUBM��'TAl� SHA�L, IF i2EQULRED BY TH� AQMLNLSTRATIV� 8. REMOVE ALL UNUSED POWER & OTHER UTILITY FEEDS COMPLETELY. NO LIVE POWER CIRCUITS OR GAS � �c � AUTHORTTY HAVTNG .TURTS�ICTI�N, B� STAMP�D RND SHALL B�RR TN� DRTGTNAI� STGNRTUR� OF A OR WATER LINES SHALL BE LEFT CONCEALED IN WALLS OR LEFT DISCONNECTED. ALL SERVICE � � Z NONE PROVIDED. cA�.z�o��z� �zc�Ns�o ARCH�TECT OR PR�FESS�ONAL ENGIN�ER UNDER WH�SE SUP�RVISI�N TH� � � Z OWNER'S RESPONSIBILITY, IF REQUIRED. Q�5TGN W�RK WAS ACC�MPI��SHED. SATf] SUBMIT�`AL SHAf�l� B� MaD� T� AND APPi20V�D 8Y TH� TERMINATIONS SHALL BE PER CURRENT CODES & UTILITY COMPANY REQUIREMENTS. ANY ABAN�ONED Z � Z N ADMINISTRATIVE AurHORzrv �Rzo� To coMMENczN� wo��c o� aNv ASP�CT OF THE DEFERRED WATER PIPES IN A WALL SHALL BE CAPPED WITH BOTH A GATE VALVE AND A DEAD-END CAP. THE VALVE w O � v � ApPRDVA� �rEM, SYSTEM, o€� CDMP�N�NT. SAID SugMZTrA� sHa�� e� M�pE z�v su��zcz��vT S H A L L B E A C C E S S I B L E & I T S L O C A T I O N S H A L L B E S H O W N O N "A S B U I L T" R E C O R D D R A W I N G S. ~ "�' '� `� QUANTITY AND TN a FaRM ACC�PTABL� Tn 7HE RDMINISTRATIV� AUTH�RTTY [LJSLJALLY 5 COPT�S]. Q � H H � S P ECI A L I N S P ECTIO N S 9. R E-U S E E X I S T I N G C O N D U I T& W I R I N G W H E R E V E R P O S S I B L E I F I T I S I N U S A B L E C O N D I T I O N, O T H E R W I S E, � Q � a Q ❑ ❑��RR�Q aP�Rov��. s�rArus �s ��Qu�s�r�a �oR: REMOVE IT. RE-USE OF EXISTING MATERIAL SHALL BE LIMITED TO THAT WHICH MEETS CURRENT CODES. w �h � � _ 1 0. P A T C H & R E P A I R A L L S T R U C T U R E, F L O O R, W A L L & C E I L I N 6 F I N I S H E S I N C L U D I N G B A S E & T R I M A S R E Q U I R E D T H E S E D R A W I N 6 5 A N D/O R S P E C I F I C A T I O N S A N D/O R C A L C U L A T I O N S F O R --� � ,._, Q 1. C�NSTRU�TI�N WASTE MANAG�M�NT PLAN - �ENERAL C0�1T�ACTQR TO COMPLY WITH CAL GREEN TO MATCH THE ADJACENT "LIKE SURFACES" WHERE REMOVAL OR ALTERATION OCCURS OR WHERE NEW THE ITEMS LISTED BELOW HAVE BEEN PREPARED BY OTHER DESIGN �' w � o Y S P E C I A L I N S P E C T I O N S A R E R E Q U I R E D F O R: S E C�Z�N S 5.4 a 8.1 A N D 5.4 0 8.3. P R O F E S S I O N A L S O R C O N S U L T A N T S W H O A R E L I C E N S E D A N D/O R � Z � c� � HI6H STREN6TH BOLTS, IF PROPOSED 2, - CONSTRUCTION EXISTS, INCLUDING RELOCATION OF HVAC OR ELECTRICAL EQUIPMENT, DUCTING AND/OR AUTHORIZED TO PREPARE SUCH DRAWINGS IN THIS STATE. THESE EPDXY ANCHORS PARTITIONS. DOCUMENTS HAVE BEEN EXAMINED BY ME FOR DESI6N INTENT AND APPEAR ELECTRICAL, MECHANICAL, & PLUMBING: SEE DRAWING SHEET EN100, 11. EXISTING DIMENSIONS AND CONDITIONS SHOWN ARE APPROXIMATE. CONDITIONS NOT SHOWN OR TO MEET THE APPROPRIATE REQUIREMENTS OF TITLE 24, CALIFORNIA CODE TO BE PERFORMED BY AN APPROVED ENTITY EMPLOYED BY OWNER. FORESEEN MAY ALTER NEW WORK. OF RE6ULAnONS AND THE PROJECT SPECIFICAnONS PREPARED BY ME. ��s�� Rc�l�� A 6 6 R E VI A TI O N S THE ITEMS LISTED BELOW HAVE BEEN COORDINATED WITH MY PLANS AND ❑ VICINITY MAP SITE DEVELOPMENT SPECIFICATIONS AND ARE ACCEPTABLE FOR INCORPORATION INTO THE LAwRENCEs MiTcxELL,AIA CONSTRUCTION OF THIS PROJECT FOR WHICH I AM THE INDIVIDUAL �, C-13860 �, 1. SITE GRADING SHALL BE PERFORME� IN ACCORDANCE WITH THE RECOMMENDATIONS CONTAINE� IN THE DESIGNATED TO BE IN GENERAL RESPONSIBLE CHARGE. 9,, 11.30.1� ��~ A.B. ANCHOR BOLT FHSMS FLAT HEAD SHEET METAL PLYWD PLYWOOD SOIL REPORT - IF ANY. SHAPE & 6RADE SITE TO FORCE DRAINAGE AWAY FROM STRUCTURE. � °F �A�'�4o _ A.C. ASPHALTIC CONCRETE SCREW P/L PROPERTY LINE 1. RON FRANZ, C.E./L.S. FRANZ EN6INEERING(707)462- 1087 rfranz@comcast.net A/C AIR CONDITION FHWSE FLAT HEAD WOOD SCREW PROP. PROPERTY A.F.F. ABOVE FINISH FLOOR FIN. FINISH P.T. PRESSURE TREATED ALUM. ALUMINUM FLR. FLOOR R. RADIUS TELECOMMUNICATIONS APPROX. APPROXIMATE F.o.B. FACE OF BRICK RA6 RETURN AIR 6RILLE n 3-, Asa ASBESTOS F.o.C. FACE OF CONCRETE RD. ROUND 1. PHONE, SIGNAL & DATA LINES SHALL BE INSTALLED IN 3/4 CONDUIT AND UL APPROVED PULL BOXES. v � ASHP. ASPHALT F.o.P. FACE OF PLYWOOD REBAR REINFORCING ST'L BAR CONTRACTOR SHALL PROVIDE CONDUIT AND ALL REQUIRED BOXES AND FITTINGS; WIRING SHALL BE � � BLK'G BLOCKING F.o.S. FACE OF STUD REINF. REINFORCIN6 OR REIN- BTR. BETTER FRP FG FG REINFORCED PLASTIC FORCEMENT ST'L BAR FURNISHED & INSTALLE� BY OTHERS, U.N.O. ALL COMPONENTS TO MEET C.E.C. & N.E.C.. �� C.B. CATCH BASIN FOOD GRADE RHWS ROUND HEA� WOOD U a r - CEM. CEMENT F.S. FLOOR SINK SCREW N ''� APPROXIMATE ` ��' � ' CER. CERAMIC GA. 6AUGE RM. ROOM �--' � BUILDING *: � = i � CL6. CEILIN6 6ALV. 6ALVANIZED R.O. ROU6H OPENIN6 � � LOCATION � � r �� C.M.P. CORRUGATED METALPIPE G.F.I. 6ROU D F�AUL�TINTER- RDWD. C�L FORNIA REDWOOD SCOPE OF WORK V � N 'r - ❑ $--{ �y w �+�. � i. C O C L E A N-O U T R U P T E R R& 5 R O D A N D S H E L F � "� H ""= � COTG CO TO 6RADE H.C. HOLLOW CORE R.W.L. RAIN WATER LEADER �' � 1. D8'�A�N S�TE ❑�V�L�PM�NT P�RMI7'. U v� N , !� C O T W C O T O W A L L H D W D. H A R D W O O D S A� S E E A R C H I T E C T U R A L � � '- - . C.I. CAST IRON H't. HEIGHT DRAWINGS 2. COMPLETE CONSTRLJCT��N DOCUMERITS AND 5U8MiT RND 08TAIN B[JI�DiI�1G PERMIT. � � W� '��i . � C K T. C I R C U I T H O R I Z. H O R I Z O N T A L S A N. S A N I T A R Y 3. i�E L�C A T E E X T S n N G P�R T A B L E M E T A l. B U T L D Z N G R N D T W a C A R G Q C D N T A T N E R S. ,� � � - C/L CENTERLINE HW HOT WATER SCRN. SCREEN 4. GRAf]E BUILbING PAD TD dRAIN. � V H Q CLO. CLOSET INCL. INCLUDE SAR SUPPLY AIR REGISTER 5. �XT�N� Ul`ILITY TD POINT OF CaNN�CTION: POW�R,WAT�R,FU�l,GAS,AN�COMMUN�CATIONS. � � � � ' r � � ��'�' ' '-` C O N C. C O N C R E T E I N T. I N T E R I O R S.C. S O L I D C O R E ..� � O o � ' � _;; CONT. CONTINUOUS INV. INVERT 545 SURFACED FOUR SIDES b. C�NSTRUCT BLIILDING. � � -�' CW COLD WATER I.D. INSIDE DIAMETER SH'T. SHEET 7. DU T F I T Bu I L D I N G. � � �7 Q � • •'ry�' _ DET. DETAIL I.P. IRON PIPE SIM. SIMILAR 8. FENISH GRADE AND PRVE OR STAB�IZE DISTURBE�A�R�ION�F S�TE. '-' F" v � �.F. DOUGLAS-FIR, OR J'T JOINT SMS SHEET METAL SCREW � 3 ¢� . DRINKIN6 FOUNTAIN K.D. KILN DRIED S.P. STRUCTURAL PLYWOOD 9. MOVE-IN AND BEGIN U5�. � � � � D I A. (0�) D I AME TE R L AM. L AM I N A TED S PE C. S PE C IF I C A T I ON(5) A 0. C�N S T R U C�"A D A R E S T R��M S I N A D J A C E N T$U I L D I N G. M � o � DIM. DIMENSION L.P. LAMINATED PLASTIC SQ. SQUARE � � � � `� � DRWG. DRAWING MAX. MAXIMUM 55 STAINLE55 STEEL � (E) EXISTIN6 MIN. MINIMUM SSD SEE STRUCTURAL � EA. EACH M.B. MACHINE BOLT DRAWINGS DATE 04/02/2017 ¢ EFC EXHAUST FAN CEILING M�O MEDIUM DENSITY ST�. STANDARD EFR EXHAUST FAN ROOF OVERLAY ST'L. STEEL SCALE AS NOTED � EFW EXHAUST FAN WALL M.S. MACHINE SCREW STRUCT. STRUCTURAL � E.J. EXPANSION JOINT MTL. METAL T.C. TOP OF CURB DRAWN � ELEV. ELEVATION (N) NEW T&G TONGUE AND GROOVE LSM v� E.P. ELECTRIC PANEL N.I.C. NOT IN CONTRACT TYP. TYPICAL PRO]ECT � NORTH � EXP. EXPOSED OR EXPANSION NO. NUMBER VERT. VERTICAL EXT. EXTERIOR O.C. ON-CENTER V.G. VERTICAL GRAIN GARTON SHOP � /�� F.C. FRAMING CLIP O.D. OUTSIDE �IAMETER VCT VINYL COMPOSITION � l� �l t F.B. FLAT BAR OHWS OVAL HEAD WOOD SCREW TILE SHEET a D , F.B.O. FURNISHED BY OTHERS PAF POWDER ACTUATED W/ WITH '" F.D. FLOOR DRAIN FASTENER WIND. 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Fronz RCE, PLS � \ '�^', � 2335 Appolinaris Orive � � o Ukiah, Ca 95482 ` r x �.V.i W 707-462-1087 ��Exisfinq contours _ _ o'� (1/2 foot interval) � � � � x G�av area ��-�� ,� W °� �� LAND SG � � V � � z v��N W FR��GFo NEW EQUIPMENT STO AGE 97.5 � � � o w J �° X ° x X Topo�°raphic Map � .� � � N � yt L.S. 7173 yt � W x � U ��qTExp 12-31-17 �\Q, ��ti X � x � 285 Talm age Roa d, Ul�iah �? �� 3 � o � F �F �A��F�� 6. �hain link fe^�eX �� A P 0 0 3—2 3 0—3 4 -- Marc h 2 5, 2 0 1 7 '� � � � ` y X � 1690\1690 x Fle/d survey wo�k done on Feb 12, 2017 DATE 04/02/2017 � — 0 20 40 60 � — x Horizonta/ datum is per the deed, Sca/e: 1"=20' SCALE � x curbs and fence lines, boundary not shown. 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R� NaA/2 -NecMc boxes 1 b� a d J 100 59 1 Sxl2 slJewalk EnC of curb,qutfer � AOA cromer A�arn tube Survey pornf �OTP� -" ond s�dewalk and dewt�wl "' ' —'� --�--- �C": .'Orirenoy . .. - __��_ � �! ��Cad pe . ': .�. .��Qmefer .'�C�,9utferond d alk '" ��e�OFe � �'�� ..OnveNoy _� � o r e � .. r .. . �'9p . ree Tee �� 'RR ... �hydront � '� �oo� sroP�'o�.a o/�,00=� NEW EQUI��n��...{{{rNT DISPLAY / 59� �v"9�as5 Pa°e"` so-eer�r9� � �� o � Sl9n � � W LLl Etisfm t / � m �, I - `� 9.:�o�,� o�,/ 16 h. ¢Q �� n.�nm� (i/z root mt�oi7 s�� a,�,onarz N �V O 986 �_ � � / N? O � Ook" � i AC swale free —� — _ �` 9 w � w �0� H Q Amh lt �oy � a w° �rt g5.7 ..� t . .�� Pde �W � . ::. M�Q p'. o � o P�„�,�9�,�0 14 - ❑ � CU TOMERoPARkT a IF u 9 � v W . DISPLAY � � s � _ � Larye �'� �_ :. 6'_conm f ib_ _.. . :. ":: a V Fir tree --� � sPh ': � Planter AC r Buildin9 W i-i E�� Uth. v\ . . �� p Q I �o�h Olrt ... .. . Qb x . � - Eiec Gos ��U Woter Lghf d p; �S I. °� ,��k� _�b Cat '..:. Q�H ry °°" ` N �� ,��6 a;kf �.'.o�_`..... '. FuN.� � � G� f ks W �� EXISTING BUILDTNG �� o (SEE PLAN ATTACHED) PARKIN6 FQR � ,000 ' �Q lo EQUZP T0 BE ` ° �� _ R�p�,�,��Q � TMAGINARY PROPERTY LINE � � . o .' ''' ',.�Ah .... '�Uf�i. 0� O° I H �� . '� ." . ." SGE CER '. :.1 . . . . .. . . ..._ ..._ f- 4-'/�¢G ^ ' ONE (1)HOUR WALL& � I° ; � � _ :: > ��,�e, .. _ NON-COMBUSTIBLE CONSTRUCTION o �z o Q i�,r. Z No,,n : KS H`�"�u~� �' '. .�0 99 41 .� �' y9j5 � �m�m � . . '. .. . '� �� 99� I r H 2 I :: .;. �:. , :: , g9�: :�. �w N . .:. .:. ��5 P ... '.. ..': v' � KER:�. sa �� w O ` A � O I . .... 9�'. P O '.• 12''11 l") z = ':.Lqnt& '4' Q ':.Pw a?..: J � o �.��e: ; . - � ]L ¢ �ro ar co�aet I o H Q ¢ I a�n � � _ _1 � x Z g9 Q d' H�+ 99�` NE�tI/EQIJIPMEN -- f� � z S z I � O ��W �: STC�R�fkG / � 'o� ��'� v � z�o��'. ; ' NEW SHOP BUILDING � Q �g� I ��¢ � Z�� ae�e I � I 9B9 _ , � ,�C 13460 I LmmP9 . . .'. . .�. �, _.. .. �. II. .I � ' ..'.. . "r i,�� sas WASN BAY WTTH WASTE Ee9 of�a,"era WATER PROCESSIN6-NOTE CLOSED LOOP SYSTEM " ^ � � _ q9 ` Prepared By 1�� I ��. Ron W.Franz RCE,PLS � y� C 2335 Appollnarfs Drlve I ��;. .�i a= Uk1oh, Ca 95482 �Existing emtours ,�� o�y 707-462-1087 (!/2 foat Intxwl) Gv ! ��F �O lANO SL 9� S0._6" �n�T r� ��y�°"�"R""r`o NEW EQUIPMENT STO A6E 97,�°_ �4"� ; _� � ��_� O g x Topographic Map � ��,� } LSi 7173 * —� ��_� sr �o =-31-�� P I 90h _� 285 Talmage Road, Ukiah ��=�� — 9re�cn��F° AP 003-230-34 -- March 25, 2017 � 6��am n^� �_� �l p=��z � FiN�surrey work done on Feh 12,20I7 DATE 04/02/201� j I —x 5— 0 20 40 60 Naizonto!Cotum is pr the deed, SCALE — wms and fmro IineR bwndvr Scala: I"=20� y nof snoxn. AS NOTED � 9 �� ven�cm eomm rs assvmae,noT/'I=99.41 oaawN LSM 99 �ete i Floor of main bvrlEing at bont Jow=100.0 _ � PRO)ECT 6ARTONSNOP - „ SHEET �� AS100 � Housin s � g Instaliation Compaci Size Ruutl HIQ Rec�angular Lighls inslallalion is simpli(ied by a The fixlure measures are designed wifh a die casl fixlu�e assembiy�ar supplied 10'1N x 6' H x 6.45" D alum�num ballast housmg. For to maunt lhe fixlure over a Labels adtled durabilily,lhe housing is recessed�unction box. Use All reclangular ligh�s are standartl with our exclusivc our ESB 7 Surface Mounting ��isied in the U S and DellaGuard f�nish (ealuriny an Box a :essory where surlace Canada for wet lacaiions, E-coat epoxy primer and a wiring is required. antl enclosure classrf�ed IP54 brnnze acrylic powder tapcoal p�r I�C 529 and IEC 598 A neoprene gasket on 1lie back al Ilie housing prav�tles a walerlighl mouniing seal Reflectar Syslems Seven HID and five iluo�escent optical syslems are availabl�•by varying inlerna shrouds reflectors and lamp position S�Iver s roud is slandard A specia ly formulaied acryl c F3 Typfcal Cutaway len5 w thsEands coniinuous exposure to high heal and UV Lamps � . � ;� , � HID hxlures include a med�um base lamp.Fluorescent 1�xtures � mclude one or Iwo 13W tw lube or one 26W,32W or 42W Inpfe tube compacl fluores ent lamp. �' � qy .. Ballasts �, n �tle the hou i th , eclnca ornp n nt ar � `� paral tl o r du p r nq mperature and ext �� , omp n i e A 12�V mal • , �Ner la I b 11 1 � landartl _ _ ._ ._ �- _.� _ C ose ce I neapre e s onge gukel at ba k ot hausing n ur s a v ate t gM sea h �mal chamh�r separates Sta tlard norntal ballast lrom ott�cr elecinca povrer�;►ctor hallast componenis to reduce opuonal luyh puwer operaiing temperature and h tm�s avidab�e e�tend Camponent fde Akv raled porcelaio tamp R E C E IVE D soCket�nd HID ur fluaresCent �-•---- lamp supphed wrth fixWte I� D R�u JUL 17 2017 CITY OF UKIAH r L I G H T I N G� BUILDING/PLANNING DEPARTMENT I � • � i • - � WaltaqeJ Calaloq MouNi»� . � •� OescripUon L�m T e Number PosHlen 'i'�4�?si �',�.' �;+ !.A _.___� ------• - �. .— � �SB�BS 7InY HP - — � �.__._. U ' � Z u�v r�i f�:�_'� h— - - �,�r s' ;_ = OpHons (factary fostallod� CAange Add{Ufcr �esutpdon SumY To Sutl K V Ea Se�ies _. . � � J 4 � • � � 1 1 • ' � E3 Series E4 Se�ies uoTf i Perimeter Cutoti P�ojection Cutotf � Aecesso�ies (FIe1e instai ed) OeseHplfon Cataleg NumOer i Cataiog kumCar LagicNoltage Sutl r Key 9o11ard Panpt � Aeeessoriea AI�C4oix rSee^,�Jr 3 inr e=.pwnanom � Muunting PAult pl ers Neight Mulliplfer LampNlatla e Mulli 1 er � � i _._.�._-_..�..___-... - ' � 1 i • i � ' Watlage C�tdlo� tAauniing t • � � Oescrtplian lamp Typr NumEer Postlion �`s I f ` ES Series � ' �sdown with 6old � - �`�� Shroud optlon) � "- � , ,,,.. � � �y , - - � HOTE C � Dptlan (Faetot�r nsla lad Lhangm Add Aller v DesCnptiOn SuthR To 5umi f � � � n EB Series 2 {shosvn wlth Bronze � � Shroud option) � � : � • • � � • � Nor� Z E5 Series E8 Series • n UplDown Cutoft Oasp Shielded Acce sorles (Field Installo0l De eripbon C�Iaiag Plumbcr Cetalog Num6er LagicNollaga Sui!x KeY NOTE 80l erd Panal ' Accessories � Al s CNoice � v�� r ,_ . _��.,� „ } E5 Ser es Mounlm Mub liara E8 Ser e Mounl�ng Mult p fers Heipht Mutt plicr Height PAultipl er � ° i �r— - ------- • k �' lampNlnna e Mu t� �In ' Cdld�O�P, �...... �. for Dark Sky Applications VOLUME 2:ISSUE � :ZOO9— 1$Q° UH 1 U4° 3 U Q° ��, UL ��, 8a° 6VH r j— FVH ~__ $�, B H ~� ��° FH_ ;` BM i �� i M ,� 3�° �� , 30° The BUG System—A New Way To Control Stray Light from Outdoor Luminaires U�i STANDS FOR�� ,��Up�lght��311C��7�dCe.��le 7CT'011ylll describes the types of stray light escaping from an outdoor lighting luminaire. "B" stands for backlight, or the light directed in back of the mounting pole. "U" stands for uplight, or the light directed above the horizontal plane of the luminaire,and"G"stands for glare,or the amount of �� light emitted from the luminaire at angles known to cause glare. '�� It is expected that BUG values will be published by luminaire manufac- turers so lighting specifiers, designers or purchasers can tell at a glance how well a certain luminaire controls stray light or compares with other luminaires under consideration for an installation. 1he BUG system was developed by the Illuminating Engineering Sociery (IES) to make comparing and evaluating outdoor luminaires fast, easy and , more complete than older systems. A D P R O V E D Work on the BUG system started in 2005 when the IES upgraded the °""5"F'``°°"�`"°" roadway shielding classification system. 1he original system,which included "' � the ratings full cutoff, cutoff, semi-cutoff and non cutof�,had been designed as a rating system solely for street lighting. However, increasing demand for control of glare and light trespass extended these terms to all types of outdoor lighting,and the IES realized that a more comprehensive system was needed. The Lighting Research Center,acting as an IES contractor, developed a new classification concept that addresses light emitted from the luminaire in all directions, not just up into the sky. This system, released to the public as For more information on IES Technical Memorandum TM-15, technically replaced the old system. It FSA approved luminaires divides the sphere around a luminaire into zones assigning values according to please visit the IDA Web site , expected environmental impact.This rating system offers the most complete evaluation of the total light emitted from luminaires to date. A point to O International Dark-Sky Association • 3225 N.First Avenue Tucson,Arizona 85719 USA • www.darksky.org 2/IDA Specifier Bulletin remember,however,is that while the values assigned by the new system are good indicators,they may not in all cases directly correlate to light pollution. It still depends upon the site, the application and how the luminaire is installed. A fundamental component of the Model Lighting Ordinance(MLO),currently under public review, divides lighting requirements into lighting zones according to environmental impact. SeeAppendixA. The joint IDA/IES task force in charge of drafting the MLO reviewed TM-15 and realized that it could be modified to serve as a key measure of all forms of light pollution related to shielding and the direc- tion of light, becoming an important tool to determine which luminaires are appropriate for each zone. Modifications were made, including subdividing the TM-15 uplight zone to better address artificial sky glow,and subdividing the upper downlight zone to better address glare.The IES accepted these adjustments and released TM-15-07 (revised). See Figure 1. �sa° uH After reviewing hundreds of candidate luminaires, the MLO task force established the three composite (BUG) ratings based on TM-15-07 (revised): 100° 100' 90' u� yo� which creates light trespass onto adjacent sites. The B rating takes - into account the amount of ligwht in the BL, BM, BH and BVH zones, go, svH , � �H which are direction of the luminaire OPPOSITE from the area intended �H � 84� to be lighted. 60° F"-' Uplight,which causes artificial sky glow. Lower uplight (zone UL) causes the eM ' 60� most sky glow and negatively affects professional and academic astronomy. 30° �� M �� Upper uplight (UH) is mostly energy waste. 1he U rating accounts the n� 30° amount of light into the upper hemisphere with greater concern for the lower uplight angles in UL. Figu►'e 1• the revised outdoor luminaire Glare, which can be annoying or visually disabling. The G rating takes into distribution measuring system from account the amount of frontlight in the FH and FVH zones as well as BH TM-15-07 (revised) and BVH zones. AppendixA: Lighting Zone Definitions:The Lighting Zone shall define the limitations for outdoor lighting as specified in this ordinance.The policymaking body is able to designate areas according to the following descriptions, thereby creating a custom lighting plan according to local needs, functions, and geography. LZO:NO dmblent Ilghting Areas where the natural envi- it is not necessarily uniform or continuous.After curfew, ronment will be seriously and adversely affected by light- lighting may be extinguished or reduced as activity levels ing. Impacts include disturbing the biological cycles of decline. floraandfaunaand/ordetractingfromhumanenjoyment LZ3: Moderately high ambient lighting Areas of and appreciation of the natural environment.Little or no human aaivity where the vision of human residents and lighting is expected.When not needed, lighting should users is adapted to moderately high light levels.Lighting be extinguished. is generally desired for safery,security and/or convenience LZ1:Low ambient lighting Areas where lighting might and it is often uniform and/or continuous.After curfew, adversely affect flora and fauna or disturb the character lighting may be extinguished or reduced in most areas as of the area. The vision of human residents and users is activiry levels decline. adapted to low light levels.Lighting may be used for safery, LZ4: Hlgh amblellt Ilght111g Areas of human activiry security and/or convenience but it is not necessarily uni- where the vision of human residents and users is adapted form or continuous.After curfew, most lighting should to high light levels. Lighting is generally considered nec- be extinguished or reduced as activity levels decline. essary for safety, security and/or convenience and it is LZ2: Moderate ambient lighting Areas of human mostly uniform and/or continuous.After curfew,lighting activity where the vision of human residents and users may be extinguished or reduced in some areas as activity is adapted to moderate light levels. Lighting may typi- levels decline. cally be used for safety, security and/or convenience but O International Dark-Sky Association • 3225 N.First Avenue Tucson,Arizona 85719 USA • www.darksky.org IDA Specifier Bulletin/3 Figure 1:the revised (or BUG) outdoor luminaire distribution measuring system from TM-15-07 (revised) The resulting rating system, called BUG for obvious reasons, is a comprehensive system that takes into account uplight shielding,glare shielding and backlight shielding as well as limiting lamp lumens to values appropriate for the lighting zone. BUG is a simple system consisting of a a table of consensus acceptable values against which any luminaire having photometric data can be judged. A luminaire's numerical rating is the LOWEST light zone number in which it can be used. BUG will be part of the latest IES outdoor lighting system update. The BUG rating system is a principal component of the Model Lighting Ordinance (MLO). 1he MLO is also a simple system that considers BUG ratings in the context of total lumens allowed per site. which the total site lumens are restricted. Use of the BUG system as the measuring tool for the MLO creates a straightforward system of controlling light pollution that can be implemented by persons having minimal experience or education in outdoor lighting design. ........................................................................................................... BUG FAQs Are BUG luminaire ratings better than using the old full cut off,semi cut off,non cut off, etc.designations for shielding? Yes, because BUG ratings provide backlight and glare information as well as how well the luminaire controls uplight. These additional measurements provide a much more accurate picture of lumen distribution and the overall efficiency of a luminaire. Does BUG allow any uplight? BUG requires downlight only with low glare(better than full cut of�in lighting zones 0, 1 and 2,but allows a minor amount of uplight in lighting zones 3 and 4. In lighting zones 3 and 4,the amount of allowed uplight is enough to permit the use of very well shielded luminaires that have a decorative drop lens or chimney so that dark sky friendly lighting can be installed where in places that traditional-appearing fixtures are required. Will all outdoor lighting manufacturers rate their luminaires according to BUG? Not at first. Since BUG is designed to prevent bad lighting practices,a lot of current outdoor products won't pass BUG, so there will be no point in rating them. But it is expected that manufacturers will rate their "good"luminaires and make changes to current products to improve BUG ratings. Will BUG apply to residential lighting? No. BUG can't be used for residential luminaires because they generally are not photometrically tested. The IDA Fixture Seal of Approval Program can be used to rate residential outdoor luminaires. Is BUG as strict as the toughest anti-light pollution ordinances in effect today? BUG,by itself, is a luminaire rating tool. It can easily be applied more stringendy by using the zonal factors in response to community choices of lighting zones.While lighting zone determinents are clearly outlined in the MLO, the communiry decides upon zone placement. If a community adopts the MLO and chooses all lighting zones LZO and LZ1, the MLO with BUG is actually more restrictive than any of the toughest ordinances. However,zone assignment will always remain at the discretion of the communiry. ........................................................................................................... O International Dark-Sky Association • 3225 N.First Avenue Tucson,Arizona 85719 USA • www.darksky.org 4/IDA Specifier Bulletin Addendum A for IES TM-15-07:Backlight,Uplight,and Glare (BUG) Ratings Text, charts, and photograph from IES TM-15-07: The following , Uplight, and Glare ratings may be used to evaluate luminaire optical perfor- mance related to light trespass,sky glow,and high angle brightness control.lhese ratings are based on a zonal lumen calculations for secondary solid angles defined in TM-15-07.The zonal lumen thresholds listed in the following three tables are based on data from photometric testing procedures approved by the Illuminating Engineering Society for outdoor luminaries (LM-31 or LM-35). Notes to Tables A-1,A-2, and A-3: 1. Any one rating is determined by the maximum rating obtained for that table. For example, if the BH zone is rated B 1, the BM zone is rated B2, and the BL zone is rated B 1, then the backlight rating for the luminaire is B2. 2. To determine BUG ratings, the photometric test data must include data in the upper hemisphere unless no light is emitted above 90 degrees vertical (for example, if the luminaire has a flat lens and opaque sides), per the IES Testing Procedures Committee recommendations. 3. It is recommended that the photometric test density include values at least every 2S degrees vertically. If a photometric test does not include data points every 25 degrees vertically,the BUG ratings shall be determined based on appropriate interpolation. 4. A"quadrilateral symmetric" luminaire shall meet one of the following definitions: a. Type V luminaire is one with a distribution that has circular symmetry, defined by the IES as being essentially the same at all lateral angles around the luminaire. b. Type VS luminaire is one where the zonal lumens for each of the eight horizontal octants(0-45, 45-90, 90-135, 135-180, 180-225, 225-270, 270-315, 315-315-360) are within ±10 percent of the average zonal lumens of all octants. O International Dark-Sky Association • 3225 N.First Avenue Tucson,Arizona 85719 USA • www.darksky.org IDA Specifier Bulletin/5 Tab1eA-1: Backlight Ratings (maximum zonal lumens) Backlight Rating Secondary BO B1 B2 B3 B4 B5 Solid Angle BH 110 500 1000 2500 5000 >5000 BM 220 1000 2500 5000 8500 >8500 BL 110 500 1000 2500 5000 >5000 Tab1eA-2:Uplight Ratings (maximum zonal lumens) Uplight Rating Secondary UO U1 U2 U3 U4 U5 Solid Angle U H 0 10 100 500 1000 >1000 U L 0 10 100 500 1000 >1000 FVH 10 75 150 >150 BVH 10 75 150 >150 Tab1eA-3:Glare Ratings (maximum zonal lumens) Glare Rating for Asymmetrical LuminaireTypes (Type I,Type II,Type III,Type IV) Secondary GO G1 G2 G3 G4 G5 Solid Angle � FVH 10 250 375 500 750 >750 BVH 10 250 375 500 750 >750 FH 660 1800 5000 7500 12000 >12000 B H 110 500 1000 2500 5000 >5000 Glare Rating for Quadrilateral Symmetrical Luminaire Types (Type V,Type V Square) Secondary GO G1 G2 G3 G4 G5 Solid Angle � FVH 10 250 375 500 750 >750 BVH 10 250 375 500 750 >750 FH 660 1800 5000 7500 12000 >12000 BH 660 1800 5000 7500 12000 >12000 O International Dark-Sky Association • 3225 N.First Avenue Tucson,Arizona 85719 USA • www.darksky.org 6/IDA Specifier Bulletin "BUG"RATING EXAMPLE: A 250-watt MH area luminaire,Type IV forward throw optical distribution. Based on the photometric test data, the luminaire has the following zonal lumen distribution: �-�-- Lumens % Lamp Lumens Forward Light FL (0-30 degrees) 1618 5.9% FM (30-60 degrees) 6093 22.2% FH (60-80 degrees) 3748 13.6% FVH (80-90 degrees) 27 0.1% BL (0-30 degrees) 985 3.6% BM (30-60 degrees) 930 3.4% BH (60-80 degrees) 136 0.5% BVH (80-90 degrees) 16 0.1% Uplight UL (90-100 degrees) 0 0.0% UH (100-180 degrees) 0 0.0% Determine the lowest rating where the lumens for all of the secondary solid angles do not exceed the threshold lumens from Table A-1. In this example the backlight rating would be B2 based on the BL lumen limit. Uplight Rating: Determine the lowest rating where the lumens for all of the secondary solid angles do not exceed the threshold lumens from Tab1eA-2. In this example the uplight rating would be U1 based on the FVH and BVH lumen limits. Glare Rating: Determine the lowest rating where the lumens for all of the secondary solid angles do not exceed the threshold lumens from Table A-3 for a Type IV distribution. In this example, the glare rating would be G2 based on the FH lumen limit. Therefore, the BUG rating for this luminaire would be: B2 U1 G2 O International Dark-Sky Association • 3225 N.First Avenue Tucson,Arizona 85719 USA • www.darksky.org Ac�dend�m A for �E� Tf�!-'E�-'�1: Backlight, Uplight, a�d �lare {BU�} �2atir�gs T#�i� Addendum repla�es Add�ndum A in IE�i�F� TN�-'f 5-07, The folaowing Ba�klight, U�I��ht, and �lare ratings ma�r be �sed to eval�ate lurrkinaire �p#iCal p�rf��mance re��t�d #� Eigh# #e��p��s, �!�}+ glow, �nd high �ngE� �rightn�s� controf. The�� eatings aee �ase� on a �onal l�r��n �alculatio�s for s�c�n�ary solid an�le� defined i�r TM-��-�1 , Th� zo�ai fur�en th r�sh�l�� li�ted in the followin� #hree tables are �ased or� data frorr7 photorr�etri� te�ting pro�edure� �p�ro�ed by the llkurnir�atin� En�ineerin� �o�iet� for out�oor I�minar�es {LM-�� r L[1h-3�}, T�k]ie A-1: B�C�411�ht F2��ir1�� (maxirn�rrn zonal lumens} Backli !�� Rat�r� Secor�dary 3nlid ,�n le Bf1 �1 B2 B3 B4 B� m � BH 11U 500 �00� 2500 5U00 ��004 � m � � BM ��0 1�00 ��Q� 5000 8500 >85�0 � � � c� � BL 110 500 i000 �SQ� 5Q00 ��OD� T��IEe A-�: U�Ci�11t E2�#iri�s {maximum znnal I�rnens} l.� Ei F�t F��tin �econdary �olid An le U� �11 U2 U3 U4 4�� UFi � �� 0 500 100Q >1004 � � � � ,�� . � u� UL 0 10 50 �0� 1�0� �700� ! N�te�s t� Tables A-'�, A-�, and A-3: ('l} Any o�e r�tin� rs dete�r�ir�e� by the rr��ximurr� rating obt�ined for th�� #�bl�. For ex�rrt�le, if the BE-f z�ne �� rate� B9, the BN1 zone i� rate� 6�, and th� BL �on� i� r�t�d B1. than #he ba��Cl��h� ratJrr� for��Ire It�mrr�aire i� B�. �2) To det�rrnir�e BU� raiing�, fi�e �h�torn�kri� tesk data rrkust in�l�de �ata in t�e upper h��nis�h�r� ur�l�ss no I��ht is �mitted a�ov� 94 degree� vertEcal {for ex�r��le, if th� lurnir��ir� h�� a fla# lens and �paqu� sides}, p�r th� IE� Tr�sting Proced�re� �ornr�itte� e�c�rr�m�nd�tion�_ (�} It is ��cornrr�er�ded th�t the photome�ric test d�nsit�r in�lude va�ue� at I�ast every 2.� deg��e� verti�ally. If a �h�iom�tri� test does not include c�ata points ever�r 2.� degrees vert�cal��r, �t�e BU� ratir�gs shall b� deterr€�iried ba�e� �n appropria�e ir��r��l��ion_ (4} A "quadrila�eral �}�mmatri�" lumir�aire shall meet one of �h� �allow�r�g d�finiti�n�; a, A Type 1! lurni�rair� i� one with a d�stri�ution that has circular s�rnrne#r�, d�f�ned f�y �h� �E�f�A a� b�ing essentiall}r the �ame at ali lateral angle� aEound #�e lum€naire, b. A �'ype V� lum�r�aire is �ne where the zonal lumens for ea�h of �i�e ei�ht hari��ntal o��ants ��-45, 4�-9E�, 94-�3�, 1��-180, 18�-�25, 2�5-�7�, �7�- �1�. �1�-��Q� �r� wF�h in �1 Q �er��n# p�#h� �v�r�� zOn�l lumer�� # �11 octants_ , _} T�ble A-3: C31�� R�tirt�� (maxirnurn zona�lum�ns} �lare Ftating for Asy�nmetric�l Lumir�aire Types {Ty�� I, Type II, Type III, Type Ilf) Secat��ary Salid An 3e �� 1 �2 �� 4 �5 FVH �0 10� �� 50� 7�� >7�� :� .� BV4-# 10 i00 �� 54Q 75Q �7�0 � � � � FH 660 1 S00 50�0 750Q 'f��0 �124�0 N � t4 � �� '�� J�� Q� �� Gl�re Ratang for Qu�dril�teral Syrnmetric�l Lumin�ire Types �Type V, Type V �quare) Secandary �a�id An �e Ca� , fi�i C�2 C'a3 C`a�4 Ca5 FVii �0 100 �� 50Q l5Q �751� � _� � � B11F# 10 �00 �� 50� 75� �75Q _� � m � � �H 660 �80� 50�0 750� ��0 >��0 � �' r� C7 B H 6Fi0 1800 SQ00 7500 �2�U0 �1�000 � iFLJ�kJ�� 1�1""k F ��J �It#41*1��. � ��-watt N�H area lum�r�aire, Ty�e IV fo�ward t�row op�ical �is#��uti�n, Basec� on the phaiametric �est data, the luminaire �as khe follawing �or�al iur'nen dtstributio€�: Foruv�rd Li ht Lum�n� °lo Lam L�m�n� FL 4 -� 3� deg�ees� _ �818 �.9°l0 FM (�0 - �0 �le�rees�... . 6�93 22,�°l� ._._.__.._ .._._..._... . . .. . _ ........--� �- - FH ��G� - 8� d��ree�} ��748 13,�°l4 F1IH �80 - 90 ��+e� �7 �,1°la Bacic Li h# �� - �� d� re�� 9$� �.�°lo BM 34 - 60 de rees 93E� 3.�°/0 8�� T 8� de rees 13� 0.5°!a . ��r�_.��o — �o ��r�� . �� .�°�� .-�u�i��nt . UL ��0 - 'i00 d��r�es� �� ,�°l� UH 10� - 18� de ree� � �,�°la Backl�gfnt Rating: D�terrt��ne the lowes� rat�ng wt�ere the I�mer�s for �Il of t#�e s��ondar�r solid an�Ees do not ex�e�d kh� threshold lumen� from Ta�l� A-7. kn this examp�e khe ba��Cli�h# ratin� woui� be B� based on th� 8L �umen Grnit, L�pEight R�#ing= Deter�-r�ir�� he Iqwes� ra#�ng whe�e the lumer�s f�r �IC of t#�e second�ry sol�d angf�s da n�t ex�e�d #he #hresl�old lumens frorn �'abl� A-�_ kn #h�s ex�mple �he uplit�i�t r�ting woul� be�#ba��d on the�k�and�k�lumen Gmt�s, UO UL UH �lare Rat�no�: D�ter�n�ne �he lowes� rat�ng wi�ere the lumer�s for all of t#�e se�ondar�r solid ari�fes �!o not �xceed th� #hresho�d lumens frorn TaE�le �4-3 �or a T}rpe I�f distribution_ In #his ex�rr�p€e. #h� gl�re r�tin� would be �� based on th� FH lur��n lirnit_ Tf�eref�re, the BU� rat�ng far tF�� lum�naire would be; B� U� C� � CHAPTER 2 ZONING ARTICLE 9. REGULATIONS IN MANUFACTURING (M) DISTRICTS SECTION: §9110: Manufacturing Or(M) District §9111: Uses Allowed §9112: Uses Permitted Subject To First Securing A Use Permit §9113: Building Height Limit §9114: Building Site Area Required §9115: Yards Required §9116: Parking Required §9117: Additional Requirements §9110 MANUFACTURING OR (M) DISTRICT _................................................................................................................................................................................................................................................................................................................................. The regulations contained in this Article shall apply in all Manufacturing (M) Districts and shall be subject to the provisions of Article 16 of this Chapter.The purpose of this Article is to implement the general plan policies for industrial areas. (Ord. 793, §2, adopted 1982) §9111 USES ALLOWED _................................................................................................................................................................................................................................................................................................................................. The following uses are allowed in Manufacturing (M) Districts: A. Wholesale and storage establishments; light and heavy industrial and manufacturing use which, in connection with, has no appreciable offensive or objectionable noise, odor, dust or nuisance factor; such as service stations, auto wrecking, blacksmith shops, building materials yards, feed and fuel yards,junk yards, lumber yards, machine shops, planing mills, storage of goods and materials, and other uses which in the opinion of the Planning Commission are of a similar nature. B. Accessory uses to any allowed or permitted uses. (Ord. 793, §2, adopted 1982) §9112 USES PERMITTED SUBJECT TO FIRST SECURING A USE PERMIT _................................................................................................................................................................................................................................................................................................................................. The following uses may be permitted in Manufacturing (M) Districts subject to first securing a use permit, as provided in this Chapter, in each case: A. Industrial, manufacturing, or storage uses which may be objectionable by reason of production of smoke, dust, noise, radioactivity, vibration, bright light or other causes. B. Recreational uses, hotels, motels, mobile home parks, retail stores, offices, service establishments. (Ord. 793, §2, adopted 1982) C. Resident manager/security personnel housing. (Ord. 828, §2, adopted 1984) §9113 BUILDING HEIGHT LIMIT _................................................................................................................................................................................................................................................................................................................................. The maximum height of any building in Manufacturing (M) Districts shall by fifty feet(50'). (Ord. 793, §2, adopted 1982) §9114 BUILDING SITE AREA REQUIRED _................................................................................................................................................................................................................................................................................................................................. In Manufacturing (M) Districts the building site area required for each main building shall be a minimum of seven thousand (7,000)square feet in area. (Ord. 793, §2, adopted 1982) §9115 YARDS REQUIRED _................................................................................................................................................................................................................................................................................................................................. In Manufacturing (M) Districts yards shall be required in the following minimum widths: A. Front Yards: None required on interior parcels. On corner parcels there shall be a ten foot(10')setback for a distance of ten feet(10')along both street frontages measured from the point where the property lines meet at the corner. B. Rear and Side Yards: None required, except where the rear or side of a lot abuts on an R-1, R-2 or R-3 District in which case the rear or side yard shall be that of the adjoining zone. (Ord. 793, §2, adopted 1982) §9116 PARKING REQUIRED _................................................................................................................................................................................................................................................................................................................................. The minimum parking area required in Manufacturing (M) Districts shall be that determined by§9198. (Ord. 793, §2, adopted 1982) §9117 ADDITIONAL REQUIREMENTS _................................................................................................................................................................................................................................................................................................................................. A. All new construction, exterior modifications to existing buildings or on-site work shall require a Site Development Permit. (Ord. 793, §2, adopted 1982) The Ukiah City Code is current through 1178, passed June 21,2017. Disclaimer: The City Clerk's Office has the ofFicial version of the Ukiah City Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. ► � � � `� � � � � � � � � � � � � ° � � ` Purpose & Intent On May 20, I 992,the Ukiah Redevelopment Agency adopted Design Guidelines for the Downtown Deslgn District. Three years later,in 1995,[he City adopted a new General = Plan,which called for the adoption of Design Guidellnes for all commercial development within the City limits. After considerable discussion, it was decided that the most appropriate way to proceed was to simply augment the existing Downtown Design Guidelines for application to commercial development projeCts outside the existing � '�, Downtown Deslgn District. The existing Design Guidelines for the downtown area remain unchanged and are included in this document as they were adopted in 1992. They will continue to be applied within the Downtown Design Districras they have since their formal adoption. New guidelines more applicable to the outlying commercial areas and commercial gateways have been prepared and are included as a separate chapter in this document. : The purpose of the Design Guidelines for projects outside the Downtown Design District is I) to implement the goals and policies of the Community Design Element of the General Ptan; 2) to provide design guidance and criteria for commerciai development; 3) to provide site planning and architectural excelience,as well as unity and integrity in the commercial urbanscape outside of the Downtown core;and�I) to provide attractive commercial areas along the major transportation corrldors outside the downtown that will stimulate business and city-wide ecanomic development. 5) to provide property owners, developers,architects,and project designers with a comprehensive guide for '� buifding design. ' The Design Guidelines are intended to address the concerns expressed by the Planning Commission and City Council regarding a lack of design guidelines for commercial development within the City, and ro fulfil the direction contained in the Community Design Element of the Uklah General Plan. , The Design Guidelines are applicable to all commercial development outside the existing Down[own Design Distrtrt, and are intended to be applied in a fair and reasonable manner, taking into consideration the size,configuratian,and location of affected and surrounding parcels,as well as the size,scope,and purpose of the individual development • ;� projects. Architects, project designers,and/or project applicants are expected to make a strong and sincere effort to comply with the Design Guidetines and contribute to the improvement of the City's physical image. Project applicant's,w[th the assistance of the[r architects and building designers,are expected to put forth a convincing creative effort when planning development and designing buildings. .�g_ Site Pl�nni�g Natural Site Features Compatibility With Generally, a designer should plan a project to fit a site's Surrounding Development natural conditions,rather than aiter a site to accommodate The placement and layout of buildings, parking areas, a stock building plan. landscaping, exterior lighting, and other site design features should be compatible with surrounding land uses Significant existing site features such as mature trees/ and architecture from both a functionai and aesthetic landscaping, lot size and configuration, topography, and standpoint. the relationship to surrounding development should be compelling factors in determining the development capacity Development should not create unattractive views for and design of projects. neighbors or traffic corridors. All exposed elevations maintain consistent architectural character. Service areas, All required Grading and Drainage Plans shall be prepared trash enc(osures, utility meters, and merhanical and by a registered civil engtneer or other qualified professional electrical equipment should be screened from view. acceptable to the City Engineer. Parking Property owners are strongly encouraged to develop The number of parking stalls and overall parking lot design sl�ared facilities such as driveways, parking areas, shall generally comply with the requirements of the Ukiah pedestrian walkways, and outdoor living areas to Municipal Code (UMC). Deviation from the parking maximize usable areas and create unique design requirements of the UMC can be approved through the opportunities. discretionary review process provided a finding is made that there is a unique circumstance associated with the use of the Setbacks for new development should consider the ro e that results in a demand for less character of existing frontages. Setbacl<s deeper than the p p rty parking than minimum requlred are encouraged only in order to allow normally expected. These circumstances may include uses for sidewalk widening or the creation of special pedestrian that would attract young teenagers, bicyclists, or a high areas such as entryways, courtways, outdoor cafes, and number of drop-off patrons. other features intended to enhance the pedestrian environment. Parking facilities shall be aesthetically screened and shaded with shrubs, trees, and short walls and fences according to guilding Design the requirements of the Zoning District in which the property is located. Architecture Monotonous box-like structures devoid of variety and The visual prominence of parking areas should be de- distinctiveness,and without openings and changes in wall emphasized by separating parking areas into small components. The practice of placing the majority of parking P�anes are discouraged. Architectural features such as areas between the building(s) de-emphasized by separating arches,raised parapets,decorated cornices,eaves,windows, parking areas into small components. The practice of placing balconies,entry insets, a variety of roof angles and pitches, the majority of parking areas between the building(s) and the and the inclusion of relief features in wall surfaces primary street frontage should be avoided(see page 22). are strongly encouraged when tied into a comprehensive design theme. Pedestrian Orientation j pedestrian walkways should be included that directly link all Building Colors parking areas with building entrances, off-site transportation The use of strong or loud colors, especially those with no facilities, established sidewalks, and adjacent public rights-of- tradition of local usage, should be reviewed in context with way. They should also be consistent with uses and the overall aesthetics of the area. architecture from both a functional and aesthetic standpoint. Colors should be compatible with adjoining buildings. Color Outdoor pedestrian spaces should be landscaped and include 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 street side walls. Decoration and trim signs, attractive street furniture, low-level lighting, and should be painted in order to call attention to it. outdoor seating areas. ,,�.,� ___ _ - .----- _._ __.,_ _ _�._. _ __ _.... _._ _ _� ._.. _. _.�_,.._z_. _ -- _ _ - 19- Sl�e P��'illlll� (Cont.) Building Materldls Sandwich board signs shali conform to the requirements The creative use of wood, stucco, masonry (brick, stone, tile), of the Ukiah Municipal Code, and shall be tastefully and recycled materials are strongly encouraged. designed�vith subdued colors, minimal sign copy,and a creative appearance. Every sign should be designed in The use of inetal buildings is discouraged, unless they are scale and proportion �vith the surrounding built designed in a creative and unique way, that meets the purpose environment. Signs should be designed as an integral and intent of the Design Guidelines. architectural element of the building and site to which it principally relates. Concrete block and exposed concrete are generally The colors, materials, and lighting of every sign should be acceptable building materials, provlded they are treated, restrained and harmonious with the building and site. No te�ctured, painted, and/or used in a pleasing aesthetic way sign shall be placed within the public right-of-way without consistent with the design guidelines. Materials should Ue the securement of an Encroachment Permit. selected to create compatibility behveen the building and adjoining bulldings. Fe11CeS � Wa��S Lighting All sides of perimeter fencing exposed to public viewJshould Exterior lighting should be subdued. It should enhance be finished in a manner compatible with a project's building deslgn and landscaping,as well as provide safety materials, finishes, colors,and architectural styling. Large and security.Exterior Ilghting should not spill out and create blank fence walis, and fences and walls that create high glare on ad�oining properties, and should not be directed vlsual barriers are strongly discouraged. All proposed towards the nlght sky. unpainted wood surfaces should be treated or stained to Li ht standard hei hts shouid be preserve and enhance their natural colors. g g predicated on the lighting need of the particular location and use. Tall No portion of a wall or fence should be used for advertising or lighting fixtures that illuminate large 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 fixtures, standards, and atl exposed accessories public right-of-way (see page 22). should be harmon[ous with building design,and preferably historic and innovative in style. All pedestrian and building qll Fencing and walls shall comply with the provlsfons of access areas should be adequately lighted to provide safety, the llkfah Municipa)Code.No fencing or wall shall obstruct security,and aesthetic quality. the sight dtstances of motorists,as determined by the City Engineer. Energy Conservation 6oth active and passlve solar design are encouraged.Natural ventilation and shading should be used to cool buildings Outdoor Storage & Service Areas whenever possible. -- Storage areas should be limited to the rear of a site, and Sunlight should be used for dlrect heating and iilumination from public view with a solid fence or wall using concrete, whenever possible. wood,stone,brick,or other similar material and should be Solar heating equipment need not be screened, but should screened.All outdoor storage areas and enclosures should be as unobtrusive as possible and complement the bullding be screened,when possible,with landscaping. design. Every effort should be made to integrate solar paneis � into the roof design,flush with the roof slope.(see page 22). If trash and recyclingareas are required in the discretionary � review process, they shall be designed to harmonize with SIgfIS the bullding and landscaping,and shall be consistent with - - • -•� w the requirements of the Ukiah Municipal Code. The amount, type, and loration of signage on a site shall generally comply with the requirements of the Ukiah Where common mailboxes are provided, they should be MunicipalCode. However,signprogramsshouldbedesigned located close to the front entrance of building(s). tastefully and in a way where the overall signage does not The architectural character should be similar in form, dominate the site. materials, and colors to the surrounding buildings. -20- �.andscaping All landscaping shall comply with zoning code requirements. Landscaping shall be proportional to the building elevations. Parkl119 LOtS Landscape plantings shall be those which grow well in Ukiah's Parking lots with twelve(I2)or more parking stalls shall have a climate without extensive irrigation. Native, habitat-friendly tree placed between every four (4) parking stalls with a flowering plants are strongly encouraged. continuous 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 so be deciduous species, and shall be designed to provide a tree that a viable and mature appearance can be attained in a canopy coverage of fifty percent (50%) over all paved areas reasonably short amount of time. within ten (10)years of planting. Based upon the design of the parking lot, 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 lots shall have a perimeter planting strip with inhibit solar access on the project site or abutting properties. both trees and shrubs. The planting of lawn areas with the trees and shrubs is acceptable, provided they do not All new developments shall include a landscaping coverage of dominate the planting strips. twenty percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be Parking lots with twelve(�2)or more parking 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. facilities within landscaped areas and/or separated from automobile trave) lanes. Based upon the design of the Projects involving the redevelopment/reuse of existing parking lot,and the use that it is serving, relief from this buildin s shall requirement may be approved through the discretionary g provide as much landscaping as feasible. review process. Landscaping Plans shall include an automatic irrigation system and Lighting Plan. All required landscaping for commercial Street trees are required. They may be placed on the development projects shall be adequately maintained in a property proposed for development instead of within the viable condition. public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority Species of street trees shall be selected from the Ukiah to modify the required elements of a Landscaping Master Tree List with the consultation of the City staff. Plan depending upon the size, scale, intensity, and All street trees shall be planted consistent with the location of the development project. Siandard Planting Detai!on file with the City Engineer. -21 - Parking- Screening ��,.��,,.,.�,N�„�.�w��.�U��.��,�� - � ��.�,N��,��,,_.. E RECOMMENDED ? �.�.,.�k�._�a..m,�.r..�.....�.fr �`.�.� � � � �., y �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_ ��g:'3fiAWM.S,dt��Fi*�'�XfnS*..�-4XnFiItN�X�+,niRi�aFil�Yr�FiliCto.'+F.�R&��,�H%5'/f.'�'R�(yRiPFaQtlh94YA(Pf.e'%.T1V.��£N(Qfifib:i&9�a'rX,'�'.;.R4W�i'�F.IRGT'o-" .F,Y�V�.a.S.8FM47dIlliX4'7r�.bQ[8'51�F.ANANdifFB(h3Fi7[%b'LTLR9(.�8��'.lk�� Fences &Walls Acceptable for Street Side Not Acceptable for Street Sides � ,, - - � � . �-_-: •.r` � 1,: �,=� • :�t=- _ �;�—'�-.� :�_ Picket Chain ink � - - -- - - _ .��;�_=� ��_ � Picket � Wood �re � _ �-t!,� . l;� �st"_}__"�. ,,: �.,- f Wroug t Iron � Post&Rail -22- P�e-Approv�l Considera�i�ns Now that you have reviewed the guide,apply these questions to your proposed plans before you submit your application. If you can answer yes to all of these questions,your plans have a very good chance for approval.If you have to answer no to any of these questions, you may want to reevaluate your plans in light of the goals and criteria of the Commercial Development Guide. We encourage your design creativity and look forward to working with you. I J Do your plans relate favorably co the surrounding Yes ❑ NO ❑ area? 2.) Do your plans contribute to the improvement of the Yes ❑ NO ❑ overall character of the City7 3.) Do your plans fit as much as is reasonable with the Yes❑ NO ❑ building's original design? 4.) Are the changes or new construction proposed in your Yes ❑ NO ❑ plans, visible to the public and architecturally interesting7 5.) Does your project propose a use consistent with YeS ❑ NO ❑ surrounding uses and businesses? 6.) Are all materials proposed in your plans appropriate Yes ❑ NO ❑ to the neighborhood7 7.} Do your plans include landscaping and design to Yes ❑ No ❑ enhance the pedestrian environment? � s.) Have your plans been designed in accordance with Yes ❑ No ❑ ' the guidelines set forth in this booldet7 i 9.) Are you aware that Ukiah is in Seismic Zone 4 and Yes � NO ❑ what that means to your project? - 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 Project Review Process Flow Chart Project Review Process At A Glance � . - e- � . . e• �. -� -. . � . . . ..• •� •� 4 O- ��; Define praject,gather info and receive direcUon at the City Planning&Community Development Department 0q�1 �';� �o I�'d - ��, F. � Z _ Schedule Schedule pre- pre-application review application review with with City Planning Staff City Redevelopment Staff p D Submit Site Development Submit Facade Improvement Permit application to City Permit Application to the City Planning &Community Planning&Community Development Deparfinent Development Department e .I D , , City Planning Commission Redevelopment Agency i review of project Design Review Board review of project -24- Local Examples of Desirable Design Elements � ,:� P '��e S: � . E , r�_� � � : : � �esidenticzl �:ortversi�n :��i�111 i ��tt. � Jsx�i�nf�le 1 - � � �� . m r . �- �� i f�� ,� -a� . . � � ` .�. '� �, 2� ��r`� . . � . . ' . '_ . . �.� � � �� , .. . .._..._ � � . _.. . .� • .�� .. ...__:.._.,.. '.. 7 . . . . .- � _- . _...�. �i 1� '� i �` ,-�; liesiderc�ictl G`onversion '� Gxa�nple 2 � �_ ..:. ; , _ . . . . . . �,<�/ �.._r_ �� a�� 1 � ; ��,.,. �� :a � � _ � �� l�esidenti�xl Conversiora � L'xcarraplc .3 -25- Local Examples of Desirable Design Elements � �� _ _.. _. _ � �. � ➢��► � ' ! .. I . �Ilsic�h Val,ley �; . � ' �'' �� ` y, (aonfere,tce �e�ater 0 f ` _a:;�. �., °ri ' �. �~� � Sc�in,t, Mary�S �;'rzt�aolic C'hurch � ,. �� .i_� uul.�i�,!lii�li!Illt�il�(i��11�11L�111� � �� 1�1�1�1�1�1�I Iil11I[[�� { ��,��;;�,tii!I`I) �1��'�� ' I�everly's F'txbric ' - and Cr�zfts St,orc � - Beverl 's : ��.y= :::;�,.�-�.�;i,.� _ -26-