The URL can be used to link to this page

Home My WebLink About09132017 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 September 13, 2017 6:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES a. The Minutes of August 23, 2017. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. APPEAL PROCESS All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from which the appeal is taken. For items on this agenda, the appeal must be received by September 25, 2017 at 5:00 p.m. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC HEARING a. Holiday Inn Express - Request for approval of a Major Use Permit and Major Site Development Permit to allow the construction of a 4-story Holiday Inn Express on Airport Park Blvd. The site is located on the northern half of APN 180-110-28. File No.: 2590-UP/SDP-PC. 10. COMMUNITY DEVELOPMENT AND PLANNING DIRECTORC� REPORT 11. 3❑C11 ,1 ❑�200 ,66,21 ❑56� ❑3257 12. ADJOURNMENT ADA ACCOMODATION: If you plan on attending the public hearing and need a special accommodation because of a sensory or mobility impairment/disability, or have a need for an interpreter, please call Cathy Elawadly at the City of Ukiah at (707)463-6752 to arrange for those accommodations to be made. Page 1 of 1 CITY OF UKIAH PLANNING COMMISSION MINUTES Regular Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 August 23, 2017 6:00 p.m. COMMISSIONERS PRESENT COMMISSIONERS ABSENT Mike Whetzel, Chair Christopher Watt Laura Christensen Mark Hilliker Linda Sanders STAFF PRESENT OTHERS PRESENT Craig Schlatter, Community Development Listed below, Respectively and Planning Director Kevin Thompson, Planning Manager Cathy Elawadly, Recording Secretary 1. CALL TO ORDER The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. CHAIR WHETZEL PRESIDING. 2. ROLL CALL Roll call was taken with attendance as listed above. 3. PLEDGE OF ALLEGIANCE Everyone recited. 4. APPROVAL OF MINUTES Motion/Second Hilliker/Christensen to approve the Minutes of July 26, 2017 as submitted. Motion carried by the following roll call vote: AYES: Sanders, Watt, Christensen, Hilliker, and Whetzel. NOES: None. ABSENT: None. ABSTAIN: None 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS 6. APPEALPROCESS 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC WORKSHOP a. Housing Workshop ❑Towards the Development of a Housing Strategy for Ukiah. Page 1 of 4 Minutes of the Planning Commission, August 23, 2017, Continued: Presenters: Craig Schlatter, Community Development and Planning Director and Kevin Thompson, Planning Manager. (Housing Workshop PowerPoint presentation given by Craig Schlatter, Community Development and Planning Director). Public Comment: Alan Nicholson and Mary Anne Miller. Planning Commission comments: • Would like information on the number of City employees that commute to work from other areas. • Provide for more information concerning developing a Ukiah Housing Trust Fund and/or Revolving Loan Fund (RLF) to more effectively stimulate affordable housing development. • Further consider whether or not an Inclusionary Ordinance would be an advantageous tool to have for Ukiah, as a rural community in terms of homeownership possibilities and affordability opportunities. • Related to the strategy for middle income/residential housing production and potential ideas thereof for revising LID and/or stormwater requirements for treatment of stormwater that could restrict/impede development such that it may be an opportunity to look at modeling after the wetland mitigation banking/offset credits idea. Adaptive use of this model would allow for some development flexibility, rather than a developer having to make rigorous stormwater improvements for a particular project, he/she could put money towards a mitigation bank such that stormwater improvements could be done for a project somewhere else so that the project does not become cost prohibitive. • Would support consideration given to reducing barriers to development, particularly for middle income housing production that may include amendment to the zoning ordinance to allow by-right residential uses in certain zoning districts, reduce setback and parking requirements, and possibly review and/or possibly modify land use regulations that focus on impacts. Related to the issue of development barriers, it may be important to work with such partners as the Mendocino County Airport Land Use Commission and County of Mendocino and/or other organizations/agencies to look at some of these potential development barriers. • / F�1B RIW��hi�[�u�NDK��XVLQJ �DXVHIF�.�RC�F-�4� It may be that people cannot afford housing in this community such that job wages are low and non-competitive. Is it the lack of housing stock or is it the pay scale? • Look more closely at vacant and underutilized parcels and make an assessment of possible housing opportunities even though this inventory has essentially been completed/addressed in the General Plan Housing Element; could include an appraisal of wetland areas the City has that can be a potential component/element of the wetland mitigation bank. • Related to economics and housing affordability, it may be Ukiah has a reputation for EHL�J�DCVLq-M/��ki�L�14�N-E�PQFi��I ��K, people cannot afford housing in this community. Important to create an incentive for people to want to stay in Ukiah. ThF�1H1��+iS�IH�E�P VC�Ral9�1J C�NDK❑ other than the housing situation. This community needs to look at how to attract new Page 2 of 4 Minutes of the Planning Commission, August 23, 2017, Continued: businesses to come to Ukiah that are good paying so people can afford to live here. People grow up in Ukiah and move away because it has a limited job market. • Related to the stakeholder comments: 3714-�1H[1�/[ID[ffII�D�h4�lV�IJ H�XVLQJ�1�4-I[1�/VXFi�Y[�SQ�D�PoK3DQQ�LVXC�� E�`QFiCJ I��XE��RWJ�Q�1Y�1�'.SLQJ�I�RIDJS�J C�l9ZJ lIDP �1A�U�L(427 help the community have a better perception about affordable/middle income housing market needs/programs and possible housing opportunities based on the different income groups that are available or could potentially be available. Land and all the accompanying necessary improvement infrastructure must be available and in place so that housing development can occur. The City needs to look at innovative ways to make land available for housing development purposes because there is a shortage of land in this regard. Ukiah does have plenty of space to do infill projects. Can consider looking at existing City General Plan policies and goals, zoning ordinance regulations and possibly make changes accordingly so that there are effective housing incentives/opportunities in place for people, and also consider possible ways to more or less streamline land use restrictions. Municipal land use policies directly have an influence on the community from an economic perspective such that developers, for instance, looking to build in the community can make a return on their investment. It may be that housing development outside the City limit is more economically feasible because the rules are more permissive and the fees are less. 3714�i��SF�QC�RI�H�Z�F�1M�CS�]rom lower cost to higher cost KRXVI�.I��ZX�LQI�DIIt�FMYdIC�eople should have the opportunity to be able to move up from lower cost housing to more expensive housing. Consider why this not necessarily occurring. • Finds the City Connection Fee Deferral agreement and/or other programs that defer or promote developments to be a benefit. • If Ukiah has an abundance of affordable housing where there is no incentive to earn more income this scenario can become a detraction and/or an unintended consequence that needs to be addressed relative to businesses looking for people having a desire/incentive to grow, expand, and improve their lives. If a person wants to make more money to change his/her living situation to a better situation there should be an incentive in place to assist in this regard. • There are homes for sale in Ukiah in the price range of $300,000-$400,000 that would be on the market for a lot more in other communities. • Local businesses want to recruit people to work for them, but it is difficult because there is limited housing stock. • There is a definite connection between having good paying jobs and houses people can afford. • HUD and/or Section 8 housing opportunities are limited in this community because many landlords do not accept Section 8 recipients. As such, it may be beneficial to better educate landlords about the benefit of allowing persons with Section 8 vouchers to rent from them. • Related to land availability, the City likely has more land for multiple-unit housing/low income development opportunities than for single-family residential. Again, there are Page 3 of 4 Minutes of the Planning Commission, August 23, 2017, Continued: professionals that want to live and work in Ukiah and find the housing stock limited in Ukiah. • Understands it is often problematic for contractors/developers to meet all the building code standards the State of California forces the City to enforce. It would be beneficial to be able to ease up on some of those regulations, but does not know how this can be effectively accomplished and/or if this is even possible. The City has been known to put SFi�S�I��Ql9ZXJ K❑1,PQHCIIC.�J F�IDZ Ken it comes to local development and with getting projects through the process. • Referenced a magazine from the August 2017 edition, �XLC��J�hat talks about when the millennials start to purchase homes, which many are now doing later in life than most generations before them,they do not want big homes but rather smaller homes. The idea is to think about building homes more compactly. • There are people that are very busy in their lives and do not want to have a large house or yard to care for, but rather a smaller home that is modern and comfortable. • ❑I-I�PaIC�NDK�B LC�BI[I�FRP H�ZXVLQI[�DlW-Iu�1Afi�PoU�ok at the possibility to restrict parking and reduce setbacks by moving houses closer to the street in order to provide space for such housing. • Related to the topic of land availability, the City has not annexed any land from the County for many years. • Look at ways to formulate a housing program strategy to create levels of subsidizing whereby if someone wanted to improve their housing situation who might not necessarily be eligible for low income housing opportunities, and may be ready to consider buying a house or upgrading his/her rental status ��Q�I-I�I+IQI� area to get assistance to be able to go to the next housing level. 10. 3/ ❑1 1 ,1 ❑�,5❑�72 5 C6 C�❑32 57 Presenters: Craig Schlatter, Community Development and Planning Director and Kevin Thompson, Planning Manager. 11. 3/ ❑1 1 ,1 ❑�2 0 0 ,66,21 �56�❑32 57 Presenters: Commissioner Hilliker and Chair Whetzel. 12. ADJOURNMENT There being no further business, the meeting adjourned at 8:26 p.m. Cathy Elawadly, Recording Secretary Page 4 of 4 AGENDA ITEM NO. 6A Department of Community Development and Planning 300 Seminary Ave. Ukiah, CA 95482 �'�� planning@cityofukiah.com 1 DATE: September 13, 2017 2 3 TO: Planning Commission 4 5 FROM: Adele Phillips, Associate Planner 6 7 SUBJECT: Request for Review and Recommendation regarding a Major Use Permit and Major Site 8 Development Permit to allow the construction of a 4-story Holiday Inn Express on Airport 9 Park Boulevard. File No.: 2590-UP/SDP-PC 10 11 12 13 14 SUMMARY 15 OWNER: Redwood Business Park of Ukiah 425 Talmage Rd Ukiah, CA 95482 APPLICANT/AGENT: Alpesh Jivan NAM Hospitality, LLC. 555 S Orchard Ave. Ukiah, CA 95482 REQUEST: Major Use Permit and Major Site Development Permit to allow the construction of a 4-story, 92-room, ±52,700 sf Holiday Inn Express hotel; 94-space parking lot; and associated landscaping on Airport Park Blvd. DATE DEEMED COMPLETE: August 18, 2017 LOCATION: ±0.5 mi south of the intersection of Talmage Rd. and Airport Park Blvd., lying on the west side of Airport Park Blvd. APN pending TOTAL ACREAGE: ±2.29 A GENERAL PLAN: Master Plan Area (MPA) ZONING DISTRICT: Airport Industrial Park Planned Development (AIP-PD), Light Manufacturing/ Mixed Use ENVIRONMENTAL Mitigated Negative Declaration DETERMINATION: (See Attachment 1, Initial Study Mitigated Negative Declaration) RECOMMENDATION: Conditional Approval (See Attachment 2, Conditions of Approval and Mitigation Measures) STAFF PLANNER: Adele Phillips 16 17 1 BACKGROUND 2 3 The project comprises the development of a new 4-story hotel on a ±2.29 acre portion of a 4.59 4 acre parcel property located ±0.5 mi south of the intersection of Talmage Rd and Airport Park 5 Boulevard. The site is located on the northern half of APN 180-080-28. The site is Parcel 1 (F6- 6 A) of Minor Subdivision No�❑❑❑ I-HIQ"QrNLJ F-10�EI-� 7 8 In addition to the hotel building, the project comprises the development of a pool area, patio, 9 concrete sidewalks, asphalt paved driveways, parking area designed to include stormwater 10 drainage features, and landscaping. The hotel building will be of steel frame construction, with 11 S�QIDP��CD❑��❑❑0❑�Id7Z 1�4-I�/TXDIJHdf�J H[�21�QFi1ll�/FF 12 floor are the following: 13,247 square feet (sf); 13,129 sf; 13,129 sf; and 13,129 sf, respectively. 13 The gross square footage of the building is 52,634 sf. Parking area will consist of 94 parking 14 stalls, including 4 ADA-compliant parking stalls. The project site is moderately sloped from the 15 northwest to the southeast with elevations ranging from about 599 ft to 584 ft. See Attachment 16 3, Project Plans. 17 18 19 SURROUNDING LAND USE AND ZONING 20 21 The Project is situated centrally in the Airport Industrial Park Planned Development (AIP-PD) 22 area located in the southeast corner of the City of Ukiah. The subject property2 currently 23 vacant, and generally flat in topography2 is adjoined by vacant lots to the south, an auto retail 24 center and future site of Costco to the east, a tire store and shopping center to the north, and 25 the Ukiah Municipal Airport to the west. The site has been highly disturbed and features very 26 limited vegetation in the form of sparse grasses. � r � , . ...�.-- x, �ri w� 3 - y ,, �` . ��.'�n-.., �"�� _� - �.. 1�' �i� ,� .iq E� �:'--y. .� �`"rt ` �,� 7 .�' � - - �, - _�.. ._ 11 �}i �e1 � ` , '1i *g' 1 . ,.. �A , ��;- j] .` J �` • �� `�� x; - . `�� -. � ,; � � —�.� �:� n�: �: , �: �:; '°::, ��,; ,.- ,: . f� ��. _i, p t,i� �_;� �'� E:.' r:, t., I - � � _ � S', E _' 1. i. �. i •i . �+ � 't j r I��G a � *�'�. i�i ,�i ,i1 -+ `r,ii {.1� � ¢ �� . - �e` i'I�� f - Y:rrys.. � �- .•; i. . .. �V�'�• "_.h�'�4•� � ti"✓�� ' 4 �,t�M"'1`'� ��I �I� � ' ~n_s. g� t. , a.. +Re�r �4 �� I � :�� ' � �•�; i • 'i M } � . t �. t • t,-�; �'� �i�� _ I f1 4; ,� 7s �� ,�j � l`5 �� } �� l 4'� +i'' - }��,I '�� __ I ;� �I .� 9, �i �_ �w��l,,i i �,�� ' �� '�� ,�� - �� ;� ��- � + b � -�;�. ��:�", t,ti, ,�j� �ts '' !'rl�. 'i � �. ��. �, ; `""`fr. '�/i� �� yl- � � .I .". �f'�'i�� ..n�C . ' 1fiY� � � , h � Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 2 1 l , � �. •' + " �i:�r Y— '�� 1 � ,I _ t r —' • I � �'�-':I�.iIRlr3l I�De��r��, — i�`:1._: � _ . I '��`� .. � . . I- �r.'i --� — — — -- �r,— - F r �- -- — -- ' �} I -r� .i.. y r--- - � r� �-�� I � . l. � f�� t� �, � _ 'i�`?�_`~- _ _ r, ''' � � �+ �� ` _ _� -- - � } � - . -- � I I�. � -- �—- I'r -� — ''` I f } � �4- � _ �.{' ,' �i �,1 � - � _ ' � k �� -- ---- 1 � I I I � _ - _ •� � `� r` � . l.._ - ..-._ 4 - \ � � - --- � � ~ ~ ~~ �_- �.� ' �- ` � � �� ' � � f� -� , f. I I I i � -�.-i� .'' r -�; , �, �— - . I F � i� i ��' � ----- '- � �- --- ... ..� _ . __ _� - - -- � _ �is -� • _ J', r - i� - f�--- _:'!� , �� I 'i i �� f� _ � � I � i , � � � , _ � , , 1,� , � � ;i l� • f I �� . _ i �` _J � �_ '�I � - �;� ' � I � LE�END r { �� I ' I i ��; i . l� �, ��; :; � � � �� - _ High'v�ray Comrnercial � ti� a �*�� Endustrial �� - !� } � � ,� Light Manufac#ur�ng Mixed €�se � - �w; l� � ' � � � � � dpen Space ' i� � �+ Professio�al Office =_ �� I _ Rekail Commercial , - : h �'� � I i r' Endustrial Au#o Cammerciaf ��j � f � _ , ��'1 l � - � s � 1�-� - -- - - i` l ��-�_-�— �'� � _ ti ,� I � ��_ �� ,�.1 -- � . -- - _ M1-�.yF4__ iI f __ �I ,_., � �+� ..� � 4, -__ �` � }•1 �f � 'p � � �.-•�r• i t t �� _ � . �.;4�ti-;} _ �-_-i } � � I �� ` " 5� �#,��-- ---__ _ ;--� � -�cij�,.� , -1' 4"-- _-fi'� 5 4'f,�i!`�. � -- •,� _� - 1�..=,� ��.5 �# �. ------ � � - -- � � t�� , �'r - �� -_---�y�� - - - _ -�� i +�� ~ ' � �- � -� � -�--~ _.---- ti i ly k _r'��-- ��, , � r, ��5 { _ Y 5 5 ��~ ~�s }yJ 4 y'� �- ��_ -f-- _ ��'�- -``� ��' . ' � f-5 �t'� E • '� � t - . ` �- �!Y� �5} 5 - ' ' �!r- _� u r I.+� ' : - '� aY � ~_ _�� _ J��L� �k�r� �`r' ' - �_..i��r�- ��'�•,--�-- --k, -_i-- -�- - - �,—j, � �,��iT�: Y-�-�� . i ,1 .---�� _ �� -�_+- �- .� '. , �r Z 3 4 Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 3 1 GENERAL PLAN ZONING LOT SIZES USES North Master Plan Area AIP-PD ; ±2.15 acres Commercial Light Manuf. / Mixed Use AIP-PD + East Master Plan Area Retail Commercial —4.28 acres Commercial AIP-PD + South Master Plan Area _4.69 acres Vacant ; Light Manuf. / Mixed Use ; . ........ .. :... . West Public Public Facility ±92 acres Ukiah Municipal Airport 2 3 4 Agency Comments. On March 20, 2017, project referrals were sent to the following 5 responsible or trustee agencies with jurisdiction over the Project: Ukiah Valley Fire District, City 6 of Ukiah Public Works, City of Ukiah Police Department, City of Ukiah Electric Utility, City of 7 Ukiah Building Official, and Mendocino County Air Quality Management District�l4-I[II,111�LM/b 8 recommended conditions of approval are contained in Attachment 2, and a brief description of 9 the submitted agency comments are listed below. Any comments that would trigger a project 10 modification or denial are discussed in full in the following section. AGENCY RESPONSE RESPONSE DATE Ukiah Valley Fire District Comments May 17, 2017 Fire hydrants, check valve, fire department connection, awning height, knox boxes, red curbs; Functional sprinkler system per floor, C/ear access to building by ladder truck approximately nnTYll�17�DC-�-! City of Ukiah Public Works Conditions of Approval July 17, 2017 Sidewalk, LID, SUSUMP City of Ukiah Police Dept. No Comment July 17, 2017 Cit of Ukiah Electrical Utilit Conditions of A roval Ma 17 2017 Y Y pp Y � ❑❑�8( V�Underground service; Provision and installation electrical costs borne by applicant and inspected by city City of Ukiah Building Official No Comment March 27, 2017 Januar 20 2017 City of Ukiah Design Review Board y ' August 3, 2017 Aesthetic and box-like structure unsuitable to Ukiah; signs should not project above parapet roofline;landscaping to be of scale to building Mendocino Co. Air ualit M mt. District Comments Ma 15 2017 Q Y J Y � AQMD permit required if grading of 1 acre or more 11 12 13 Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 4 1 STAFF ANALYSIS 2 3 A Use Permit and Site Development Permit are being considered concurrently, per Ukiah 4 Municipal Code section 9262, which allows the following: 3Projects requiring a Use Permit for 5 new construction or exterior modifications need not have a separate Site Development Permit. 6 Site development review, criteria, and findings shall be incorporated into the use permit 7 SIH�FMN� 8 9 1. Ukiah Airport Master Plan Compatibility 10 The project is located within the B1 airport compatibility zone of the Airport Land Use Plan. In 11 �PQFiC�1a❑�i�14�Po1m'CD�B RQl V1�8�A-K� F� F�..�D�FFHS1��1�DE�IZLI❑❑ 12 of the Compatibility Criteria, as such a use does not typically meet the density and other 13 development conditions listed. Such uses may be allowed if a major community objective is 14 served by their location in this zone and no feasible alternative location exists. 15 16 Densitv• The B1 compatibility zone allows a maximum density of 60 people per acre, and this 17 density is intended as a general planning guideline to aid in determining the acceptability of a 18 proposed land use. Per the land use compatibility plan, the project should not attract more than 19 the indicated number of people per acre at any time. This figure should include all individuals 20 who may be on the property, such as customers and employees. 21 22 As discussed on page 19 of the Initial Study and Mitigated Negative Declaration, Staff used 23 IF�X�/�Ll@�P �-I�DmI�C�/�1�9c�GpX1A'gV�LYL�tRCC��irport Land Use Planninq Handbook (2011) 24 to calculate that the density for the proposed project. Assuming full staffing of 18 employees on 25 site and an average occupancy of 1.25 persons for each of the 92 rooms, the total number of 26 people on the 2.29 site would be 133 persons at full occupancy and approximately 58 persons 27 per acre, thereby conforming to the B1 density criteria of 60 persons per acre. 28 29 Open Space. Maintenance of 30% open land is required per lot in the B1 compatibility zone. 30 The hotel structure accounts for approximately 20% of the site, leaving 80% open space, and 31 satisfying this criterion. 32 33 Noise. The Mendocino County Airport Comprehensive Land Use Master Plan (CLUP) suggests 34 that noise-sensitive land uses should be avoided. Per Figure 4W of the CLUP, the proposed 35 hotel location is currently exposed to noise levels of 60 ± 65 dB Community Noise Equivalent 36 Level (CNEL) on an average day, as well as during a peak fire attack day. Operation of the 37 Project would likely exposure people to noise associated with the operation of the airport. In 38 addition to complying with the Building Code, the project shall install exterior glazing (window 39 and sliding glass door assemblies) on fa�ades facing Airport Park Boulevard and the airport 40 having a minimum sound isolation rating of 27 Outdoor-Indoor Transmission Class or 35 41 Standard Transmission Class. Mitigation Measure Noise-9 below is designed to minimize noise 42 exposure for guests of the hotel. 43 44 Buildinq Heiqht and Sitinq. According to the Airport Master Plan, structures are to be located 45 the maximum distance from the runway centerline, and the dedication of an avigation easement 46 is required. The proposed hotel is situated in the southeasterly portion of the property, away 47 from the airport. 48 49 The Airport Master Plan further requires that all structures and vegetation should be limited to 50 heights that are consistent with the side slope criteria for the airport runway, which staff has Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 5 1 calculated to be approximately 77 ft above grade. The project meets both the height 2 requirements of the AIP-PD as well as the criteria of the Runway Protection Zone of the Ukiah 3 Airport (see the Initial Study Mitigated Negative Declaration�Attachment 4�6LLPoIC��'SH❑ 4 Cc�CQNu/��. 5 6 Glare. The airport master plan does not address the potential glare hazard of solar photovoltaic 7 (PV) panels placed within an airport plan area. The project features ±4,750 sf of roof-mounted 8 solar PV panels. The Federal Aviation and Aeronautics (FAA) acknowledges that while solar 9 energy has many benefits, it does introduce some new and unforeseen issues, such as possible 10 glare and communication systems interference. Using the FAA and US Deparl�9 F��1 (�-�JI�❑ 11 Solar Glare Hazard Analysis Tool, Staff was able to determine that the panels present a less 12 than significant impact to the airport and air traffic. Please see pages 30 and 31 of the Initial 13 Study and Mitigated Negative Declaration for complete analysis. 14 2. Minor Subdivision No. 2134 15 The proposed project site is the northern 2.29 acres of APN 180-080-28, the subject of recent 16 Minor Subdivision No 2134. 17 18 On November 18, 2016, the City Engineer reviewed the subdivision application by Gary 19 Akerstrom for the division of a ±4.59 A lot (APN 180-080-28) into 3 parcels, and subsequently 20 approved the project subject to the required findings and several conditions of approval. Minor 21 Subdivision No. 2134 condition of approval number 11 states, 22 3❑KF�Q(�1�'I QS�KDC�'IF�EDIPof��7❑-foot-wide Public Access Easement along 23 the westerly line of(the subject property]. At the time of development, a Public Access 24 Easement having a minimum width of 10 feet shall be dedicated from the westerly line of 25 (the subject property]to Airport Park Boulevard, the alignment of which shall be 26 incorporated into the site development plan, subject to the approval of the Director of 2 7 C Fd�P XqJA� HYhC�SP F�A��LIA� QILQ4-,l� 28 29 The above easement has been incorporated into the site design. Per the conditions of approval, 30 however, no building permit for the project will be issued until the subdivision is recorded and 31 documentation provided the Community Development and Planning Department. 32 3. Design Guidelines 33 71�4-IC� �L1�1 C�N.DK�/IL MAJ C�CC Xlfl-I�I�[��P FiI�LDC�l9�'b9FU6�N�IL��❑ 34 the downtown design district. However, as the criteria of the Design Guidelines are captured 35 within the AIP-PD Site Planning and Design Standards discussed in section 4 below, the Design 36 Review Board (DRB) reviewed the project for its conformance to the AIP-PD. The DRB 37 reviewed the project on January 31, 2017, and again on August 3, 2017, and the minutes of 38 both meetings are included as Attachment 4. 39 40 There was general discussion about the architectural style of the building, materials selection, 41 colors, lighting, sign height and area, and landscaping. The DRB voted unanimously to 42 recommend approval of the project to the Planning Commission, provided the following criteria 43 are incorporated into the project: 44 • Lower the hotel branding sign below the parapet roofline of the building, 45 • Eliminate all exterior up-lighting features/fixtures, and put diffusers on LED parking 46 lot lights to reduce glare, Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 6 1 • Add Coast Redwood trees along the Airport Park Boulevard street frontage to add 2 context and screen the building, as well as match existing redwoods to the 3 northeast, 4 • Install native/drought tolerant plants, and 5 • Add more landscaping and provide for adequate pedestrian-friendly 6 orientation/access acknowledging the importance of a future pedestrian rail trail 7 extending through the subject property. 8 4. General Plan and Planned Development Consistency 9 The General Plan Land Use designation of the subject property is Master Plan Area (MPA). 10 MPAs are intended to cover land proposed for specific plans, area plans, or as planned unit 11 developments. The role of the MPA is to permit an area within the Ukiah Valley to be designated 12 for more precise, site specific studies prior to approving subdivisions or other uses, and the 13 MPA must be found to be consistent with the General Plan. 14 15 The purpose of the AIP-PD is to provide for a coordinated development of compatible industrial, 16 office, and commercial land uses within the AIP area. Originally approved by City Council 17 Resolution No. 81-59 on March 4, 1981, the AIP-PD has been amended several times since. 18 Most recently, Ordinance No. 1151, adopted by the City Council on August 20, 2014, amended 19 the AIP-PD, supersedes all past versions, and is consistent with the General Plan. 20 21 AIP-PD Site Planning and Design Standards. The project is subject to Ord. No. 1151 (see 22 Attachment 5), Section Thirteen F. Light Manufacturing/Mixed-Use Designation 5�6 LtiPol��C�.I� 23 and Design Standards ± Commercial Development�7CRX�tarting on page 8 of the ordinance. 24 After multiple revisions, the project now conforms to the following criteria: yard setbacks, 25 minimum lot area, maximum lot coverage, building orientation, architectural design, signs, 26 lighting, pedestrian orientation, building height, and outdoor storage and service areas. The 27 applicant is seeking exceptions to criteria J(1)(I�14FK�❑ 3 DlD�1QJ lIP DlJl� 28 be deciduous species, and shall be designed to provide a tree canopy coverage of 50 percent 29 over all paved areas within ten years of planting. Based upon the design of the parking lot, a 30 reduced number of trees may be approved through the C�YFIIFIa'�GOW_[�I-Ml�C�l9�FHWIL 31 32 Per the plans submitted August ❑��❑❑❑�FiiC�l9�'b9F1�FFRP 9�C-1QJ[E�I�ERX1�7�❑ �I C�D(�7 33 SDYHQIDW�/�14FK[I��(C+Ndriveway and parking areas), and per the applicant 58%of the 34 parking area. Projects outside the AIP-PD area are allotted 15 years (as opposed to 10) to meet 35 landscape shade requirements. Additionally, AIP-3��LIdPa�J�� 1,6A,PoN�[�/ D�/FD6L�2J❑ 36 VI�J�RP SQ1�L1�PQ�I-F1��,�I� I�H�J K�IDP RXC�I❑ 37 landscaping may be approved depending upon the scale, intensity, and visibility of the 38 development. Staff is of the opinion that landscape plan is adequate. 39 40 Maximum Buildinq Heiqht. The project is subject to Ord. No. 1151, Section Thirteen I. 41 Development Standards, which enumerates several development criteria, including (4) 42 Maximum Building Height�714i[�DdP XP [�o-W K1�1� �1DQlW�h�EH�C�H-lu(� 43 Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum 44 DQ�QI[�4-WK�dl�his is higher than that allowed in Section Thirteen F(5)(b)(1-2), which limits the 45 maximum height of any building to 40 feet, provided it complies with the side-slope criteria for 46 the Ukiah Airport (see previous discussion). However, Section Thirteen F(5)(b)(3) allows that 47 relief from the height standards may be granted through discretionary review, and if a finding is 48 made that the proposed height is compatible with the scale and character of the development Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 7 1 on adjacent and nearby parcels, and, would not have an adverse impact on the health and 2 safety of the general public. 3 4 The project conforms with the Section Thirteen I standard, given the following: the height of the 5 S19�'b9F1�(/[�l�LC�'I�,PoI[�DlID6M/�D(�/�❑�❑� �with the accent masonry pier and cornice 6 Fi�P�IQA/�H�QQQJ�❑C❑� an elevator shaft terminating at 52�XWP��RIW�❑ 7 comparable scale to existing development in the area: the proposed Costco Wholesale project 8 to be located directly to the east of the subject property is 34Q1Q�-IJK1�QGthe Comfort Inn 9 ±0.3 mi to the north varies in height from 42�80 Lastly, as discussed previously, the project 10 satisfies the side-slope criteria for the Ukiah Airport. 11 12 Required Findinqs of the AIP-PD. Based on the following findings and zoning consistency 13 analysis, the project is consistent with the AIP-PD, and by extension, consistent with the 14 General Plan. The required findings of the AIP-PD are: 15 (1) The proposed land use is consistent with the goals and policies of the Ukiah General Plan, 16 the provisions of the Airport Industrial Park Planned Development Ordinance, the Ukiah 17 Municipal Code, and the Ukiah Airport Master Plan. 18 19 See previous discussions under the Ukiah Airport Master Plan Compatibility and Site Planning 20 and Design Standards sections. The project has been deemed consistent with respect to the 21 goals and policies of the Ukiah General Plan, the provisions of the Airport Industrial Park 22 Planned Development Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan. 23 Finding 1 can be made. 24 25 (2) The proposed land use is compatible with surrounding land uses and will not be detrimental 26 ��I�i(KFDm4�MA�DC�IF�-,(�h�X�7 27 28 71�4-I� IJ K1�D DC�CI DF1�Qll�J� Ld-IQ�VH�+MJ C�Z VCI F�Q)1 K1�DC�CI DF1DQll�J�RP P F�ial, 29 professional office, low density residential, and mixed-XVH�l9�l'b9F1A/�The Project is a comparable 30 use to those stated and has been reviewed by Public Works, the Police Department, Fire Marshal, 31 Electric Utility, and MCAQMD. Requirements of the reviewing agencies have been incorporated 32 into the project design �Cld-I�'W-IC�XE��-D�h, safety, and general welfare. Finding 2 can be 33 made. 34 35 (3) There is sufficient variety, creativify, and articulation to the architecture and design of the 36 structure(s) to avoid monotony and/or a box-like uninteresting external appearance. 37 38 C R�DQQ�PoIC1DQlW�-I�P F-K�JO/�I�PAJ-IC319�1`b9F1�/�DoDC�i�H�PQI-IC�I@�S � 39 interest to the form of the structure and to the site in general, thereby avoiding a sense of 40 monotony. Finding 3 can be made. 41 42 (4) For all land uses other than light manufacturing, there is uniqueness and an exemplary 43 approach to the site planning, design, and architecture, consistent with the Site Planning and 44 Design Standards contained herein, that results in a quality and sophisticated development. 45 46 The Project has incorporated the requirements of the Design Review Board, and meets the design 47 standards set forth in the AIP-PD for projects in the Light Manufacturing / Mixed Use district. 48 Finding 4 can be made. 49 Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 8 1 (5) The Findings shall not be vague. The finding shall be sufficiently detailed to apprise a 2 reviewing court of the basis for the action by bridging the gap between the evidence and the 3 decision-P�h��7 FF��D�VKD(�1 EM�EDVhK3�XSf�F�F,d FFc�LQ�K3K3�LC.?�l� 4 administrative record. 5 6 Based on the above analysis and detailed project review, Finding 5 can be made. 7 5. California Environmental Quality Act 8 The proposed project is subject to the California Environmental Quality Act (CEQA). The Initial 9 Study prepared for the project did not identify any potentially significant impacts. Because the 10 revisions to the project have been made or agreed to by the project proponent, a Mitigated 11 Negative Declaration (MND) has been prepared. The MND was subject to a 20-day comment 12 period, and at time of report writing, no comments had been received. 13 14 15 NOTICE 16 17 Notice of the Public Hearing was provided in the following manner: 18 � published in the Ukiah Daily Journal August 20, 2017 19 0 posted on the Project site August 22, 2017 20 0 posted at the Civic Center (glass case) 72 hours prior to hearing 21 � mailed to property owners within 300 feet of the parcels included in the Project 22 on August 17, 2017 23 24 25 RECOMMENDATION 26 27 Staff recommends Planning Commission 1) conduct a public hearing; 2) adopt the Mitigated 28 Negative Declaration; and 3) conditionally approve a Use Permit and Site Development Permit 29 for the project. 30 31 ATTAC H M ENTS 32 1. Initial Study and Mitigated Negative Declaration 33 2. Draft Conditions of Approval and Mitigation Measures 34 3. Project Plans, Dated August 15, 2017 35 4. Draft Design Review Board Minutes; January 31, 2017, and August 3, 2017 36 5. Ordinance No. 1151, Airport Industrial Park Planned Development 37 6. Draft Mitigated Negative Declaration Findings 38 7. Draft Use Permit and Site Development Permit Findings Staff Report Use Permit/Site Development Permit Holiday Inn Express Munis No. 2590 9 Ci ty of Ukiah CC)MMUNI'1'Y I7EV�;LC)I�MEN'I' &PLANNING D�,17AR'I'�'vIEN'I' DRAFT INITIAL ENVIRONMENTAL STUDY and NEGATIVE DECLARATION PROJECT INFORMATION PROJECT TITLE: Holiday Inn Express PROJECT SPONSOR AND NAM Hospitality, LLC ADDRESS: 555 South Orchard Avenue Ukiah, CA 95482 PROJECT LOCATION: ±0.5 mi south of the intersection of Talmage Rd. and Airport Park Blvd., lying on the west side of Airport Park Blvd. Address unassigned. GENERAL PLAN DESIGNATION: Master Plan Area ZONING DISTRICT: Airport Industrial Park-Planned Development: Light Manufacturing / Mixed Use C66( 662 5[S[�❑5❑( / d 2 : Pending LEAD AGENCY: City of Ukiah Department of Community Development and Planning CONTACT PERSON AND Adele Phillips, Associate Planner INFORMATION: (707)463-6206 DATE PREPARED: August 22, 2017 PROJECT DESCRIPTION The project comprises the development of a new 4-story hotel on a ±2.29 acre portion of a 4.59 acre parcel property located ±0.5 mi south of the intersection of Talmage Rd and Airport Park Boulevard, within the City of Ukiah. The site is located on the northern half of APN 180-080-28. The site is Parcel 1 (F6-A)of Minor Subdivision No. 2134, H-K�Q�M.J DI�F-IQ�P EHl1�l In addition to the hotel building, the project comprises the development of a pool area, patio, concrete sidewalks, asphalt paved driveways, parking area designed to include stormwater drainage features, and landscaping. The hotel building will be of steel frame construction, with plan dimensions of 59nrn1E�TTl��n �I�i7R Iq-II�JTXDINiI 1�1 H11�11�i lYf�(I fl�RIDDUHIfiFQFiI I F�Z LQl ITITI�m 1��I�/TXDlNil11-FMC71 (sf); 13,129 sf; 13,129 sf; and 13,129 sf, respectively. The gross square footage of the building is 52,634 sf. Parking area will consist of 94 parking stalls, including 4 ADA-compliant parking stalls. The project site is moderately sloped from the northwest to the southeast with elevations ranging from about 599 ft to 584 ft. ENVIRONMENTAL SETTING The Project is located in the City of Ukiah, Mendocino County, California.The City of Ukiah is located approximately 110 miles north of San Francisco, and is situated along U.S. Route 101 (US 101) in southeastern Mendocino County. The US 101 freeway traverses the City of Ukiah in a north/south direction. State Route(SR)222, also known as Talmage Road, is a short east/west state highway that intersects US 101 in the southem portion of the City of Ukiah. US 101 connects Ukiah to Santa Rosa and San Francisco, providing major regional access to the City. SR 253, located at the south end of Ukiah, begins at US 101 and travels in an east/west direction connecting Ukiah with SR 1 along the coast. The Project is situated centrally in the Airport Industrial Park Planned Development area located in the southeast corner of the City of Ukiah. The subject property2 currently vacant, and generally flat in topography2 is adjoined by vacant lots to the south, an auto retail center and future site of Costco to the east, a tire store and shopping center to the north, and the Ukiah Municipal Airport to the west. The site has been highly disturbed and features very limited vegetation in the form of sparse grasses. ENVIRONMENTAL CHECKLIST Potential levels of impact are defined as follows: Potentially Potentially significant environmental impacts. Significant Potentially Potentially significant impacts which can be mitigated to less then Significant and significant levels. Mitigable Less than Impacts which are considered less than significant and do not require Significant mitigation. No Impact No impacts related to the project. POTENTIALLY SIGNIFICANT EFFECTS CHECKLIST The environmental factors checked below would be potentially affected by this project as indicated by the checklist on the following pages. With mitigation, all of these environmental factors have been reduced to Less than Significant Impact. DRAFT Initial Study-Mitigated Negative Declaration 2 Holiday Inn Express Project August 2017 !'�� ` / DRAFT Initial Study-Mitigated Negative Declaration 3 Holiday Inn Express Project August 2017 explain how they reduce the effect to a Less-than-Significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less-than-Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to Less-than-Significant. 1.AESTHETICS �ess Than Potentially Significant with Less Than WOuld the pl'OjeCt: Significant Mitigation Significant No Impact Incorporated Impact Impact a) Have a substantial adverse effect on a scenic vista? Significance Criteria: Aesthetic impacts would be significant if the project resulted in the obstruction of any scenic view or vista from the public right-of-way, damage to significant scenic resources within a designated State scenic highway, creation of an aesthetically offensive site from the public right-of-way, substantial degradation of the existing visual character or quality of the site and its surroundings, or new sources of light or glare that would adversely affect day or nighttime views in the area, including that which would directly illuminate or DRAFT Initial Study-Mitigated Negative Declaration 4 Holiday Inn Express Project August 2017 reflect upon adjacent property or could be directly seen by motorists or person residing, working, or otherwise situated within sight of the project. The Project has incorporated the site planning and design standards of the Airport Industrial Park Planned Development Ordinance No. 1151 (AIP-PD)for commercial development within the Light Manufacturing/Mixed Use designation. The Project has also been twice reviewed by the Design Review Board�L(�H�7��NDF«L.1Qrequirements, and will minimize excessive artificial lighting. Visual impacts associated with this project will be Less-than-Significant. Impact Discussion: a) Less than Significant Impact. Primary scenic vistas that exist within the City of Ukiah are of wooded ridges, hillsides and the Ukiah Valley. The project will be visible from Airport Park Boulevard, Airport Rd, US 101, and from South State Street where there are gaps in vegetation. 71q-I[�IHZSR�l9�b'F1�iIDQf�1Q1❑ height, mass, and landscaping are consistent with the Airport Business Park Planned Development (AIP- PD)as well as surrounding commercial development. The project is similar in building scale and height with that of the surrounding commercial uses. The height of the Sl9�bF1�✓[�lU�L(�PoIC�DlID6MA8D�C� ��vith �-i[DFF�IQuf�'�11�1.�DQG�RItqFH�i(BP F-IQJM�I�QQI�1R❑❑C��G1Gan elevator shaft terminating at 52�For comparison, the proposed Costco Wholesale project to be located directly to the east of the subject property is 34dL2�HJKI�C�Gthe Comfort Inn ±0.3 mi to the north varies in height from 42�8o In accordance with Ukiah Municipal Code (UMC)and AIP-PD landscape requirements, the project will feature native and drought tolerant species in keeping with the scale of the development, and to screen less aesthetically pleasing aspects of the project. b) N o I m p act. ❑FFRIlL-iQJ�DQ1RllqD�i]HSDIYIB'F-K��I�IIDC��iSRI��DQIRItI�D�FHC�F�W IQ D� D6SLQ1❑ System, the project site is not located near a designated State Scenic Highway. The only eligible2 although not officially designated2 Scenic Highways in Mendocino County are State Route 20, State Route 1, and US 101 as it extends north of Leggett, CA. The City of Ukiah General Plan does not designate US 101 as a scenic road. Additionally, the project site is devoid of significant rock outcroppings RW��QIV�ZKI-uHRWi�-I[�19�'b'F1�RX�H�LIPQ�AJ-I�LL�HC�-IIIDCPIan policies regarding scenic roads, and would have no impact on scenic resources such as rock outcroppings, trees, or historic buildings within view from a scenic highway. c) Less than Significant Impact. The project is surrounded by commercial uses to the north and east, and a railroad right-of-way and the Ukiah Airport to the west. Pursuant to UMC §9263 Site Development Permit Procedures, the proposed hotel was required to undergo Design Review Board for compliance with the AIP-PD. This review ensures compliance with the surrounding visual character and the standards asserted by the AIP-PD. The Design Review Board recommended approval of the project. The hotel would employ contemporary architecture and is slightly taller than the existing surrounding buildings. Per AIP-PD Section I. Development Standards ��71q-IC�D�P XP�4L1 K�I�IQ�QI C6�1.�11AKF1DQl1H�MD�gH� 50 feet. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum building height.CThe project conforms with this standard. Furthermore, it is of comparable scale to existing development in the area as discussed previously. d) Less than Significant Impact. The project includes various sources of outside lighting: building mounted lights, parking lot pole lights, and signs. In order to be consistent with AIP-PD, lighting would be indirect or diffused and would be directed away and/or shielded to minimize spillage onto adjacent properties. Lighting must be in keeping with the character of surrounding areas, minimized to the extent practicable, and may not result in a significant overall increase in nighttime lighting. The following condition of approval will be required: AE-1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA)approved or equivalent. Prior to issuance of building permit, the applicant shall prepare a DRAFT Initial Study-Mitigated Negative Declaration 5 Holiday Inn Express Project August 2017 photometric plan for review and approval by the Planning Department that demonstrates that the lighting will not spillover onto adjacent properties and that all lighting is shielded and downcast. Glass, construction materials, and solar photovoltaic (PV) panels have the potential to impact daytime Yl�-QV�l�PQ-17llU-D11�L.IC1LlFDC�R)QFF-M6�I��W-17llNi[�lH�HO�RZFM-II�I�FQI-I[�l�ll��a�ade comprising faux stucco, glass, and stone veneer will offer a low reflection rates and would not be expected to produce glare. Furthermore, typical commercial glass surfaces have a minimized reflectivity rate. Solar PV panels have the potential to produce glare; however, because the project�DC�I�iIDI�-IC�RXQ,PoIQI�P�-I❑ roof of the project, they will not present glare to pedestrian or vehicular traffic. The project��❑ create glare for aviation is discussed in the staff report and was found to be less than significant. Considering the above, the project would not produce a substantial amount of light or glare and impacts would be less than significant. Lighting will be consistent with surrounding areas, minimized to the extent practicable, and will not result in a significant overall increase in nighttime lighting. No Mitigation Required. 2.AGRICULTURE AND FORESTRY RESOURCES �ess Than Potentially Significant with Less Than Would the projeCt: Significant Mitigation Significant No Impact Incorporated Impact Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? Significance Criteria: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fil1Hl�l9�PoF1�Q�U-U WQQI I�-1�,�1,II�C�YI-IQJRl.O--f�11RUEM�C�ItGF�(C-1Q1 I�-I� Forest and Range Assessment project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. DRAFT Initial Study-Mitigated Negative Declaration 6 Holiday Inn Express Project August 2017 Significant impacts would occur to agricultural resources if the proposed project would hamper existing agricultural operation or convert agricultural land to urban uses. Impact Discussion: a) No Impact. Per the most recent(2006) Farmland Mapping and Monitoring Program map of the California Department of Conservation, the project site is designated D�9 DFDC�I�LI/1DQ1�H07]DC�C�KL�/b classification includes large vacant areas within urban, rural freeway interchanges, mineral extraction areas, mine tailings, borrow pits, irrigation ponds, irrigation canals, and formerly farmed lands which do not qualify as grazing land or farmland of local importance. b) No Impact. The site is within the Airport Business Park Planned Development and is zoned Light Manufacturing /Mixed Use (C-1) and is not under a Williamson Act contract. c) No Impact. There are no agricultural uses near the project site. Thus, the project will not affect any agricultural uses on the site or in the immediate area. d &e) No Impact. The project area is not located in an area containing forest land. No conversion of forests would occur as a result of the project. Nothing related to the project will lead to the conversion of any type of farmland to non-agriculture use or conversion of forest land to non-forest use. No mitigation required. 3. AIR QUALITY �ess Than Would the projeCt: Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Conflict with or obstruct implementation of the applicable air quality plan? Significance Criteria: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. The proposed project would result in significant adverse environmental impacts if any of the following occur: DRAFT Initial Study-Mitigated Negative Declaration 7 Holiday Inn Express Project August 2017 C The project results in any conflicts with or obstructions to implementation of any applicable air quality plan; C The project violates any air quality standard or contributes substantially to an existing or project air quality violation, including a cumulatively considerable net increase of any criteria or which the region is in nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality Management District (MCAQMD), the applicable daily thresholds for criteria pollutants would be significant if they exceed any of the following: Reactive organic gases (ROG) 220 Ibs. Nitrogen oxides (NOx) 220 Ibs. Sulfur oxides (Sox) 220 Ibs. Particulates (PM10) 80 Ibs. C Exposure to sensitive receptors to substantial pollutant concentrations; or creation of objectionable odors affecting a substantial number of people. The Mendocino County Air Quality Management District (MCAQMD) is responsible for ensuring that state and federal emission standards are not violated, and: develops and enforces air quality regulations for non-vehicular sources, issues permits, participates in air quality planning, and operates a regional air- quality monitoring network. MCAQMD has established attainment criteria for pollutants and any increase in criteria emissions. Future development must remain in attainment for criteria pollutants and any impacts from increased emissions from the City of Ukiah. The project complies with these standards. Impact Discussion: a C c) Less than Significant with Mitigation Incorporated. The City of Ukiah is situated in the flat and narrow Ukiah Valley, and the presence of the mountains on both the west and east sides of the valley tends to restrict the horizontal east-west movement of pollutants. While the potential for air pollution is high in the Ukiah Valley, measurements provided by the MCAQMD indicate that actual pollutant levels are relatively low due to the lack of upwind sources and the relatively low level of development in the local air basin. The staff of the MCAQMD operates a monitoring site in Ukiah for particulate matter(PM-10) and a multi-pollutant monitoring site in Ukiah for gaseous pollutants, which measures ozone, carbon monoxide, nitrogen dioxide and sulfur dioxide. Air quality in Ukiah meets all Federal and State air quality standards with the exception of the State 24-hour PM-10 standard. PM-10. Sources of PM-10 include field burning, dust from unpaved roads and grading operations, combustion, and automobiles. Fifty-four of the fifty-eight counties in California exceed the permitted 24- hour concentration and are designated non-attainment for PM-10 by the State Air Resources Board (ARB), although the ARB does not require Attainment Plans forjurisdictions with PM-10 standard violations. The primary odor/dusUemissions receptors of concern are the guests of the proposed hotel, and employees of Airport Park Boulevard businesses located in the immediate vicinity of the project. The operation of the proposed project would not result in air quality impacts. The MCAQMD routinely recommends and the City routinely adopts mitigation measures to control fugitive dust. The project was referred to MCAQMD for review and comment. Standard measures related to dust control have been included as mitigation measures and conditions of approval. d) Less than Significant with Mitigation Incorporated. The construction activities associated with project development are expected to generate typical short-term air quality impacts for PM-10/dust as a result of site preparation and grading activities during the construction phases. During the construction phase of the project, heavy equipment will be used for grading, excavation and installation of backfill materials, construction of the building and parking lot. These activities could expose sensitive receptors such as local business employees and customers sensitive to dust and exhaust emissions. In addition to the mitigation measures included at the end of this section, the project is DRAFT Initial Study-Mitigated Negative Declaration 8 Holiday Inn Express Project August 2017 required to comply with MCAQMD Rule 1-430 (Fugitive Dust Emissions), which includes the following requirements to prevent particulate matter from becoming airborne: C Covering open bodied trucks when used for transporting materials likely to give rise to airborne dust. C Installation and use of hoods, fans and fabric filters to enclose and vent the handling of dusty materials. C The screening of all open-outdoor sandblasting and similar operations. C The use of water or chemicals for the control of dust during the demolition of existing buildings and structures. Rule 1-430 also requires compliance with the following airborne dust control measures during all construction operation, the grading of roads, or the clearing of land: C All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions. C All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted speed limit of 10 miles per hour. C Earth or other material that has been transported by trucking or earth moving equipment, erosion by water, or other means onto paved streets shall be promptly removed. C Asphalt, oil, water or suitable chemical shall be applied on material stockpiles, and other surfaces that can give rise to airborne dusts. C All earthmoving activities shall cease when wind exceeds 15 miles per hour. C The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the site during non-working hours. C The operator shall keep a daily log of activities to control fugitive dust. Implementation of Rule 1-430 and the standard construction mitigation measures would make this impact less than significant. e) No Impact. The operation of the project would not result in objectionable odors. Objectionable odors are not typically associated with the operation of hospitality developments. Construction of the hotel would utilize common construction practices that are not known to create objectionable odors. Therefore, no impact related to objectionable odors affecting substantial numbers of people would result from the operation or construction of the Project. Mitigation Measures: AQ-1. Construction activities shall be conducted with adequate dust suppression methods, including watering during grading and construction activities to limit the generation of fugitive dust or other methods required by the Mendocino County Air Quality Management District. Prior to initiating soil removing activities for construction purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons of water per square yard of ground area to control dust. AQ-2. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site preparation shall be lawfully disposed of, preferably by chipping and composting, or as authorized by the Mendocino County Air Quality Management District. AQ-3. During construction activities, the applicant/owner/contractor shall remove daily accumulation of mud and dirt on paved access lanes that serve the project site. AQ-4. Any stationary on-site internal combustion engines over 50 horsepower(i.e. generators) may require a permit from the MCAQMD depending upon fuel source and level of operation. It is the responsibility of the City and the Client to contact the District regarding this matter and to secure any required permits prior to site preparation and construction activities. DRAFT Initial Study-Mitigated Negative Declaration 9 Holiday Inn Express Project August 2017 AQ-5. All activities involving site preparation, excavation, filling, and construction of the Project shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. AQ-6. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. AQ-7. All activities involving site preparation, demolition of existing structures, excavation, filling, grading, and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. AQ-8. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. 4. BIOLOGICAL RESOURCES �ess Than WOuld th2 pYOj2Ct: Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? DRAFT Initial Study-Mitigated Negative Declaration 10 Holiday Inn Express Project August 2017 Significance Criteria: Project impacts upon biological resources would be significant if any of the following resulted: C Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status species in local/regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service or any species protected under provisions of the Migratory Bird Treaty Act; C Substantial effect upon sensitive natural communities identified in local/regional plans, policies, or regulations or by the agencies listed above; C Substantial effect upon Federally protected wetlands under Section 404 of the Clean Water Act (e.g., fill, removal, hydrologic interruption); C Substantially interfere with movement of native resident or migratory wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites; C Conflict with any local policies/ordinances that protect biological resources (e.g., tree preservation policy or ordinance). Impact Discussion: The entire project site is highly disturbed. The site almost entirely consists of exposed soil and is virtually void of vegetation with the exception of sparse, low growing grasses and forbs. No wetlands or other waters of the U.S. occur within the project site. Doolin Creek is located ±0.5 mi to the north of the project. Doolin Creek is a tributary of the Russian River which flows through the Ukiah Valley on the south side of the City. The entire Russian River watershed is impaired for sediment and temperature. Doolin Creek is within the historic range of three federally DRAFT Initial Study-Mitigated Negative Declaration 11 Holiday Inn Express Project August 2017 species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Landscaping in and around the project meets the criteria outlined in the AIP-PD including parking lot trees and a landscaped strip along Airport Park Boulevard. The project will not remove any non-native or native trees. The project includes the installation of trees and landscaping throughout the site that will result shading and a net increase in potential habitat. Based on the above, the project would have no impact on candidate, sensitive, or special status species. b) No Impact. The Project site does not include riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service. Therefore, the Project would have no impact on these resources. The property is currently undeveloped, but surrounded by a mix of urbanized and other uses. c) No Impact. There are no wetlands, marshes, vernal pools, or other water courses on or near the Project site. Therefore, the Project would have no impact on these resources. d) No Impact. No migratory path for wildlife species, no connection with any wildlife habitat, and no water courses are located on or near the Project site. The Project includes the planting of several trees scattered throughout the site. e) No Impact. 71q-I[�l�L(�ffRP SOI�L1�6i�-i❑Ll�l[�NDK�QC3�FD6H�QQ�IAIH�OIFH�IiTXLIN-P HQ10/ found in the AIP-PD. The Holiday Inn Express Landscaping Plan dated August 15, 2017, includes drought tolerant, low maintenance shrubs, and trees native to the Ukiah area. Street trees along Airport Park Blvd, will be native Redwoods. Parking lot trees include: fruitless mulberry, chitalpa tashkentensis, and red maples all approved for use by the Parking Lot Tree List. Based on this, the Project is consistent with the tree goals, policies, and implementation measures included in the City of Ukiah General Plan, Open Space Conservation Element. The City of Ukiah does not have a tree protection ordinance. f. No Impact. The parcels included in the project are not subject to an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. No Mitigation Required. 5. CULTURAL RESOURCES �ess Than WOUId the pl"OJ@Ct: Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? DRAFT Initial Study-Mitigated Negative Declaration 12 Holiday Inn Express Project August 2017 Significance Criteria: The proposed project would result in significant adverse environmental impacts if one or more of the following conditions occur as a result of implementation of the proposed project: C Cause a substantial change in the significance of a historical or cultural resource; C Result in the removal or substantial exterior alteration of a building or structure or district that may be eligible for listing in the National Register or California Register; C Result in the removal or substantial exterior alteration of a building or structure so that it results in the loss of a designated county landmark in the City of Ukiah; C Result in the destruction of a unique paleontological resource, site or unique geological feature, or disturbs any human remains. Impact Discussion: a) No Impact. The site is currently vacant, and does not contain any historical resources. b) Less than Significantwith Mitigation: 714-I�IH�V�PaI �Id❑LJK� archeological sensitivity as identified on Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan. The Project site has been previously disturbed due to development of the site. It is highly unlikely that any cultural resources exist on the site due to the high level of disturbance that has resulted due to past activities. Although the discovery of archeological resources is unlikely, a standard mitigation measure has been applied to the Project in order to ensure that any potential resources are not significantly impacted. c) No Impact: The Project site is not known to include any unique paleontological resource or unique geologic feature. The project would have no impact on unique paleontological or unique geologic features. d) Less than Significant with Mitigation: The Project site is not known to include any human remains. The Project site has been previously disturbed, and it is unlikely that any human remains exist on the site due to the high level of disturbance that has resulted due to past construction activities. Although it is highly unlikely that human remains, including Native American remains, would be discovered on the Project site, due to the sensitive nature of this type of discovery, a mitigation measure has been applied to the Project. Implementation of this mitigation measure would reduce any potential impact to less than significant. Mitigation Measures: CR 1. If, during site preparation or construction activities, any historic or prehistoric cultural resources are unearthed and discovered, all work shall immediately be halted, and the City shall be notified of the discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to perForm a field reconnaissance and to develop a precise mitigation program if deemed necessary. CR 2. If human remains are encountered during construction excavation and grading activities, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then identify the person(s)thought to be the Most Likely Descendent, who will help determine what course of action should be taken in dealing with the remains. Impact Significance After Mitigation: Less than significant DRAFT Initial Study-Mitigated Negative Declaration 13 Holiday Inn Express Project August 2017 6. GEOLOGY AND SOILS �ess Than WOuld the prOJ2Ct: Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: DRAFT Initial Study-Mitigated Negative Declaration 14 Holiday Inn Express Project August 2017 Impact Discussion: a. i) Less than Significant with Mitigation Incorporated. The site is not within an Alquist-Priolo Earthquake Fault Zone (EFZ)which would require detailed evaluation to determine the presence of active fault breaks. Previous geologic mapping by Pampeyan et al (1981) indicates several fault breaks in the Ukiah Valley considered to be the result of recent (Holocene) movements associated with the Maacama- Brush fault zone. The current EFZ map is based upon a 1981 evaluation (FER-111) performed by the California Division of Mines and Geology. The evaluation included a review of several previous geologic reports, including the mapping by Pampeyan et al, (1981). According to the EFZ map, the nearest active fault is the Maacama-Brush fault zone located approximately 5 miles northeast of the site. The historically active San Andreas Fault is about 28 miles to the southwest. a. ii) Less than Significant Impact. The project site is in a seismically-active region, where in cases such as Northern California, there is always some possibility for future faulting at any site. However, historical occurrences of surface faulting have generally closely followed the trace of active faults (i.e., faults experiencing surface rupture in the past 11,000 years). The geologic maps reviewed did not indicate the presence of active faults projecting through the property, nor is the site within an Alquist- Priolo Earthquake Fault Zone as defined by the State of California. Therefore, the risk of fault-related ground surface rupture at the project site can be considered low. Strong seismic shaking can induce a number of phenomena including liquefaction, densification and severe ground motions. Liquefaction is the phenomenon in which loose, saturated granular soils experience a sudden loss of shear strength when subjected to seismic shaking. Densification occurs when a loose soil, saturated or dry, experiences reduction in void ratio during shaking. Both phenomena can result in unacceptable total and/or differential settlements at the ground surface. Whether these phenomena would actually occur, and to what extent, depends on complicated factors, including the duration and intensity of ground shaking, and underlying soil and groundwater conditions. The shaking intensity at the site will depend on the distance to the earthquake epicenter, depth and magnitude of the tremor, and the response characteristics of the materials beneath the site. Because of the proximity to the nearby fault zones and potential for strong ground shaking, City building codes will require the project to be designed and constructed in accordance with current standards for earthquake-resistant construction. Therefore, this impact is Less-than-Significant. a. iii) Less than Significant with Mitigation Incorporated. The Mitigation Measure (below)will address any constraints due to seismic action, including liquefaction. Constructing the project to meet final design standards established by Mitigation Measure will reduce this impact to a Less-than-Significant level. a. iv) No Impact. The Project site and surrounding area are relatively flat and no new slopes would be created as a result of the Project; therefore, there are no impacts related to landslides related to seismic activity. b) Less than Significant Impact. The project includes measures to prevent soil erosion and sedimentation during and subsequent to construction. As condition of approval, the City will require an erosion and sediment control plan to be prepared and approved for the project prior to construction. Therefore, the potential for substantial soil erosion or loss of topsoil for the project is Less-than- Significant. c) Less than Significant Impact. Site soils may be subject to such constraints as subsidence, liquefaction, expansion, etc. However, the site is an essentially flat field amidst urban development. There is no evidence that the site contains any unusual geologic or soil constraints. The proposed Mitigation Measure will address any constraints due to seismic action, including liquefaction. As stated above, there is no risk from landslide. Constructing the project to meet the final design standards established by Mitigation Measure will reduce this impact to a Less-than-Significant level DRAFT Initial Study-Mitigated Negative Declaration 15 Holiday Inn Express Project August 2017 d) Less than Significant with Mitigation Incorporated. The proposed Mitigation Measure will address possibly expansive soils on the site. Constructing the project to meet the final design standards established by Mitigation Measure will reduce this impact to a Less-than-Significant level. e) No Impact. The project does not require construction of on-site waste disposal systems. Mitigation Measure: GS-1. Prior to issuing building permits, a geotechnical study for the project may be conducted by Dd H�PoFK(YFD(�K�1 LC�-HIJC�J d I-F�1 LV1I�C�vFiQ�PQ-IC9��G11 C� I I IFLD�/b analysis of the project. The detailed geotechnical report will include subsurface exploration, laboratory testing, and engineering analysis. Project construction shall comply with the recommendations set forth in that geotechnical report. All structural design shall conform to the City of Ukiah or, as a minimum, to current standard building codes such as the California Building Code, and roadway standards utilized by the City of Ukiah. Utilities shall be designed to provide sufficient flexibility to withstand the expected ground motion induced during an earthquake. Site work for foundations and structural procedures shall be completed in accordance with all relevant seismic regulations. All improvements will be designed and constructed to withstand any soil constraints, including expansion, liquefaction, lateral spreading, and subsidence. This proposed Mitigation Measure will address any constraints due to seismic action, including liquefaction. Constructing the project to meet the final design standards established by this Mitigation Measure will reduce this impact to a Less-than-Significant level. Impact Significance After Mitigation: Less than significant 7. GLOBAL CLIMATE CHANGE GHG �ess Than EMISSIONS Significant with Less Than Potentially Mitigation Significant No WOuld th2 pl'Oj2Ct: Significant Impact Incorporated Impact Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? DRAFT Initial Study-Mitigated Negative Declaration 16 Holiday Inn Express Project August 2017 • Using a water-efficient irrigation system • Using water-efficient landscaping Impact Discussion: a) Less than Significant Impact. Both construction and operational activities have the potential to generate greenhouse gas emissions. The project would generate greenhouse gas emissions during temporary(short-term) construction activities such as site grading, construction equipment engine use, on-site heavy-duty construction vehicle use, vehicles hauling materials to and from the project site, asphalt paving, and motor vehicles used by the construction workers. Long-term, operational greenhouse gas emissions would result from project generated vehicular traffic, on-site combustion of natural gas, operation of any landscaping equipment, off-site generation of electrical power over the life of the project, the energy required to convey water to and wastewater from the project site, the emissions associated with the hauling and disposal of solid waste from the project site. The Mendocino County Air Quality Management District (MCAQMD) has established attainment criteria for pollutants and any increase in criteria emissions must address this issue. Future development must remain in attainment for criteria pollutants and any impacts from increased emissions from the City of Ukiah. Project operations would generate a less than significant impact. Because the project size is such �i[� L1MRQ/[�RXCC�H[1BM/�PAH[D ❑❑4 0 ❑��LJ C1LlFDCFHZD�IGC �-I[� tivities would be limited in duration and scope, construction-generated greenhouse gas emissions would be minimal and result in a less than significant impact. b) Less than Significant Impact. The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General Plan goals and policies that address energy use which may reduce or minimize GHG emissions. The Project would not conflict with any plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. No Mitigation Required. 8. HAZARDS AND HAZARDOUS MATERIALS �ess Than Would the I'O eCt: Significant with Less Than P 1 Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? DRAFT Initial Study-Mitigated Negative Declaration 17 Holiday Inn Express Project August 2017 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? DRAFT Initial Study-Mitigated Negative Declaration 18 Holiday Inn Express Project August 2017 completed. Any potentially contaminated areas, if encountered during Project construction, will be evaluated by a qualified hazardous material specialist in the context of applicable local, state, and federal regulations governing hazardous waste. A site-specific prevention plan shall be implemented for potentially hazardous materials. The plan shall include the proper handling and storage of all potentially hazardous materials, as well as the proper procedures for cleaning up and reporting any spills. b) Less than Significant Impact. As noted in a)above, hazardous materials would be used and removed by construction equipment during construction. Spills of these materials could potentially occur, and standard best management practices would ensure that impacts from spills would be limited and not a significant risk to the environment. Hazardous materials which could cause significant environmental impacts would not be present on or transported to and from the site in sufficient quantities to represent a hazard to the public or environment. Proposed residential uses would not be expected to release such materials in significant(that is, regulatory)amounts, either accidentally or in an emergency. Moreover, the site is surrounded by existing commercial uses and vacant lots. Neither of these land uses poses a significant hazard from release of such materials into the environment d) No Impact. The Project Area is not located on or near a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. According to the Department of Toxic Substances Control, the Project is not located on or near a Federal Superfund Site, a State Response Site, a Voluntary Cleanup Site, or a School Clean-up Site. e) Less than Significant Impact. The Project area is located within the boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP)and the Ukiah Municipal Airport Master Plan (Master Plan). The airport master plan establishes the human use densities as an average for lands that are similarly zoned. In this case, the analysis included the entire 2.29-acre project site. Specifically, staff used formulas from the Caltrans❑4eronautics ❑�irport Land Use Compatibilitv Handbook to calculate that the density for the proposed project. Planning staff used information submitted by the applicants to prepare a preliminary consistency determination for the proposed hotel. In this review, staff CIJVXP HQIDuZ RW1AFCrMI�1VFFK�l1R_�I 111X��IILQ1�L1,F1�u�ulJi-P S�_H-M_�nd an average occupancy of 1.25 persons for each of the 92 rooms, total people on site would be 133 persons at full occupancy. Based on these criteria, staff determined the hotel use would comply with the density criteria of 60 persons per acre with the 2.29 acre site. It was also determined that the proposed site design would retain approximately 80 percent of the area in open space. The Airport Master Plan further requires that all structures and vegetation should be limited to heights that are consistent with the side slope criteria for the airport runway, which staff has calculated to be approximately 77 ft above grade. Staff concludes that the proposed roof and elevator shaft of±46 and ±52 ft above grade respectively will not interfere substantially with air traffic from the airport. � No Impact The project is not within the vicinity of a private airstrip. Thus, there is no impact per this criterion. g) Less than Significant Impact. The City does not have an adopted emergency response plan or evacuation plan. The Project has been reviewed by the Police Department and Fire Marshal and their comments have been incorporated into the project design and conditions of approval. Based on the above, the Project would have no impact on and would not interfere with an adopted emergency response plan or evacuation plan. h) Less than Significant Impact. The Project site is located in the center of an urbanized area (City of Ukiah)and is surrounded by urban development. The Project site is not located in or adjacent to a wild land area. Therefore, the Project would have no impact related to exposing structures or people to risks related to wild land fires. DRAFT Initial Study-Mitigated Negative Declaration 19 Holiday Inn Express Project August 2017 No Mitigation Required. 9. HYDROLOGY AND WATER QUALITY �ess Than Would the 1'O 2Ct: Significant with Less Than p 1 Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a)Violate any water quality standards or waste discharge requirements? DRAFT Initial Study-Mitigated Negative Declaration 20 Holiday Inn Express Project August 2017 quantity were substantially altered; drainage patterns were substantially altered that would increase erosion/siltation and increase surface runoff; increase runoff that would exceed capacity of existing or planned drainage systems or add a substantial source of pollution; located on a 100-year floodplain; or expose people to hydrological hazards such as flooding or inundation by seiche, tsunami, or mudflow. Doolin Creek is located approximately±0.5 mi to the north of the Project site. Doolin Creek is a tributary of the Russian River which flows through the Ukiah Valley east of the City. The entire Russian River watershed is impaired for sediment and temperature. Construction of the Project could include the onsite storage of various materials that could be potential water quality pollutants, including construction related fuels, oils, paint, and other construction related items. Accidental release of these potential water quality pollutants could occur during the construction process. Releases could result in the contamination of stormwater, which could in turn pollute receiving waters of the site downstream. The proposed Project construction area will not be more than one acre; therefore, the Project would not be required to apply for and receive coverage under the General Construction Permit from the North Coast Regional Water Quality Control Board. A Storm Water Permit from the NCRWQB is required prior to construction. The handling of stormwater and construction erosion issues have been addressed in site design. Once reviewed and approved, the Stormwater Pollution Prevention Plan (SWPPP)will further address the use of BMPs to reduce stormwater and construction erosion to Less-than-Significant. 71q-I�l9�RX�H�/XE�1l�S�C�H�L1F�1�i�IHTXLLN-P��i�L1�C/�� [.7�� DGQI I-P I� Plan (SWMP)which includes the following requirements: Illicit Discharqe Detection and Elimination. C Train staff in the proper handling, storage, and disposal of hazardous materials and hazardous wastes and then train all current and new staff. C In case a spill occurs, contact Ukiah Fire Department. Contact Redwood Empire Hazardous Incident Team (REHIT)as needed for cleanup oversight. Construction Site Stormwater Runoff Control C Prepare and implement erosion and sediment control plans for construction in accordance with the Erosion and Sediment Control Field Manual issued by the San Francisco Bay RWQCB and implemented by the City. Post-Construction Stormwater Manaqement C Post-construction controls for sediment, oil, and grease. C Install storm drain inlet filters for construction of new development. The Project is also required to comply with the requirements of the Ukiah City Code (UCC). Division 9, Chapter 7, Erosion and Sediment Control regulates grading on public and private property in order to control erosion and sedimentation, protect water quality, and safeguard health, safety and the public welfare. The requirements of this chapter require Projects subject to a grading permit to include specific design standards as part of the plans including requirements for: general site and good housekeeping; erosion control; sediment control; waterway and watercourse protection; and construction site access (section 9703). This Chapter also requires the holder of the grading permit to establish and implement construction site management practices that prevent toxic materials and other debris from entering the storm drain and waterway systems (section 9704). a) No Impact. As noted in the above, the Project and associated improvements are required to obtain a Storm Water Permit from the NCRWQB prior to construction. Compliance with these requirements would result in no impact from the Project. DRAFT Initial Study-Mitigated Negative Declaration 21 Holiday Inn Express Project August 2017 b) No Impact. The Project lies in the Ukiah Valley groundwater basin. This groundwater basin is 22 miles long and 3 miles wide with an approximately 60 square miles underlying area. Construction of the Project and associated site improvements will not impact groundwater. (c 8�d). Less than Significant Impact. The Project site does not include any rivers, streams, or water courses. The Project would, however, alter the existing drainage pattern of a portion of the site. As part of the Project, existing landscaping would be removed and new landscaping would be planted in and around the site. The civil plan shows drainage being directed to new bio-retention areas in the landscaped areas in the parking lot and to new storm drain sections and storm drain drop inlets located in the parking areas. The new storm drain and drop inlets would then connect to the existing storm drain. Based on the above and compliance with the requirements from the NCRWQB and City, the Project would result in a less than significant impact to on-and off-site drainage and runoff. e) Less than Significant Impact. NCRWQB requires the Project to include low impact development improvements in the project design. At various locations on the site landscaping will feature low water demand shrubbery and miscellaneous plantings. The existing storm water system has adequate capacity to serve the Project. Based on the above, the Project would have a less than significant impact on the capacity of storm water drainage systems and would not result in a substantial increase in polluted runoff. � No Impact. The Project would not otherwise degrade water quality. As noted above, the Project is subject to compliance with requirements of the NCRWQCB and the Ukiah City Code and low impact development features are included as part of the Project design. These requirements are intended to protect water quality. Compliance with these requirements would result in no degradation of water quality. g) No Impact. The Project includes a residential use; however, the site is not within the 100 year flood zone. h) No Impact. The Project is not located within a 100 year flood zone. The eastern margin of the project site is located within Zone X (areas determined to be outside of the 0.2% annual chance floodplain)on FEMA Flood Insurance Rate Map#06045C1514F, Panel #1514 of 2100, dated June 2, 2011. i) No Impact. The Project is not located within a flood zone. Portions of the Ukiah Valley would be subject to inundation due to the failure of Coyote Dam at Lake Mendocino. In the highly unlikely event of a dam failure, inundation is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west side of the valley. The main channel of flooding is expected to follow State Street or US 101, whichever is furthest west. The General Plan states that the Project site is outside of the boundaries of the inundation area. j) No Impact. The Project is located inland and therefore would not be subject to inundation by seiche, tsunami, or mudflow. No Mitigation Required. DRAFT Initial Study-Mitigated Negative Declaration 22 Holiday Inn Express Project August 2017 10. Land Use and Planning Less Than Would the I'O 2Ct: Significant with Less Than P 1 Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Physically divide an established community? DRAFT Initial Study-Mitigated Negative Declaration 23 Holiday Inn Express Project August 2017 11. MINERAL RESOURCES �ess Than Would the 1'O eCt: Significant with Less Than p 1 Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? DRAFT Initial Study-Mitigated Negative Declaration 24 Holiday Inn Express Project August 2017 Significance Criteria: A project will typically have a significant noise impact if it meets any of the following criteria: C Exposes people to or generates noise levels in excess of standards established in the local General Plan or Noise Ordinance. C Causes a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. C Expose people to excessive ground borne vibration or noise levels. C Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project. C If located within an airport land use plan or within 2 miles of a public airport, expose people to excessive noise. Impact Discussion: Traffic will be a primary noise source contributing to the ambient noise environment of the project. During construction earth moving activities could reach a maximum noise level of 90dBA. This noise level would be short-term in duration and only during earth moving activities. Construction activities would exceed the ambient noise levels established by the table included in Ukiah Municipal Code (UMC)Section 6048 below, but would not be as loud as the earth moving activities. Sensitive receptors in the Project area include commercial businesses along Airport Park Boulevard. Temporary uses (employee parking, contractor trailer and parking, and construction staging) necessary for Project construction would be located onsite. Table 1. Sound Level A, decibels Zone Time Ambient Noise Level R1 and R2 10 p.m. to 7 a.m. 40 decibels R1 and R2 7 p.m. to 10 p.m. 45 decibels R1 and R2 7 a.m. to 7 p.m. 50 decibels R3 10 p.m. to 7 a.m. 45 decibels R3 7 a.m. to 10 p.m. 50 decibels Commercial 10 p.m. to 7 a.m. 60 decibels Commercial 7 a.m. to 10 p.m. 65 decibels Industrial Anytime 70 decibels The Ukiah Municipal Code includes the following noise regulations that apply to the Project: UMC Section 6048: Ambient Noise Level: 3Where the ambient noise level is less than designated in this Section the respective noise level in this Section shall govern.3 UMC Section 6053: Machinery, Equipment, Fans and Air Conditioning: �Vt shall be unlawful for any person to operate any machinery, equipment, pump, fan, air conditioning apparatus, or similar mechanical device in any manner so as to create any noise which would cause the noise level at the property line of any property to exceed the ambient base noise level by more than five (5) decibels between seven o'clock(7:00) P.M. and seven o'clock (7:00)A.M.u(Ord. 748, Article 1, adopted 1980) UMC Section 6054: Construction of Buildings and Projects: 'It shall be unlawful for any person within a residential zone, or within a radius of five hundred feet (500) therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist or any other construction type device (between the hours of 7:00 P.M. of one day and 7:00 A.M. of the next day) in such a manner that a reasonable person of normal sensitiveness residing in the area is caused discomfort or annoyance unless beforehand a permit DRAFT Initial Study-Mitigated Negative Declaration 25 Holiday Inn Express Project August 2017 therefore has been duly obtained from the Director of Public Works. No permit shall be required to perform emergency work as defined in§6046 of this Article.❑(Ord. 748, Article 1, adopted 1980) a 8�c) Less than Significant Impact. The Project would construct a 92 room hotel and associated site improvements. Any increase in noise from the Project would be less than significant and consistent with �,PQFi�� R�MCZ ISaGDGFH�QC�HC}ilID��G1� b) Less than Significant with Mitigation Incorporated. Ground-borne vibrations can be a concern for nearby neighbors. The Project would include the use of earthmoving equipment for site preparations. The earth moving activities would be short-term in nature and would be limited to specific hours of the day based on the mitigations required for temporary noise impacts (see below). Limiting construction hours along with the limited duration of the work that could result in ground-borne vibrations would reduce this impact to less than significant d) Less than Significant with Mitigation Incorporated. The Project would result in periodic and temporary increases in noise as a result of Project construction, and the use of temporary generators. In order to reduce construction related noise impacts q1LFDC��M-i(D�PRFi�I]L��C�IlG� mitigation measure limiting construction hours has been applied to the Project, and will reduce this impact to less than significant. e) Less than Significant with Mitigation Incorporated. The Project site is located within the boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP)and the Ukiah Municipal Airport Master Plan (Master Plan). Operation of the Project would likely exposure people to noise associated with the operation of the airport. In addition to complying with the Building Code, the project shall install exterior glazing (window and sliding glass door assemblies) on fa�ades facing Airport Park Boulevard and the airport having a minimum sound isolation rating of 27 Outdoor-Indoor Transmission Class or 35 Standard Transmission Class. Mitigation Measure Noise-9 below is designed to minimize noise exposure for guests of the hotel. � No Impact. The Project site is not located within the vicinity of a private airstrip. There would be no impact as a result of the Project. Mitigation Measures: NOISE- 1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 p.m. and from 9:00 a.m. to 4 p.m. on Saturday. Construction hours are prohibited on Sunday and all holidays recognized by the City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside of the construction hours noted above. Approval of additional construction hours may be requested in writing from the Planning and Community Development Director and Public Works Director for extenuating circumstances. The written request must be submitted a minimum of 14 days prior to the date for which the change in construction hours/days is being requested and shall explain the need for the extended construction hours, describe the extenuating circumstances, and identify the additional construction hours requested, including the duration. NOISE-2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers, and all other persons at the construction site(s) of the basic requirements of mitigation measures for Noise. DRAFT Initial Study-Mitigated Negative Declaration 26 Holiday Inn Express Project August 2017 NOISE-3. Signs shall be posted at the construction sites that include the permitted construction days and hours, day and evening contact number for the job site, and a contact number in the event of problems. NOISE-4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and track complaints and questions related to noise. NOISE-5. Equipment and trucks used for proposed Project construction shall use the best available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible). NOISE-6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for Project construction shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. NOISE-7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. NOISE-8. 1 R[RXUOiLC�i[IDP SQ1L�10S/RXI�M/[➢Hd�PdIN-RC�EF�RP �R7-M�F�gH�CVFiG�L1�,I�Cl1C�1 C Project construction. NOISE-9. Exterior glazing (window and sliding glass door assemblies)on fa�ades facing Airport Park Boulevard and the airport shall have a minimum sound isolation rating of 27 Outdoor-Indoor Transmission Class or 35 Standard Transmission Class. Impact Significance After Mitigation: Less than Significant 13. POPULATION AND HOUSING �ess Than Would the YO eCt: Significant with Less Than p 1 Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Induce substantial population growth in an area, either directly(for example, by proposing new homes and businesses)or indirectly (for example, through extension of roads or other infrastructure)? DRAFT Initial Study-Mitigated Negative Declaration 27 Holiday Inn Express Project August 2017 a - c) No Impact. The project would result in the creation of approximately 18-20 new jobs, per the applicant. The amount of population growth potentially associated with the creation of these jobs would be negligible. Furthermore, according to the State of California Employment Development Department, the n�l�NDK�016 average unemployment rate (or, percentage of the available work force that is not employed)was 7.9% (Mendocino County: 5.2%). Impacts related to direct population growth would be less than significant. The proposed project would be an infill hotel development and would not extend roads or infrastructure. Therefore, no impacts would occur related to indirect population growth. The site currently vacant, containing no existing housing requiring relocation. No Mitigation Required. 14. PUBLIC SERVICES �ess Than Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a)Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: DRAFT Initial Study-Mitigated Negative Declaration 28 Holiday Inn Express Project August 2017 15. RECREATION �ess Than Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a)Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? DRAFT Initial Study-Mitigated Negative Declaration 29 Holiday Inn Express Project August 2017 d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections)or incompatible uses (e.g., farm equipment)? DRAFT Initial Study-Mitigated Negative Declaration 30 Holiday Inn Express Project August 2017 collaboration with the US Department of Energy, has provided the Solar Glare Hazard Analysis Tool (SGHAT)to determine whether glare will be caused by a non-tracking, flat-panel solar PV array proposed in the vicinity of an airport. SGHAT analysis takes into account location, elevation, flight paths, PV panel tilt, and panel orientation, and calculates if and when glare may occur throughout the year, and potential ocular hazards resulting from that glare. The SGHAT analysis tool was run with approximately 13,000 sf of solar PV array (a conservative value approximately equal to the footprint of the proposed hotel), with panel tilt at 39 degrees (setting tilt angle at local latitude will generally give the best array output throughout the year), panel orientation south, panel height of minimum 46�DaP XP��EFZYH K�C�/_D6Sl9�DFIQQI�C south at 20:1 ration, departing to the north at 40:1 ratio, and flying over the Ukiah Municipal Airport runway. SGHAT analyses for potential glare along departure and arrival paths at eight observation points placed at quarter-mile intervals. 6�❑❑7 df�C�LLPQ[$D�F��❑�EFZYHd IIDC�i�,R��Wi�RXC��N-MC�1�-I[ID6Sl9�DFK�GIG� departure flight paths. A third flight path of a plan flying at 150QDEFZYH�IIDC�-I(the approximate elevation of �,PQFi[IDLl�SDFHd❑Rl1LRC�XU�DFH�V�[�L�DQHCSHI�H�H��IN� with a low potential for a temporary after image2 at 7:00 AM between March 15 and April 15, and again during the month of September. Given that the predominate flight patterns (approach and departure) result in no glare during the entirety of the year, and the less frequent flight pattern results in a very limited occurrence of glare, that he proposed roof mounted solar PV presents a less than significant impact to the airport and air traffic. e) No Impact. The Ukiah Valley Fire Chief reviewed the project and determined that fire trucks would be able to enter and exit the site as designed. Additionally, the Fire Chief identified future red curb areas on site to ensure this access, and the height of the porte cochere has been designed to accommodate a fire truck. � No Impact. The project is providing access to the future rail trail located along the eastern side of the project, further pedestrian access to the commercial uses to the north are provided, as well as a sidewalk along the frontage of the property along Airport Park Boulevard. No Mitigation Required. 17. UTILITIES AND SERVICE SYSTEMS �ess Than Would the projeCt: Significant with Less Than Potentially Mitigation Significant No Significant Impact Incorporated Impact Impact a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? DRAFT Initial Study-Mitigated Negative Declaration 31 Holiday Inn Express Project August 2017 d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? DRAFT Initial Study-Mitigated Negative Declaration 32 Holiday Inn Express Project August 2017 projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? DRAFT Initial Study-Mitigated Negative Declaration 33 Holiday Inn Express Project August 2017 REFERENCES California Department of Conservation. Farm/and Mapping and Monitoring Program Mendocino County Important Farm/and 2006. California Dept. of Conservation, 2006. California Department of Transportation. California Scenic Highway Mapping System. CalTrans, 2011 California Department of Transportation Division of Aeronautics. Airport Land Use Planning Handbook. Caltrans, October 2011. California Employment Development Department. Labor Force and Unemployement Rate for Cities and Census Designated Places. California Employment Development Department, 2017. California Environmental Protection Agency. Hazardous Waste and Substance Sites List. CaIEPA, 2017. City of Ukiah. 2014-2019 Genearl Plan Housing Element Update. City of Ukiah, 2015. City of Ukiah. Genera/Plan. City of Ukiah, 1995. City of Ukiah Municipal Code Division 9 Chapter 2 Zoning. City of Ukiah Municipal Code Division 7 Chapter 1 Article 6. Noise Regulation. The Federal Aviation Administration. Interim Policy, FAA Review of So/ar Energy System Projects on Federally Obligated Airports. FAA, 2013. The Federal Aviation Administration. Technical Guidance for Evaluating Selected So/ar Technologies on Airports. FAA, 2010. National Marine Fisheries Service. California Coastal Chinook Salmon Critical Habitat Designation. National Oceanic and Atmospheric Administration, 2005. National Marine Fisheries Service. Central California Coast Coho Salmon Critical Habitat Designation. National Oceanic and Atmospheric Administration, 1999. National Marine Fisheries Service. Central California Coast Steelhead Critical Habitat Designation. National Oceanic and Atmospheric Administration, 2005. DRAFT Initial Study-Mitigated Negative Declaration 34 Holiday Inn Express Project August 2017 LAC� AIR QUALITY ANALYSIS (CaIEEMOD) Airport Park Boulevard Holiday Inn Express Alpesh Jivan 1801 North State Street and 300 Ford Road, Ukiah, California ❑V�X-IV�R l�Dl�HC� ❑P E HU(APN) 180-080-28 LACO Project Number 8619.00 March 29, 2017 Project Understanding Mr.Alpesh (Client) has requested professional services from LACO Associates (LACO) related to Civil Engineering and Geotechnical Exploration for a proposed new Holiday Inn Express located in Ukiah, California (the Project).The Project is located on Airport Park Boulevard,and is an approximately 2.3- acre parcel delineated as Lot F6-A of the Redwood Business Park that is approximately the north half of APN 180-080-28 (hereinafter �rnHrbLrtN�n Based on drawings provided by North Counties Engineering Company dated September 15, 2016, the Project would consist of one hotel building with parking on the north,west,and east sides of the structure.Access would be from an existing driveway off of Airport Park Boulevard along the northern edge of the Site. The hotel is proposed to be four stories tall, with 92 rooms and 52,634 total gross square footage. Approximately 94 parking spaces would be provided. Air Quality Analysis Methodology and Assumptions In accordance with Phase 4000 (Air Quality Analysis [CaIEEMOD]) of the Engineer Service Agreement, dated December 7, 201 b, an air quality analysis was performed by LACO on March 9, 2017, to evaluate potential pollutant levels anticipated under the Project and to evaluate compliance with regulatory standards. Air quality impacts were modeled using the California Emissions Estimator Model (CaIEEMOD). The CaIEEMOD reports were ran two different ways,including: 1. Using all default assumptions and not selecting any mitigation measures to be implemented under the Project;and 2. Using all default assumptions and selecting standard mitigation measures to be implemented under the Project,including: a. Fugitive dust mitigation measures b. Using low-volatile organic compounds (VOC) paints and cleaning supplies c. Installing high-efficiency lighting d. Applying a water conservation strategy e. Installing low-flow bathroom faucets,toilets, and showers f. Using a water-efficient irrigation system g. Using water-efficient landscaping The CaIEEMOD analysis assumed that construction of the Project would begin on July 7, 2017, and that the Project would be operational in the year 2019. The standard timing (including number of days per week and number of days) for all phases of the Project construction, including site preparation, grading, building construction, paving, and architectural coating,were utilized. 21 W. 4th Street, Eureka, California 95501 707 443-5054 Fax 707 443-0553 311 S. Main Street, Ukiah, California 95482 707 462-0222 Fax 707 462-0223 3450 Regional Parkway, Suite B2, Santa Rosa, California 95403 707 525- 1222 Toll Free 800 515-5054 www.lacoassociates.com CaIEEMod Version: CaIEEMod.2016.3.1 Page 1 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Ukiah Holiday Inn Express Mendocino-Inland County, Annual 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surtace Area Population Hotel 92.00 + Room ; 1.43 52,634.00 i 0 . , ------------------------------_------------------------------_------------------------------ --------------}------------------}--------------- Parking Lot 94.00 Space 0.85 37,600.00 0 1.2 Other Project Characteristics Urbanization Urban Wind Speed(m/s) 2.2 Precipitation Freq(Days) 86 Climate Zone 1 Operational Year 2019 Utility Company Pacific Gas&Electric Company CO21ntensity 641.35 CH4lntensity 0.029 N201ntensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non-Default Data CaIEEMod Version: CaIEEMod.2016.3.1 Page 2 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Project Characteristics - Land Use- Gross square footage of building provided Off-road Equipment- Off-road Equipment- Off-road Equipment- Off-road Equipment- Off-road Equipment- Off-road Equipment- Construction Phase- Road Dust- Landscape Equipment- Land Use Change - Construction Off-road Equipment Mitigation - Mobile Land Use Mitigation - Energy Mitigation - Grading - Site acreage Architectural Coating - Area Coating - Area Mitigation - Water Mitigation - CaIEEMod Version: CaIEEMod.2016.3.1 Page 3 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Table Name Column Name Default Value New Value tblAreaMitigation UseLowVOCPaintParkingCheck r False True tblConstDustMitigation � WaterUnpavedRoadVehicleSpeed � 40 ? 10 tblLandUse � BuildingSpaceSquareFeet � 133,584.00 ? 52,634.00 tblLandUse � LandUseSquareFeet � 133,584.00 ? 52,634.00 ---------- tblLandUse ----------=-----------LotAcreage-----------{--------------3.07 ------------�-----------�-43----------- ----- ' ----------------- ------------------------------ -------------------------- ------------------------_------------ - � tblProjectCharacteristics OperationalYear 2018 2019 2.0 Emissions Summary CaIEEMod Version: CaIEEMod.2016.3.1 Page 4 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 2.1 Overall Construction Unmitigated Construction ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Year tons/yr MT/yr i i i i i i i i i i i 2017 •i 0.2421 i 1.6805 � 1.2768 i 2.0500e- � 7.0383 � 0.0960 i 7.1344 � 0.7167 i 0.0916 ; 0.8083 � 0.0000 i 179.2290 � 179.2290 i 0.0352 � 0.0000 � 180.1082 '� i i i 003 i i i i i � � i i i � '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------�-------�-------�---------------*-------� ------�-------�-------�-------*------- � i i i i i i i i �- i i i 2018 •i 1.3326 i 1.4649 � 1.2335 i 2.0400e- � 7.1317 � 0.0816 i 7.2133 � 0.7152 i 0.0780 ; 0.7932 � 0.0000 i 176.8277 � 176.8277 i 0.0332 � 0.0000 � 177.6585 '� i i i 003 i i i i i � � i i i � '� i i i i i i i i � � i i i i Maximum 1.3326 1.6805 1.2768 2.OSOOe- 7.1317 0.0960 7.2133 0.7167 0.0916 0.8083 0.0000 179.2290 179.2290 0.0352 0.0000 180.1082 003 Mitigated Construction ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Year tons/yr MT/yr i i i i i i i i i i i 2017 •i 0.2421 i 1.6805 i 1.2768 i 2.0500e- � 3.5264 i 0.0960 i 3.6224 i 0.3595 i 0.0916 ; 0.4511 � 0.0000 i 179.2289 i 179.2289 i 0.0352 � 0.0000 i 180.1081 '� i i i 003 i i i i i � � i i i � ;� i i i i i i i i � i i i i i -----------•r------�-------�-------�-------�-------�-------�-------�-------�---------------_-------r------�-------�-------�-------*------- i i i i i i i i i i i 2018 •i 1.3326 i 1.4649 i 1.2335 i 2.0400e- i 3.5747 i 0.0816 i 3.6563 i 0.3595 i 0.0780 � 0.4375 � 0.0000 i 176.8275 i 176.8275 i 0.0332 i 0.0000 i 177.6583 '� i i i 003 i i i i i � � i i i � '� i i i i i i i i � � i i i i Maximum 1.3326 1.6805 1.2768 2.OSOOe- 3.5747 0.0960 3.6563 0.3595 0.0916 0.4511 0.0000 179.2289 179.2289 0.0352 0.0000 180.1081 003 ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio-CO2 NBio-0O2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 49.89 0.00 49.27 49.79 0.00 44.51 0.00 0.00 0.00 0.00 0.00 0.00 Reduction CaIEEMod Version: CaIEEMod.2016.3.1 Page 5 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Quarter Start Date End Date Maximum Unmitigated ROG+NOX(tons/quarter) Maximum Mitigated ROG+NOX(tons/quarter) 1 7-3-2017 10-2-2017 0.9674 0.9674 2 10-3-2017 1-2-2018 0.9764 0.9764 3 1-3-2018 4-2-2018 0.8616 0.8616 4 4-3-2018 7-2-2018 0.7681 0.7681 5 7-3-2018 9-30-2018 1.0888 1.0888 Highest 1.0888 1.0888 2.2 Overall Operational Unmitigated Operational ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category tons/yr MT/yr i i i i i i i i i i i Area •i 0.2705 i 2.00OOe- i 1.7300e- i 0.0000 � i 1.00OOe- i 1.00OOe- i i 1.00OOe- ; 1.00OOe- � 0.0000 i 3.3200e- i 3.3200e- i 1.00OOe- � 0.0000 i 3.5500e- �� 005 � 003 � � � 005 � 005 � � 005 005 . � 003 � 003 � 005 � i 003 ;� i i i i i i i i � i i i i � ��..��.�I��J��J��J��J��J��J��J��J��.��I��J��J��J��T��..� I I I 1 I I I I I I 1 Energy •i 5.9200e- i 0.0539 i 0.0452 i 3.2000e- i i 4.0900e- i 4.0900e- i i 4.0900e- ; 4.0900e- � 0.0000 i 185.2267 i 185.2267 i 6.8500e- i 2.2600e- i 186.0712 �� 003 � � � 004 � � 003 � 003 � � 003 003 . � � � � 003 � 003 i , i i i i i i i i � . i i i � ��..��.�I��J��J��J��J��J��J��J��J��.��I��J��J��J��T��..� I I I 1 I I I I I I 1 Mobile •i 0.4290 i 2.3613 i 4.3993 i 8.3100e- � 102.6198 i 0.0159 i 102.6356 i 10.2926 i 0.0150 ; 10.3077 � 0.0000 i 761.8164 i 761.8164 i 0.0555 � 0.0000 i 763.2050 '� i i i 003 i i i i i � � i i i i ;� i i i i i i i i � i i i i � ��..��.�I��J��J��J��J��J��J��J��J��.��I��J��J��J��T��..� I I I 1 I I I I I I 1 Waste •i i i i � i 0.0000 i 0.0000 i i 0.0000 ; 0.0000 � 10.2247 i 0.0000 i 10.2247 i 0.6043 � 0.0000 i 25.3312 '� i i i i i i i i � � i i i i ;� i i i i i i i i � i i i i � ��..��.�I��J��J��J��J��J��J��J��J��.��I��J��J��J��T��..� I I I 1 I I I I I I 1 Water •i i i i i i 0.0000 i 0.0000 i i 0.0000 � 0.0000 � 0.7404 i 3.9376 i 4.6780 i 0.0762 i 1.8300e- i 7.1297 '� i i i i i i i i � � i i i 003 i '� i i i i i i i i � � i i i � Total 0.7054 2.4152 4.4462 8.6300e- 102.6198 0.0200 102.6397 10.2926 0.0191 10.3118 10.9650 950.9841 961.9491 0.7429 4.0900e- 981.7405 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 6 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 2.2 Overall Operational Mitigated Operational ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Area •i 0.2551 i 2.00OOe- � 1.7300e- i 0.0000 � � 1.00OOe- i 1.00OOe- � i 1.00OOe- ; 1.00OOe- � 0.0000 i 3.3200e- � 3.3200e- i 1.00OOe- � 0.0000 � 3.5500e- '� � 005 � 003 � � � 005 � 005 � � 005 005 . � 003 � 003 � 005 � i 003 '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------�-------�-------�---------------*-------� ------�-------�-------�-------*------- � i i i i i i i i �- i i i Energy •i 5.9200e- i 0.0539 � 0.0452 i 3.2000e- � � 4.0900e- i 4.0900e- � i 4.0900e- ; 4.0900e- � 0.0000 i 185.2267 � 185.2267 i 6.8500e- � 2.2600e- � 186.0712 '� 003 � � � 004 � � 003 � 003 � � 003 003 . � � � � '� i i i � i i i i � i i i 003 � 003 i -----------�i-------�-------�-------�-------�-------�-------�-------�-------�---------------*-------i-------�-------�-------�-------*------- i i i i i i i i i i i Mobile •i 0.4290 i 2.3613 � 4.3993 i 8.3100e- � 102.6198 � 0.0159 i 102.6356 � 10.2926 i 0.0150 ; 10.3077 � 0.0000 i 761.8164 � 761.8164 i 0.0555 � 0.0000 � 763.2050 '� i i i 003 i i i i i � � i i i � '� i i i i i i i i � � i i i i -----------��-------�-------�-------�-------�-------�-------�-------�-------�--------------- -�-------�-------�-------�------- '� i i i i i i i i *------ i i i i *------- Waste •i i � i � � 0.0000 i 0.0000 � i 0.0000 ; 0.0000 � 10.2247 i 0.0000 � 10.2247 i 0.6043 � 0.0000 � 25.3312 '� i i i i i i i i � � i i i � '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------�-------�-------�---------------*-------� ------�-------�-------�-------*------- � i i i i i i i i �- i i i Water •i i � i � � 0.0000 i 0.0000 � i 0.0000 ; 0.0000 � 0.7404 i 3.9376 � 4.6780 i 0.0762 � 1.8300e- � 7.1297 '� i i i i i i i i � � i i i 003 i '� i i i i i i i i � � i i i i Total 0.6900 2.4152 4.4462 8.6300e- 102.6198 0.0200 102.6397 10.2926 0.0191 10.3118 10.9650 950.9841 961.9491 0.7429 4.0900e- 981.7405 003 003 ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio-CO2 NBio-0O2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 2.18 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction CaIEEMod Version: CaIEEMod.2016.3.1 Page 7 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 2.3 Vegetation Vegetation CO2e Category MT Vegetation Land •� -9.8268 Change Total -9.8268 3.0 Construction Detail Construction Phase Phase Phase Name Phase Type Start Date End Date Num Days Num Days Phase Description Number Week 1 •Site Preparation +Site Preparation ;7/3/2017 �7/7/2017 � 5� 3� . + i i � � � -------•------------------------�----------------------,------------,------------,--------�--------�------------------------- 2 •Grading +Grading ;7/8/2017 �7/19/2017 � 5� 6� . + i i � � � -------•------------------------�----------------------,------------,------------,--------�--------�------------------------- 3 •Building Construction +Building Construction ;7/20/2017 �6/6/2018 � 5� 220� . + i i � � � -------•------------------------�----------------------,------------,------------,--------�--------�------------------------- 4 •Paving +Paving ;6/7/2018 �7/2/2018 � 5� 10� + i i � � � --------------------------------�----------------------T------------------------Y-------------------------r----------�------------�------------------------- 5 •Architectural Coating •Architectural Coating �7/3/2018 �7/26/2018 5� 10� Acres of Grading (Site Preparation Phase): 4.5 Acres of Grading (Grading Phase): 3 Acres of Paving: 0.85 CaIEEMod Version: CaIEEMod.2016.3.1 Page 8 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 78,951; Non-Residential Outdoor: 26,317; Striped Parking Area: 2,256 (Architectural Coating ❑�sqft) OffRoad Equipment Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor ArchitecturalCoating +AirCompressors ; 1; 6.00E 78� 0.48 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- Paving +Cement and Mortar Mixers i 1; 8.00E 9' 0.56 i : 7 � ----------------------------�--------------------------'----------------------------------t------------+-------------�-------------- SitePreparation +Graders ; 1; 8.00E 187� 0.41 � : � � ----------------------------�-------------------------------------------------------------+------------�-------------�-------------- SitePreparation +Scrapers ; 1; 8.00E 367� 0.48 � : � � ----------------------------�-------------------------------------------------------------+------------�-------------�-------------- Building Construction +Cranes ; 1; 8.00E 231� 0.29 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- Building Construction +Forklifts i 2; 7.00E 89' 0.20 i : 7 � ----------------------------�--------------------------'----------------------------------t------------+-------------�-------------- Paving +Pavers i 1; 8.00E 130' 0.42 � : � � ----------------------------�-------------------------------------------------------------+------------�-------------�-------------- Paving +Rollers ; 2; 8.00E 80' 0.38 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- Grading +RubberTired Dozers i 1; 8.00E 247� 0.40 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- BuildingConstruction +Tractors/Loaders/Backhoes ; 1; 6.00E 97� 0.37 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- BuildingConstruction +GeneratorSets i 1; 8.00E 84� 0.74 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- Grading +Tractors/Loaders/Backhoes ; 2; 7.00E 97� 0.37 ----------------------------�--------------------------�----------------------------------+------------+-------------�-------------- Paving +Tractors/Loaders/Backhoes ; 1; 8.00E 97� 0.37 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- SitePreparation +Tractors/Loaders/Backhoes ; 1; 7.00E 97� 0.37 i : 7 � ----------------------------�--------------------------'----------------------------------t------------+-------------�-------------- Grading +Graders i 1; 8.00E 187� 0.41 ----------------------------�--------------------------=----------------------------------+------------�-------------�-------------- Paving +Paving Equipment ; 1; 8.00E 132� 0.36 ----------------------------�--------------------------*-----------------�------------�-------------�------------- Building Construction •Welders 3� 8.00� 46� 0.45 Trips and VMT CaIEEMod Version: CaIEEMod.2016.3.1 Page 9 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip Worker Vehicle Vendor Hauling Count Number Number Number Length Length Length Class Vehicle Class Vehicle Class ArchitecturalCoating ; 1; 8.00� O.00i 0.00� 10.80� 7.30; 20.00;LD_Mix iHDT_Mix ;HHDT ----------------' -------------;--------------------� � --------i --------- ' ---------�---------=-------------�---------- ' -------- �- - i------------ , - �- �-- Building Construction � 8; 38.00� 15.00i 0.00� 10.80� 7.30; 20.00;LD_Mix iHDT_Mix ;HHDT ----------------' -------------;--------------------� � --------i --------- ' ---------�---------=-------------�---------- ' -------- �- - i------------ , - �- �-- Grading 4; 10.00� O.00i 0.00� 10.80� 7.30; 20.00;LD_Mix iHDT_Mix ;HHDT ----------------• -------------;--------------------� � --------i --------- ' ---------�---------=-------------�---------- ' -------- �- - i------------ , - �- �-- Paving 6; 15.00� O.00i 0.00� 10.80� 7.30; 20.00;LD_Mix iHDT_Mix ;HHDT . � � : � ' � ----�- � � ----------------�--------------r----------}----------*---------+------ ------------------ --------- -------------+----------*--------- Site Preparation 3� 8.00� 0.00� 0.00� 10.80� 7.30� 20.00TLD_Mix �HDT_Mix �HHDT 3.1 Mitigation Measures Construction Use Soil Stabilizer Replace Ground Cover Water Exposed Area Reduce Vehicle Speed on Unpaved Roads Clean Paved Roads 3.2 Site Preparation - 2017 Unmitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Fugitive Dust •i i i � i 3.9800e- � 0.0000 � 3.9800e- i 4.3000e- � 0.0000 ; 4.3000e- � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� � � � � 003 � � 003 � 004 � 004 . � � � � i '� i i i i i i i i � � i i i i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Off-Road •i 5.3300e- i 0.0668 i 0.0361 � 6.00OOe- i � 2.7700e- � 2.7700e- i � 2.5500e- ; 2.5500e- � 0.0000 i 5.6890 � 5.6890 � 1.7400e- i 0.0000 i 5.7326 '� 003 � � � 005 � � 003 � 003 � � 003 003 . � � � 003 � i '� i i i i i i i i � � i i i i Total 5.3300e- 0.0668 0.0361 6.00OOe- 3.9800e- 2.7700e- 6.7500e- 4.3000e- 2.5500e- 2.9800e- 0.0000 5.6890 5.6890 1.7400e- 0.0000 5.7326 003 005 003 003 003 004 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 10 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.2 Site Preparation - 2017 Unmitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 2.00OOe- i 1.9000e- i 1.6400e- � 0.0000 i 0.0487 � 0.0000 � 0.0487 i 4.8800e- � 0.0000 ; 4.8900e- � 0.0000 i 0.1524 � 0.1524 � 1.00OOe- i 0.0000 i 0.1527 :� 004 i 004 � 003 i i � i � 003 i 003 � i � i 005 i � Total 2.00OOe- 1.9000e- 1.6400e- 0.0000 0.0487 0.0000 0.0487 4.8800e- 0.0000 4.8900e- 0.0000 0.1524 0.1524 1.00OOe- 0.0000 0.1527 004 004 003 003 003 005 Mitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Fugitive Dust •i i i � i 1.7900e- � 0.0000 � 1.7900e- i 1.9000e- � 0.0000 � 1.9000e- • 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 �� 003 � � 003 � 004 � 004 ; � � � � i ;� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- ------�-------'-------�-------�------- � i i i i i i i i �- i i i Off-Road •i 5.3300e- i 0.0668 i 0.0361 � 6.00OOe- i � 2.7700e- � 2.7700e- i � 2.5500e- � 2.5500e- � 0.0000 i 5.6890 � 5.6890 � 1.7400e- i 0.0000 i 5.7326 �� 003 � � � 005 � � 003 � 003 � � 003 003 . � � � 003 � i '� i i i i i i i i � � i i i i Total 5.3300e- 0.0668 0.0361 6.00OOe- 1.7900e- 2.7700e- 4.5600e- 1.9000e- 2.5500e- 2.7400e- 0.0000 5.6890 5.6890 1.7400e- 0.0000 5.7326 003 005 003 003 003 004 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 11 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.2 Site Preparation - 2017 Mitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 2.00OOe- i 1.9000e- i 1.6400e- � 0.0000 i 0.0244 � 0.0000 � 0.0244 i 2.4500e- � 0.0000 ; 2.4600e- � 0.0000 i 0.1524 � 0.1524 � 1.00OOe- i 0.0000 i 0.1527 :� 004 i 004 � 003 i i � i � 003 i 003 � i � i 005 i � Total 2.00OOe- 1.9000e- 1.6400e- 0.0000 0.0244 0.0000 0.0244 2.4500e- 0.0000 2.4600e- 0.0000 0.1524 0.1524 1.00OOe- 0.0000 0.1527 004 004 003 003 003 005 3.3 Grading - 2017 Unmitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category tons/yr MT/yr i i i i i i i i i i i Fugitive Dust �� i i � i 0.0262 � 0.0000 � 0.0262 i 0.0135 � 0.0000 � 0.0135 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 ,� i i i i i i i i � i i i i i ,� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- ------�-------'-------�-------�------- � i i i i i i i i �- i i i Off-Road •i 9.2800e- i 0.1047 i 0.0431 � 8.00OOe- i � 5.1900e- � 5.1900e- i � 4.7800e- � 4.7800e- � 0.0000 i 7.6646 � 7.6646 � 2.3500e- i 0.0000 i 7.7233 �� 003 � � � 005 � � 003 � 003 � � 003 003 . � � � 003 � i '� i i i i i i i i � � i i i i Total 9.2800e- 0.1047 0.0431 8.00OOe- 0.0262 5.1900e- 0.0314 0.0135 4.7800e- 0.0183 0.0000 7.6646 7.6646 2.3500e- 0.0000 7.7233 003 005 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 12 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.3 Grading - 2017 Unmitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Worker •i 4.00OOe- i 3.9000e- i 3.2700e- � 0.0000 i 0.0975 � 0.0000 � 0.0975 i 9.7700e- � 0.0000 ; 9.7700e- � 0.0000 i 0.3048 � 0.3048 � 3.00OOe- i 0.0000 i 0.3055 :� 004 i 004 � 003 i i � i � 003 i 003 � i � i 005 i � Total 4.00OOe- 3.9000e- 3.2700e- 0.0000 0.0975 0.0000 0.0975 9.7700e- 0.0000 9.7700e- 0.0000 0.3048 0.3048 3.00OOe- 0.0000 0.3055 004 004 003 003 003 005 Mitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Fugitive Dust •i i i � i 0.0118 � 0.0000 � 0.0118 i 6.0600e- � 0.0000 � 6.0600e- • 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 �� 003 � 003 ; � � � � i ;� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- ------�-------'-------�-------�------- � i i i i i i i i �- i i i Off-Road •i 9.2800e- i 0.1047 i 0.0431 � 8.00OOe- i � 5.1900e- � 5.1900e- i � 4.7800e- � 4.7800e- � 0.0000 i 7.6646 � 7.6646 � 2.3500e- i 0.0000 i 7.7233 �� 003 � � � 005 � � 003 � 003 � � 003 003 . � � � 003 � i '� i i i i i i i i � � i i i i Total 9.2800e- 0.1047 0.0431 8.00OOe- 0.0118 5.1900e- 0.0170 6.0600e- 4.7800e- 0.0108 0.0000 7.6646 7.6646 2.3500e- 0.0000 7.7233 003 005 003 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 13 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.3 Grading - 2017 Mitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 4.00OOe- i 3.9000e- i 3.2700e- � 0.0000 i 0.0488 � 0.0000 � 0.0488 i 4.9100e- � 0.0000 ; 4.9100e- � 0.0000 i 0.3048 � 0.3048 � 3.00OOe- i 0.0000 i 0.3055 :� 004 i 004 � 003 i i � i � 003 i 003 � i � i 005 i � Total 4.00OOe- 3.9000e- 3.2700e- 0.0000 0.0488 0.0000 0.0488 4.9100e- 0.0000 4.9100e- 0.0000 0.3048 0.3048 3.00OOe- 0.0000 0.3055 004 004 003 003 003 005 3.4 Building Construction - 2017 Unmitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Off-Road •i 0.1955 i 1.3472 i 0.9542 � 1.4600e- i � 0.0860 � 0.0860 i � 0.0823 � 0.0823 � 0.0000 i 124.5890 � 124.5890 � 0.0278 i 0.0000 i 125.2827 '� i i i 003 i i i i i � � i i i i '� i i i i i i i i � � i i i i Total 0.1955 1.3472 0.9542 1.4600e- 0.0860 0.0860 0.0823 0.0823 0.0000 124.5890 124.5890 0.0278 0.0000 125.2827 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 14 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.4 Building Construction - 2017 Unmitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 9.1200e- i 0.1399 i 0.0569 � 2.5000e- i 1.4461 � 1.8700e- � 1.4480 i 0.1453 � 1.7900e- ; 0.1471 � 0.0000 i 23.8929 � 23.8929 � 1.7300e- i 0.0000 i 23.9361 :� 003 i � i 004 i � 003 i � i 003 � i � i 003 i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 0.0223 i 0.0215 i 0.1818 � 1.9000e- i 5.4159 � 2.1000e- � 5.4161 i 0.5429 � 1.9000e- ; 0.5431 � 0.0000 i 16.9365 � 16.9365 � 1.5600e- i 0.0000 i 16.9755 '� � � � 004 � � 004 � � � 004 . � � � 003 � i '� i i i i i i i i � � i i i i Total 0.0314 0.1613 0.2386 4.4000e- 6.8620 2.0800e- 6.8641 0.6882 1.9800e- 0.6901 0.0000 40.8294 40.8294 3.2900e- 0.0000 40.9116 004 003 003 003 Mitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Off-Road •i 0.1955 i 1.3472 i 0.9541 � 1.4600e- i � 0.0860 � 0.0860 i � 0.0823 � 0.0823 � 0.0000 i 124.5888 � 124.5888 � 0.0278 i 0.0000 i 125.2825 '� i i i 003 i i i i i � � i i i i '� i i i i i i i i � � i i i i Total 0.1955 1.3472 0.9541 1.4600e- 0.0860 0.0860 0.0823 0.0823 0.0000 124.5888 124.5888 0.0278 0.0000 125.2825 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 15 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.4 Building Construction - 2017 Mitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 9.1200e- i 0.1399 i 0.0569 � 2.5000e- i 0.7253 � 1.8700e- � 0.7271 i 0.0732 � 1.7900e- ; 0.0750 � 0.0000 i 23.8929 � 23.8929 � 1.7300e- i 0.0000 i 23.9361 :� 003 i � i 004 i � 003 i � i 003 � i � i 003 i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 0.0223 i 0.0215 i 0.1818 � 1.9000e- i 2.7143 � 2.1000e- � 2.7145 i 0.2727 � 1.9000e- ; 0.2729 � 0.0000 i 16.9365 � 16.9365 � 1.5600e- i 0.0000 i 16.9755 '� � � � 004 � � 004 � � � 004 . � � � 003 � i '� i i i i i i i i � � i i i i Total 0.0314 0.1613 0.2386 4.4000e- 3.4395 2.0800e- 3.4416 0.3459 1.9800e- 0.3479 0.0000 40.8294 40.8294 3.2900e- 0.0000 40.9116 004 003 003 003 3.4 Building Construction - 2018 Unmitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Off-Road •i 0.1646 i 1.1700 i 0.8881 � 1.4100e- i � 0.0711 � 0.0711 i � 0.0681 � 0.0681 � 0.0000 i 119.4149 � 119.4149 � 0.0257 i 0.0000 i 120.0580 '� i i i 003 i i i i i � � i i i i '� i i i i i i i i � � i i i i Total 0.1646 1.1700 0.8881 1.4100e- 0.0711 0.0711 0.0681 0.0681 0.0000 119.4149 119.4149 0.0257 0.0000 120.0580 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 16 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.4 Building Construction - 2018 Unmitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 7.3000e- i 0.1280 i 0.0468 � 2.4000e- i 1.3967 � 1.3800e- � 1.3980 i 0.1403 � 1.3200e- ; 0.1416 � 0.0000 i 23.0890 � 23.0890 � 1.3700e- i 0.0000 i 23.1232 :� 003 i � i 004 i � 003 i � i 003 � i � i 003 i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 0.0201 i 0.0188 i 0.1588 � 1.8000e- i 5.2307 � 1.9000e- � 5.2309 i 0.5243 � 1.8000e- ; 0.5245 � 0.0000 i 15.9974 � 15.9974 � 1.3700e- i 0.0000 i 16.0315 '� � � � 004 � � 004 � � � 004 . � � � 003 � i '� i i i i i i i i � � i i i i Total 0.0274 0.1468 0.2056 4.2000e- 6.6274 1.5700e- 6.6289 0.6646 1.5000e- 0.6661 0.0000 39.0864 39.0864 2.7400e- 0.0000 39.1547 004 003 003 003 Mitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Off-Road •i 0.1646 i 1.1700 i 0.8881 � 1.4100e- i � 0.0711 � 0.0711 i � 0.0681 � 0.0681 � 0.0000 i 119.4147 � 119.4147 � 0.0257 i 0.0000 i 120.0578 '� i i i 003 i i i i i � � i i i i '� i i i i i i i i � � i i i i Total 0.1646 1.1700 0.8881 1.4100e- 0.0711 0.0711 0.0681 0.0681 0.0000 119.4147 119.4147 0.0257 0.0000 120.0578 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 17 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.4 Building Construction - 2018 Mitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 7.3000e- i 0.1280 i 0.0468 � 2.4000e- i 0.7005 � 1.3800e- � 0.7019 i 0.0707 � 1.3200e- ; 0.0720 � 0.0000 i 23.0890 � 23.0890 � 1.3700e- i 0.0000 i 23.1232 :� 003 i � i 004 i � 003 i � i 003 � i � i 003 i � -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 0.0201 i 0.0188 i 0.1588 � 1.8000e- i 2.6215 � 1.9000e- � 2.6216 i 0.2634 � 1.8000e- ; 0.2636 � 0.0000 i 15.9974 � 15.9974 � 1.3700e- i 0.0000 i 16.0315 '� � � � 004 � � 004 � � � 004 . � � � 003 � i '� i i i i i i i i � � i i i i Total 0.0274 0.1468 0.2056 4.2000e- 3.3219 1.5700e- 3.3235 0.3341 1.5000e- 0.3356 0.0000 39.0864 39.0864 2.7400e- 0.0000 39.1547 004 003 003 003 3.5 Paving - 2018 Unmitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Off-Road •i 0.0126 i 0.1283 i 0.1078 � 1.6000e- i � 7.6500e- � 7.6500e- i � 7.0500e- � 7.O500e- � 0.0000 i 14.4861 � 14.4861 � 4.4200e- i 0.0000 i 14.5967 �� 004 � � 003 � 003 � � 003 003 . � � � 003 � i ;� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- �-------'-------�-------�------- � i i i i i i i i i-------i i i Paving �� 2.00OOe- i i � i � 0.0000 � 0.0000 i � 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 003 i i i i i i i i � i i i i '� i i i i i i i i � � i i i i Total 0.0146 0.1283 0.1078 1.6000e- 7.6500e- 7.6500e- 7.0500e- 7.0500e- 0.0000 14.4861 14.4861 4.4200e- 0.0000 14.5967 004 003 003 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 18 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.5 Paving - 2018 Unmitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 1.2600e- i 1.1800e- i 9.9800e- � 1.00OOe- i 0.3289 � 1.00OOe- � 0.3289 i 0.0330 � 1.00OOe- ; 0.0330 � 0.0000 i 1.0059 � 1.0059 � 9.00OOe- i 0.0000 i 1.0080 '� 003 � 003 � 003 � 005 � � 005 � � � 005 . � � � 005 � i '� i i i i i i i i � � i i i i Total 1.2600e- 1.1800e- 9.9800e- 1.00OOe- 0.3289 1.00OOe- 0.3289 0.0330 1.00OOe- 0.0330 0.0000 1.0059 1.0059 9.00OOe- 0.0000 1.0080 003 003 003 005 005 005 005 Mitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category tons/yr MT/yr i i i i i i i i i i i Off-Road •i 0.0126 i 0.1283 i 0.1078 � 1.6000e- i � 7.6500e- � 7.6500e- i � 7.0500e- � 7.O500e- � 0.0000 i 14.4861 � 14.4861 � 4.4200e- i 0.0000 i 14.5967 �� 004 � � 003 � 003 � � 003 003 . � � � 003 � i ;� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- �-------'-------�-------�------- � i i i i i i i i i-------i i i Paving �� 2.00OOe- i i � i � 0.0000 � 0.0000 i � 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 003 i i i i i i i i � i i i i '� i i i i i i i i � � i i i i Total 0.0146 0.1283 0.1078 1.6000e- 7.6500e- 7.6500e- 7.0500e- 7.0500e- 0.0000 14.4861 14.4861 4.4200e- 0.0000 14.5967 004 003 003 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 19 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.5 Paving - 2018 Mitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i -----------��-------�-------�-------�-------�-------�-------'-------�-------�--------------- ------�-------�-------'-------�------- '� i i i i i i i i +- i i i i �------- Worker •i 1.2600e- i 1.1800e- i 9.9800e- � 1.00OOe- i 0.1648 � 1.00OOe- � 0.1648 i 0.0166 � 1.00OOe- ; 0.0166 � 0.0000 i 1.0059 � 1.0059 � 9.00OOe- i 0.0000 i 1.0080 '� 003 � 003 � 003 � 005 � � 005 � � � 005 . � � � 005 � i '� i i i i i i i i � � i i i i Total 1.2600e- 1.1800e- 9.9800e- 1.00OOe- 0.1648 1.00OOe- 0.1648 0.0166 1.00OOe- 0.0166 0.0000 1.0059 1.0059 9.00OOe- 0.0000 1.0080 003 003 003 005 005 005 005 3.6 Architectural Coating - 2018 Unmitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Archit.Coating �� 1.1213 i i � i � 0.0000 � 0.0000 i � 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 ,� i i i i i i i i � i i i i i ,� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- ------�-------'-------�-------�------- � i i i i i i i i �- i i i Off-Road •i 2.6900e- i 0.0181 i 0.0167 � 3.00OOe- i � 1.3500e- � 1.3500e- i � 1.3500e- � 1.3500e- � 0.0000 i 2.2979 � 2.2979 � 2.2000e- i 0.0000 i 2.3034 �� 003 � � � 005 � � 003 � 003 � � 003 003 . � � � 004 � i '� i i i i i i i i � � i i i i Total 1.1240 0.0181 0.0167 3.00OOe- 1.3500e- 1.3500e- 1.3500e- 1.3500e- 0.0000 2.2979 2.2979 2.2000e- 0.0000 2.3034 005 003 003 003 003 004 CaIEEMod Version: CaIEEMod.2016.3.1 Page 20 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.6 Architectural Coating - 2018 Unmitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i -----------�i-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------i-------�-------'-------�-------�------- i i i i i i i i i i i Worker •i 6.7000e- i 6.3000e- i 5.3300e- � 1.00OOe- i 0.1754 � 1.00OOe- � 0.1754 i 0.0176 � 1.00OOe- ; 0.0176 � 0.0000 i 0.5365 � 0.5365 � 5.00OOe- i 0.0000 i 0.5376 :� 004 i 004 � 003 i 005 i � 005 i � i 005 � i � i 005 i � Total 6.7000e- 6.3000e- 5.3300e- 1.00OOe- 0.1754 1.00OOe- 0.1754 0.0176 1.00OOe- 0.0176 0.0000 0.5365 0.5365 5.00OOe- 0.0000 0.5376 004 004 003 005 005 005 005 Mitigated Construction On-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Archit.Coating �� 1.1213 i i � i � 0.0000 � 0.0000 i � 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 ,� i i i i i i i i � i i i i i ,� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------'-------�-------�---------------�------- ------�-------'-------�-------�------- � i i i i i i i i �- i i i Off-Road •i 2.6900e- i 0.0181 i 0.0167 � 3.00OOe- i � 1.3500e- � 1.3500e- i � 1.3500e- � 1.3500e- � 0.0000 i 2.2979 � 2.2979 � 2.2000e- i 0.0000 i 2.3034 �� 003 � � � 005 � � 003 � 003 � � 003 003 . � � � 004 � i '� i i i i i i i i � � i i i i Total 1.1240 0.0181 0.0167 3.00OOe- 1.3500e- 1.3500e- 1.3500e- 1.3500e- 0.0000 2.2979 2.2979 2.2000e- 0.0000 2.3034 005 003 003 003 003 004 CaIEEMod Version: CaIEEMod.2016.3.1 Page 21 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 3.6 Architectural Coating - 2018 Mitigated Construction Off-Site ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Hauling •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------� ------�-------'-------�-------�------- � i i i i i i i i �- i i i Vendor •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 '� i i i i i i i i � � i i i i '� i i i i i i i i � � i i i i � -----------�i-------�-------�-------�-------�-------�-------'-------�-------�---------------+-------i-------�-------'-------�-------�------- i i i i i i i i i i i Worker •i 6.7000e- i 6.3000e- i 5.3300e- � 1.00OOe- i 0.0879 � 1.00OOe- � 0.0879 i 8.8300e- � 1.00OOe- ; 8.8400e- � 0.0000 i 0.5365 � 0.5365 � 5.00OOe- i 0.0000 i 0.5376 '� 004 � 004 � 003 � 005 � � 005 � � 003 � 005 003 . � '� i i i i i i i i � i � � 005 i i Total 6.7000e- 6.3000e- 5.3300e- 1.00OOe- 0.0879 1.00OOe- 0.0879 8.8300e- 1.00OOe- 8.8400e- 0.0000 0.5365 0.5365 5.00OOe- 0.0000 0.5376 004 004 003 005 005 003 005 003 005 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile CaIEEMod Version: CaIEEMod.2016.3.1 Page 22 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Mitigated •i 0.4290 i 2.3613 � 4.3993 i 8.3100e- i 102.6198 i 0.0159 i 102.6356 � 10.2926 i 0.0150 ; 10.3077 � 0.0000 i 761.8164 � 761.8164 i 0.0555 i 0.0000 i 763.2050 '� i i i 003 i i i i i � � i i i i '� i i i i i i i i � � i i i i ''----''---e�""-'----""F----'-"""--}'-""-'----'-}"------"""}--'-"""----}""-'----'-"}------"""--}'-"""----'-}"-'----"""*-------+'----''�----'-""-'--}"""------"}"----'-"""}--"""-'----*''----' Unmitigated � 0.4290 � 2.3613 � 4.3993 � 8.3100e- � 102.6198 � 0.0159 � 102.6356 � 10.2926 � 0.0150 � 10.3077 • 0.0000 � 761.8164 � 761.8164 � 0.0555 � 0.0000 � 763.2050 003 4.2 Trip Summary Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT Hotel + 751.64 ; 753.48 547.40 1,373,129 1,373,129 ......................................------------ ---------- ----------- -----------------------%-------------------------- Parking Lot ; 0.00 ; 0.00 0.00 Total 751.64 753.48 547.40 1,373,129 1,373,129 4.3 Trip Type Information Miles Trip% Trip Purpose% Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Hotel ; 9.50 7.30 � 7.30 19.40 61.60 19.00 58 38 4 � � , . • , � .......................r----------�---------T----------Y------------------�--------�----------- ---------- --------- ----------------- Parking Lot � 9.50 7.30 7.30 0.00 0.00 0.00 0 0 0 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Hotel • 0.465791� 0.054531� 0.191512� 0.140259� 0.048194� 0.007674� 0.016639� 0.064091� 0.001485� 0.001531� 0.005812� 0.001136� 0.001346 � i i i i i i i i i i � -----------------------_--------�--------E--------E--------E--------E--------E--------E--------E--------E--------E--------E--------�-------- Parking Lot • 0.465791• 0.054531� 0.191512� 0.140259� 0.048194� 0.007674� 0.016639� 0.064091� 0.001485� 0.001531� 0.005812� 0.001136� 0.001346 CaIEEMod Version: CaIEEMod.2016.3.1 Page 23 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 5.0 Energy Detail Historical Energy Use: N 5.1 Mitigation Measures Energy Install High Efficiency Lighting ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Electricity �� i i i i i 0.0000 i 0.0000 i i 0.0000 ; 0.0000 � 0.0000 i 126.6081 i 126.6081 i 5.7200e- i 1.1800e- i 127.1042 Mitigated ,i � � � � � � � � , i � � 003 � 003 i ,� i i i i i i i i � i i i i i ..��..��I��J��J��J��J��J��J��J��J��.��..I��J��J��J��T..��. I I I I 1 I I I 1 I I Electricity �� i i i i i 0.0000 � 0.0000 i i 0.0000 ; 0.0000 � 0.0000 i 126.6081 � 126.6081 � 5.7200e- i 1.1800e- � 127.1042 Unmitigated ,i � � � � � � � � , i � � 003 � 003 i ,� i i i i i i i i � i i i i i ..��..��J��J��J��J��J��J��J��J��.��.. ��J��J��J��T..��. � I I I I 1 I I I � 1 I I NaturalGas •i 5.9200e- i 0.0539 i 0.0452 i 3.2000e- i i 4.0900e- � 4.0900e- i i 4.0900e- ; 4.0900e- � 0.0000 i 58.6186 � 58.6186 � 1.1200e- i 1.0700e- � 58.9670 Mitigated ;i 003 � � � 004 � � 003 � 003 � � 003 003 , i � � � 003 � 003 i , i i i i i i i i � . i i i i ''----''---e�""-'----""F----'-"""--}'-""-'----'-}"------"""}--'-"""----}""-'----'-"}------"""--}'-"""----'-}"-'----"""*-------+'----''�----'-""-'--}"""------"}"----'-"""}--"""-'----*''----' NaturalGas •� 5.9200e- � 0.0539 � 0.0452 � 3.2000e- � � 4.0900e- � 4.0900e- � � 4.0900e- � 4.0900e- • 0.0000 � 58.6186 � 58.6186 � 1.1200e- � 1.0700e- � 58.9670 Unmitigated 003 004 003 003 003 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 24 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 5.2 Energy by Land Use - NaturalGas Unmitigated NaturalGa ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e s Use PM10 PM10 Total PM2.5 PM2.5 Land Use kBTU/yr tons/yr MT/yr i i i i i i i i i i i Hotel � 1.09847e•i 5.9200e- i 0.0539 � 0.0452 � 3.2000e- i � 4.0900e- i 4.0900e- � � 4.0900e- ; 4.0900e- � 0.0000 i 58.6186 � 58.6186 i 1.1200e- i 1.0700e- � 58.9670 i +006 '� 003 � � � 004 � � 003 � 003 � � 003 003 . � � � 003 � 003 i i ;� i i i i i i i i � � i i i i -----------� � �-------�-------'-------�-------�-------�-------�-------'-------�------ ------�-------�-------�-------�------- - - --��------- I 1 1 I 1 I 1 1 +- I 1 I I *------ Parking Lot � 0 •i 0.0000 i 0.0000 � 0.0000 � 0.0000 i � 0.0000 i 0.0000 � � 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 i 0.0000 i 0.0000 � '� i i i i i i i i , � i i i i i ; i i i i i i i i � � i i i i Total 5.9200e- 0.0539 0.0452 3.2000e- 4.0900e- 4.0900e- 4.0900e- 4.0900e- 0.0000 58.6186 58.6186 1.1200e- 1.0700e- 58.9670 003 004 003 003 003 003 003 003 Mitigated NaturalGa ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e s Use PM10 PM10 Total PM2.5 PM2.5 Land Use kBTU/yr tons/yr MT/yr i i i i i i i i i i i Hotel i 1.09847e�i 5.9200e- i 0.0539 � 0.0452 � 3.2000e- i i 4.0900e- i 4.0900e- � � 4.0900e- ; 4.0900e- � 0.0000 i 58.6186 i 58.6186 i 1.1200e- i 1.0700e- � 58.9670 � +006 .� 003 � � � 004 � � 003 � 003 � � 003 003 . i � � 003 � 003 i � i i i i i i i i � i i i i ---------- � �� -------�-------�-------�-------�-------�-------�-------�-------�-------+-------� �-------�-------�------- - ---- ------ --�r------ i i i i i i i i �- i i i Parking Lot � 0 �i 0.0000 i 0.0000 i 0.0000 i 0.0000 � i 0.0000 i 0.0000 i i 0.0000 � 0.0000 � 0.0000 i 0.0000 i 0.0000 i 0.0000 � 0.0000 i 0.0000 i .� i i i i i i i i � � i i i i � � i i i i i i i i � � i i i i Total 5.9200e- 0.0539 0.0452 3.2000e- 4.0900e- 4.0900e- 4.0900e- 4.0900e- 0.0000 58.6186 58.6186 1.1200e- 1.0700e- 58.9670 003 004 003 003 003 003 003 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 25 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 5.3 Energy by Land Use - Electricity Unmitigated Electricity Total CO2 CH4 N20 CO2e Use Land Use kWh/yr MT/yr Hotel � 402124 •i 116.9824 i 5.2900e- � 1.0900e- � 117.4408 i '� � 003 � 003 i .� i .i i i i - --�------ii-------�-------�-------*------- Parking Lot � 33088 •i 9.6257 i 4.4000e- � 9.00OOe- � 9.6634 i :� � 004 � 005 i i ■ � � i Total 126.6081 5.7300e- 1.1800e- 127.1042 003 003 Mitigated Electricity Total CO2 CH4 N20 CO2e Use Land Use kWh/yr MT/yr Hotel � 402124 •i 116.9824 i 5.2900e- i 1.0900e- � 117.4408 i ;� i 003 � 003 i --�------�i-------�-------�-------*------- Parking Lot � 33088 •i 9.6257 i 4.4000e- i 9.00OOe- � 9.6634 i ;� i 004 � 005 i Total 126.6081 5.7300e- 1.1800e- 127.1042 003 003 6.0 Area Detail 6.1 Mitigation Measures Area CaIEEMod Version: CaIEEMod.2016.3.1 Page 26 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Use Low VOC Paint- Non-Residential Interior Use Low VOC Paint- Non-Residential Exterior Use Low VOC Cleaning Supplies ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Category tons/yr MT/yr i i i i i i i i i i i Mitigated •i 0.2551 i 2.00OOe- � 1.7300e- i 0.0000 i � 1.00OOe- i 1.00OOe- � i 1.00OOe- ; 1.00OOe- � 0.0000 i 3.3200e- � 3.3200e- i 1.00OOe- � 0.0000 i 3.5500e- �� 005 � 003 � � � 005 � 005 � � 005 005 . � 003 � 003 � 005 � i 003 '� i i i i i i i i , � i i i � � -----------��'--------------�--------------�--------------�--------------�--------------�--------------�--------------�--------------�--------------+-------+-------�--------------�--------------�--------------�--------------+------- Unmitigated � 0.2705 � 2.00OOe- � 1.7300e- � 0.0000 � � 1.00OOe- � 1.00OOe- � � 1.00OOe- � 1.00OOe- • 0.0000 � 3.3200e- � 3.3200e- � 1.00OOe- � 0.0000 � 3.5500e- 005 003 005 005 005 005 003 003 005 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 27 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 6.2 Area by SubCategory Unmitigated ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 SubCategory tons/yr MT/yr i i i i i i i i i i i Architectural •i 0.0623 i � i i � 0.0000 i 0.0000 � i 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 Coating '� � � � � � � � � , � � � � i '� i i i i i i i i � � i i i i � -----------��-------�-------�-------�-------�-------�-------�-------�-------�---------------+-------� ------�-------�-------�-------*------- � i i i i i i i i �- i i i Consumer •i 0.2080 i � i i � 0.0000 i 0.0000 � i 0.0000 ; 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 � 0.0000 Products '� � � � � � � � � . � � � � i '� i i i i i i i i � � i i i i � -----------%�-------�-------�-------�-------�-------�-------�-------�-------�---------------+-------� ------�-------�-------�-------*------- � i i i i i i i i �- i i i Landscaping •i 1.6000e- i 2.00OOe- � 1.7300e- i 0.0000 i � 1.00OOe- i 1.00OOe- � i 1.00OOe- ; 1.00OOe- � 0.0000 i 3.3200e- � 3.3200e- i 1.00OOe- � 0.0000 � 3.5500e- '� 004 � 005 � 003 � � � 005 � 005 � � 005 005 . � 003 � 003 � 005 � i 003 '� i i i i i i i i � � i i i i Total 0.2705 2.00OOe- 1.7300e- 0.0000 1.00OOe- 1.00OOe- 1.00OOe- 1.00OOe- 0.0000 3.3200e- 3.3200e- 1.00OOe- 0.0000 3.SSOOe- 005 003 005 005 005 005 003 003 005 003 Mitigated ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Total Bio-CO2 NBio-CO2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 SubCategory tons/yr MT/yr i i i i i i i i i i i Architectural �� 0.0623 i � i i � 0.0000 i 0.0000 � i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 Coatin � � � � � � � � . � � � i g ;� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------�-------�-------�---------------�------- �-------�-------�-------*------- � i i i i i i i i r------i i i Consumer �� 0.1926 i � i i � 0.0000 i 0.0000 � i 0.0000 � 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 � 0.0000 i 0.0000 Products � � � � � � � � . � � � i ;� i i i i i i i i � i i i i i -----------•-------�-------�-------�-------�-------�-------�-------�-------�---------------�------- �-------�-------�-------*------- � i i i i i i i i r------i i i Landscaping •i 1.6000e- i 2.00OOe- � 1.7300e- i 0.0000 i � 1.00OOe- i 1.00OOe- � i 1.00OOe- ; 1.00OOe- � 0.0000 i 3.3200e- � 3.3200e- i 1.00OOe- � 0.0000 i 3.5500e- �� 004 � 005 � 003 � � � 005 � 005 � � 005 005 . � 003 � 003 � 005 � i 003 '� i i i i i i i i � � i i i i Total 0.2551 2.00OOe- 1.7300e- 0.0000 1.00OOe- 1.00OOe- 1.00OOe- 1.00OOe- 0.0000 3.3200e- 3.3200e- 1.00OOe- 0.0000 3.5500e- 005 003 005 005 005 005 003 003 005 003 7.0 Water Detail CaIEEMod Version: CaIEEMod.2016.3.1 Page 28 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 7.1 Mitigation Measures Water Apply Water Conservation Strategy Install Low Flow Bathroom Faucet Install Low Flow Toilet Install Low Flow Shower Use Water Efficient Irrigation System Use Water Efficient Landscaping Total CO2 CH4 N20 CO2e Category MT/yr Mitigated •i 4.6780 i 0.0762 � 1.8300e- i 7.1297 �� 003 i �� i i i -----------��'--------------�--------------�--------------*------- Unmitigated •� 4.6780 � 0.0762 � 1.8300e- � 7.1297 003 CaIEEMod Version: CaIEEMod.2016.3.1 Page 29 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 7.2 Water by Land Use Unmitigated Indoor/Out Total CO2 CH4 N20 CO2e door Use Land Use Mgal MT/yr Hotel i 2.33374/ •i 4.6780 � 0.0762 � 1.8300e- i 7.1297 i 0.259305;i � � 003 i i .i i i i -----------�------�i-------�-------�-------*------- Parking Lot � 0/0 •i 0.0000 � 0.0000 � 0.0000 i 0.0000 i �� i i ; � � i Total 4.6780 0.0762 1.8300e- 7.1297 003 Mitigated Indoor/Out Total CO2 CH4 N20 CO2e door Use Land Use Mgal MT/yr Hotel �2.33374/ •i 4.6780 � 0.0762 i 1.8300e- � 7.1297 i0.259305;i � � 003 i -----------�------�i-------�-------�-------*------- Parking Lot � 0/0 �i 0.0000 i 0.0000 i 0.0000 i 0.0000 i �� i Total 4.6780 0.0762 1.8300e- 7.1297 003 8.0 Waste Detail 8.1 Mitigation Measures Waste CaIEEMod Version: CaIEEMod.2016.3.1 Page 30 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Category/Year Total CO2 CH4 N20 CO2e MT/yr Mitigated •i 10.2247 i 0.6043 � 0.0000 i 25.3312 '� i i i '� i i i -----------��'--------------+--------------}--------------*------- Unmitigated •� 10.2247 � 0.6043 � 0.0000 � 25.3312 8.2 Waste by Land Use Unmitigated Waste Total CO2 CH4 N20 CO2e Disposed Land Use tons MT/yr Hotel i 50.37 •i 10.2247 � 0.6043 i 0.0000 i 25.3312 i ;i i i i i i ��..��.i��7I��J��J��T��..�� Parking Lot 0 •i 0.0000 i 0.0000 i 0.0000 � 0.0000 i ; � � i i . � � i Total 10.2247 0.6043 0.0000 25.3312 CaIEEMod Version: CaIEEMod.2016.3.1 Page 31 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual 8.2 Waste by Land Use Mitigated Waste Total CO2 CH4 N20 CO2e Disposed Land Use tons MT/yr Hotel � 50.37 •i 10.2247 � 0.6043 � 0.0000 i 25.3312 i �� i .i i .� i i i -----------�------�i-------�-------�-------*------- Parking Lot � 0 •i 0.0000 � 0.0000 � 0.0000 i 0.0000 i �� i i ; � � i Total 10.2247 0.6043 0.0000 25.3312 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number 11.0 Vegetation CaIEEMod Version: CaIEEMod.2016.3.1 Page 32 of 32 Date: 3/9/2017 8:38 AM Ukiah Holiday Inn Express - Mendocino-Inland County, Annual Total CO2 CH4 N20 CO2e Category MT Unmitigated � -9.8268 � 0.0000 � 0.0000 � -9.8268 11.1 Vegetation Land Change Vegetation Type Initial/Fina Total CO2 CH4 N20 CO2e I Acres MT Grassland � 2.28/0 ■i -9.8268 i 0.0000 � 0.0000 i -9.8268 i �� i i �� i Total -9.8268 0.0000 0.0000 -9.8268 December 5,2016 Mr.Alpesh Jivan 555 South Orchard Avenue Ukiah,CA 95482 Focused Traffic Study for the Ukiah Holiday Inn Project Dear Mr.Jivan; As requested,W-Trans has prepared a focused traffic analysis relative to the potential traffic impacts associated with the proposed Holiday Inn to be located on Airport Park Boulevard in the City of Ukiah. The traffic study was completed at the request of the City and is consistent with standard traffic engineering techniques. Project Description The proposed project includes a 92-room Holiday Inn hotel that would be constructed on a currently vacant site on Airport Park Boulevard. It is understood that there are plans for future improvements at the intersection of Talmage Road/Airport Park Boulevard as well as the interchange with US 101, and the primary issue to be addressed is the ability to maintain acceptable operation in the near term with project traffic added prior to completion ofthese improvements. Study Area and Periods The study area consists of Talmage Road/Airport Park Boulevard,which is a signalized four-way intersection with left-turn pockets and protected left-turn phasing provided on all four approaches. The northbound Airport Park Boulevard approach is restricted to turning movements only and a right-turn overlap is provided. Marked crosswalks are present on all four legs. Operating conditions during the weekday a.m. and p.m. peak periods were evaluated to capture the highest potential impacts for the proposed project as well as the highest volumes on the local transportation network. The morning peak period occurs between 7:00 and 9:00 a.m.and reflects conditions during the home to work or school commute,while the p.m.peak period occurs between 4:00 and 6:00 p.m.and typically reflects the highest level of congestion during the homeward bound commute. Regulatory Framework City of Ukiah The Ukiah Valley General Plan and Growth Management Program (1995) establishes the criteria for acceptable level of service (LOS). Policy CT-16.2 states that, "LOS D is The minimum acceptable LOS for sta[e highways, freeways, expressways, arterials and collectors." Though the Policy does not specifically state criterion for intersections, previous conversations with City staff indicated that LOS D should be applied to the overall intersection operation as well. A significant traffic-related impact would occur if implementation of the project would cause the study intersection to operate below the General Plan's standard of LOS D. Caltrans The study intersection is maintained by Caltrans;based on their guidelines,Caltrans indicates that they endeavor to maintain operation at the transition from LOS C to LOS D. Mr.Alpesh Jivan Page 2 December 5,2016 Existing Conditions In January 2013, the City of Ukiah Costco Wholesale Project Draft Environmenral Impact Report (DEIR) was completed by ESA Associates for the proposed Costco Wholesale Project to be located on Airport Park Boulevard. W-Trans performed the traffic study included in the EIR which projected near-term traffic volumes for Talmage Road/Airport Park Boulevard for the end of 2013 or 2014. No new traffic counts were conducted for this analysis; instead, the near-term traffic volumes projected in the Costco Wholesale EIR were assumed to be representative of existing conditions. Under existing conditions,the study intersection is operating acceptably during both peak hours. A summary of the intersection level of service calculations is contained in Table 1, and copies of the Level of Service calculations for all evaluated scenarios are enclosed. It is noted that the study intersection was evaluated using the Highway Capacity Manual (HCM) 2000 methodology rather than the newer 2010 methodology to be consistent with the analysis conducted for the Costco EIR. ��'}'' - - '-: .'ti i'..� r . - .�.i. �,:., . _ � . , , _, _ r � o ,J�,�i��.w. •� �.��% .�Y�^S: Study Intersection AM Peak PM Peak Delay LOS Delay LOS _ _----- ------ -- - ---- 1. Talmage Rd/Airport Park Blvd 19.3 B 29.1 C - - - - -- __- -- ----- — Notes: Delay is measured in average seconds per vehicle;LOS=Level of Service Project Traffic Volumes Trip Generation The anticipated trip generation for the proposed project was estimated using standard rates published by the Institute of Transportation Engineers (ITE) in Trip GeneraTion Manual, 9`h Edition, 2012 for"Hotel" (ITE LU #310). As indicated in Table 2, the proposed hotel is expected to generate an average of 752 trips on a daily basis, including 49 trips during the morning peak hour and 55 trips during the evening peak hour. These new trips represent the increase in traffic associated with the project compared to existing volumes. �5�i�.`�{ �v]�`v7�E�;v�,"'��b��'�`�'��.:f�- ' :� ��.� �s�; � , �••s� +- . ,�tn�:'�� t �2J':`+.. `` 1 _ "'q � �' . ,�.,�.. ,4�'^�� , rr�:-._, .. . ;r..Ci .. . ,I,G-cc.R4�...�'- iti:•c f,ti�."....,.. . , ... .��C.a ��:;�i Land Use Units Daily AM Peak Hour PM Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out - -_ - Proposed II Hotel _92 rooms 8.17 752 1 0.53 49 29 20 0.60 55 28 27 Trip Distribution The pattern used to allocate new project trips to the street network was determined by reviewing existing turning movements at the study intersection and knowledge of traffic patterns in the area and surrounding region. It is noted that the proposed site could be accessed via Hastings Avenue and then Airport Park Boulevard without passing through the study intersection; however,to be conservative it was assumed that all of the trips associated with the project would pass through the study intersection. The applied distribution assumptions and resulting trips are shown in Table 3. Mr.Alpesh Jivan Page 3 December 5,2016 — -- --� -- , . _ . > . . �€��{�r�x��c�t�er��f�g' ��-' � - �'�i�'�'�.�-.�':��,�`�`2 � � i � Y Route Percent Daily AM PM Trips Trips Trips Talmage Rd(East of Airport Park Blvd) 70% 526 ! 34 39 Talmage Rd(West of Airport Park Blvd) 30% 226 � 15 16 TOTAL 100% 752 49 55 Existing plus Project Conditions Upon the addition of project-related traffic to the Existing volumes,the study intersection would be expected to continue operating acceptably at the same levels of service during both peak hours; average delay would be expected to increase by a half-second or less during both peak periods due to project-added trips. These results are summarized in Table 4. ��C:A...a-I.�.�..�.it-'�LY.7��9.,L,Lti-° '�°.A� .�� X -0.�'.��IL�'1�:1xY'�La.��%!Fl1AA�.jft7��%��'J:-Sir�,+ :-K r ,»��} Study Intersection �`�Existing Conditions Existing plus Project Approach ' AM Peak PM Peak AM Peak PM Peak I Delay LOS Delay LOS Delay LOS Delay LOS -- - - -_ _ - - _ - — - -- 1. Talmage Rd/Airport Park Blvd � 193 B 29.1 C 19.8 B 31.1 C Notes: Delay is measured in average seconds per vehicle;LOS=Level of Service Finding - The study intersection would be expected to continue operating acceptably at the same levels of service as are currently experienced upon the addition of project-generated traffic. Site Access Left-Turn Lane Warrant The need for a left-turn lane on Airport Park Boulevard at the hotel entrance was evaluated based on criteria contained in the Inierseciion Channelization Design Guide, National Cooperative Highway Research Program (NCHRP) Report No. 279, Transportation Research Board, 1985, as well as a more recent update of the methodology developed by the Washington State Department of Transportation. The NCHRP report references a methodology developed by M. D.Harmelink that includes equations that can be applied to expected or actual traffic volumes in order to determine the need for a left-turn pocket based on safety issues. Existing plus Project peak hour volumes were used as the basis of the evaluation. It is noted that the segment of Airport Park Boulevard adjacent to the proposed hotel would have less traffic than the segment adjacent to the Airport Park Boulevard/Talmage Road intersection; however, assuming that the volumes present on the south leg of the study intersection would occur at the proposed project driveway results in a conservative analysis. Under these conditions, which include traffic associated with the proposed 92-room hotel, it was determined that a left-turn lane is not warranted at the project access point during either of the peak hours. Copies of the turn-lane warrant analysis sheets are enclosed for reference. Finding-A I�eft-turn lane is not warranted on Airport Park Boulevard at the proj�ct driveway during either of the peak hours. � Mr.Alpesh Jivan Page 4 December S,2016 Conclusions • The project is expected to generate 752 new vehicle trips on a daily basis, including 49 trips during the morning peak hour and 55 trips during the evening peak hour. • The study intersection of Talmage Road/Airport Park Boulevard is currently operating acceptably at LOS B during the morning peak hour and LOS C during the evening peak hour. Upon the addition of project- related traffic to the Existing volumes, the study intersection would be expected to continue operating acceptably at the same Levels of Service. • Under Existing plus Project Conditions, a left-turn lane is not warranted on Airport Park Boulevard at the proposed project driveway during either ofthe peak hours. We hope this information adequately addresses the potential short-term impacts of the proposed project, but please call if you have any questions. Thank you for giving W-Trans the opportunity to provide these services. Sincerely, Cameron Nye,EIT Assistant Engineer Dalene J.Whitlock,PE,PTOE Principal DJW/cjn/UKI075.L1 Enclosures: Level of Service Calculations Turn Lane Warrants Analysis HCM Signalized Intersection Capacity Analysis 1: Airport Park Blvd & Talmage Rd 12/05/2016 � � � � � � � � � � � � Lane Configurations � �'� � T'� �� '�, Traffic Volume(vph) 8 248 101 262 475 15 115 0 212 9 30 17 Future Volume(vph) 8 248 101 262 475 15 115 0 212 9 30 17 IdealFlow(vphpl) 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util.Factor 1.00 0.95 1.00 0.95 0.97 1.00 1.00 1.00 Frt 1.00 0.96 1.00 1.00 1.00 0.85 1.00 0.95 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(prot) 1630 3118 1630 3245 3162 1458 1630 1625 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(perm) 1630 3118 1630 3245 3162 1458 1630 1625 Peak-hour factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 9 270 110 285 516 16 125 0 230 10 33 18 RTOR Reduction(vph) 0 32 0 0 1 0 0 0 145 0 17 0 Lane Group Flow(vph) 9 348 0 285 531 0 125 0 85 10 34 0 Turn Type Prot NA Prot NA Prot pt+ov Split NA Protected Phases 5 2 1 6 8 1 8 7 7 Permitted Phases 8 Actuated Green,G(s) 0.7 32.9 17.1 49.3 7.5 28.6 4.0 4.0 Effective Green,g(s) 0.7 32.9 17.1 49.3 7.5 28.6 4.0 4.0 Actuated g/C Ratio 0.01 0.42 0.22 0.64 0.10 0.37 0.05 0.05 Clearance Time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension(s) 2.0 3.0 2.0 3.0 2.0 2.0 2.0 Lane Grp Cap(vph) 14 1323 359 2064 306 538 84 83 v/s Ratio Prot 0.01 0.11 c0.17 c0.16 c0.04 0.06 0.01 c0.02 v/s Ratio Perm v/c Ratio 0.64 0.26 0.79 0.26 0.41 0.16 0.12 0.41 Uniform Delay,d1 38.3 14.4 28.5 6.1 32.9 16.4 35.1 35.6 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay,d2 56.8 0.5 10.7 0.3 0.3 0.1 0.2 1.2 Delay(s) 95.1 14.9 39.3 6.4 33.2 16.4 35.3 36.8 Level of Service F B D A C B D D Approach Delay(s) 16.8 17.9 22.3 36.6 Approach LOS B B C D HCM 2000 Control Delay 19.3 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.44 Actuated Cycle Length(s) 77.5 Sum of lost time(s) 16.0 Intersection Capacity Utilization 46.9% ICU Level of Service A Analysis Period(min) 15 c Critical Lane Group � � Ukiah Holiday Inn Project Synchro 9 Report AM Existing Contlitions W-Trans HCM Signalized Intersection Capacity Analysis 1: Airport Park Blvd & Talmage Rd 12/05/2016 � -• � � � � � t r� �► 1 � Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations � '�'� � '�'Fr '�� '� Tra�c Volume(vph) 14 410 259 398 486 14 223 0 491 13 47 24 Future Volume(vph) 14 410 259 398 486 14 223 0 491 13 47 24 Ideal Flow(vphpl) 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 0.95 1.00 0.95 0.97 1.00 1.00 1.00 Frt 1.00 0.94 1.00 1.00 1.00 0.85 1.00 0.95 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(prot) 1630 3070 1630 3246 3162 1458 1630 1629 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(perm) 1630 3070 1630 3246 3162 1458 1630 1629 Peak-hourfactor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 15 446 282 433 528 15 242 0 534 14 51 26 RTOR Reduction(vph) 0 87 0 0 2 0 0 0 247 0 19 0 Lane Group Flow(vph) 15 641 0 433 541 0 242 0 287 14 58 0 Tum Type Prot NA Prot NA Prot pt+ov Split NA Protected Phases 5 2 1 6 8 1 8 7 7 Permitted Phases 8 Actuated Green,G(s) 0.7 29.6 26.3 55.2 11.6 41.9 6.5 6.5 Effective Green,g(s) 0.7 29.6 26.3 55.2 11.6 41.9 6.5 6.5 Actuated g/C Ratio 0.01 0.33 0.29 0.61 0.13 0.47 0.07 0.07 Clearance Time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension(s) 2.0 3.0 2.0 3.0 2.0 2.0 2.0 Lane Grp Cap(vph) 12 1009 476 1990 407 678 117 117 vls Ratio Prot 0.01 c0.21 c0.27 0.17 c0.08 0.20 0.01 c0.04 v/s Ratio Perm vlc Ratio 1.25 0.64 0.91 0.27 0.59 0.42 0.12 0.49 Uniform Delay,d1 44.6 25.6 30.7 8.1 37.0 16.0 39.1 40.2 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay,d2 352.1 3.1 20.7 0.3 1.6 0.2 0.2 1.2 Delay(s) 396.8 28.7 51.4 8.4 38.5 16.2 39.2 41.3 Level of Service F C D A D B D D Approach Delay(s) 36.1 27.5 23.1 41.0 Approach LOS D C C D Intersection Summary HCM 2000 Control Delay 29.1 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.71 Actuated Cycle Length(s) 90.0 Sum of lost time(s) 16.0 Intersection Capacity Utilization 68.8% ICU Level of Service C Analysis Period(min) 15 c Critical Lane Group Ukiah Holiday Inn Project Synchro 9 Report PM Existing Contlitions W-Trans HCM Signalized Intersection Capacity Analysis 1: Airport Park Blvd & Talmage Rd 12/05/2016 � � � � � � � I 1�` � � '� Lane Configurations � �'�i � �'� �� '� Tra�c Volume(vph) 8 248 110 282 475 15 121 0 226 9 30 17 Future Volume(vph) 8 248 110 282 475 15 121 0 226 9 30 17 Ideal Flow(vphpl) 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 0.95 1.00 0.95 0.97 1.00 1.00 1.00 Frt 1.00 0.95 1.00 1.00 1.00 0.85 1.00 0.95 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(prot) 1630 3109 1630 3245 3162 1458 1630 1625 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow(perm) 1630 3109 1630 3245 3162 1458 1630 1625 Peak-hour factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 9 270 120 307 516 16 132 0 246 10 33 18 RTOR Reduction(vph) 0 38 0 0 1 0 0 0 152 0 17 0 Lane Group Flow(vph) 9 352 0 307 531 0 132 0 94 10 34 0 Turn Type Prot NA Prot NA Prot pt+ov Split NA Protected Phases 5 2 1 6 8 1 8 7 7 Permitted Phases 8 Actuated Green,G(s) 0.7 32.2 18.4 49.9 7.7 30.1 4.1 4.1 Effective Green,g(s) 0.7 32.2 18.4 49.9 7.7 30.1 4.1 4.1 Actuated g/C Ratio 0.01 0.41 0.23 0.64 0.10 0.38 0.05 0.05 Clearance Time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension(s) 2.0 3.0 2.0 3.0 2.0 2.0 2.0 Lane Grp Cap(vph) 14 1276 382 2065 310 559 85 84 v/s Ratio Prot 0.01 0.11 c0.19 c0.16 c0.04 0.06 0.01 c0.02 v/�Ratio Perm vlc Ratio 0.64 0.28 0.80 0.26 0.43 0.17 0.12 0.40 Uniform Delay,d1 38.7 15.4 28.3 6.2 33.3 15.9 35.4 36.0 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay,d2 56.8 0.5 11.0 0.3 0.3 0.1 0.2 1.2 Delay(s) 95.5 15.9 39.3 6.5 33.6 16.0 35.7 37.1 Level of Seroice F B D A C B D D Approach Delay(s) 17.7 18.5 22.1 36.9 Approach LOS B B C D HCM 2000 Control Delay 19.8 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.46 Actuated Cycle Length(s) 78.4 Sum of lost time(s) 16.0 Intersection Capacity Utilization 48.6% ICU Level of Service A Analysis Period(min) 15 c Critical Lane Group Ukiah Holiday Inn Project Synchro 9 Report AM Existing+Project Conditions W-Trans HCM Signalized Intersection Capacity Analysis 1: Airport Park Blvd & Talmage Rd 12/05/2016 �► � ~i � ,- � ""ti t I� �' � "� Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations � '�"�r � '�'� �� '�r Traffic Volume(vph) 14 410 267 418 486 14 231 0 510 13 47 24 Future Volume(vph) 14 410 267 418 486 14 231 0 510 13 47 24 Ideal Flow(vphpl) 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 1750 Total Lost time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util.Factor 1.00 0.95 1.00 0.95 0.97 1.00 1.00 1.00 Frt 1.00 0.94 1.00 1.00 1.00 0.85 1.00 0.95 Flt Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(prot) 1630 3067 1630 3246 3162 1458 1630 1629 Flt Permitted 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd.Flow(perm) 1630 3067 1630 3246 3162 1458 1630 1629 Peak-hour factor,PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 15 446 290 454 528 15 251 0 554 14 51 26 RTOR Reduction(vph) 0 93 0 0 2 0 0 0 246 0 19 0 Lane Group Flow(vph) 15 643 0 454 541 0 251 0 308 14 58 0 Turn Type Prot NA Prot NA Prot pt+ov Split NA Protected Phases 5 2 1 6 8 1 8 7 7 Permitted Phases 8 Actuated Green,G(s) 0.7 29.6 26.3 55.2 12.1 42.4 6.5 6.5 Effective Green,g(s) 0.7 29.6 26.3 55.2 12.1 42.4 6.5 6.5 Actuated gIC Ratio 0.01 0.33 0.29 0.61 0.13 0.47 0.07 0.07 Clearance Time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension(s) 2.0 3.0 2.0 3.0 2.0 2.0 2.0 Lane Grp Cap(vph) 12 1003 473 1979 422 683 117 117 v/s Ratio Prot 0.01 c0.21 c0.28 0.17 c0.08 c0.21 0.01 c0.04 v/s Ratio Perm v/c Ratio 1.25 0.64 0.96 0.27 0.59 0.45 0.12 0.49 Uniform Delay,d1 44.9 25.9 31.6 8.3 36.9 16.2 39.3 40.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay,d2 352.1 3.1 30.7 0.3 1.5 0.2 0.2 1.2 Delay(s) 397.0 29.1 62.3 8.6 38.4 16.4 39.5 41.6 Level of Service F C E A D B D D Approach Delay(s) 36.4 33.0 23.2 41.3 Approach LOS D C C D Intersection Summary HCM 2000 Control Delay 31.3 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.73 Actuated Cycle Length(s) 90.5 Sum of lost time(s) 16.0 Intersection Capacity Utilization 70.6°/o ICU Level of Service C Analysis Period(min) 15 c Critical Lane Group � I Ukiah Holiday Inn Project Synchro 9 Report PM Existing+Project Conditions W-Trans Turn Lane Warrant Analysis - Tee Intersections Study Intersection:Airport Park Boulevard/Project Driveway Study Scenario:AM Existing plus Project Direction of Analysis Street:North/South Cross Street Intersects:From the East Airport Park Blvd Airport Park Blvd Northbound Volumes(veh/hr) Southbound Volumes (veh/hr) Through Volume= 327 � - 393 =Through Volume Right Turn Volume= 0 � �—�� 29 =Left Turn Volume Northbound Speed Limit: 30 mph �� Southbound Speed Limit: 30 mph NoRhbound Configuration: 4 Lanes Project Driveway Southbound Confguration: 4 Lanes-Divided Northbound Right Turn Lane Warrants Southbound Left Turn Lane Warrants 1. Check for right turn volume criteria Left Turn Volume Threshold LtVol 50.4 veh/hr Left Turn Volume Threshold VI 29 veh/hr NOT WARRANTED-Less than 40 vehicles If VI>LtVol then warrant is met 2. Check advance volume threshold criteria for turn lane 1000 Advancing Volume Threshold AV= - 900 Advancing Volume Va- 327 800 If AV<Va then warrant is met - j 700 Ri ht Turn Lane Warranted: NO � 600 � soo �' aoo NoRhbound Right Turn Taper Warrants � 300 � (evaluate if right turn lane is unwarranted) a � 200 I 1. Checktapervolumecriteria �� ` _ _____.� _ 0 200 400 600 800 1000 Thresholds not met,continue to next ste Advancing Volume(Va) 2. Check advance volume threshold criteria for taper Advancing Volume Threshold AV= 1333.33333 ♦ Study Intersection Advancing Volume Va= 327 If AV<Va then warrant is met No Right Turn Taper Warranted: NO Left Turn Lane Warranted: NO Methodology based on Washington State Transportation Center Research Report Method For Prioritizing Intersection/mprovements,January 1997. The right turn lane and taper analysis is based on work conducted by Cottrell in 1981. The left turn lane analysis is based on work conducted by M.D.Harmelink in 1967,and modifed by Kikuchi and ChakroboRy in 1991. W-Tran s 1 1/18/2016 Turn Lane Warrant Analysis - Tee Intersections Study Intersection:Airport Park Boulevard/Project Driveway Study Scenario:PM Existing plus Project Direction of Analysis Street North/South Cross Street Intersects:From the East Airport Park 81vd Airport Park Blvd NoRhbound Volumes(veh/hr) Southbound Volumes (veh/hr) Through Volume= 714 � r_� 704 =Through Volume Right Tum Volume= 0 �� _�5--� 28 =Left Tum Volume Northbound Speed Limit: 30 mph �� Southbound Speed Limit: 30 mph NoRhbound Configuration: 4 Lanes Project Driveway Southbound Configuration: 4 Lanes-Divided Northbound Right Turn Lane Warrants Southbound Left Turn Lane Warrants 1. Check for right turn volume criteria Left Turn Volume Threshold LtVol 32 2 veh/hr Left Turn Volume Threshold VI 28 veh/hr NOT WARRANTED-Less than 40 vehicles If VI>LtVol then warrant is met l000 2. Check advance volume threshold criteria for turn lane Advancing Volume Threshold AV= - 900 Advancing Volume Va= 714 800 If AV<Va then warrant is met - j 700 � Ri ht Tum Lane Warranted: NO E 600 � soo �' aoo Northbound Right Turn Taper Warrents o (evaluate if right turn lane is unwarrented) a 300 � 200 1. Check taper volume criteria 100 0 200 400 600 800 1000 Thresholds not met,continue to next ste qdvancing Volume(Va) 2. Check advance volume threshold criteria for taper Advancing Volume Threshold AV= 1333.33333 ♦ Study Intersection Advancing Volume Va= 714 If AV<Va then warrant is met No Right Turn Taper Warranted: NO Leff Turn Lane Warranted: NO Methodology based on Washington State Transportation Center Research Report Method For Prioritizing Intersection Improvements,January 1997. The right turn lane and taper analysis is based on work conducted by Cottrell in 1981. The left turn lane analysis is based on work conducted by M.D.Harmelink in 1967,and modifed by Kikuchi and Chakroborty in 1991. W-Tran s 1 1/18/2016 �,. �x � oj �, .��dwood Busi��s �ark ��k,a►D 425 Talmage Road .Ukiah, California 95482 •(707) 462-1961 � February 13, 2017 Mr. AI lavid NAM Hospitality, LLC 555 So. Orchard Ave. Ukiah, CA 95482 Dear Mr.lavid: The height limit for the proposed hotel on the northern side of Lot F6 is determined by two factors. First,the "Runway Protection Zone" (RPZ) for the Ukiah airport would limit the building height to 94 feet as shown on the attached drawings. Second,the maximum building height as defined by the Airport Industrial Park Planned Development Ordinance (attached) for light manufacturing/mixed use designated areas is 40 feet plus 10 feet for a mechanical penthouse or screening for mechanical equipment. If you have any questions, please give me a call. Sincerely, � �� /, /v -,�/� / � ��..�..._._.. � �- _ �- � <, %��.`-, � .� ,�, Gar c Akerstrom President G LA:ks Attachments _ - -- . - - -_ - - - � < � - R.v�aa�n CErvi[kuuE-- . . � - �__ �.'_ .- _� .� .� ._ zI NULRWO RIGNR-M'-w�r �i m ., b � . u.�mrt ��' � �A� .' . . _.. f w � �/�¢��, a � ��Z ._ _ __..- - ___ ��" . � _ - - ..-"___ _-,��--_=—�7'4a—� _ �'�_-- __ ':-y��'D�y'� .. . _-_____—_'—_-_— � � tn�0 s� K _ ._�._ _ . -. . - _ � -' n ''_-. . - _- __- .___s_-'_ .._ -- /" ___ , iaa > � w �-u ��__ ✓ o.�a� �+a..� .�-G��.—--'—'___ _'__-.- _ O — . . � '�_--. — _— _ __� o,. . � o e' �� o �� `-- � . � , c.isr a,i�uue rca.�esn.u7 F, � �O _-_ o� � r�y 4/ r _- T- � �N" ' ."� �v ��•�'-I — _- — - . . . �� I �� y I -. � i 4 r- � _ _ . '_. . . . ' � �� , a��.'�� ' _. _ o�m �' ' �� -`� F.oa, z �fI ' __ . �� ._ ... �--'� - '_ _ : -��_ -. ..�. --� - p. M�� i z „ ¢�� ' _ _'_--- _ . ` . - ��-�' - _�_'. � _ - -_ ae"e�Y. r�—_-_�_-' v ' � zi ' _. __ - ___ � ✓ E iii R:��Owc([ouuEFCuI) W I- -_�_ - � N __ �� , �y --- � �__ ."' � _-. _ - �--��rr..-LL ___�� ___--- --- z m�—-�_—�,� , r � � 'r..'�`,� � '. . � � �v.� ""'°' o ' �` U �� ' � ��.r,�^ REDWOOD BUSINESS PARK �" � � � .. . ...,, z : - ,m,.�, t�--a-.��- :-= r— -�- OF UKIAH �, F^ ` �� t ..m... � .�M � � �� " .__ . C��'/�^ �� mv..o.+i I c . . � � i ... - � � _ � _.. � A -�:;. ,... ' ._________. .� LOT F6–A .. � ' � 'X• • veavosco �. . . .,.� ., .-[ .. � ,��_r� , � x . .. �x x . . . a ' ''_""_"_" -'. """" `- � .. � �h*��, _�� _ �� ----� �,�t� �.,, ��---- ,.9+. .oa, a�� -_�� `-=A....r _r,r � p� � � - " - T-- -� . a �a ___ - � �,_""' __'.__- . -__ ..~�1-_. __-��' ' __ . _-._ . . ' 9 : .. _.. _ _ ''. ..�--'�___.. ___ (/� �_ . . � � � __ � `--- - � ---- ._." _.__. : . � .�i� �`-...._�.--_ - ' 4 I i _- µ " _ . ._ - / rar y � �v � � �.. �d� 1 K c�n- _. _ __. `.. ... . _ i- � am�rrn O _ H' -��ra rw •• .�t� � � �__�� Q 1�� .a �W�vmn ; - y+ � s.Y� �,� . �a �...-. �')S .y- . -��.__'. ._._ ._.__�_ _�r�_YC��--MID--�` � ___-._ �' - �--�_ �' -�-_ _--�__._.__.-__"-__ .�� _ .-_"_-v 1--.� ... �.a�. � U; - �-�. �,..,�.� �� ,w�. /�� 0. -- - -- - L�6 - �-r - �' — c---` - - 3 a - - �IRPORT P�RK I30L`I.E�'ARD a � � . _ .__ . _ _ . -__ - r ._._. .. __ _ . __. ._. _ .. JOB N0. ' -_. _-_-__- --_ -"_- _"_- .____ __-_"._ _- � -__ "_ -. . . _'_' _ . ._.-'.___ _-- --_ - 2617 SHEEi 1 _. ' _,.,.;--. :. . 2 - OF 2 �� , � x . �� b�s.� ��I� � eoe.a�I� . / � �� v � � \\ � � �i �I �e'a.9 � � � � �'�� . 1. �ki6.i / � II I / I \ 'I'I'III� � II � K92.� I k90.T� �� . � iV ' ' eae.e ,i I�� r „ ( �1 �� ! ', � � �'f'��' ,� � �I i / t � � � ��1 8�9.0 I ��i '� � �I I�I I, I ' % .� , � x r j I� ,` � � �� i � I � I' ` I / I /� ,�I 1 I i�'II I ]9�.) �l92.B � %9�.! �I I I I � '�dE.) � � ' � ; �! � k�� ,'�' �I � �� ,.�{; � �� 1 � i � aoe v �I�I I II I xe e e � '� i.613. I I I I � II . N tE.G I �'i x I I I ' MI'� I� .B I II � x ' ' �:!��'! `' � � � , ��.� ��.9 � xu.e / ma.o � ' ul �II � { I� x I �I I 1 � I r I xes.� I x� o ,��. I � en.� � �i mao I � � .,��.I✓('� " . -� � I " � � � ''� I ---"_'----�.� � � � I ' j / i �a.... em.e r — _ see.v � .l�e.�>> ':'-`� " --------- `�-�. J , _�=�——, �s., � _ x , , f �o � � w�.i x �.a x>.a x I xizo eu.e %ixa n ' i f x.e � -- I 1 1 ' II I I I I eaz.e I� ( mav � � � � � x x � I eo�.�� I an.a � ` 1 � �I I� I i� I x xn� x I 11 II � I ` ' E03.] �I x J � I. � � ; �,I �� o ; ;� I' ( � � (v x '�.z , I I ; � 1p' �� n � ` x ixs ; I I li ' 1 1 I i V I x z� xe.s � I � I i x is7 �I � I� ` I ' I� i I �� , ��. � � � a� � / I'� I aue.a x 1 xia.i I � � �en.z �. . �)Q v . � :. �'/ �I I I I eana I � � ' I I . � I w�.o I � I � / t I � I x i 1 I � s I I I xe.e � � �.' i %w.� � � � � � e.v � 1 aca.e I i � J I, i �I i�f� � I II xee , � � � I x�..� e��.� I i,'� � 'i � �� I ��., ''C I 000.9 t� � �I x I �I OtO.] I K I X l I .) !El.O 1 i a x x a� a,�.o �° Ij � 1 ; � �I � � iI �,.� o ��a. ' f� � �_�� _ ,,.,,; f>�;_:._ !;�, . - f i , ; , . �, r - __=Y_..�.E�. _ __-__--�/ — — _ � 1. Allowed Uses The following uses are allowed in the Retail Cammercia' designa�.ion �r�ith th2 securing c,f a Sit� D�v�lopm2nt Perm�t a. Retail commercial stores b Child day-care facility. c Delicatessen sandwich shop, and ice cream parlor. 2. f'ermitted Uses The following uses are permitted in the Retail Commerciai designation with the securing of a Use Permit. a. Restaurants (no drive-thru restaurants) b. Small grocery or convenience store. c Banking facility. E. INDUSTRIAUAUTOMOTlVE COMMERCIAL DESIGNATION 1. Aliowed Uses The following uses are allowed in the Industrial/Automotive Commercial Land Use Designation with th2 securing of a Site Development Permit: a All the allowed industrial uses listed in Item A (1) above. b. Automobile dealerships except for those that exciusively sell used vehicles 2. Permitted Uses The foilowing uses are allowed in the Industrial/Autometive Commercial Land Use Designation with the securing of a Use Permit a All the permitted mdustrial �and uses listed in Item A (2) above b Delicatessen, sandwich shop, or small sit-down restaurant (no drive-thru restaurants). c. Automotive service (gas) station. d Small grocery store minf-market or convenience store. e Uses related to automobile dealzrships such as tire stores autoparts stores car- washing facilities, automobile repair business, etc. F. LIGHT MANUFACTURING/MIXED-USE DESIGNATION 1. Purpose and intent The purpose of the Light Manufacturing / Mixed-Use land use designation is to provide for a compatible mix of light manufacturing activities, commercial land uses professionai offices, and limited low-density residential uses. The intent is to provide an opportunity for a diversity of land uses to locate near each other that would typically be view2d as incompatible, but because of creative site planning and design, they can function i� harmony without adversely impacting one another. For example, the Ordinance permits "live-work" land uses where small dwelling units can be incorporated into low intensity 6 iight manufacturing or warehousing operations Tnere is also oppor?uni�y for lo�v-densi,y apartments to b� situated above commercial shops and professional offices The purpose of the Light Manufacturing / Mixed-Use designation is also to pramote Smart Growth and New Urbanism planning techniques. The Ordinance cont�ins design standards that will lead to the development of office, light manufacturing, commercial, and residential uses in a pedestrian oriented, aesthetically pleasing, mixed-use neighborhood. The Ordinance requires light manufacturing land uses, if proposed, to be situated along the railroad tracks on the rear of the parcels, and to develop other land uses along the front of the parcels on Airport Park Boulevard, except for the parcels east of fiirpo�t Park Boulevard where light manufacturing land uses can occur anywhere on ihe parcels with the required yard setbacks. The majority of parking facilities are required to be situa"ted in-between the light manufacturing and commercial land uses in the middle of the parcels, rather than along the Airpor� Park Boulevard frontage. The land uses along Airport Park Boulevard are hetd to a higher design and site planning standard than the light manufacturing land uses, because it is situated in the more visible location, and because light manufacturing land uses are highly desired and a lesser design standard provides an inherent incentive It is possible to develop full light manufacturing, office, or commercial land uses on a parcel, provided they are laid out and designed to be compatible with surrounding land uses. Professional office and commercial land uses, if proposed as stand along developments must adhere to a high site planning and design standard. The regulations are intended to create a compatible mix of land uses vvith ample landscaping and strategic open areas. pedestrian walkways, and attractive architecfure in an inviting scale, with hidden parking and practical functionality. 2. General Requirements a. Light manufacturing and warehousing land uses should be located along the raifroad tracks on the western portion of the current parcels or anywhere on the designated parcels east of Airport Park Boulevard with the required yard setbacks. Light manufacturing and warehousing can be situated along Airport Park Boulevard if it conforms to the site planning and design standards for commercial development. b. The majority of parking spaces for mixed-use development shall be located in- between the light manufacturing/warehousing land uses and the land uses along Airport Park Boulevard. Every attempt shall be made to create parking that cannot be seen from public streets. c. Shared access is strongly encouraged between land uses on the same and adjacent parcels to reduce encroachments onto Airport Park Boulevard. d Street trees and a meandering sidewalk are required along Airport Park Boulevard. e The architectural facades for buildings situated along and facing Airport Park Boulevard shali be consistent with Section 5(f) of this Subsection, and shall be designed to soften height, bulk, and mass. f. The orientation, height, and design of buildings, as well as th2 theme for property development shall be based on creating compatibility between land uses. g. There is opportunity for low density residential land uses such as apartment units above offices or commercial spaces, but densities are limited west of Airport Park 7 Boulevard because oT airpert constraints to a total or 60 people p�r acre an a given parcel 3. Permitted Land Uses a. Notwithstanding Subsection "K", all light manufacturing, commerciai, professional office, low density residential, and mixed-use projects require the securing of a Use Permit from the City Planning Commission. The Use Permit process shall include an analysis of site planning and architecture, pursuant to Section 9262 of the Ukiah Municipal Code. 4. Required Findinqs a Prior to approving a Use Permit for a project situated on tand in the Mixed-Use designation, the Planning Commission and/or the City Council shall make the following findings: 1. The proposed land use is consistent with the goals and policies of the Ukiah General Plan, the provisions of the Airport Industrial Park Planned Development Ordinance, the Ukiah Municipal Code, and the Ukiah Airport Master Plan. 2. The proposed land use is compatible with surrounding land uses and will not be detrimental to the public's health, safety and general welfare. 3. There is sufficient variety, creativity, and articulation to the architecture and design of the structure(s) to avoid monotony and/or a box-like uninteresting e�ernal appearance. 4 For all land uses other than light manufacturing, there is uniqueness and an exemplary approach to the site pianning, design, and architecture, consistent with the Site Planning and Design Standards contained herein, that results in a quality and sophisticated developm2nt. 5 The Findings shall not be vague. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap between the evidence and the decision-maker's conclusions, and shall be based upon evidence contained in the administrative record. 5. Site Planniny and Desiqn Standards - Commercial Development The following site planning and design standards are specifica�ly adopted for the Light Manufacturing/Mixed-Use Land Use Designation. They shall apply to all commercial, professional office, low-density residential, and mixed-use development projects not involving light manufacturing/ warehousing unless it is situated along the Airport Park Boulevard street frontage. The Development Standards contained in Section "G" and the Design Standards in Section "I" of this Ordinance shall apply to the Light Manufacturing/Mixed Use designation unless superseded by the following specific standards: a. Yard Setbacks: 1. Front: 25 feet from the Airport Park Boulevard right-of-way. Architectural features, such as bay windows, porches and landing spaces, column treatments, and similar features may extend up to two-feef into the required front yard setback. 2. Side and Rear: The side and rear yard setbacks shall be determined in the discretionary review process. Factors that shall be considered include, but are not limited to Building Code requirements, traffic circulation, landscaping requirements, softening of the bulk and mass of structures, and compatibility with 8 adja�ent struct�res and land uses. 3 Relief: P.elief from tn2 front yard setback requirements may be granted th��ough the approval of a variance pursuant to Chapter 2, Ar�icle 20 of the Ukiah Municipal Code. b Maximum Building Height: 1. The maximum height of any buiiding or structure shall be 40 feet, provided it complies with the side-slope criteria for the Ukiah Airport 2 Mechanical p�nthouse and equipment may extend an additional 10 feet beyond the maximum height provided it is adequately screened from view 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 deveiopment on adjacent and nearby parcels and would not have an adverse impact on the health and safety of the general public. c Minimum Lot Area: 1 The minimum lot area for parcels in the mixed-us� area shall be determined through the subdivision and/or discretionary review process In no case shall lots be created that are less than 20.000 square feet in size. d Maximum Lot Coverage 1 Commercial and mix2d land uses may cover up to 40 percent of a lot provided that the site planning architecture, parking and iandscaping are consistent with the requirements of the AIP Planned Development Ordinance. 2 Relief: Relief from the lot coverage s#andard may be �ranted through the discretionary review process provided a finding is made that the proposed lot coverage is compatible with the scale and character of the development on adjacent and nearby parcels and wou�d not have an adverse impact on the health and safety of the general public e Building Orientation 1. Buildings shall be shaped and oriented to take advantage of passive solar energy and solar collection in the winter. and to control solar cooling loads in the summer. 2 Buildings shall be shaped and oriented to be compatible with surrounding land uses in terms of noise, visual privacy, and functionality f. Architectural Design: 1 Buildings shall incorporate projecting columns. exterior wainscoting framed panels, and/or other features to provide relief to large open blank walls. 2 Architectural features such as arches, raised and decorative parapets: decorated and flared comices, extended eaves and overhangs balconies. entry insets, and a variety oT roof angles and pitches are required to make buildings unique and interesting 3. Windows shall be used to break up the mass and volume of buifdings into smaller components Buildings shali use different shaped and framed windows in a coordinated theme Awnings and other attractive window treatments are 9 DRAFT Preliminary Standard Urban Stormwater Mitigation Plan (SUSMP) Holiday Inn Express Project Ukiah , CA August 10, 2017 Prepared For: RECEIVED Alpesh Jivan a�� 1 5 2011 Prepared By: LACO Associates, Inc. CITY OF T�KIAH 31 1 South Ma in Street LAC O B�'D�G/PLANNINGDEPARTMEI�'j' Ukiah, California 95482 707 462-0222 �'nNr Project No. 8619.00 � e�,� -� Design Planning - , Engineering Geology and Geotechnical EnvironmenTal Science Materials Testing Survey Drilling 800 515-5054 www.lacoassociates.com *� Eureka � Uktah � Santa Rosa � ,� HOLIDAY INN EXPRESS PROJECT PRELIMII�ARY STANDARD URBAN ST�RMWATER MITIGATION PLAN AIRPORT PARK BOULEVARD, Ukiah, California Date: August 10, 2017 Project No.: 8619.00 Prepared For: Alpesh Jivan Prepared By: LACO Associates Cc: Rodney L. Wilburn, PE (LACO) Exhibits: Figure 1: Location Map Figure 2: Proposed Conditions Appendix 1: City of Santa Rosa LID Calculator Results Appendix 2: BMP Fact Sheets Appendix 3:LID Dtetermination Worksheet 1 . 0 PROJECT NARRATIVE 1 .1 Project Description The Holiday Inn Express Project (hereinaffer "Project") includes the development of a new 4-story hotel on an approximately 2.26 acre portion of a 4.59 acre parcel property south of the intersection of Airport Park Boulevard and Old County Road (hereinaffer"Site"), within the City of Ukiah (see Figure 1: Location Map). The Project also includes the development of a pool area, patio, and parking area designed to include stormwater drainage features. As the City of Ukiah is a co-permittee in a Phase I MS4 along with the City of Santa Rosa, the City has decided to follow the drainage mitigation requirements outiined within the Santa Rosa Storm Water Low Impact Development Technical Design Manual (hereinaffer"LID Manual"). 21 W. 4th Street, Eureka, California 95501 707 443-5054 Fax 707 443-0553 311 5. Matn Street, Ukiah, California 95482 707 462-0222 Pax 707 462-0223 3450 Regional perkway, Suite B2, Santa Rosa, California 95403 707 525-1222 Toll Free 800 515-5054 www.lacoassociates.com Holiday Inn Express Project Preliminary Standord Urban Sformwater Mitigafion Plan Airport Park Boulevard,Ukiah,California 1.1 .1 Topography and Drainage The project Site is moderately sloped from the northwest to the southeast with elevations ranging from about 599 feet to 584 feet. As currently situated, on-site surface stormwater flows primarily in an easterly direction across the site.There is no existing infrastructure on-site that controls or conveys stormwater runoff associated with the project site. The property to the norfh of the project Site, which includes commercial buildings, discharges to an existing drainage course. Flows from the commercial buildings are controlled with drainage inlets located near the existing road along the northern side of the Holiday Inn Express project site. 1. 1 .2 Ground Cover and Vegetation The project Site is comprised of one parcel described in Table 1 below: Table 1:Project Assessor's Parcel Information APN Acreage 180-080-28-00(Lot F6-A) 2.26 acres TOTAL 2.26 acres The majority of the project Site is vacant and unencumbered property with grass ground cover. Approximately 98,327 sq.ff. (2.26 acres) of existing pervious area on-site and off-site will be disturbed. 1. 1 .3 Drainage Management Area Characteristics and Estimates The project Site is divided into 7 drainage management areas, as illustrated on Figure 2: Proposed Conditions. An estimate of the size and the amount of impervious and pervious surfaces within each drainage management area is summarized in Table 2 and Table 3 below. Additionally, Curve Numbers (CN) have been assigned to each drainage management area based on the types of impervious and pervious surfaces within these drainage management areas. All areas of the site have been determined to be within Hydrologic Soil Group D. In accordance with the LID Manual, the Curve Numbers correspond to those presented in Technical Release 55, Urban Hydrology for Small Watersheds. The Curve Number information presented in the tables below was used in the BMP sizing calculations within the Storm Water Calculator. Project No.8619.00;August 10,2017 Page 2 of 7 � n �� /�'� Holiday Inn Express Project Preliminary Siandard Urban Siormwafer Mitigafion Plan Airport Park Boulevard,Ukiah,California Table 2:Existing Drainage Management Area Characteristics Drainage Drainage Existing Conditions Management Composite management Impervious Curve Pervious Curve Area Size (sq. Curve area ff� Area (sq.ff.) Number Area (sq.ff.) Number Number DMA 1 96,824 0 98 96,824 61 61 Reference:Technical Release 55, Urban Hydrology for Small Watersheds Table 3:Proposed Drainage Management Area Characteristics Rain Drainage DMA Landscape Curve Composite Impervious Curve Garden Curve Management Size Area (sq.ff.) Number Area Number Area Number Curve Area (sq.ff) (sq.ff.i Number (sq.ff.) DMA 1 15,825 13,251 98 918 bl 1,656 58 92 DMA 2 10,696 7,631 98 842 61 2,223 58 87 DMA 3 7,024 4,052 98 390 61 2,582 58 81 DMA 4 25,288 20,958 98 2,737 61 1,593 58 91 DMA 5 16,349 11,313 98 3,869 61 1,167 58 86 DMA 6 13,640 11,849 98 891 61 900 58 93 DMA 7 8,002 6,836 98 614 61 552 58 92 TOTAL 96,824 75,890 10,261 10,673 Reference:Technical Release 55, Urban Hydrology for Small Wafersheds 1.1 .4 SUSMP Submittal Requiremenfs The City of Ukiah is participating as a co-permittee, along with the City of Santa Rosa, the County of Sonoma,and the Sonoma County Water Agency.in a Phase I MS4 program. As such, the City has opted to rely on the City of Santa Rosa LID Manual as the basis for the design of the structural post-construction BMPs to be implemented on the site to control the post-development stormwater runoff. The LID Manual is intended to be used by project designers to assist with effective LID implementation through the use of small scale landscape-based stormwater quality features. In accordance with the LID manual requirements, the water quality design storm to be used for alf SUSMP calculations is the 85fh percentile 24-hour storm event. Per the LiD Manual, the volume-capture design requirement is the increase in volume of stormwater, as result of development, generated by the 85fh percentile 24-hour storm event must be infiltrated and/or reused on site. The volume of water required to be captured is the difference between the pre- development and post-development runoff produced by the design storm. Furfhermore, the LID Manual establishes a design goal of infiltrating and/or reusing 100% of the total calculated volume of stormwater generated by the post-development conditions for the 85�h percentile 24-hour storm event and treating all of the runoff generated by the design storm through the use of treatment-related BMPs. If the design volume capture goal is achieved, both the volume capture requirement and the treatment flow requirement are satisfied. Project No.8619.00;August 10,2017 Page 3 of 7 I n �� L f''� Holiday Inn Express Project Preliminary Standard Urban Sformwafer Mifigation Plan Airport Park Boulevard,Ukiah,California To meet the LID Manual goals and requirements, stormwater from impervious surfaces will be retained and infiltrated, and low impact design features will be incorporated into the site design. The LID features considered in this preliminary SUSMP include the following: • Rain Gardens • Interceptor Trees • Filter inserts 1 .2 Pollution Prevention Measures As discussed in the LID Manual, credits can be awarded for various pollution prevention measures implemented within each drainage management area. Preliminary pollution prevention credit calculations were completed using the Storm Water Calculator developed by the City of Santa Rosa, and are provided in Appendix i. Curve Number information provided in Table 2 and Table 3 above was used for BMP sizing calculations within the Storm Water Calculator. 1.2.1 Summary of Tributary Area Reductions Credifs Used Table 4 below summarizes the tributary area reduction credits awarded to each drainage management area through implementing the pollution prevention measures discussed in Section 1.2.1. Calculations associated with the tributary area reduction were completed using the Storm Water Calculator and are provided in Appendix 1. Table 4:Summary of Tributary Area Reduction Credits Drainage Drainage Management Management Area �nterceptor Tree Total Area Reduction Revised Area Size (sq.ff.) Credits (sq.ff.) (sq.ff.) Tributary Area DMA 1 15,825 600 600 15,225 DMA 2 10,696 1,200 1,200 9,496 DMA 3 7,024 600 600 6,424 DMA 4 25,288 600 600 24,688 DMA 5 16,349 500 500 15,849 DMA 6 13,640 1,000 1,000 12,640 DMA 7 8,002 0 0 8,002 In summary, the physical tributary area has been reduced from 96,824 square feet down to 92,324 square feet. This equates to a total tributary area reduction of 4,500 square feet due to implementing the above- mentioned BMPs. 1 .3 Description of the Types of BMPs Selected 1 .3. 1 Design Goals The LID Manual establishes a design goal of infiltrating and/or reusing 100 percent of the total calculated volume of stormwater generated by the post-development conditions for the 85th percentile 24-hour storm event. If volume capture of 100 percent of the generated stormwater is not achieved, then additional treatment and volume reduction requirements may apply to the project. If the design volume capture goal is achieved, both the volume capture req�irement and the treatment flow requirement are satisfied. Project No.8619.00;August 10,2017 Page 4 of 7 I ^ �� /`�.� Holiday Inn Express Project Preliminary Standord Urban Sformwater Mitigotion Plan Airport Park Boulevard,Ukiah,California 1.3.2 Design Requirements Per the LID Manual, the increase in volume of stormwater generated by the 85'h percentile 24-hour storm event due to development must be infiltrated and/or reused on site. The volume of water required to be captured is the difference between the pre-development and post-development runoff produced by the design storm. Furfhermore, treatment of 100 percent of the total runoff generated by the design storm through the use of treatment-related BMPs is required. Table 5 below summarizes the design goals and design requirements associated with each drainage management area. Table 5:Summary of UD Design Goals and Requirements Reduced Drainage Volume- Treatment- Percent of DrQinage Drainage Management Capture Volume-Capture Flow Goal Manqgement Management Areo Size(sq. Goal Requirement(cu.ff.� Requirement Achieved Area ff) Area Size(sq. (cu.ff. ff.) I (cfsl (�1 DMA 1 15,825 15,225 601 455.68 0.06239 107.56 DMA 2 10,696 9,496 220 129.24 0.03891 342.02 DMA 3 7,024 6,424 70 9.06 0.02632 1242.18 DMA 4 25,288 24,688 877 641.64 0.10117 108.65 DMA 5 16,349 15,849 325 174.34 0.06495 261.06 DMA 6 13,640 13,040 572 434.31 0.05180 111.94 DMA 7 8,002 8,002 316 239.50 0.03279 120.67 1 .3.3 Description of Proposed BMPs Rain Gardens Rain Gardens function as a soil and plant-based pollutant filtration and water infiltration feature. Rain Gardens will be used on the project Site to treat storm water runoff collected from roofs and paving areas. This BMP provides both water quality treatment in support of the treatment flow requirement and provides water storage in support of the volume capture requirement. Interceptor Trees Trees intercept rain water on their leaves and branches, allowing rainwater to evaporate or run down the branches and trunk of the tree where it readily infiltrates into the soil. Tree roots also increase infiltration. Interceptor tree credits are calculated into the site design by reducing the amount of tributary area that must be used to calculate treatment and volume. Filter Inserts Filter inserts are designed to capture sediment, debris, trash & oils/grease from low or first flush flows. This BMP achieves treatment requirements however, does not achieve volume capture requirements and must be used as part of a treatment train. Copies of the BMP Fact Sheets for this project are included as Appendix 2. Project No.8619.00;August 10,2017 Page 5 of 7 L AC C� Holiday Inn Express Project Preliminary Standard Urban Stormwater Mitigalion Plan Airport Park Boulevard,Ukiah,California 1 .3.4 Sizing of Proposed BMPs BMPs for each drainage management area have been selected and sized to meet the LID Manual volume-capture and treatment-flow requirements. Table b below summarizes the type, size, and capacity of the LID BMPs selected for each drainage management area. Table 6:BMP Sizing Information Surface Drainage Management Area Type of BMP Depth (ff) Porosity Area (sq.ff.J DMA 1 Rain Garden 1.5 0.3 1,656 DMA 2 Rain Garden 1.3 0.3 2,223 DMA 3 Rain Garden 1.3 0.3 2,582 DMA 4 Rain Garden 2.3 0.3 1,593 DMA 5 Rain Garden 1.3 0.3 1,167 DMA 6 Rain Garden 2.3 0.3 900 DMA 7 Rain Garden 2.3 0.3 552 1 .4 Description of Maintenance Procedures and Proposed Funding Source 1.4. 1 BMP Inspecfion and Mainfenance BMPs selected for the project shall be inspected and maintained according to the inspection and maintenance checklists provided in the City of Santa Rosa LID Manual BMP Fact Sheets. Fact Sheets related to those BMPs selected for the site are enclosed in Appendix 2. 1 .4.2 BMP Mainfenance Funding All BMPs constructed on the project site will become the property and responsibility of the developer (Alpesh Jivan) following completion of the project. Project No.8619.00;August 10,2017 Page 6 of 7 L AC O� FIGURES Figure 1 Location Map Figure 2 Proposed Conditions Project No.8619.00;August 10,2017 L AC� L AC O P�� HOLIDAY INN EXPRESS DRAINAGE PLAN gy GG `'�P` �„E� ALPESH JIVAN �,E 1/16/17 � EUREKA • UKIAH . SANTA ROSA LOCATION AIRPORT PARK BOULEVARD, UKIAH,CA CHECK RLW -�'$"' I-B00-515-5051 www.lacoo55ociates.com LOCATION MAP �„�E AS SHOWN $619.00 REUSE OF DOCUMENiS:Thh document ond the Idaaa ond dmign fnwrporvted here�n,os on�nstrument of pmfpaanol aervice,ia the pmpariy oi LACO Msociatee and ehall not ba rnuaed in whole or port for airy other proi�w�thout IACO A�apciot¢a axpreea "en auNor�zation.. .�♦ , � 1� .� �� . . L -.i �..a,�L__��+.�r:.-aa.. �• . �' �4_ \ �L�l� -- .r cou�-' s; 6 a �;J_:}. ,° .i��. ,.h . - � �Ho;o� � '�� t. ,�. ; ��.• , 10 G�if Course �. � � --- :. _ �,1 r' . a }. - -----�• � �� , ' �:� � ' . ��_;' _..,� 3 l. � f � �', ,�.� � `r ti��!' ; '� . , �-`` �... :'��-;:: a e H :. �:� -.` �},`k�, . .. �e (3olF � � 'Ol1 .. • . . � 11 h `'� 1y. ; 1 �� ll � � 4 i� COUrse �� N �`t1 ' F� y�r II `'" �•� �� Pa� W �Nu �� N �a �� r' �1 .r�, 'i; � > � � ' �N� " '� K. ��Ball � . ,�� '�. � , ..`r �� •Park � . . ,s• •,, •�Y� _- 3�61 _ .4 N. .. �or .;,,j �, � '�'�• ;�: r ' sr , ` � �}; �� r � • •'�a � ;�`• ' . � t ` : . . .F• + � i . �t M ii • �� :rff � p � y � • Yc �� 1a •l� _ �� 7 � � _. _� �f � ��1'� � .� :�'�, '�". ; � � 1 _.9i �. k l �� y; �-:� `�'`y >>,��.��;-; � r 1 . , ' t;, u ,'z ,S' r` , �o J�{ `'' F�' n �t . , °� : nT. ' x p _ g14 m t� p I', r�.�,� � �" }' y T ��oc>=�' . �i.�� 0 ''I �g� ,��=•,3;'j.��',� -yj,�- � � •• ' ' � �.' n �l+ , , zsr ; ri l ,}�: .I(P�� '% ; .Y. "1 / \ � 6 'J t� :� •�rt, -f�-,..�" _ . y � � . �r� ,�. . _:,�� „ �.� : : 't _ . � ti� _� � . . ' , �� .' '�i �:*- `l � y/- \ E l��..,`„ �ii_ '�;,,;_ F ; � _ a=.y , � ,� -�g:� eM t --� .. � r '_�. C ti. �29 . � . -'�9 , t;":� . � � s -- . . . v ...,�� ,f� :� ��y f � ��v. r ` • Y• .�- � � •Dr(VL-In� I� 4 . q �. �i F��._ . . }— �►y ter f.1�� 1 i_� --�e a. . . ,�` ~i; � •Y� i! -!` r� � �� .. !a9_"'-.- • '. .�`-• • `� {� �: ` �` .�, ;� ,-- ylum L . � �' _-�... �' `, •. � � i: '+ 1 .s �,��" ' � � .. ' •.- �.� ^ _ . � ;�. �� . s ' 4 � � � � ;, � � �� i c� = - - - �f, { Fu, y� q.. o i? � Ell�� ` - - - . . ��. f • �F x /��" I =� � +I - �->:-..:. �_: .. ya$i . L � � 3 �� '�a �s_a�� Zr� ��,�... a¢ . - - - • • � 1. :,�a�======�r== i� c r:- =�•F ~ � — 6fT- ' �o Z �y � -..._. � _i �j--� �av� ' �N n /� � _ �"-��8� I �`. 1�1 R Beaf 4 � l �� r�q U ' _ .-,. - y�/.� , . y � �'l �! 1r r �� p .:'" ;.' : ' •�� r.�� , � l� °' �;l� :�..�: ��" - r41 y � � - ` ;1 -� � . _., � : ' " ,� . ::-: . - � . � � 3 0 / N N U L a � c c r v �o x 0 0 oi E� 0 op ai O O �000' LO00' n°D N �� SCALE: 1"=2000' � o �� hAl2]01]]09am 1\Cotl�Jv�\8600\8619.00 Noltly Fn E@�e��\DWG\8619A0 CN OR�NAGE fIG I tlwp N O r � m � � � �� o � R � � � � � � � � � � � � � � 3 D O n � X r � O 61 � a fG// � � Y .. . F . _ , . .„ _ a m � CI z � x x x x x � 3 a � , x x . x � k . . x x �`k � 'x .�j r � o m m m v m �—�so� x=�c �—�—r—�c—*--�;e su�� x � z z < i n x . x x x . 7� > x � H y: i m p x x r , > � x r k } .r x � I � � � m Z . , x r . : . : � r k� _ . . . � � V m tn A w n� r � � . •x F x x x x .x x , , k x r „ , � o a D , x x x x . . x � . �! y'' 1 a r 7° • x > x x x � x . . x x k r } X - - - $ mx . . . • , ' . x � x � �i` - � Z � ; ,:�,;, � : , : , � ,� . � s. 2 ' x x • x ' ' x � �� Dx x x x x * , x n x r �x �C - - - - , 70 . X x x k : x � . . x x x r� . �� _ . m ' x x x x x x . , ...% x �i �, r - - - - � � 2 • x k x x k x � � x x x x � 3 .'�On '� x �.X , ' �a X ' �' ' I 11� „�� x " iy.i�. •_x' X, . �� x• �.% �.N % � `'./' � W � _ � . / s �` x . . . N � x J� . . . � o � ' , �l F x �x x ' . ' , � x � '� x � a 0 N � Ir �+ N N �+ � X x x . x . � . . x x x x . . . I � � � p F+ lA 117 N Q1 IA • )t x � % X . • • x . x x x x� . . . . � V N p 01 l0 OD N l!� , x * � � , y �. W .i w r.� w rn Q . x x x x x • • x x r • � : . x x x x x x : ' k • � ;. . n x x x x , � . �� . . . � a . x x x x x ' . � x • . x a : . x z x � x x ' . . r x : : I 8 x �' ' H �xy�, � x x X ,•�. x'�Si�� . . . . � �, . .• .'. . - ' o . �.. x x . . x x\ L x > � x x x� x x x � �x� . k I R � � x X z x .%��5ryryry'''x k r k F X T � x k� * X u O �I 01 Uf A W N 1+ '� Z X r. �C > �X . �( .. .. � .�' . � x . x� k`. F � � X x x X k x �K x x x �H x k 1 �^ X H x x � � • .. . • i - � I �_ DD ..�� : `XxM � J� X ��•� • x, • io � i+ F+ N � �+ i+ �, m .x_ � �• k x k x S o� w m yn o;n • • N g �+ A n+ N � m m m . _ �' x �1� k �k x x x 1 8 a ^' S �o � +` m �i'i �n7�. x x' • x x x �r y 1 ' p0 � ! �' : 'k ,H k � k k� � ~ n X .• � _ � � I o x r. % % X k X\ � � L' ' X % k %X k $ k' �' ' � x . . � mi x . F' . x'w� Y x x x . . 1 _ VVi� FFp++p N O?:� W L '%, % � Y•'••' ••'�• �D��`�,j,�y//'y'�\%� �X „ �'.'k•' . , t�0 W A bW+ V�i VI Vl � � D x �l�1l�. `� � .. , �, I O m 10 W OD N " N V1 % e p�n y x' 'x x x x x� . k, a y x � k 'k- x �x � � n . x X k k� H X �. � a 2 D M ' �k x k > I o lD IG t0 10 �O lD 1G � 5 mmmwmmm 3 ��„ x. M' k' x x �x , • : p x 4' t x �c ......k•• , � D o :q � � s �• "�1��' y � � y . � � k •• u+ N f^ Z m x: ,k:' F_)a , . x • ��. Y � � j� r tOOO W �+ � � r D v�i X t��. k k .x k .Y , � a� p� A �+ � v O N Oo � f1 .X� '.I` X Y k k k ' $ ~ � m . x .:[ �: �k x \x x h� ' I - z 'x � % z Y � �Y � r r � r r r r z > . x x ; 1 3 x � x x k ' ' � k j� k ' x X x '. . ' , . I N 70 • �+�+ N N�1-� � N k X w N � v W N W ONt Z Z k � x. ' •. . •.. a � � � X % k , . �k . !� . " , . • I m m m m m m m 2 k k E• • • • • � • ' ' ' , x x ' • • � ..X. % K ' k y1 • y/� •.'.••-•••••••• .• ' � M k . .�:f�. . . . �``� k \ ,'.','.','.'_' � N W Oml V � V N � Z � x I I 0 K x `.� •X� . m %� k Y .'I � .`y;\`;K� X . � ' %� '.�. . X� X x k x x�, 'N' 1 Y�� . .Y, % . * X k� % x - x ..� x x �.. I x x * k � � ' ' • ' . '-O k �f k / x `X\ k ' � m ` ,� m p x x x ,� � x" ' � O �o � � x �< ' x x X�x , n w D C < ° X x •�K.. Y �.� y , •X, k X �„ X� ' I � �' O 3 x . '� ' � / X - � � C m x ' � x' l( X x X 1 A D D � x • 1 x' x x' �l � �� N �� m O n x r k • k % � � M x x• p � n Z p y N r x � u x x x �.� x' k ]c x ' I � � �I p � �;x . x �� x� x . X x W x x ,. x: � n �! � � , i �\ , N O � ,-,� x x X r x. x� .K x } k' x � A � � x x x x Y�t� �, Z Q g. -�n� k k� x x )` � .)` NO�. x x� K� ti' k� :,. �� x k ' � � N o ��...� .,,..�/._ � X k ..k�. . �C x. u H )(w x j(��T�a` k v "'..�x ,. D � k X, f Y� � K x.�X x. %. % �`� �� % � 3 m • � � ,k; �,, x. � X � r 'sF�4x K O a �° �O rr*+ � � � � ' ��' .. ''` �� X .l� x � x � �! x �x �, n <_ � � o N �,,� �;`' � o '�� .� ,x � x x x •� r :� � x X x x � � � C O O p � x. D - • • • • • . . . . . . . . . . . . . . . • • • • • • • • • 1 m D N � � -x x x �`�x ' �. . . i p N m � -_I O y� r� ' ' � • . �O A D m O � x'x ' .•.•.•.-.-.• •- ��-��-� . �. � . . . u D Z �' - o'x_ p n� u v+ 3 � � � � ....L.�� ,..^^.—.� � � � � z a � uV, Z �� e� � w oo 'i ,y &ra- A p �i1 A # N� . V A �c a �i Z ef x � � � � � HOLIDAY INN EXPRESS NO. HISfORY/REVISION BY CHK. DATE � � m � " � STANDARD URBAN STORMWATER MITIGATION PLAN L A C O � PROPOSED CONDITIONS EXHIBIT N A v � °' � ALPESHJIVAN EUREKA • UKIAH • SANTA ROSA 8 � f f c�i AIRPORT PARK BOULEVARD UKIAH, CA i-eoo-s,s-sos. www ia�oa�,o�iaro��om APPENDIX 1 City of Santa Rosa LID Calculator Results Project No.8619.00;August 10,2017 �� wV iu m ;r ��$� ff� 4x Y N m 1�� J=� � m n Z �V R m Q�g� � 0 o-� � � m a � _ " � a � Q �a� �$'� Q� m� � � � � � Q � � � � 3 � �.� p � e m � y � � x n� �y � �� G� G � X � W N� O� LL�� a 0 �� ,� � � m� g � a � �� m= Q �Q �3 �� n�� g �� a m � � V� C � tp � m�� U 0�{~ � 0 a E� ��> >ut°. � �� .�a ° � $'g � �m �° `c a, ��- � � rnm� � mm._ 1° m� O � � a � g � y q �°� ��i "a�� .�� a`� �. �_� E �. � o c L '� I I o � � � `o � � .� � 1 I U • � � � m � � N a � � $ C � m � o m I � 1 m I z I � � _ $ o °' � � W � �'�,$ �,�'o ` o E � � � am `o ro e o �w � N o uj o � � � ��c�i �� O� — p `° I � 1 '.t� g"�°'�� o � z E , � � , �N��W m — � o a ; m�v � I y � 1 g� L w W.� U J � � o. � � W � m a � �� x a o�- i x m i � tg � �W m � U m � _ I �8 W I zwooE � w � Z � `� 3 I � � 1 � � a a ~ v, 9 � � rn I ° Q � 1p « L � o i0 � 7 � — t� � LL lp � .� y o � m � � Q F'i � g � � � � � °' j � � j a � H o c f�l� v � Q ¢ � � 0 0 .n ,� I ^„ I � c � I x o xp I � � � t� � a � � � � S lL O � G � O C O �t N .�t�- � !4 � 'x 0 m � ' � � N 0 � a m ; r I " � 1 g � � � m E � � m � � � � � � a°' � � �� 8 � H m (A� ii o m � u i � u ¢ �• i o � o X ` {� W� m g.� � � �'' I x° g. " m o � E ra� mm � � J � j � C� CO LL 8 1E� IL LL x � � a � C LL x Q X m N � �.Q � U C ' ` 5 m O � � � � p � p W � m r c c'� � « � �e o° � � � � o o m � � o U Zm� � m ° 'o mt � � � � � o � � � 8 E � m � ox W } cd y N a C N'C O c V � a � O �j � ' �e �k ¢ U O O QaQ � 'm � md. c�i � 8 0 ¢ x v ' m m � x x Q O O�T C � �j p 0 v ' m N m � � m d � aD � � a ` �. o a` iag�o ~ y E_ � i ; � W j ; o � � � U a� � N D � � � � a � v a � c ` � � cm8ia Q mc I � � � I � ,$ � � m� c io� �c I W � m 1 � o -m � ^p io rn O m �,a m o LL ^ � a � Y � � m U N a J � � � �v.� vJ ' �° m n'��. � a � y� � ~ U� m •� ' S p I " c t Q N c p � �p �i � � �p ii r�. W m z L � W O p � �' o O 'p � •y �p N Q 0 � .�. ' q p C� Q 'O L �' p C O ' « rC � ' V �C y � � a o� m o I c 'o � I c � � � `N � �t � � v � m � v a � .c y m m 'C I � m � � q `m cd E � m � °: � � � I �o � � .�r ? C� m d ' r W C ' N W C � � ' � � I � 7 V CI� C � m c C O C O C �7— V � r � L �f H E� G ' � N ' � � � \ � � ¢ �v�m �� -��'� ¢c�' SY N m I�� =� � mn z��.� � ��g� � � J �Y L ltl a r � $ m z m �p �• � N � N Y l0 N` N O C m ` V E N "O 'O a U C � W 7 a c = o c � m c � o $ � ;� U m 7 � � 7 C W 7 V � �� ¢ N � �� m � � £ � C � � r y m �Of fC0 � � ` � � C � � y � N 0 O f0 � �C O f0 � C� N N Q � � � � C m C1 � �•- 'T � � m N O N C � Y �� r ` � C � Y � � m � � m 3 � �° � m m m o c rn � m� � � D � � mw � � m � c m � � � � m»mm F- � �o E H � ° � � rn� H � ° � y � N — � m N — m 3 E `m m f/l — m � m m ? U � 2m zUv' c 'cmo ? C`� v' m � � m a � ° 8 ` U m p� �p C � y N �Q m T 01 tSiS ` � + � M � V 0 � Q� � � � � � O � E« o � g �= + �� d v C) ui = �t ,, �' J O a � � V Z �¢� � a Z Q ¢ a�i m �l- FW- "g m o � `m Q ' F � c m E 7 c � v � � � � rn � v' � � � `m � m i� b � o 0 � > x � `� c � � > w o g E F„ a ; R ; ;� � fn g z � z" " u'�S � �ii � � � � � � � � � @ Y � o $ o � ro � o o � o o $ �' � O � O �Z � 11 i7 II II I�I� 1�I� ii T II ii il � II y � N p � � � d $ a p m � � C � a r ~ � ~ c W � � � o � � � a � a q � � � � LL � � a g � Q � o, � � � � � � � � � m m 9 W > m �� m � > � �' � c � $ $ � � � � 3 � o � ;� � � ,� d ,� m x d a o �. c � m 5 n m � ° t0 g' o �n s � a� c � c « � � m m � m � � m � 9 � � ; � �- � y � ry� C Q i7 y t0 � O � � O .�p.� �p� 0 t� �p� ' � 7 OI �7 � C C C a � ` ¢ q Q � ` (0 •� �N { � �I m � m m V � L � O W � � � 7 '_ � m m M �I � c O ~ '� � C � � m a C � ii fd C N, o o w �> W � � � � � � m � N � > ; oy ¢ � � ~ Z Z " � - � � � d o •� �� v) o �tn � ` y � �%� a � m �' " c ¢ N� W V � m >n d� �� ¢� X�e m m r� W�� m m r C 2 `wV '� m Q��O ¢ �$ J N y S a 'y p 'O C N` Z V � 7 N C l0 � ..�. a > a � m L � O l0 C L W � U L o • � V m � w m � i° �' � � � E m o a' c � � ��p oma ,no O C C� y Cl � � ; C � N o `0 E c � ° 32 E coa � m m m o O o � 9 E o � o o m N o c7 'o g m 'n o C7 � °' � F- c m � � c 'g a�m � y � m �p m a y m U a � � Q � � pyp W � Um "p' ia HL -a y � N � O N W � L 7 � ._ �p pl « V U Z F- .L-. N f0 G C Z = C � Rf U �C-• � C � t�i� . 2 A x � b�� o ��a � c � m « � m .`� � m ��.e E � ¢ � �Y 3 E .t0. in o � a� � � �a E ` o � m C� io � m m O 'o$� m � 3" a' g ' � ' z� W m � � m � U U e E m . E U � p � o n xQ � �� a ,� �' o Z � `� m � � � m a O = a w W c � � c � �� F �� F' > � � � -' � ° S S � QQ m � g o � � o �� o ��n o > � C J O N� b � N t � m 3c � � ca � o =�� a v° � ¢ g'.tm„� O L w a .q � I- � .°1e dm 5 0 � Y p � Ep� c N m F = �0� a° .: a ZWt � � � � ` '� `� � o � � bo�''¢°.`°+e �� '� c > x � g � �a� m � �S � in rn E n m a � ,-, CND N «� n 2 � N r � Of O! � uf � in n� �n x E ¢ � � � � o 0 �- m fn m m o e * fA � a� c o a � Z a? � i °v r ° a � o � � o o a 7 ��`mC � m o �- m m p E + � cy0 ii n n m m m v m o m � i� �� ii �� ii T � � o °' E s �� z dE � = �� rn � ro �C `� ; m y" p � Em �" � € � Y `m � UV �� N � m Z' m a � � � o « 7 � � p��, � E � D� � a H N � � mF � o C a g � vr� p '� Z s� c m � m � 3. U � �'n o E � p � o > ~ � w � �O � o � g m m o m > c > > C i u � v � mm `o aU ¢a �n > a� � t � -c m m C L a � �� m E � z oa Y > d � � � `"�' a i� i� n � U �a� O O O � a o p ia� c d > � rn ru� > fn Q > U p. 7 0 � E €g � Y � � � m y n 2� � O Y � o � a a � g`y¢ a c m �'o c) o p �. ur� y {6 � � o � a r d « `ow p V o H �.� > > �.O N o L `m � ' o F- `�°Z� � `o �� 3 � r x � � m v�Z O y x o 3' m � E u�f � � � � 7 m� m � � � � m 3 p Ol � � �S � ;� � � E � � � m O � '� ¢ m�a p o ` ao ,°� p o 0 � � � � Ep � � � � , �p � � � � � � V U � .. C 7� � Y � 7 � � .�-L a ��O tR � � �cZ.� a a a v> > �y � F m 0� � � '.--- y u ii r n �„ q fl II ..T+��/� '� N f0� C (p fn O � 7 � Np N Qp U v I � � «� � C N � C h 4 tl �I` � �v v •d c. O tp N C 9 FL- mm � U LL v Q �v�A �� > � � � � m S� � o' ,�� m� z�°� � U ��g� Q �� Y - m �a � � o � g � n � �gr � � � a � w � � m �, � com °1 ' o � � �' o E � o > `o N ° � � �+N � Z � H ¢ a � � m - O � � � y E � H c ° « ... m .tm. C� o' ''9 0 � � �� E ¢� H m Z � �t � Z rn �- omNQ `�. �.� � � � ,� _ � � � ��' � � �� 3 �� . �� m � � W � � ' � ��= � � � o � � � � � � ' � �'' � � � � � t g �� x Q a �� = � m � � V � � � � L W � 3'`�� 1 F m �ii � �� a � � � a z � �a� � �� m � � � a` o ^ .�� N � -Om -o a � � � � � � ��p C � �.C- U N ^ N O� m N � � N O � C �i � .r_. � � r � � � � � W O m � g � c n u n rn � c � 2 '�4 d= E r�i N m "� Y � E `� � .� � � N 3 mHn. V p 'o � E � � u N � o � v� i m � Q Q (A � � �� n u Y Q � � � � � d n �U L � � 3 a � c '� � a � � � � � � c Q � I-- rn ^ �'i �p O N a� U � � $ � � o O T r a; T ° � � � N L � O C s� � `O u C �� v� � C � � � O W .� E E � � � � �I� o� m LL a N a � � Q (qQ N� �r W U N m m c\I ¢� �¢ ¢a a:xHm n� �� m mr� z�� Q�S� � 0 J` � O � N .� � - � � � g � a'� m � � ff �a .. Q U c r � U � m � m� 2 m y � � N U 3e `o m 10 E � � � ,Q � o m -"o �+h �' a�i y o � m � j � m� � � � g o U�p '�Q N � � y � m Z Z 0 y Q �N m O � C C � � � Z � � � � � E „rm„ ° Eo,� � � O V o,oYo- mo js� c °c U 1= �' r� m� � � ° i � E •`� � � � o � m Ea[ a� � � a �B � 8 � Z � c cLi m Z t � � � � � m � ` Z - o �aH ¢ .. m Z � m �iaU 'c `�-. a .�. N � � 7 � � g � � e m� � � � � $t a- x • � � � �m " ' < < ' m � 0 0 � W � � o� e � � e � �-a, � .� h � m `� � m rn m� c�i m � Q 3 E � 2 � mom E m � � m � m O E .'C.. N � E .t.. N O ; �'p � x �.$ '� �,� y ED m � E � �' o E � � ° y m� O ,� > n � m �0 E � � m E � m`€ �' m v3 o m a3 o Eo� g � � " ' � � " ' a " " � � � � � m � � m > > E � . m ya m E m E 5� m V � n a � �, a a � � �N� U J � m S �, � $ o �. ; m m o xa � > m � U v o v � L o � � � � �m � � w m � a m � Sv` m � � Z � � m o a a o2 a` a' OT a Hnm w W �ip � m o m �i iw ii : �i � d � o �t m � a a g g g g � � � a Q Q o � m o w p rn Q > m o` > a Q � � `� o tl1 W q � U c v�im m � E 'o �° 3 rn m a� � m � o E � m � g � > 3 c ui � E � o a v° ',�°, o Q g v j O 0 0� � � 0 W C C C y v m ,/� Y � v, N - �� p O � m � N � N d OD � � "- a « a ^ O c N m a,l O O L o `mb �.r � c3 � x x d � v s a� g � � N N c o a � rn � � o � n r m - � N � � � �n � co � Y .� � r ¢ � T O y o � N * O � � a� c `o a � Z m �n a? �n n U O. 4 N Ti O � o C O N O N � N rn � � N O N � m o � m m G o E . ' � ui � � ui E � ao m o m � n r u u n �i n n n q � � � � m o « E o „ � 3 Z. �s � �. e. a 'a a `-�' m '�' co �� ' m in > �� « �n � : a c o E m x c � € � Y m o o U z U U � N rn a rn � � m �.n r�. � m � � '� n n U p � ' o 0 0 0 � 0 d E � m•a° a o � N Yl N E E � o o c a:9 � � �m �.a � m � � � � � a o �w �i iw iF iF iF � O m 2 C � W ? '�O � � m m � � s ¢ a O O O m � a'U Q'a v> >°¢ � c ,�, � � a y Q � ui Q > 'o d II I� II li I � N '� �z oa Y > � � m � � aa � � U P� O O y d d V � � � �fQg �y � � � m M� � � � � U m m t O. O ; C � � � N `o o �� U V � O E 3 a � V t y� ° > > o c ` E > "{�' � � 1_1 �`� � ; ¢ � O y C� C L C C C � Q Q L �N a � � f0 �^ O � � � L C � � r C X .k' � O � jt x o `A� � o� � �i u��i+ o 3u�i v n � E .�,. � v� E n' � N Z5 � E `ag o � a o d �a � do • � � o 0 00 o C1c � w L� � E � o � N N E y � � N � � � �c C m 7 m m cd C > �z a `-' °' E o o E � 1.+ 41 � U O a a o � � o � r� II �� I I� �I II > J�"i � a� N y O � �' C O w w w al � F- f- C � � � W � � m a a a � o 0 0 � � V(� •� � � � � m N O > p N Q � � o c o 0 0 � o �� z LL N a n.o N � �v�m �� S=� � "a mn z�$� � =�g� � �$ �a g N ofp - t c ��QQ g N � 3 � � N O .r m t�A„'' C � � �N Cp m 3 y Cm � C �` C '. � m � � C T C G7 C.� L .G � m a '$ m m� aL � u� � m Ewt �- om .c y t 0 y 'p � �0 N .l 6 N — O a . d U� m O� r W �m m � � ? O � > 0 � C � � m a `ca.� m c m � � � � a$Lr � c m � � � mmm `�' `�oo � m � y � m > m ��:t3 � m N fq E cL o � � c Z E � m � � �i... m � � o •�'� E � 'o m m � � � o ��`o m � �c � 10 �� o � � at o m C> > v o � c !E n �' �,m mn. cES.t ~ m � � maEW �� s, > E r y m � m � � � a H � � � m � % m � m m �-p > � v m � = N m a p � � 'C v m I--' LJr '� �fCtl C. 3 7 ? I- LJ � Y O �� CQ � E � E � � �' ��' �� . ��. �� 4� ti� � O �� m � � zl�� a g � � a u J $ $ o � Z � � � � � '� W � :C m n d Q a � � a � n � � � � � m $ a � E .� m a m E � � m rn v E 'Ot m 'o� D E't° 0 0 $ � v � � ❑ � -�-, `�' � o 3 w 3 c m ,.,. c m x fn •o `m m � � r, g � m `� o�i � � a `� � Na � � m m r �� xxx c�i m m z �:e � � � $ o � E � ^ cou� u� o n � o � E � ^ cou> u� o n � o � 'n« o r a a � Q $ o � ,� 'o.« G r a T � t0 �� ' ' � J � N �� T ^ � a `� ,`ot� EE uXi. � � 8- O �EE �n S8 � mgg � 8 m� g Q LL � a�v �--� y',� ¢ LL � G v �--� II ; c.E �� i �� C ! � II ; c 5 u n u n �. � � o a ��-" ao � � � � �F F �'_-" ao3 � � >' > �n� �' a�i � � � c '�rr r�,fi o m - m ip 3 � a o3� � 31� � � a �3� � �a o 3� d � 'a' 'o' 3� �7 � � 3 � d 3 � � � � N � � � ~ � V 8 � � 8 d � x x V x `� x � � � � � ;I � E o � ? j � �� p o `° o � c � � a6 �Nc o � c � � N � 0>' � V > � ^ �� L � O ... Q � � Q p n u u io � n n vn T C a � m C7 0 a � d � -� m� m 0 ~ Z � a °' ~ � � � � � � C n o o � C Z � ga � ai u o RJ �N o � � a �N � � ¢ � o � fn � ° N o � m N > � C t!1 � c � V •�N � � m p � � > d p a 00 E a � GO � a � .�J�` � LL N � LL N M1 ¢ W V N m >^ d� �� ¢� �Y Ny m n` =Q N m f� 2�Q C Z �`p VQ � m Q 7 J O ¢ 0$ oY � � x t° m .� � � 'C�� m� �� — ,i`nr, a �Q � � � � � '�� W a, �� m m � n x Q� � y O� m ,�y � � � lp ' �� .Z 0 m � m Q q � m � � m k y,8 F�� 4 c�y�¢` E �3 �W ��a �� ? � �m $� �� C mN � � � a�n 0 a E� �wj �'LL �g~ ' � � �� r �� . � � � .� _ a mm� rnm.�"�- ° �� v� � � 1 � �� :�x''� E � � � o - � .L�- '� I 1 o � � � I I `o ' � I 1 _ � ,o I 1 � � d I I � I I o � c � m � �, d I � I w m I z � o w� a ,�' o � � � � W�$ �� u, � 0 1 � I �4�'�am ,� a O ia }' m � � � ,�`. ° ' �,`Q � � � z E � m � `��.�« o � € � � � a�a �o °' Y y o � m� Q H W g U J � I a � I W mroa� a� x o'� 1 x m I p �� m��m � U - � _ � Q � � Z W o o E g m � Z � E � ; j W � j w � > I t a I � �� o °' N 9 I oi I Q ,a?� * � L � � � � t� LL A � � C ` � N 0 � m O N G « I � p, I ¢ m � � �' � $ � j n �' m � I � v � ¢ ¢ � � o C m « I ' X � � � I x `o `� � ae � `� rc o � � I � og � g I o � � � g * � c '� `° � � � � � � � � o � � U > m o I `o o I g m ~ 10 c a�i °� I E ¢ 1 `-' a fA� �� o m c u ' .� n u n n � W v � �p o ai :o c"�i � o '�p' W � S � E '�p m m � o U Q � a Q C> C LL � � G LL l L X ' O G 0 LL I/ X Q X m vi m w p_� � o � g 3 m � g � � � m o m g W V ZmUI\ m ° ' �L o c � � mo g� X I � �Oo m9 g x � Z ,x o vi �.c m o I � � x B `S, � � °' 8 � QaQN m m o � ° � U � ° o ¢ � � 1 m � �' x x d� a � op � c � -Som �o � m N � I � m m m � � O�UQ � m « rn m m �'i I W o Z, I a e � � o C S Q J�� (0 N �U � ' CI C � I O y � .... 6/� m �� C f� ' 10 � 'G � � � L IL (� C m r a Q N C,p ' � � F ' y a �` Q O� C t0 g � « c C ' `� Y ' � $ o 01�m N �O m N aom m � ��X = I � � .�' � �' � t � J � Q c°ac C � g a a I � a a y Z. ~ U¢ a •� I r 1 � � i co $ `m r z- I `° 8 _`0 1 �' g `o �p rj •u� m m Q � � « o o I � o u Qn L 3 � c � � ,L,m, ' � °1 c $ � t a €� ,�, o I a oF m I � � �/ � rj�j c r � � �3 m � ° � o c� m� 'C � � m � � � `m � cd E $ m � ;; 1 � � 1 W � � � Z o ELL v � m W � m w � � � c � i�i � c u� « " �� m oy� c � v ~ o � v ~ o Utn c �� c � c � = c � � t c � �� w `�c y i m y i m N �� I=- E� G g � N ¢ �¢ ga �� hv � > �� ¢� �<'s N m h� u�� m� N z��'�+ � ��g� � � J 7 �L.+ � � 2 a � � � � m � � N �Q � fJ U y « ld � � p C � t+ U � y � � p�', U j � W 7 C � � a `sE � � m � ° `s � _ 3 � � m � � �j N `� � a � ¢R. o, � � � � m wmm � � � c � $ .tm. � � �7 cC0 Z � � � � � � l� y � y O Z m m �� m a �''O m vi Z � .c� � ol � « �m m � M � � � � m O � m � m m � m3 � �° � mmm `ocrn V y� ¢ � v � � m W � � �� c �� io � m � m � � � F- � $ � � `vr� F- � � � mco N �� m N � m3E `mm Ul �' m � mm ? Uw2c�u ZUvccmo ? C� vm � t m a � o U m p� `N C O y N � �X m a °� y Q � � � t, o � Q�� ' ,v'_ O � � m � �� o v � �� m U V W C �t a m J � �$ a � > m � V ZF� 2� " a Z � � m pf � W W q � T C l0 a ' � ~ c m E a 7 c ? U � y g m g � 9 � ` � m � � � � � ,� � ,� � � `o � a ; � m g m � � v� g Z Z � � a �� x � � � � � � u r Q g O � N � O O O O n � g � O N N � .^a O � r U � ll Z � ^ �� I gII lyl gII � ii I�I II II II m 11 .� d m c m � m i a � � c�, � X Cp t0 A � C' D � � ~ � F C W U �p � �j ? m [f O C � W � f7 � � lL � > 7 0 � � O V ` � F � m $g o' ¢ � rn � � ffi ¢ � � � ¢ m m v �' •' m > � � � � W � o � q � $ m $ � � v � y � 3 X x a O � � � C � C d � S C. A « � � � � •C `1 � Q � C � � � f/� Q � � � T m � 9 � V j � F �" qm � �m C� Q U u A m m O 01 01 '� O � O O � y � m � � � � o' ia di � �' Q tl1 � � � (� � c ., � � �i � ¢ g v . C a � � m b m m � i v` v` � O W � � � � 3 d m m :• W � c o ~ '� � d � ; m a C � ty C �'. 'o o W �� W � O � � � � m � f� y L � ; ptj ¢ G � z z y � O � d L O 'C �Cst � � � o V Gn � L � � �� a � � N � m Q fqQ a N �� W U N m >�Qv a � �� Q N �Y� � �� m� C Z A V � m Q�S� � 0 J` O y p H =a m ov � mZv rp �'�N � c�o � «a > 'p Q`-a �m L � O N C L fA 01 U L o � R U � �� m o.`0t vN, � `—' o m �o E � o m �n o w (JA o `0mc � � ° a2Ema c � m O `� � '9EoE o $ m `�' o C7v gm 'n o � � m � F� C N� y U C 'g p.�N C O — � C _ .y U f0 � W d y m (� n'� � 0 m N � y � W I� V m � f0 ~ L� y r N 'O O 41 l0 � � V N — 'O Ol d Y 'O Z F- « (�A f�0 4 C Z = C � ftl U � x � � 2 �� t�,� m m �� . Q 'm m N � � � o G � �� m c � m .`� � m �' �.e E � � 3 ��3 � m � E E � � 3� E �� 0 � � ea ► R � m m OO .'�.� c '�- m E F � � m � 3 0 g ' � V V e E m � E �n y U p a a o a U J � 'W m ° '� > � � m 0 V � e E�� a � Z � `� � o ucm a o = a W W • ' 0 3 � �� F iF i i a � > � m � � � � � 8 S � Q Q � �� ppo �$ o �� o > � C J p lp _ `p � O ¢c Pd in « > 3 cz ta Qm � o ��a a � ' � c� � � � m a o o c � « � �y c 0 q" � N uNi n e �� o � � `a ZW� j N a « a � _ � � �d, _ � a '� `� `� o � � c x.c �� '� `s ; x rn rn �� o- 2 � m rn r c a omi � � � $ a U � o g a c.� �n x E ¢ � a T a p � N ftl(n m N v O � • � � 0 C O � ? Z � 1„ �a r � N R � � � p � � 7 �U Om � m o LL � m p E + � R „ n n m �m v m � io � �� :� ii �i n n � ^' m N m `, o, v`r� � m E a_ �� 3 Z. �s a n, m e � � a g � i o �m o � � E�. �v � E � Y m o Z V � ` N co C Z' m '—° ��U a�i '� � � � � in � ro e' U � �? o � � m � o ��, rn E � m.� � o � � y E � o C � � U N�� Z �a o m � m � � o > ~ ° o �mEo 2 0 � g � m om > c > m c > � o v � mm `o ac� Qa` �n > ¢ v �°, v d p, �+ > W i°°- m m �� R � 'g a �� n C t a � .� �3 ? aj V o a Y > d � m o � o 0 0 0 '±�+ a � m c0 � W > r o, r m ` Q > o p m�S c � �� u� m � � � —r' m Er� $' � � � � E o p a � S�Q Q m o w a 8' o 3 �' y cn y m 3e � c > � °' ,p. m `° a W o U o y T v � y v a �`a U d � - t y m � ,7a o 9 ��Q � o �`r � E g. 3 � r x � �'i °' c�Z O y x o �� E v .a- fa. � 'O 7 m�j N � � a N �` m y q t• N pj T ('� Q W Q pl 3 T O F • 0 � O N � ` m m >.d 0 O m ,k O � {Cp� � ? E� C � o g m � °' � r ip + m E � o � o � ' � � � � � L � a m �vj � � �U a p a cmn > �: ..~.i ~ IL- t� � C� L= N n � u � � C �F �F �� CS` a y m C C � f0(/) � p N N Q � d � b � m � C a a � �I� � y�� d n O N N o > 1L- mm � U LL � ¢ u V� m >� i� �� ¢� �� o' �� ? �U `� Y�g� Q � J �'� ' m L a � � « � Qg � _ a a � �, T �m � � a� om � � e E o g � mo > `o p � � N N 7 y � �� Z o y ¢ am (� � (� « C N � tl ~ C � r ~• � ._-. �j _ � m �•p m g p � 0 �> E Q � N «L�, �L m � 01 ? � O fV0 H Q a � � t W Y�.�g+ � ' � � � a�� `� �W t S� � +� � � �� 3 �e�,; C� ` ,�, e .. �� o� m � = W � o a c �� o � O � � � '' � $ t�� g t � �� '�� XQ a ��/� ..C�.. M�y � m w Z � � Q ir "E W W � 3�� -�- F-• m lil � � Q a � � � � a� 3 �� Z � � ' � � g a N O � o � � � o a m a � � D � � c � � � `Si r�. O1• rn d � a�i m � " a, o � � �e � r m � � � g �n � � 8 �' � o C LL 7 U � � 0 � O II II II � c � g � � d� E c� � � � - Y O E '� � a � � N � o E F- o- U o v � o `3 � �� m o Q Q � � C I I " � ¢ � ' �� Y Q p. � �U � 3 � m C �' � a v � � � � � � c�i ` c Q � m � r a° o � U o cd g d � o N � � O � o � � N � d O O 0 „�w o n C �� ,.�', d � � � p z U� � d � � C rj �4 E � � �/� GC m LL o �°n a � �' ¢ (nQ HN �� W V N m >Q ¢L' � m N aY � m ¢cZ+ �� m m� Zvp � � Q�g� ¢ O$ J 0� � m x a m a2 0 � � -� � ~ � n� � ' � a� � � U y m � � 2 ¢ �j v, � � m � m c m U � `o � `° EE e � 'QN � � `° E " oo � �, � E � Or 7 m .'C-� � � m h .0 U � 0 N U ; '� � `1 m Z Z f0 U m et C ��,7 j C � _ , 0 � � � �L-' �y �m �t., � EOf� � � � V m° � a ` o � s m �g v H � a � E ' � � �' � w' 3 � � � � � �� E � a� � m � in m � N m N "' C U m Z N L Q � m p7� > W U. Z �!' O fdHQ .�t-. lV0 Z � t0 m � V Z m v a � � � N 7 € � � � mE 2 v � T� m mm � x � �� m '° i� m � � � ro o � � m c. e � � o � m c � m cm'g � m � h � m � � W m� � u E j ¢ � E � ¢ 3 m o m m ' E `° m � E � H € E .� � 0 3�� $ � E � y �� t� � � 0 � � m m N m� � n m aq �s � m � � � m €a g � � � � � � � � � � O y � F �C > > E b a m a E Sg C� V � ° � " � ° a " ' mN � > � �' > '� � �' m m m J m > X Q W m ,� -� m v � $' � �� `� � v o y Q y � � 0 U y m pl m � � � O C � O L `m«� Z � m o m o n. d2 a a o = a f- nm �- W `d Y m � � � ii �w n �i io iF . c mmII � � � � g o � � Q R= � J q °° G � � (3 > �1 vi O > �U Q � . ra�y� a in a e LI � �° � �m m e E � x m > �� m a � � g � � OE � o n- 'O « � ¢ -o � > � �U� � � O Y Y C C j ' m N y G d O � �.N Q y �I N �N d n 0 t ��`-, rn m�° .-,a = a o oi a � c ma �° `� c e $ X X � � ; � m 2 � m � ry 'c /° a c$ o�i � � o � m «� m 'm � a ,- � � m �n v, w Y � m � '� m � c�j c c�i m E m � � o y � � * s * � m d e 4 a � � Z m N ao U a :c � � o � o 0 0 � o o � � m � m o LL m m G o E + � � + a E � co m o m � �� i � n �� n n T ' °� � � °� � d o m E 6 �� N �i �E o F F m 0. 8 'O " c7 � ' � -y 1 p E m ��-.n $ � Y m a ° U Z U U � � � ON1 p �� # T N � N �� a r.,. � � a '° � a U � � o 0 0 o m O � E � m� a o ~ � oi a'i m m � o o c E 1° Z �r'd. � m � m na v g. � n u u ii u is � n E m E � � - o w �� m � � � d o m 2 � m `� � v w �- w m � � d a d o 0 o a� � a°ci ¢'a in >° ¢ � � c�i c°� � v y C! � ui 6 6 � m � � � � y a ��z`� Oa1 > � 5 m > > ma' y E � � o o ,,, � � � � d N � V OI OI � '� � � y � m �� ' � � ~ � � m � u E E � o � � `m t�'o m °' S' o o v v � � E '° � oi, V t y� � > > o c ,°1„ E > t°'•i m m d C y L 'g v 7 �' 7 `p N ?• � � � n mp � � �in a � m �N v N �' n N C i-' � r C .� r � O � >� x c a' ,n � o� ° �+ ��r► �t 3 a `r n L E v � N � � � Ol � 7 �, � ~� � p � � � � � N �p > � 'F � �o m � o o •o'• o U c a w r� nj � � � o v N c Em V � �Qry� � d x c m � m m t- 1�.+ N c �-I U a o a E � � � � �('.� � N W � �r � � 0 � '¢ 1¢ I¢ m 'y 'N ly C YO V N L m � c j a a a �y g o o � �� o � � mN Q � pN d � 7 � c � O � .� p �J'�� z° � N a n°. � �c (AQ �N �h �U m [� �� Q� s m f�� m n z�$ � -� L�g� � � �� 0 y Q � r �a � N _ _ � C � � «. N Op � 3 � L'` C �'C M � �� T C T a� L � V m d �� `,� N m `•E a�' m �' �' � E ° a~ � a � m o � W �� mm � � o � mac�� m na= � cy �° � � aam � 'oumi � � a.. ` « .°tg �a a� m � m — c� m m � $ W $ y U R m a_ a; �$ � E C � � � 3 � C � Z E C � �L„ r N �m j 'C � rn� �'0 3 ' `o O � c'�o m � ac � f0 > � o E m � � r � m V j � o � c`•E 'a m �,m L ~ � W � �� m � � �v m � a F�- �� E ai m� c � U N � � a°� � " «'g m � � � m p > p� v m _ fA m p v m I— L J r � C. ICtl C. 3 7 ? � L J � O � � C Q r � � � � � � � � �� ,; �� o � �� y� � � �� g � � a J J � � � � � V 3 � � � � � � :e � � �- Q a $ s $ � � a � � m � � �3 � g a � E � % a m E � m � m o' � E t m e' `�' E m � o � " � � o o � " D a o f/� � m � `� � X � m � `� � X :ya � � ya � � m m x ro� xXx � m m z �:e Xxx v E o o E r� rieo E o m N E � coriv, o � a O N L nr~ O T N � N F > O � � ��p..'� O r N � N � � m �� X W � C �E m�� X ¢ S � �EE u � S $ °' 'CEE ,� ��v ¢ �t � �� n n 11 � 3 c c �� C �i �� 11 � 3 c� n u u n . j J J b"" a o 3 J � F F � Q L-'`� a O � J ` � a J y / � 7 � � �$�$ � � � o � o �� a° o�m '7 3 > � a° �3 � � �a o3� d �a o�� 3 ae d 3 a� w N 5 � 0 r `0 8 � � 8 � y x x x V �p `�- x � T uN7, o � 'I � ED YNf ? 9 y � 7 � 7 � ~ ; � N ° ? C d Q � N o � C � o � m � O� v > O � � � v a � �: $ u u n �o d u vu � T a ? � �°y p a ? d c� E � O '3 � L o O '? �. °' > i ,,�/ ~ � ° a 01 ~ � ' 0 � � w N j d; �j � N Z �° 2 a � � a - L � `O � � c m -U�j g � , � � � W � `` � a m � a �p m E a � .7J I` � LL fn 0 LL fn ti Q �Q m m vl U m m •-n ¢L`0� mt�i aY � m ¢c� � �� m m� z�o.� � Q;g� � o� J O� U � =a ii � �� o � � � ca� o�i'� 4 � jh Q� m o � - �' � a �0 � � � �� ¢ y �� m�� n� � � m � m R= LL � � m m �� • �t ��C7 tp a a g - �. ¢.e �� `- 4 �Q � �3 ` ` � � � �� .z� � � � m�, � L � A [ L � �� g+�i �� o�T) a E� �� '�' �LL � Q i� �� .Y �+ • � � � � 5 n � N �� ' � � � F- �� O � � � � "v{i �a�� .�� a`� �,� :o,x� E m.` � � � � t � c L '� I I o � I I '- o � � - itl I I � ,o I I � � m I I � v, a I I � c � m � o m I � I o ma j � � �,$$� .$ i � i g-= � � � � � ° E I � I o�� m o 0 �-�.. e-.e � � m �+ � y ui o I � j � �'e�i E.. O � _ r � I � I re o,� �' z E � �ti � g � � � � � i BNa� � m U V oL I n � j uig��$ na x Q o o I x d I p ,�e,°i,�� U °' � _ i ¢ � i z `W $ oE � m � Z � 3 1 � � I a W � 9 I t � I � a Q `o `o j o W I it Q � * - � I LL ,-�� I � � � m I m p` I m `o m m o � � � a � a` c. 1 ¢ �o �` � iD j � z � o. �' y �j • I 8 o I � ; d v � ¢ oc � � o C .a � I I " � c � I `x o `x I � � `� N W i � � F� p S lL S � G � O � O � Q � •'�O- 7 0 � Y O � O ' O 0 O O V > m O O p � � ~C ~ � am ¢ 1 E 8 I � � � � Y C y �1 ln� a �� c� u i .� n o ¢ ii i o � o K �i (� W � m �� > a W � � � m 2"i g � E � m m � � am c c a � g LL um. x � o � o � m o JQ Xmy a�i o� m c�� e � � m m S I '� ;, o � x W c o.� c o 't o c � m g (� o m m c � c a � a � o � � o o m �'i o 0 zm� nm o omm � � I $ � o r x I x v �n � � x � ? s or rn �.o� � o I � c, z � N � g o ¢ o S W >- � y N a = m v o c V I .o � g U o � �e .t U ._ F- o� ¢ N � � oma y I 8 � � ; � 1 � �8 m c v a o� c � �o m v � m .'so m � m `��' m m o � O U W Y � � � I � o � I a c � a � 2Q�-�i� ip � EU m � � c � � � � � N � �� C � ' W � a ' � � Q �N� C W�d a y C v ' � � ~ I `n D F- �y c I � R I � o � p�p O�G m m � o u�. ^ � a � � � �$', i0 � U� a o m ` a �D.�S " � z �`�u L � W m r'N' � y � a � �� C C I g O ,av, I e � a H � m • I x I � x �� cm.� m� a L I `° g c I �' S e � �" 'v] p1 N Q Q ' aG, ' � O O � Q � L 3 O C � � r � 9 � CN � 7 � t a a�; m O I � o � I � � $ G: � � m� � � m � m � m n � `- a.�i � � m m '''d' � m � � � m w o � o �LL � � „ « w � �� m �H� c �,,� I � ,�,� 0 1 � �,,,� o V� C � �5 O =1 � t =1 � ' � =1 7 �I� � E.� o � g �' � � `� � ¢ �� -a8� �� m� ZvO.� � c�go � � � r �a � m � � m � m �1 � � V 01 „' � � N � C m U � .� pT, U C W 7 � o E o a U m � � Q $ �' ; � 7 � � 7 C w 7 � 7 0� � N � � � � m m j � � ` � � r fll �o o�m fA m .. m c N �o O° � y o ... �' m � � p � D � Q � ac� N w p W �� c Ol �� 01 � 3 m � m y 0 y C � r T� � � � ` � C m � � � � m •� � m 3 C� � m � �� U y � � �'-• m W � O � � y � � Q N� � � � � voE N � m3Emm f~/� � mmm �o m l¢ y ? U� � l0 ? CJ � C C m O ? U 'C � r w m Q � O g c m U m p� `�y C O y N � �o a m N � � � � � � O � Q � U o �� g �- � � + �� m � c�i W - �t'� a m Q � m X J z � �� fl 7U Z � � m rn � W m �+ a. a c � ` m m a � Q ' F, � c m E 10 y � � � � w m � � �, � � � � � � q� � � O � � C � O a 3 p 3 p � � b O � � N � Z `V Z V � a �� p ti � O g O � �D � O O � O 0 II O 6 � 0 LL 2 � m ^ �� iC II I I lyl Iyl �� T I I II II 11 .� m m e � � � ` a o o cmi g x o � a � ° � � � �- c m � � � ,��y u � � $ c � m � u � m LL t � n� a m � m O � � ~ `m m � a R � OI v � � ¢ � � m R � m � 9 � c m .° � m � W � C c y � 'o-' m � � � u� 3 u� � � q Q � [p � � ,�` C ,�` y y y C O � m t� 1�l C p� � C' .y.. � Q � Q "" C � � ip W y ,�` 9 � mQ C � y � � N d� � � T � C � 7 � � � O � � O Q � r O m �j `o m N Q m I� � h` � rn � y g' � � `� '� c C a � �' � b ¢ $ � L � m � m v v O W � `d � � 3 d m m « W � c o � � � C � � � a C � cy C � 's o w �> W � O � y d E E dj ¢ �. ' � � � ~ Z Z y � O L d � O '� ^T CSS � � � O j� � � V d � �� a � m N � C ¢ mQH� �r W V� m > d � �� ¢f� ��Y� m �� m mi` z�� Q�3� Q 0 y o J N o� � m ` o $ ;a �a Q � m« � o �� t y�i U L p • � U m � $ � c� NS � Em,� a o � c `� c�i 'p � m � � c°� � � y y N ~ 7 C m N `o � m � « m ° 3eE �oa Z m mo vo O o ;� � E o � oo ro y C7 � g � � o � � m � � y � i° �p � .mn N � C� a � � p m m p y a W 0 v m " io I- v y r m y I- a> m E $ � NL y •- � � Ol Q Y �'p U ? � ..L.. N l0 G. C Z w C � l0 U � � g � � � $$ m m E�� . � �a m c � a � c � � � � o s� ; m W � m � w � m �e � � E ¢ € � 3 � 3 ' °' ~ E � � �g� '� ,o� N � m C� m � y m � o�� m m � ? �� a j g 3�� e m �`E' � V U L ai.4 �' v �° � X � ,�g: m o � m a $ � � � o � U y „ o ' c`°i d � �, o Z � m m ,� um a vx a W W c � 4 m � � � �� i �i d � m � m � > - � a� � � o d � m � g � m o � , � �v, o > a o vW $ � -r E o �a e�i � N wt°�,� m 3 C g �m i0 � � em:? a v° � ¢ � i � t q�a `o_ o c c � « � � I- � tdm 5 0 � �e p E� � � d � .�e, �� a aa ZW� � N � _ � � �� _ .� '� `� '� N U � c�.e �� '� ` > x a v '$¢ m g m m a a t a ao .-, o � N � c L 2 � " a r � a o� m � 1� g ro a m � x E Q g' �o 0 o c�i ro a v� ao m v • tq � m o � �t� � Z * m L �V r � N V O C � � � V � ��R a m p LL m m p E � + v � ii ° ii m�r g v � .�,�o m � i� u �� v ii n � °� � d a 's m v r� o m E e „ n E Z. �E � � �e �'m � � � m O N O C m E� x C � � Y m � Z U � N � C �' a /0 a�(..) N � n r � � � a N a V � rn o � m m � o ��, rn E E n o a F � � m � o �. m C a � m m � p a Z 9 r � m � m � � n m � I�`- o U �� m 2 � � � � v � •`' m m > ,`o� m EO o > > m m o m > c > > c i u d v � dm o aU ¢a m > Q m � v d m � � �� E C = a � �m � � � z O a Y > d � m � � o '� '� �� a � c_+ o 0 0 U � C m � (d N � L L � Ol r 0 6 O 7 � 3 � � � � � � y o p � c � � m � � � 7 .t�'. 3 3 � � E E C p � "'' m a o in a a � O�� o � � o U O «�. �. N� � � O > a iO+ d � �W O � � y � 7 � Q � O ' � « � , O � �Z� � O � N � m � �. C X .X '8 � m � m o � X n n � � � uf Qef� aD d � 9 m� m > > ^ v m � -' � N " O .�� «�-S d fn m � y h v�i � m ¢ m �,� 0 � � m � D p o � m a m O � o o ',g � m � � � � � E r � . + � � E ^-+ .. U O C m � ` � � a m S� p m �V a a o a m > Qj,J L ,_ �' �' F L�� 7 w y u r n �„ C u u u �(� 'Q W N � C v W N � > > O N No Q �� y p � � m � C �' a a p �/` � y'O V •01 G O `p N Q � Ft- �N lC0 � U lL v Q �o�� '� ��a�� ¢�, S=� � "� m� Z `�V'� m ��g� � � J ' � �a y ° � � � � �gT � � � a � " T � m � � = m `o E M o E r � mo > `o O V 7 N N GS Zm `� Sm� U O �j � °��nE � V a° •t�. � `� � -'9 � m m � m $o � � � m EOC in y m aL �o p � m Z - om1- Q a � � � � � E �� 7 � � � _� � � � � � � � '�� _ �3 �,� � .. �� m •• m � � o � c .3� ,� �� ° � � — V� � � �U g ' � �t� � Q � � � �� Q � x Q a �g � U � �°p1� 1z1 W � 3�� m ui � a aa o � a z � �� a � � a r O F �� o � c m -o N �' °- � o '� 3 � � �� a �n c� j � w c�`j N h r 01 C � m �� O � m � $ � ° n lm � C � U � � m C II II II � � � 2 z, � �o E y ro � � .� � Y O � a E � a V o t � $ � n v 4� � � ° i N w N m m ❑ Q Q fA � C II II ' i� �� m � �� Y ¢ � O m � �U n r N O m C �' � a m c*'0 � �+ � � L C � V � OI '� � � O U O � $ m � o N r � �/ r � '� � N � d O O O � o ii C iF v� � C � � � O W .' � E � W ? � �I q�I� 2 m !i O N Q .�J' � a W U� m ;pr m N Q� �1�` Q� u�?'�' �' �`� � m� z m� �+ � Q�g� � 0 J Q x m � =a � �Q O Y � ^ r � o a� � � � � n� �- � �j y ro � j Z ¢ Cj ,v_� '" c� c> > �y m � N U ccoE E cM ,Q w o� O N v � ' � N C � O � m � � � �, � � E � � � U � O N U •�7 .t�l QS � � U � � Z � N � N m V � C C m � � Z « � � 0 � � ¢ � g � V �� '� �� o � B�e °e U � m V � m m � y m N � � � � Q y � � 0 C> > � � c�d > WI � � $ � � � N � �0 G� (/� M O. � lOQ aG1 � L'� � Z C U m Z N U O `_" � O' � �p �" N - o m 1- Q L �a Z � m m 'o U Z v V .$ '_ � � x � � g � �� `m � m m a�p N m m � � C m � � C � m O N � � �N (7 � p ' � C � � m C � m C N� m �t lh m m � y N �m � n E j � 3 E � Q � `m o m m E � � € E .,t,m, in � 3 �v '° �. ° '� �.� in E� m '� a m .o t ��in � E � o � � m m y �� ^ � a � o m a 3 ' E� � � �p q p y o � � 6 R R J 6 R jy � � y N V' � +L.. (� � m � � m > > E m a m n � cgm U U � o v � o -F°8 a � ° m�N � �J o m o ', m � o '� i mmo XQ W m � $' m � ,� $' o g�m /� � � V y d y m � D m � � � � 0 V � Z � m o o ac a oS a a d2 a ~ nm w W � � m o n n � i � �F m d � ~ R o � � n > vg O > o g o � Q � ' c�p'� � J � � p � �� O � �m N ,r-d, � � W�i m e E � xp > m Y m 3' � .�.. O N � � E c o a � � ° ¢ v N > `o y `O � y U p �r p � ` � G � C 7 ' � (n N L W � � �7 � N N m O 7 �a a' a N O WC N �0�ti = y � N � C �N a �.� � C j � X^ X^ � O g $ m vcy t10a $ m � �� m ` .tC U N C � � � � [N7 C d m x E Q � � T � 4 � � N N C d � c o $ � ? w Z • `m ` m a C� �' � � � O � � C � � N 0 � N N N � m o LL ,y p o E •- + a + a E E mm o A � n ii ii ii n n ii :i n p� � °� � p�� °� c� d o r �'^ - �' .0 E Z, �E o F a � Z Z 'r-1 � ^ N Uml �1 m e N � C �,0 o E m �c � 5 Y m � � V z U c) o! o rn � � m '� � £ � in � 10 -c a v � � o 0 0 o d o � E E n� d F- � � � m � o o c d � F � c, � m �p �r� E � � � � D o � i� u i� i� �F '� m O « Z C � N � � R " m m m � a ¢ d O O o p� j aci ¢'a` v) > Q v c c�i c�i mv y Q � ui O > � D Z O a Y > � � � c � a � � � �V m � � � � � d � m � f4� my E �D � � � y m m t O. , � L � {O y � O O O V � ' '� � � ¢ O (� a� � o m m U '� O m 3 a � t y .�, m m c � ~ E � dC O� - L � v 7 � 7 O m G C � � Y '� Q ` m N a � � � �� $ �� c � � r c � X � O � �� X O � � m OI W N N N � � a N m N � � [%1 � V) � N � � E lV O ^ > > u II � 41 p N` c? .k `p � ..�. � V c � w � a� o S � � N C! a) m � c U � . + in « m > � y�j � � :IU * O a . a � � � O z � O � �� E�d y � o > > c o 'w 'w 'w m �� '�'- '� c > RJ N y � � O YI 2 x 6 � N N m O � ti. � � a a a m O �, � Vtl� •� � � � � oN o > oy a > > o � � o y o �� z LL N a a N `O �a �� v�� ¢� i� `� °' m� 2 �V'a m ��g� � ; I-�c � O y � L _a O y O « � .�v� � � g N •�Q 3 C O � C�C r � �L 7 C T C N C.� L � :.1 NN a �y y m C � �'�� N � E O a~ -�p �. U � � � •� uJ �� m m 7 O �p >a � .0 C 01 = m a a m O C y � V .� � d a� i' � � y C � � a� m « � � �'i �o a� m m � m — c� �omYx �t � c UjV 16m a a3 � m mmm ° � cC7 Z m `m � Y « � �m � L � o,� �'0 3 o O � rncLi �$ �.c c�o `° > � o E .' o � � � � V j � Y � W � o. m �,m � m E g-L � � m m ��S '�b-,� E g� m � mvm $ a � o� g � ai �n ;� c m m �p > � v m � = N m �p � « 'C v `m � 3e F=- r � ,- �� a3 � Z � t � � c� `o �. � � ¢$ � � � � � � � � �� . �� o �_I�m � �_I�� I�� g � � � � � J V J i0 � xa � � m � � � a � 3 � � F � � � m Q � g $ s m g a D � � D � � a � E � � a m E � m g � rn � E 'Ot � rn � E '°t � m ,y a � m ,� 'o m o � �' o o � � a � � '- a 3 0 � � 3 c 0 '° _o � � 0 m .g p N :y a � � � o .y a � `� r� ^ mm x �� xx � mm x � a � x � r�i � o � E � c+ir� ov � � o � E � coc� oa � 0 J � n 0� � T N � � Q O J Of � '�y�0 O e� N r Op > O � � d� N J � � � � 07 e� N � C vl l'"`U ta la X � � C N i0 l� t� X 'j 6 A oEE r> > > 10 EE m �g � �� J II II �� `�-' � C C �� . �� . C II II �� ; C C II II II II !I O Q � J B"v a o 3 J � r j � �`�� d O 3 J ; j o U' � �� d � � j � � �'¢� � 3 1� � > a° �3� '7 3 1� a a° 0 3� � �a o�� d �nu. p3.� (� � i 3 � d 3 � � m � � . .. V o N � o N d xp �p x � V x `�p x � Oj OD � � �� (O � II 'O � ,�, 7 ' r � � � ~ ' � o � � i � N N � � C t � � N � �J � � �� o �� a :° �� a � u u � � Q a J u � � a � � � p m `o � m� m '3 � O '? � 0 � Z lo ¢ m f'�' �' � m� Q � � �Q m C n o O m C Z � m ¢ ctJ �N � � � n' 'N � d� °� O L � O � � � �� a o ' ; o a o > � om � � � U t/� m � a � m E a � a �I� c LL � c LL �, M1 Q N� � �� uJ V N m � b� �0 S� u�� '� �' n•- m� ZEO� '� ? �U � Q�g� � 0 oY � _ m xa � � �� o � c c e�� .Q� �a� !�o $ � ��h,n a �� W g� ,,� � c a �g '° `6 �S V �in � a� Q m �� m LL �"' r` 0 or �� m $ �' � '-� �� _ � �a �3 t . � t- Q� n�� $ �� , m`° �� V�C � �� T � mw ��i ��~ � O n E¢ �w�m >�i '� c� ��, a � C �� 07 0 0� W.Q y -�� mmf- � �n � � i° �� pQ � n m m m x� E �, � �� Q�b �.�a .-O.�� .�..~ :�.�0 y � O U L � O i i O � � = � � � U • I I 3 � m I I E y a I I `o � c � m � m 1 � I oa � z � w w= .o y j � j w'�B o.w''�o . c E ' � ' �1� c y = aWm �+ � y W Q I � � � aa C � ��• � ~ � � m � .`- �' �� o � Z E I � 1 '�' e�.� w ❑ I � � � � N �' � � � � m � i m� � M � Of' (� V �� n 7 � W m d�� p W XQ oo I x d I p � gm �iom � U °' O b � ¢ � � Z 'W `o � � � W � Z � 3 I � � I � W > I t a I � m � d 0 �- � p` m `o j o m 1 i� Q 'u`- - � � LL � � ... v � I Y � `° p � � ° u' I � a I a � �' Q a i � ,��' i n � y ~ or � g O � � m GCI N v � ¢ � � � � C °' = I I " `� c 'o I `� o `� I � � � m � � ,- � � og � � � Q Tm S N C m 9 � g LL 0 � � � �. Q � � 7 q � Y � m ' � O y O a ro m x � " a I g o � V m m � � � o � s � � t aE � � € x � � � g � m ¢ g H m � � � � �� o m � ,� , � �� o x �� ,�+ �v � �Q$ m � ° I a S�p � � $ � '�° � c u � o v Q fd m "�G A C W I � a IL � � I � � p IL N � J dm m oa �° c�ie � g � m ,�-� g I 'E � o m 8 a W� m v c .c m � ° � � $ � o � � o � m ia o 0 U zm�� r m � coi °y'L a�''i o 1 � � o pxp j o E � m ' x Y � OD � g � QaQN � � O �� V ' o o ¢ x N ' m � �, U � � 'L p r fo � c a`� N � � oi m � � � m m � � O �U m `° �� o' � � m v ¢ � �m � o � � 7 « Ol N � V m $ Z' Q 0 2' N =ag�o R m €� m � �, � � � „ q� �2 � �o.Q c cn I m `� � I ' 9 � � C L Gi a y c � 5 � F � � � � � a�i� C mg a �� m o � � p� rnCGO � o � m � v � � � „ � V tll l6 N O LL ^ C. �0 I � m � N a j p � � �a.—Xo NJ � z n a � « 19 a � � �� ° �� ai Z. ~ V m � I g x I � � m m � a`�� L I 10 g p I �' g `o '0 Y� 'y ly H)Q 0 ' "' �j � � O (� 9 � 3 C C w d � C � `n a � a €� � Q I C � m I C U a +�0/ ` m � � ° `° � ° Q m a m m v� 'o I � � � � � m � � d I W � 1 � � � L � oaLL v � m w � m w Z C E O � � � � � � � � C N V V� C � m c C O C O C O � � L � L �� m c y � m y � d N � IL- E� C � � � � ra a �ag� �� U� � m� ]� � Q � o' �� z��'� � ��go � � J Y � m 'p R � � N U y Y ftl � � � C � � � E y � a c� � � w � a o _= � o , � � � o� � ; � Ec° c `� � � vo � p m � _ IJ,J y7 �� N m � 'O m m y = �t" ` C � � « N �0 01 l0 V� n1 b � t��l C V� l6 � �N O Z m � � Z m � Z m �-� m � ro � � � ro a� 3 m �' `�� rn � Y �m � � Y � in � m � � � v' � m .m � m3 � �° � mmmccvr V y� � � v � � � W � � io � c � � � � � a mw m F- � �c� E I- � � � � �''� F' � ° � mm N3�g � � m fAico� m3Emm N ��q' mtmm ? C7 ° 2 � ? U v c c m `o ? C7 v m � Y ro a m o 8 C � U m p� `ry C O y y X � � g � � � V N � � 7 ¢ Q� � � U � � �� O � g �� m � e��. T o, i� Q � �$a �. m � U z �° 2� � a Z Q � �$ rn � IW- "m "g a � m Q ' F F e m E 7 ° � v � � � � ` � v' � � $ � � � rn � > y �' � °' " `o � > w � c � 5 � E F- a 3 � � g �' s �'n � � z z " u'S a �, � � � � � � � � � � � o g o � �o � o o � o o „ $ � � � p LL O �Z .. �� II II II II li II II II i0 11 q q T T C X N O � C � � � ` a $ 0 t�j � p �p a D ° � r `� F- c m � � i0 `��° � 'O 7 ; � O C O ? V ii � � LL a d m '$ � `m o� o' ¢ � � cmi � � m ¢ � � m � `m `m v " " m > v � � ; � � c m °� > m W � c � � � $ � `� � '� ; `� � � " o � � a ,� w ,� d x d a `o � � c °i 5 a ' ° = 4 �' � `� 5 � � � d � m � � m � � � v' � � � m v � � � o � o 0 0 � y m � � � y g' �' m �-` � F: � rn �'i .-. � � C�' ¢ � ¢ g � c�0 �� C a � q m D m m .o i v v � O W � � � � 3 d m m ++ W �' v o ~ � � C1 ; 3 N d m C � � � a C W � td C � o o w �> � ��/ � ayi � � m � F+r y ` > ; p� � O � d � Z Z N � � O 'L �c�d a` � v� c �N � ` � � �I� a � m N c� C ¢ v�¢ �a �n W V N m > d� �� ¢� X"� m r� W� c mn 2 �`d U '� m ¢�g� ¢ o$ J Y � y O O� 7 m C 1�'Cp0 � j a � Q f 6 m .L. N � �r m C L y � U :c p : m U a� o« m :t N mN ' � 3e � ro �- o c � c16> oma 'n � l0 � y y m O ~ 7 C N N o m c � m 32 E m a � � m o Oor 'SE `o � oomyo C7 'o g io in o (7 � m 8i C� C � — � C U 07� l�'0 � C _ .N U f0 � ld � y > V a� � p m m p y a W p � m '" m H v +� � mv F- m �oE $ � � r 'm `� 'vwm p � ? v � ? � .L.' (�/J � 4 C Z = C � l0 U � � � � m � '� ��O m m �a� � . � c � a G � E � `9 � s�; m ; � m � m a � � ��3 ' _ � 3 ` E '� in o � 3 a E �� o � ` e� m m m O o�.e_ d mg = '�� H - > g Z� � m � � m � Vve � m e U (� � ai.4 0 � �° $ xQ ,� $.g � � � Q o Z � m m m � m m a O = a W W c ,'� � m � E �y i� �� i� 0- Q � � � � m o ' � 3 � g a > � � E � o � � o WaQ Lv� � N .rvc�, m 3 e z W O.m � o e � a v° ,�'�., ¢ c� p � t N b ► �f I F� N � :� � _r.� � � ` � G O W �I 5 N m " = �` a° « a Z Ww � .-1� � ` � � `� � c � � .q ^ 9 X °' o2t �� > � � � r � a°0o � � �¢ n 2 � � m � = a °D rn � j � L '� U � T � OI OJ N � C m m N 7 O 10 � d N I17 � � � O N N l0 fp aD N E ¢ v N p � � « y "o y o c a ' Z °° m � -o � a � o � � o g ao � T LL t � OI (O cy0 n �� n m Vy[B a m � o m Q �i �: � E � n � � rn v a1 m _ m v£o m E = u .� � 2� d E � F u�,e m � c� g m '� o m o� m �� Q € m x m c Sz � r • 'n � � c � E - �v .� m ° z U a 'n O m m � ��V rn E E no a` � � Z,n U 0 o O +, m " � vi�` � m `o r�� m C a � U N�� Z �n o E cmi � 3a a > ~ ° o �m �o 2 0 � g � m 3' � > c > � c ` � a � mm o aU ¢a m > ¢ v � $ v m C t a � $� � � � z oaa Y > a =° � 6 c �~ 1~ u a � m � o �n a � � � � m i a � U aO�. o o ��i � GI > � � � U � � � m N O > ; O L � m � O '� 7 l0 €� � L m 0 Oy � O � � U a a° � o�¢ � o o '$ o o m p Z, in� y � � o � V o�. r��+ > > �Wp o � o � L v d � d � � � D �� o � o � � v E � � 3 � r t a�i v' � m�m � � x� $ ai° m ol E � uai oNi � v � '� �d �. ¢ '� r��r,� d � D � q � o � � a m ¢ m >,n °�p `o N ,o � a o 0 � R `a � �E � � o o � m � E � � W V U C .. C � � s � 7 � L � � c� o� O � �v a Q a m > � ~ F t N � � ic N � � r il ;:I C �� .N�[ m c C � 16 m , OI � O O O V� qJ o " O m � C� � Vj a a 1(ql�l; � y v v •N n O p Q 9 t�"J'd F.c- c� m � U I� N Y Q �¢ �c �� U m � J�,�� ¢� S�� r� Z ��`o O 3 � L�g� ¢ � � � - m �� m g � ; � a �� T � U « � V y � � m � � `o m � � E $ � m 'o � o > `o y p � � �N � y � U Z � � � m — � � 'r� � yEc� ~ � °� � � � � � � � �+�aEo�Cv�i � � �-r mo rn ? � o m H Q `�. � � � � � e � �� g � �� a �� .. ��" �� m � W� � ° ��a c M� �� o C oc _ �� t � � �� g � �� ,� � � � �� XQ < �a � � �� z � �m Q � W � � �a� dQ y � � f" ron� Q � � a z � m� � � � �,q � $ a `�i � c �'�g' O N � a a II o v w � r � �8 � 8 � NN � � � _ O r, 01 � � �E N c � �ro � � � o � m 8 $ � t'' '� LL o � � � m � � '� � � u u u c � 2 �9 d� E � � m 2'i - Y p � � � � � � N 'o �g E � a v o v3+ `o � �° I'' u� Z a a �+ w m � ¢ ¢ in � �m �� F u Y � � w � � o a � �U � 3�a .. °° C a N .o m � � � � � L c � i,t H rn ^ � 3 � � O � V o � p Y a. o � � ° � � N � � O C O .�.� o i� c iF `Tfd � c � � �o� 0 w V G/l '9 � � � �I � � E � � �I� � m LL O � o � � Q [q Q N 7 .-f� �U m m W W m >d at' mN m `d'� ¢t� X s� m r� w� � mn Z m V A m a�g� ¢ �ab p� °' � -. r � � ° � xa m o Qa � - W � �c '- �U � ro � � Z a Uv, � � E � � = � N � m O � � m � O ��l � m y O � m Y � � m �� g N p � � O N U � .� W �.� V " �' � U � Gm �'� ` Z � �� ¢ m E � ° E o,� `� � O U � O � n� o � B" e °e U ~ rn m � y " -o � � m -o � > � E '`� � 7 � � � mE � nm Hlm �mro � � f' N � c cLi m Z '� cLi � � � o- m w� `�' N Zw o ml- Q � co Z � m roaU Z m � � � � � � E x � .-. � m � m.. 2 � 2 � T� m m m a m � `m � � c m m � � o � E `o_ m m c7 � $ • � c � � m e � � c m m m '`� u�,� m m � h � �m � f°a m , � ?i E ] 2 3 m� m ° a� � m ~ E � m �' E 10mo � E � in E � in � 3 �v m ` � �� E a� �n E�m 2R E � : o W m l" � a >r � ^ m a 3 � � a 's,� E E o`c m m � m m � o a � c� � _ � ' � � � � ' y � � m > E V o � � o � m ` � c� � � a � a o ai° _o mv� � m o J � � � � � � o � � � X m > m � m � 0 U � ,� m � a m 6a � �m �� Z � m m m m a OT a a d2 a° Fnm LLJ W � m E 3 �� i� �� u � y'm ,� m m '�g m c, > ,a �mmyyy S K Q Q R o o « � � p �vi O > �rn O > ^�U � m y c y q � �'��i m c E o �p m m g � > m Y ` 3 C � O N 7 � E � c a v° � o ¢ g � >° OQ m� � Q 0 0 C C C H v � N t � � � Y ` �� T ` N 0 f/> j _ �a -ao � m a � O v N N�E � O cG t C N� �.r '� C 3 > X X y OnvD N � m � CO N = W a p Cp �--� •--• N �i 07 ` .a � � T c 0 aD � � � � � � � m � V � J m x E � g' a o � u N � � a ` �p �p N Q fn • � « � m �p m �t� � C' � N � O C � C m O W O O�D � N L N O O � m o LL m m o o E + a + a E � uD m ? m Q u u �� u :� �� u ^ � � � O1 � m o N �, a �. 6 ^g S '� ' (7 '� ' N f!J � Y �� b i� o. E � � Y �a c c � Z Z � * N in � « N �n C m p E m �c o ' � a ° U Z UU rn p rn m � o� '� a r,, � y � i° a � v o 0 0 0 � � �y E � m� a o � �y y � � � o o c E � m �n E $ = a v v a � i� i� i� iF iF u �F a"'�i O � Z C m N � � � � m m � j a ¢ s O O o p� O � 7 m O m � C 1 1 6 6 6 6 � aU ¢avi > Q � c�i c�, � v y � � tA O > N g � c.Zi � aY > � � � � �7 0a a+ E U � O O � y AI d � � � � O� 01 m � � � L 7 � U O C �C � 7 .'C-� Pl «� m N m m E � 0 � C � � Qy m � � � U � � � � � w � � o� o om m U '� O E 3 a V r y " °c � ` E � � �m m � � C C t m 9p � � Q'� O � � � � � ,O� � n G ¢I � C X Z r C � � � O � °� x o Nm � ol � +�i � N 3 '' N m � E � o N m � ` � � v N 3 c•i �' � E � o r`O. a o m 'a � �o . m � o c N o 0 0 °D V c Q w O N ? � , �p � fn � � � � > 'S � Y C G1 7 m m `- r.�.+ a�i 'c �v a a � a E E > � -'o ° � �- y � r ii � o n n u ° n u u > � m � O > � w w w d t- � � C � � � W � � a a a > N N o O � Vtn •� c � � o mN Q � om� C1 > o 0 L 0 �I\ i�Z �I. N � � y (O a a o�4 � Q �� U� m � ¢� •� � m r� 7� 'd` � m� Z �V � � t�g� � � ) � 0 y � L _� g N � — V� g m � 3 � � W +. m t�d C � Q O7 N � � 3 m � � 0 C 'rs' 'p G.L �� N �c E S.� t ,� ` m a� � .y io ._ m m� a�m � in .� — � ° a~ ° d W m a m W �� m m� m a � c � c � � m � aa.�c � cy ��° � o- o- mr � � �'� � a.- m •°C � � ' f� a« � � � i0 m ` �� t � p � C.7 RI m � � C. 3 � > E c ,—m� ~ � � 3� � � Z E ct� £ � "m � � � ,4� 0 .y'Q 3 � o O o .��•- `m � �.� v m °> � cE � O� Lcm (~j > � oc � '.Earo �,m � ma —'oES.� ~ � � � ma °' W �� S, > E � m ' mv m � a � o � � m m y �c � m m c _ mm � m pm �� Q m �p > � v '� - - fA m a� � � 'Cv m 1- LJr � �A G3 7 ? I--� r .J � O � � CQ � �� . �� ° �� d�� g � �. � � � � � � � � o z � � � o � � W m a � � F g :t � ^ :t Q � $g � � a � a D � � � � � a m E � ro a m E m g � rn � E 'Ot � � '� � $ E t O o " = m � a o " ._- � � o w � ; w � � J � 0 J N g � m `� � m a � m `� rn y a � m a a � co m m x �� x � � co m m z m:e � Xr �i � o � E � cocov, o � � o � E � c� riv, o � �� O N T O Of Q � �G«� O N �- � 3 � � �' a � ~ $ � � � �� m � r -� � m � m ,3� x � � c m�m x Q g E E�.E`' � > ¢g � �Ev " m �D " ++ v � � n ; 5� �� C � r n c c n u n n o la � � �` a � 3 � � � � � �` a � 3 � I � �� d �m � ° o �£ � �p 31� � � a° 03� 7 31� � � a o� � a p�� y a o 3� � L i 3 2� y � � � '� � c� � � �j 8 � co 8 r d x � x � x '� x E A N -� � 9 � g R ? < � �� Q � � p O C � ' f7 41 o J � � (9 Q� L � N r �] C .0 � ^ T � � � 0 � S II II II !0 � II II �� C r d � � � Q a J d � � � � ` � � � Cn � t��7 � U C � `? � m m � O z � a L ~ Z � �� m � � �� o o d � �� o �a � cd 'N n � � a 'N � � ¢ ° .�r N y > c C � y � � C c�t � a � � o a W > � om yN m o a o m o a oa �I� � LL �, o ,� N � ¢ �¢ �N �n w V m m >� a� �� ¢� �>� o' �� mn Z�V � m 2 m Q�g o ¢ �$ Q Y � m � C�+ =a � . z o � Q� c�� _� a �" � � � �W 8� a� m e�m m x � �'�y a��22 L Yl,� LL�� t �� mx `ma Hg � �� Q�Q H�� u �� 3 �w o�� m a'm Z� m� c �� $ $� -� ��y m° �u ��~ � o p, E¢ �w `3 >ii wc'° � .� . � S � � � m �° 4� .S.�'� � a v�i m u�i�f- v�i m.-�`�- F° � v � � � �� N.�� . :e.=� E m.` � � � � '� I I o � � o I I -� � I I U • I I € � m I I I I � � I � I y m I � I o a � � � " «z .$ Q � �+ ' � � �� ,0 ��y� 0 � � � � W W � � C 5 � � � N a W � � � � $�p,� �0� � � W ~ v � � � �C ~ �� O g � � z � i � i ��=' m � U I � O I m'gQ � W� U J c � I o � � F � m �� X oo � x m I p �gy � � � C) °' o _ � � W � z W o o � � �a� Z � � `� ; j 19 � j W W °' I t a I c d �- d y v � �� o Q � � t � � c � � « _ � I ,� W I � � ` � ,� 0 � m ° °� � « I � o, I a W �` O °' j � z j a � h N v � Q ¢° � � o 0 I I °' � I I a � c�p o I � o `� I � � � 01 U .o.. ^ I �p � S lL � I O � O 01 C m 'O ' C � O � � � � a 7 p ' Y O � ' � O � O �. Q � m N � � .� � � � 0 U mm g � � g � g � � a� o � m � � � � d ¢ w `m g � � ii � m u � .� n °x �� i r� �, u X n c Y /�+ W v � �Q`o m � � I o '�p � � g I `F° `�p' `� u S o v Q l0 � a+C F C �y I xo GuF� IL LL � � O C. � LL lL X Q X � N � � O N U C � 0 5 m m g I � � �i p m S W C.` « t c � m in � �-c � o � �° � o � � o' o mi+ o 0 V Zm m ro o � a�id v 1 � � n R �x I g � � .$ :g �x � Z,x �olr m w �v� � o I m � x 5 O1 I W } myNa c mvo cV I a $ X � � v � �' x x F- aaa �' � � � a � � ° � ¢ m -- � y � � m rn Q�j � O Q '-' C � �j C m N � W m m � � m m m c� 7 0 � � �t„ pl� N �.1 � � 0 �, � s� 0 � � t0 sag = �t � � � � � � _ � �� m �o� � I � m � I ' v a Q ' - � �1 p N ..d. a Q v��.o I � R 1= � ci a F O m_ C �0� o� � � 9 � � � m o W � p� Ol� m m m o LL ^ � a '� U � $', m � N a j pm m ;� o v.-Xo y � x m nt�. � «? o a � y � ~ �� m .� � g $ �� x �� v � y �y a G j 4 g _`o i � g c Q a L 3 co= �r. � M ° � � m � � � � d � � � v y m v � E� m O I c 'o � I e � � � t ° m � 1 ° E W � ° a � d � mt � � � � � � � 07 �� a�i j W � � � � � cd E � ro � «. � � Z oaLL v � m W � m u� J � « �O � � O � ' � � 7 ' N � 7 V V� C � y C C O C O O C O � n7v � ' •, ' L �f� � �� o � � N � g N " a �¢ �� V� m > _�' � Q L Y � m �� 5=� � m�- � >�� Q z� � � � � -p m +Q� 'p L o N N � y Y � m m 0 C m �i � E N 'O a � � W .�.. a QE ° Sc�im � � o $ � ; � 7om jc �j � � = ovo y � y � � y � � m -�p � � C y � .L-. (/� (O O�l0 � l0 «� � t��1 C (/� c0 � � N O O � � C O fli O C'O N Vl O � �� Y �'.y � Y N �" m m m � y C y C � m3 � � � m � mocw V � � Q � v` � � m w � � � � � m a � � a m m m 1- � •�� I- � � �.� rn� F- � � � mas y � D � m � � m 3 E `m m � � m t m m ? Uw 2 �m ? Uv c c m o ? C�-o m � � m a � o g � U m p� iy C O � N �Q � X � � C � p t � y m E �, � o � �� a O � � m � �� o � + g ��W � m � � m ��, T m � � w - �= n m Q � �, o � Z �� a z � 5 a p� rn a � q y T C f0 a Q ! $ �� E Q � � ~ l0 y � � 7 V w N � � � � � � � � N � � � � � � C v O � a 3 � 3 g '" o t�n N 'g z i " u'� a n � � x � � � � � � u � O g O � N � O O Q O � ii g � � $ U � ll � O 2 � II � II II vll� II lol' :� �I�1 I I II II II .2 m m e � � � � a o a � g x p F � m o b F b F- c � � t R � L o = � ��p � c � m � u � m LL � n� �S. N m � m O d � ~m m � N 0 � 2 � OI � � � � ¢ C � m Q 9 � � m m �+ > c �e G °f � � W � a � c � °S $ � » � � �, m �, y k d n `o �' m � c d 5 a � y � � � � � � 'v � c « � in m � � � � � ; � � � � m �- � q o y o c u � m m m o � � � o 0 0 0 � m h � I� � rn y � � p i> m '01 y� �p ..� � V � .0 m : � `° Q �d ¢ � � lp '� 'm � C a � � � � � � v` v` , � w � � � � 3 d m m i+ W � c o � � � d � � m a C � ' (d C N. o o w �> W � � � � � � m ' �n d > > � ¢ cd � F Z z �n m � y� � � ¢` O 'L T V a+ r C � � a v� o �v� � ` �, � �%� a " m' �' � c - a yQm� �n �U« ro W m m >� a `� �a Qc� �Y� m n� = N m� C Z�0 N Q mg� ¢ o$ J _� y � H a m o v � m Z v � � � � � v � a > a om � � � �� LN�' U :ca . m Um �� g my > > � E `° o, o � � �m o m � ,n c W H U V fA o � m � � m ° � E � a Oo � '� EoE oomyo C7 'o g io �n o � y � m �$ V C � — � C U C7 N fa0 � C _ .y U f0 � f0 � (n � V a� � p � � p y p W 0 U m "Q' io N N m N'C 01 N O Y � 7'p U ? � .L-. t�/J la6 C. C Z w C � � U � � g � e � a.$ m m ¢ ��_m m � a y�� R O y; � W � m V �+ 0 � � ��3 > > ¢ 3 m E �c E � y `o m �� a� in a 3; E M o O ' O " � � a m o«.e m m � � g ,� � y _ > � c2i cy�i W m ` y m e F� m U V � � o o ai`o �. X Q .� �� ,� $' o p U m Z � � W W ; c�i �� a o2 a � a � �� W c `� o w « �m �� W o Q ' � � $ o q Ec �� o �v� o > � o o ip � v 3 g � d ° m c � z � �, y �� m a .. g w a�n � o � � a v° � � e.me o O t .� a o uj ..w m a �d o e H m �� c H v ,� �;� ;� � ` .. � m � ,e�� o � = w ZW� � N a `_c a � � � � � � �� X o � � c¢.c � � c � a�{i m �¢ a g $ � � T � a m � � � M ^ � V � • � (� p� O � W tC � 1A G N ln � � Q C In r p � d � T U o m o � � �' '- Z « m L -g v � � � � o � � o � a��o � m �m T m LL m E � + y m U o a m � � m m 0° m � {p n u u m N m v o io Q u ri u u u n .r � °W' � � �� o `��° '" � �� E � � �� °�° T m C � 7 m m � o c E m �" m € � Y � � ZU � N N Z' A a�U ro '� a .� � � n U rn p � m m � o � rn E E no a F Z' � m � o y/ � m N� � ��' O � N C .G � W N N� � � Z �C C m m m � � � > � ° o �m�C7 2 m z g � � _ ' ' S -Om o > > m o m > c > > L u v � € `m `o aU �a m > a� v � °o $ m C = a � � �3 � � v oa Y > � m � � � o �~ �� O o' e �' `mio� 3 � � � m a� a °s o y;, o M iu� c d > � •p � yp m N O > o rn z ', W 3 O L U) � m N O. O ? GI � � � rt'/ �L-' � U � 0 a a° � o�¢ O. o o go o a o �. in N y !0 � o � U a 0 � N .��. O W � O u`�i 0 � i+ 7 7 �.Q O � O �- �� M � � o � `�° �� `o � � � E � 3 5 x x �p � � v$Z O v�i x o 2� � � t�o, u�i t�Wi i '� a m m > > � m ro o o � l� Q ¢ 2 71 3 �. � � � O � � y � M r v� a10i m�•a p o • m ,t in `o 0 O � � —", E� � � � , � � � E —+ 7 m " � °c .. c ' � � Y � � L � � � c� o� � � �� a o a vi > o L L .. ..�`+ ""' ~ ~ 'y��` � v y� o u > 7 � 4�" �� .� m c c • ° o 0 0 V� y p� � m � C a a � �I� oc y�� d a O N N Q > I-=- �a � � U LL a a �� n �o.. �a � �� 8� ¢� Y N m r r S=� � m� Z �V � m L�g� � � J ' m � t d m aQ � r=. � g � n m � � � � C� � a V `�' T � � � � `o E � o E � � m o > `o O 7 N N �0 � � � �'-' c'� Z o H ¢ am � O � � � mE V rn� •L�. ~ � •L�- ''� 0 � � �� E �� N � at m � rn ? � om {- Q a � � $ q � . � � ��, .� �� a ° � �`��e� � 3 �3 C m �� o� m c .��. t '� � � � � � o O > ��v� � � �� g � �t � Q � �� ;�� U V � sta � x a a 3$ � �m � 0 C� � ¢ L W � ' 3�� aF _ � � � � �� a 3 = � � '� a� � � a z � �w � � m � � $ a e,� �. o c N c m o w m °' � � D � � � � C � � � � n N � m m m �E � O � C � 0 .r. N � � � o � n ll � n � g a` � �� S 2 z � �o s � m a � Y O E �° � � � � N 3 I- a V o a 4� � � ° z W � o ¢ Qin � c n u u �: v � �� Y Q a �U � �' O m � T C � d � � � � � � ` C � V � Ol y � � O g � � � U � p Y � c O T � f' � � � N ` � d O O T� E � �o '� , � '� ., � d w o = U(n � °�' E � � � � � �I� a� � LL a N a � d rna ��n ��. �U« m W W m >p a� �m ¢`c�V �� m mr� 2 a`t V� m Q�g O ¢ � O$ J 0� m S a � � O � � � "'� ' � � o aa � � g a� T � V � m � � Z a m y r � m � � c �i N U U . cmE � c « ,Q w � � mL j m m � a E� � y O U�p � 0 N U � t` `N � m U C.1 g� �0 � p,� � V� Z 0 N Q N N V ,� C G N � � Z � Y � 47 p m G1 � � g � � C c0 � �L, E O� ~ o,o ,tm, �- m c a� e e U 1= ro � m m m d °'rnm � � o Q.H � � � � �� E � am H `6 � y $ � � N Z � c cLi m Z m t � m � i n U Z � o �aHQ « � Z :�m a°�ivC� m a � ` L y �oC -- � �' m E ` v � V �L � � ��" � m x m x . � c c � � c m � � o m m C7 � � � � m e � m c m� > m � m m a u ia rn.'mo � n E � � �i ? � Q � m$ m a ' m E m W m ° E in in � '� � � �� E a� � o� W E o m� � � `° � � m � � m E � m� � n m a � � m a � ' m E a J � � E � � � E � ° y � � � � m� m E q� �F c�m V ci a � n a � � o m�� V J m m o �, m m o �. � mmo XQ -� „ m ,� Q m � g � o �� m � V y a � m e a m w � a m m � m m Z � m oa ,� a OT a a° O2 a Hnm W W y N N p m O �Q IW IQ F i iy m 1.L Q Q p � N p p� � �(n O � � fq Q � ^�� Q � �° '� � a w �o '�U �� m c E 'o � v�' m � > `� ` 3 c f $ � � O E � o a v°.� � Q � v > � � O O C p � � � �N ,C� T'j �0 Y ` C C 7 � m (n - S?,�p a ` �7 m �N �I N m � � j m s « O1 t c rn m�° "a = w v o ui a � o �a x� � e c � X x � v N � ; W � d g '$ v =10aco� m ^ m n .� � � N C o � m � (+I m � T �i W N � L= j C � �p 7 N C U N E m 9 T Q y � F • ,� # � � Q o � � o c � � rn m p� a U _ �'' � LL o � o � v� o o m iy m � � o � m '� �� E � � � �n � � � vi � � m o m � n �i n n ii .i ii ii ii .- � r � m 'o a� E m ii m ?i �E � �. ^_ a .g. a 'C # � �'t° # � y > � — i m e �.. `o E�m �=� o � Y � ° aU � UU � rn p rn N ° m c E E n.o a` � c c v � � o 0 0 o y O H � U U F m � O O C n �m �no E � � av $ o g �w �i u u u u n � o m t g�� ? ' m � `m `m m m a Q s m u�i m j aU QdlA > ¢ 'O � c�i t�.i � 'o � � � V1 Q � n m m o �tZ.� - an: t > � � m � � a`ma m E m m Y � � o W a� m � � rn o, � � � � m QD SI � � � m m � � � 0 C � � r.�. d F !0 m g o o V �j � � E � ¢ c�l U�t„ ,�r � > > O C i � > � N m m C � p� — t � '� 7 � 7 p ai ;j � � ,� � G � � L. �N a � � � � � 'L' .S-' r C .r- .t.' � O Z N V m � r >°� x o �' mm � W � � 0 3 � � �, � � O .--• v N m � N � � tn � 7 � "a ` `: � �' E u' E � o � o'> � �� d . � � � o p o V � � � � � m � � � O � ¢ � , p+ m N � v�i � > � N � � * � s C d 7 m u1 ou aC► c �U a o a a E � � o u u u n � n u n > � � � � W y O � � � m a a a � o � o O "a V� •' � � C 7 N N Q > p y Q � 7 � c � O 0 �/� �2 LL N a a N �o �¢ �� n�� m ; �� x� �a Y N m �� 5=� � mr 2 �u V m m m r�g� � � � � ra g N � - t c �p g N '�3 � � �y M Y�O �, � N � � p '; C �y C �• r� �C j O C �. �� m � V N O a .r'�. m � m � •g v y � m�E tH o mt y m - m � �, m � m m y `og�,ga o m m � � `��$ ma � m '= mo m co 7 � � '� W y ltl j � � � � m � m � C � aa� m � m.g � � m� a.L.�. � c m � � '� � � m � r � �t � � vi � � m �-`-" a; � > mmm � o � � � zmmm � m ��m ; t �,�Q�� °�'0 3 � `o Q � o,� � m '�v�m m y `om � acm � DoE � O �� om (~j > � oc �j?Eo-L �,m � � g > E �mc� a 2 m � � mm �� c'� m mma2 - mv m � _ H 0 Hm . m p m m � aQ m a p > � v m- - Vl m a p r'.s t v m IL- .mc � ,- �c�o a3 � ? I=- r � � o �. c�o � �g � � ; g �� . ��. �� $�� o �V_I�ym � W!V�� ~ `I�� I�� a � 8 a V J � � 0 V � � � m � a � a � � :t g � Q Q m � a �' � � � � � � 8 � � � a � E � ro a m E m � m rn � E 't m rn �' E '� � � � = � � � � � = � a o - a ; � - v ; o J � Qm J O v' C m � N m � C � �C l0 � x .y a � N .N a � ^ O� m � �� ' �' � � m Z � t �'' �'' �'' � E o H E co cn c� o � E ❑ � E � c+i c+i c+i o n > o � � 3�� O r ' O (n0 F �j a A v �� O � ' O cp � 10 � '- -� � r ttl � ^ � $ � `omEE c� � � $ m �mEE � Q LL a�v �. Q LL � a�j v � n n II � ; C C �I �� ,� r �� C u . II = ; c� u n n u � � � j Q —�°"" ao ?� � y � J j 3�'=" a � � � c°� o S $ �' $ � � g o :�' � �>' � > ga� g' � �j �° > � �� 3 a° 03� '� 3 a° 3� � a o3� u� a o3� ;! 31 � d � � w � � � N � �j 8 � � S N y x xp� x � x `�p� x E � Of '� rj �� r Of ? II y < � � N � O � C � ' � � � � C � �p ' �> V > T � � L � o ._. Q +�+ ii � Q II u II A � �� vll T C °- � �i (�7 � a � a� v p � � � `o O �2 � m > m OO Z �j � � o � j mL 9 H � a � H Z � �Q m � C n o � m C � o g' 2 � �N °o d� U' a 'N � � Q `o �..i o `o d o e �� a � ' m o a � > � om V V� m E a �r.� m E a 'S a �I� � " � � LL N � � �n w V m m > ¢t' m� n.Y �m ¢o �� `� c' �� mm ? mV '� m 'a�g� ¢ O$ J C �� o .� a 'Q C�� • � Q Yl 0� ti C � 4 a �� n �W $� �� c m m x a y O� LL$t7 rn� m � � �� t n a � qj a �.� ��,� �a � m = Q `�°e �3 Q.e � ma �- Q� °�a �� $� -'' �� .�� g�s �� °g�3 a E� E w� >�i � c Y .L�4,� a � � v�i�� t�Am.'—' }� �� po � c 8 �� i t� m m �e� � o � � �� N.¢ m �.�� r?a� � :�x� E � L � � .L�- '� I 1 � o i ; `o � ctl I 1 � � � I I m I I 3 L � i � i � � aci I � I o � y j � � �,�$Q .� I I � �� o � � _ � Q�w m o 0 V7 C y � � � ��Q^�,� CNq�F{y � � � � Q � `�q G N C � O � � a E � � I '�'o e c'�i 'e� a fl U 1 ��'�- 0 J o 1 � o I � B Q y �g m UV 1 a � j ui � �a'gaa x Q o` � x m � p � g�m�'m m � U °' c _ i � W i zwo � E � �'o � Z � � �' 3 I o � I d � a� � v � t N � C � a � � Ol � � :. Q � LL t i � C ; 7 k � u IL N .-. �O P� ` � N Q � � O N 6 - I Q n I ¢ m � � � °` � � i-" ! a � fq � I 9 ' Q Q ' � O � m « ' ' x � � o(,� � �� `o `� � 34 � � Y C � `� T ' � O S lL � ' O r O C O ic r+ �° � o I g � m � � o y o m � � � � � o � U > m o j `o_ o j g � g R nm � � E s � � � !n� �� o aNi c n � '�E �� ¢ n � �o � n X � Wv � �o � � � � o �W � S 1 € Lg `� � � o V ¢ m m �c - c �" I x a '° o � o $ pm u`°. m o Q X m w g' '� Q�` � o � g � m � g � � � m � LL g U w o mnco � �-c � o � v° � o � � o o m � Zm10O � o � � a� - v I � � o � x I x � �n ,� � � � Zy y NQ C �.� 'ri' C U � � � U � � � � R O O W } c0 y O . R'C O C I a � g � I � ,g �, U � F, aaa m � o ��. g � o o ¢ � _ � m � x X � r 0 in ca � � � m m � • y m � � m e m � � OoV � � ,t,�, �mm F'i � : o a � a `c � � co 2QgQ� S' t a� I '° � I o � Z' ._. U m y � � C � « a a v.Q c � � � D � � ` � � � p W�Om � Sc � j a � `° i W � `° � a o ayi ` a U9.� = � x° ; r � �' o r � y C � � �� ' g � a I � n a � x v` i° � m%¢ p � � $ _`o � � g o m � Q ,�p L ; c0 � ,� i « o u i � � i, v� � 0 � 9 9 � 9 � a �� m O I c 'o m I e � r� n � c�� i m � m i � n m R! E $ m �i *�„ I W � � � W c � oy Z onLL v � m W � m w �� m p y m C 7C1I � ' 7,,� � � N �,,� � V� C p �c V —' � t =1 � � _ =1 � m m c y ( m y I m y �I� � E� G � g � � ry a �¢ g� �� m ��g� ��o' .�?� � n� m ? �� s0 � r ra � � $ m � m y � � E � m .r�. � � °' o � m o y � pa, n � w � � c �p o � � m � o $ � ; � s a m � = w y c� � o � ¢ m -p � � N � � y N` � my �"' � C � N «t- N � ,�i0 N c0 .. m t��l C V� c0 y � N O Q � � � Q � a C 3 y H Q � y 0 � C � « ��N � r V y C � � ~ « � � �l0 m 0 'Q N m � W m � m C � O � C � m � y � � � � � � � � C m � � m m F � •�� E H � ° � ao�'� H � $ omro N � D � m N � m3E `mm N � � � mm co � U � 2 �m z v c c m o z U a m � � m n `�° c 8 U � � C O y N � Taa N m Q + � U y � � � _ � � � � O � �� g �� m U J � � �a '' m 0 V 2 I� R .'��. � a Z � � � d � ,"d, $ o � �`o Q ' F f., e '�m E � � � � v � m g m � � � � m � � Q � � ,� � ,� � � o Oa 3 � 3 g �+ � � fn �+ z z " u'j � � � � � � � � � � � € Y � O g a g N Q O O Q O 0 g eD � g � � 0 lL Z � � II II 11 II � II II II II m II lC II y0 N y0 Nm T � m � C Ol ` EI d` a a � U 0 X C '� - O O a � ° � ~ � F- c m J � m `� � '� � � O C O q � V � � LL Q� � ¢ tm.i � U 7 � � � C � m Q v` `m m a " � m m � � � � � W � � � c � � > � � � 3 � o � ;� g $ � $ � � � � c ^x' °1 5 n m m � ° � $ g' � � 5 � � � d � � � � � � � � � � � � � F- � q Cp q C� � C y iy 4 � O � O o u y a m I� � h � � o m � m � � � V � � � m ¢ � > �' � � � Ip � m � C a � oi o � d m � v v + � W � � � � 3 d m m :. W �' c o ~ � � d � � m a C � � C� C � o o w �> W s t� U y � m � � H d E E Q L > > °ii � � ~ Z Z y � O �"'! � ti. O '� �c�d a` � in c v t� � L d �i �/` a � m N m C q �n W V m m j !L� �� ¢O �Y� 0 n� = A m m C N Q mg� ¢ o� J m y O N a x � •_ � °c � � '=Q ,$ � m m « m o i° � t C y � V t p. ia U m o � m � y U m O O � N ��p �p m � � p O W �N y m � ~ 7 C N fA o m c � m a4 E m a Oor '9Eon oomyo C7v �min o � � � m � V � o — � c m rn m R a� � '�� a m mU L O � mmmCvp WOtO' �' io 0 +Q�' � O � y 'O Ol� ~ � � � 'p f� Z h L u�i l0 a C Z '� C � f0 U � x � � 2 � �� m m E�� . � � ° � = o sg� m � � m � � ,� m .� � � �� 3 > > ¢ 3 a`� E � y o � a� � t `o Q �� C �''' � io E 1- �� m � 3 -'o g 3 Y m � � `° � z � ,� m � � m � U U � a D o a Xa $$� � � �' o m 0 C) � E `0 m H � v Z � � Q q c�i � � a° O ='' a W W c � � v � �� n u n � � m m � a � m �� po � p � �� O > Q E � � J �, �'a o � 8` m ° m ` � x "" m �� m 3 e $ W 4� Q � e � a v° � ¢ o�m � � t u+�b� o o e W ► +� •• F, c F- � N V d V � O � � O C O N N °' " � �m0` a � a ZW� � (y µ� � � � N GCl '•C-r Oi (j y � y� 9 ` � C�t m� �L C m x O L � gQ � � � a 2 � � � � � a a °� N � O 7 C L � � � q l0 N C.N tfl � E m C N o � n � �!!� UO N ¢ =p r p � � � N � � a� c o a 2 � Z ao 0 i '� °v � ��° � � g � � o a � y N U N � m p LLC m m � E r + � (Q II �� m �� O � O N � II ii il II II II � ._. W m :. n v r�,, o °� E � �� m � d� a s H� �� rn � o c v N �•�- r Z' rn � ► O G7 O O c E`m �� a O � Y m g Z U « N a a .c `��' a m Q U � rn O W m � o�V rn E E no a � � 2� � m 8 0 C � � � v� avNi� �p N 2 �.��.. c m � m � m d a e V � c � m � n o E � � 9 3 > F' ° 0 8'm EC7 2 m Z g � `� � ' R - m m o > > m o � > c > � c i u ° v � a`� m p aU ¢n. tn > ¢ v .'c ,�, � o O. �, m o°'i `°a io m �: z n: Y > =° � � c '� �� n p a � � `mio� � � v o � � � � � m °u d ° ;, o p ia� c y > m " °' z � y Q > > > m 3 E� � « � � m y m � G O o m Eo � .+ m � E E a � 9in� a o $' c ci o O. « �, m�N cp � `o o � n, � N � O W � U O u�i j, N � d D a �a V � � - � a « � 'C o '= �ro c ' `o � ^ � m � 3 c �o � !0 � n Q$Z O N x o � m � � � � ¢ �W .�� y � ^ � > f� O N h � � fA y � � C'�` W � m >.� 6� � � a p � � p G C � Q � � � a� � c o � `.4 g. d � � � V O p T � c+ 'o U � � � a m�fn 0 �in �U a O a m > LJ � � � v V1 a ~ y�� c �� o u � � o �y IH �a m c C • � � m C a a � �I\ � Nvv •d n O `p N O � I-=- � � � U LL a Q uvg� �n i��$� ¢o 5=� �, "m m z�° � � U s�g� � � J � ' m L� m aE � � �i = � � �ay � a c T � U a � " T � m � � `o m � � E $ � m o � `o > `o N O V � �N � Z �a `� � m � U oy � amc� O � � � y � H �.- m � mm _ ,�� -- � .. � mm 'gm $�o o �> E � � v~i � �-rm ° o� z - oc�oHaa � � � � E s�� g �g �� W � .�� 3 S� � .. �� ,'� �� m � �� o� � - U� � �,� �C�,t g � �t � � �� ,Q� U V � 5t X Q < �a� � �m � w W � 3�� 0" F" � � � �` � o Qa o � a z � W� �M � m T IL V Q. � � C lV O O � C m $ a o .� v g �, c � � � � � A w u oa ^ N � m �O N � � �^ N O T N � � �j o � in � � $ � m o C � V 1y LL � � � � O �I II II O � � 2 � � �s E N m m a yy Y O E '� � a � S N o E 1= a U o L � `� � o �� a .4� o � W � 0 Q Q � � � i� u u Y Q � � � � a � �v uL"'i 3 0 •+ CD C a d � m � � � � � L C � U F- rn � $ � 3 � � U O � $ m � o � r � � r � � � N � � d O O � � O II 'r-' IF � � � C ? � �c� � W U V� '9 m E � �I 5 � E � �I� o� m LL O � o � � Q m¢ ��c .-n W V N m �N n¢.� �m ¢o � r� � � m� O � v m � Q�g° ¢ oS J �N �p = m ."� =a m 6' o m � � « o a.o a � �` c'c '- � U w m � � 2 a Cj ,v_, � � m � m c m U c �o � � e �,Q N w c � E m >° c �'Na Ea � o m Y io m v� p � � � N U � t` � .� � U � g a m � p.� . fn 0 N Q m � U � C G m � � Z � r C R� « 0 E �� 0 � o � a� w � n c e U H 'm� mga°, � om .t% E .� `" � m �� E � a,m F m � ro m � � � Y C U �Z L U O I� � � m a U = o � ►- a .. � z � �b � ? v L L� � -� � " m E g � 2 � � � � � � W � �� ro � � m m � W � `� o • � e � � m c � m c m m °' m `� � m m .`� � m rn m � u E � Q � E � � � `m o m � m � E .t0. in � E ,'�m„ y `0 3�� ` � . �� '� �,� in E � at E � =L' o E $ ` o y m b � '�' � � W E � � m E � m;€ f- � m a � —'a m E.� � � � � � � rom � � N `� � � � � � m � y m °> 5 E � ' E ao m o, a `o n cg� U U � g � � o � s m� � J m ° '. m m ° '� m m > 'm $' xa v m � � Q o � � Q o �m� o V ., m s ,, m o .s , o m � a z � m o o m a O = a a O T a � a m �- f- `� Y m ` n > 'g 'a �� . iF i � e ¢ �' ~ � Q �O C W O � p` �� O � � y � � � Q � � o m a '° O � �U m� � � � o m � > m � � 3 c � g � � �� m � � o a D � � ¢ � N > O � 0� � O C Y C �,� 7 v � U� y �d p � � O m `�N r-�^ d � 0 j � •'I r t � ONi m :..0 '�a � O 9 O � V' � C RI U `�_'„ '�+ C C ; X X N v m � � � � N C W a � O�f � � C^ � N ��`-' N C y m � tq NV � N t� n C 7 O tmi � E ¢ � r oN � � s � s y � m p o a � � � � m p^ �0 0 n U C. i� p � O p O V O �' L � � � � + � � + � � � a�D m o O N � ' �� O O E ,- • � � � � � «N O Q` u q u u o� � °' E � ,i � 3 ds 'e "= F' w H'aa `-d' � ' co �m ' � y > �- E� `v n E `° Y m o �S z a Z Z r� °° * N � °� * N ro c �a � � � - � � � m ' ac� zc� c� rn o rn � � m ��c y � n U � � o 0 0 0 � O m E � m ° a o ~ � m uui m m � o a � m �pa �(� E > ; �vv o o iw �i n ii n u o � O � Z C U W � D jp •�J m m m m Q a 6 N N N O � J � m O m � C > > > 6 d 6 O O O y j aU ¢av> > ¢ v t c�, � mv y O � ui O > � m m � o � v O a x > � � �� m a E m a> a� � rn `o� �mp r E � ip L� L � O ~C � C. p � �t-. n Q� � �� mF m d Q � C � �-. !C � 0 8� o o � V � O E 3 a c+� V'� � � � 'm o c ` E � v(� AI � N L 0 D ; � ; O y C� C � � N �N � o C � ¢ � y� a 7 m .. � C i-. � « e Y � � O � m V m � m � j� x o � m � � � �i u�i c 3 � �o' � � E o � m .�. � iw E � N � '�`� E n � u`�i a o m �a � �O N" m � O O T « O O � V C 7 J ,� � E � o � N 01 N Cj > , + Tc V1 .r N 7 � . �, �' �e C � cd C °> �z °' a a E E o � E � a.+ 41 c V a � o �~ � y � fA O � j� C O �W �W �W CI �F- �f �f C � R! N m �l O m S Q S � N N N Q �,6 V� � $ E �� `� d N Q > p y Q � 7 0 c � o � « O �� Z �' y a a y m �¢ �� r�U � m ��" _� �+� ¢p Y m n� 3=� � mm Z�o � � ? �U ��g� � � .0� � N � p .� m 'p � g N •�; � � �y �+ N N y a� p Op � 3 C � C �` .L-� C- m 7 O C �` m C.� � � V y a y � y � � n C � � y '� C E � a�O a W m a m � �j �� m �' � m a c m � �� m � � m � V� c� .p > � � O � > m D m C aaa� m � Y'� � � � a� r ` � � c � �$ c� �o � � � � � � � �/j U m � �'i° a;-$ m � m m ~ Co � � � Z � N m Y C v tA N = � ,Q>V U �O 3 C O O � Oi V� � N �V W E o � � c F c ca m a > � o m t o m (� > D o c c� S, m ,�,ro � md o E �L ~ m � � ma w �� ,� E g �v, m � mv m � a Fo � g � m �' 1° m Lmog > e � mc � `� rm� � m � m � 8 I- .c � r �m c3 � Z Ft � � « o amSQr � � � � � � � � �� . �� o � �magg � V�_I��m � ~ ��S� a �I�� ' g � � ' � � U J � ;� Z � Q � � � a � � � � � Q � m � a m � s D a � � a � m E �o m E m � � .� � E Z m .� � E $ � m � � p � � � o o � � a 3 0 J � O J � O ,^ C � � � C A tI� V/ m X m � N � X $ 1� � ,--, r-, o � m H a �+ p� a a � p� m m � � � � � r m m m � �u:t X K X � in E r� c� oo � E o � E r� c� oo J > o � ,� a F'� O N O � O Q 3 p eT � '-�a^'� O N O � O � C �0 �� W � C af � �� X Q lL � �D� � > 2 g � �� 0 m ;p c c �� C i< n II � ; c L u u u n �� ; � o Q �,D v v d O ?� J G/ � � J �`� d O ?� J Qu � � '� w �' �p 31� � � a° 03� 7 31� � � a �� n�. 03� y �a p��i � ¢ � 3 3e y 2e � � � � � a V 8 �a 8 � y x `� x T V x x x d/ � N g .3 � �� u � n g ? < �� v � � � � � CI � ; � � � o CI o d � m r o � � � ;° � � a � � u u n m � u u vu c T a � � � Q a ? d '3 � � o O rZ � m� d v�j " $ ° cLi c 0 � 'i m m � O ~ Z o a ` � Z -�' � `L' m � � �� o o m � �� o S a ¢ fd N S � � a �N � � � � O � N � ° � o � m �� a o ' d o a o > � o � tV tn m E a � m E a � a �l�` � LL fO � LL foA n ¢ [n Q r r n W V A m �� d� �� ¢C� Y y m n� �=a � m� � z�o � � A U m Q�g❑ ¢ 0$ � O a � �� o � > �i Q �a� r$� Q,�, °'� = 2 �2 '� � �W �� '' a �� LL�� x m � �� p� '�C7 [�� y �,� �m x `m¢ � �t � a m �� m c � �¢ �3 yW � �� - nm �� O.Z � �N� � N� a(E m U L �4 ��.�- �U ��~ � O Q _E� �W� ?LL � � ,, o � � � Q � '� a �� mh t�nm� �° �$ vQ� rn � �� .$�� .�� .Q� � �,i� E � � a. a '� I 1 � o � � `o � � - � 1 I U • I I 3 � m I 1 � v, a I 1 � � I � I � m I � I w � � z � m �Z � � y � � � �'�.8 0�a o m � � � cE � � I �^� co� � � � � � � I � j $�'a E .. � o a� g� � F- Ct �,N G N � Y = ZE � � i "b�� O U ' o C ' .�. N � s �� N O � m � U U � I a � j ni m� a� o� xa o ~ I x m I p �� Wm a V °' - j ¢ � i z W $ � � g m � Z � � �' 3 I o � I d W m �. ,� I t � I � d � `o m `o j o m I v Q � ct, I m C � � LL � � � � � I m � I V !.l �. � � p, � Q m 0 a � � � � a �' uJ � v � Q Q � 7 o C I I °' � I I " � � o I `� o � a 1 � � '� S � ` r ' �pC �g � $ ' � � � � $ 'IC m � 7 K � + � m O � � � N � `ro m x � `-' � � g 6 O U � m C �d a s �C ~ t d� 7 ' � � ' tn m g � � @ m � lA� �� a m � ii i .� u '� � n i a �, o X � � Wv � om � � I g S�p u � S I � �p � � � � U a � � �C' C tL I O a LL' LL X � O 6 O LL LL O Q xmy m oQ� c�i o � � � m m $ I '� � mo S W � m n � �• � a � � .o v � o � � o o m 2'i �O o � Z m '� P m � �p m m �i c � � m p � X p vF v) � � Z Y O N U'O `ri' C U � 0 m � O p � 0 3 ¢ O S W } mNNQ c m-oo c I a c $ V m � v v L' U � � Qp .CaT `y v` a 1° a N � � °o ¢ ,� � � � � m a � p�O c � om v � � '-' � � ' m m m U c` Y c � � I m o I a c � a g 2 ¢� �o O1E�t d I m � � � o N ,z, U d '-2 L aoc cn I m m a I ` 'v a � m� c o � a �'ca � m m ~ � " � F= O � c�0im � m «° moLL � a m " � W '° s $. m , N a Jpm � a �v x Vl � r n a � °% � a � - n 'r n �' Z, o� `m � I g x I 8 x N p p � f0 m r 4 � � .�.. O p � ��.' o O �o r� •- ;� m a � � 4 � I � o Q a L 3 0� „ ' « c I e � u CJ m � � m � � t a € � m O I � � ° I � � m �... d � �r � � 9 � m � 9 a m a m °'� 'o I � m � � � m � «3 E � m � .°�. � m � � 10 � o +-' � o a LL t� I e° W � m �� d p N m C �,,,�,,,��I � � �,,,,,,��I p � N �7-yI � V� C p �5 O =1 � L =1 7 � L =I 7 �� m c`�c (Vq � m N � d y �� IL- E.Q C � � � g n ¢ �¢ �� uVmm m� �L'_� Q 5=� � mn z��.� � ��g� � �� J Y L � � � E � $ -L�- i° � � oc � U . N '�O v a oS � w � a S E � c � � c�c °c ,�3c $ � ; � 7 � � 7 C W 7 � �0�¢ t�q -Om m � � � ` m y y Y � C iq m w N W Ol l0 N l6 « � � C V� � N � N rO O � � � C O fC � C� N tA Q � � � � C °� a � � m � r �.m m ~ � � N c .. .. ~ � m � m � �� io m W � � m � � ° m c � �� N � � m � � I- � �� H � ° � � o�� F- � ° � m � y � vom N �cgm3E `mm � i� m � w ? U � 2 �m ZUvccmo ZUvm � � m a � o g � U t� � C O P y y � � a � � ` W N � �� O �E � � � o � g �� e�� rn U J o �$a � � 0 V Z I��5 U >. n Z � ¢ � d H m m a � � Q ' F F` c '�m E 7 c � V � � � � rn � v � � � � � � � `�+ � � � o O a 3 � 3 S � � t'n t� � Z � Z — � a �� Y � o $ o � o 0 0 0 0 0 0 $ y� o -- o �' T�i � LL 2 � m :.: II II II n 11 II II II 11 .� � `N p � � � � $ O � At �j 0 O � « ��p � O C O N � fW.l � 3) ll � 7 p� a Q V � U 7 ` � � C 0 � � 9 r � m � � m � > � � C C � $ > m .� `� � `� ; � 3 �+ X � � � � � ,�. � ,�. d �-x� d a � � � ,-� ,� c S a � � c ° '� « �' ° �' v�i m m � � $ ' � ' � � � � � F- � q Cp q � � C y tp � 0 O 0 O O m C m q � � � � � � � � � �' � � ¢ g d � '� � � � a W �' � v m � 'g `y m m i+ W �' � c p � A � � � 3 m a C � � Q Fi C • N C � o o W � w V N � a7 � ^��J y i � � � Q � � ~ Z Z y � O � d � O 'L �� N O U V] � ` y � �%� a � m' N � c a �Q � �n W V N m > a � �� ¢f� Y Yl m n�- �� m �n 2 iu(�j� m Q�g� ¢ O$ J � y O a N � � C � � 'a � Q l0 � .rL+ m � � ~ L C y� U :co . m Um � « a� � `� � aeEmon o :� � c �c16i � m� � � N y C � ~ 7 C m f/1 o � mm� � � a2Ema Z o O or 'SEoE oomyo C7 'o g io u� o C7 � m �i C� C � — � C U �� f0 � C ' •y V l0 � f0 L H � (� �' � �' � mmpyo WO � m � tO F- v N r m F- m co E $ � {p U ? � L fA f�0 G. C Z '� C� fC0 U � � g � $$_ m ¢ x e�� o ow� m � � � v M m �=3 E _ � 3 m E ` N � '$ � � �� n t o � � C '�1' �u � m m � p �� u I— �� m a � o g ,� �. > Z� ° m � � mF � �� E mo U � p a a � o J a� m o a, m xQ � $$: � � �' o p U E m H � a y O � Z � m � � � � m a' v T'' a° W W c � ` o � �� , i �i � ~ > '� � � � � C � � � Q � a� $ � � q po � p � � N O > E � � J w �'0 0 � N t� m 3 c g to O.io � � y � a v r ¢ �t p 0 L � m �a o o � c H m ``. N m � e �� a � � a Z W�� N v o � '� � � m . � .q � = v o ` � oott �� '� � > x N N g 2 N g m m W w •--• g $ g � � L e � � g � = W � � � m co eo a m in � E ¢ g' co c o 0 �!n OD m �p p • y � u� c o a 3 . Z � m L � �� " � m � 8 � � � o � o O� N U O � � O LL m m � E T + � � ii �� q m �m v m � m Q ii ii n n n u ' � m d m s an v�—p � EF n u � � Z, dE _ 1. '� � f^p G� � C 'O N � C �- � � s ` o mo � m E �v .� E � x mo ZU « � a a m � t6 N N o C �' 'm � ��U m � � c cn c c' U °� '+O m m � o ai �` o' E � mo a o � N � m � o 0 + C a g U �N � � Z �o. o m m > ~ a $ � �C3 2 � Z g � H � �' a ;cv � � o > > m o m > c > � c i u m v � � `m `o aU ¢a �n > ¢ � t �°, $ m C L a � L m3 E � v oa Y > d � � � `2S. o � '� �a Q �' C d ? jUp � ` 0 a s p O O �j C � ; .. . U O1 r '! (/� Q � '4n � � � m > > W 3 O L y � ?i m N m C m E � S� M -- m � ap a° � o�¢ � o o g, o o H p 2. in� � � � o � U a r > > �� O � � y t O � � � O F ��O � O � � � m � �. � � r �p � � c�z p ai x o � m � E u^i v r � � i m v' °'�Y > � v` > � � ��p M ui ¢ y [Q 0 Yl EO O �y Q ¢ a�i 3 >. o • � v t%� � � m m >,a p `o • ao ,t o 0 0 i� n O 9 0 o m � o c � ? � U � C T � � + '�O � � ` J � � � �� Y m �V �[�� a o a ai > p +-� C _ y-- O ; � �' � t�� (7 � w �� n n n � � d � m c c � �o v� Q > � ° o g c� V� y p � � m � C � a ��` � �v v •N c O `p N C7 � � m �m � U LL a Q ��m �� :� �� m n� 1�� O1 m� z�� m r�g� � s ; �� - m -n". m � � � a � W gr � � � a � H � � m �, � 0 0 � o E $ � � 's > o N o � � �N �a � z � � ¢ B.m � O � � � � E � Uo,� •t�- � `� .L�. _ � ''9 � m °' �$ m ° � � W m E ¢� ZY °..c m � rn w o m f- Q �. ti .� � � � �� .. �� o� m � �� ° � � � � �� a � � � � ; o � ' � �'' � � t�� g = � �� ;� � X Q � �� m � i � � ¢ � 1J W � 3'_� �L � m iii � �� Q3 ; � a Z � �� ` n(((��y � U a T O � �.�`o� o fn c m 3 N ' a u � V � � � � � � � N n N � � � p O � Of b � O �'- c m ,p �E m � f` .O V j `0 � � � � ,� � n LL � 7 � � � II II tl � � � 2 � � �o E m a Y O E `: � ,� � � N U � o E �- a o 'c � `� � o iF a � o $ � z � o ¢ ¢ in � c u u n u m � � � Y ¢ � � � a a �U r � � 3 a � C �' � a � m c+'0 � � � � ` C � � F' rn � n �p O N � U O cd $ � d o N r � �.LI r � � � � N � d O O _ Lr �� d � � I� � C �� O z ��/] 7 °' E � � 7 � � .�J�� ¢ m LL o �°n Q F- � ¢ �n W V N m >� dY �m ¢(� �>� O1 �� m�= zvp.� � Q�g� � 0 J � �N m � -� � « r � p $ g a m o a� D � w � caa � r � U � � ° � 2 Q N '- U m m C � U d� O m � � � C ''C"� N � V 7 ' � � G ti O � m � � � � � a � � � 41 ,� p � � � N U � .�1 lp •� (Zj U �j at t0 O m p� � � V� p N � m m � „�, C C m �j � Z C7 � C � E � � Epr� � � °' 'g '�O ~ c ' O om = E •�' � � M m m � m � � 0 O> > E Q f�0 > W � U � � � y Y C_L i0 ❑ �' m � N � RI N � � Z m Z N L Q � G) � � � � � - o � H ¢ � m Z � � �aU Z m � � � ' �� ^ � x � E � � 2 'g 2 � �`� m . m m n m `° `0 m `° � m m � � �r, � � � � m � � c � � y � � m c 3� om ,'�j` '? `° m � v' 3 �+D ' � E � 3 E � m o m m � m E � m �' E `°m � �u E � in E � a `0 3 �� '� a� � E �� m � 2e E � L" o � L�' o m �� O n � m �0 E � `` m E o �`� � � m a � o m a � -'o E �� J � � .c � � � � � m >° � E U V � a o `� a � m `� � �g� a ma J m � �, m � `0 5. � mmo � � m � � � C� `� m v � o � H � a � � � c W L Z � m o m m a` d = n`. a OT d I- �m W W � � ` E 3 � �� : �� d 1- � Y m � u > � g d mm11 g o g � a Q ¢Q � ,� p � o � m O > � ul O > � Q � . `� � o �" a � �U � ,�-� � JEo � 3 m � m c > �� m o = � S N 7 � E .� o a vm o ¢ D v o Q o yy�, � a� m � m y 'Y� � O ,j� C � C I C 7 ^ CI � N C� p � � `m W N � N d 10 0 � � G. r a L '��-.. ONi m � .-. - O � v � emc �O '� CC � X X � N � 3 ,_, ,_, v d � � m N N L� �. Q CO N � ri .� � p ' c m �++ Of � � O � I� `N p� N � w Y U N E Q C m O � � N � C �. m � O N • � t � � l0 y o ..o. .G C 2 N OD OD T U n � � O � � 0 0 N 0 O N �p N L m o LL � o o E + o + o E E �n m c m m - � p� ap rn �p � UD � N `d �� II li li ii I� p� p� N p Ya t� �i �, d E � =C 'r-' ¢ r�il� 8 pO��'� f7 pO��,� (p �y � E� �C a E � Y m O �d Z E Z Z rl � N � rl « N p�j � «� � � a t � � � `° c Q V U V U o 0 0 0 � � c E E n.� a � f= Z' � u m m � o o c d � m m m o -c � N N E E n � m �n �d E > > � � � o o 'w �W �W �� '� �� d o m Z g�" � = v �u `m m m m a Q m m m m j a°U ¢'a` v> >° � � t �°, �°, � a y Q � y ` ` a o y v O a x > � � � � � m a � , E m U � � o � � E ? � � � � � � � o �� .�� o � �'� m H m m E O � N y � g' o o v ° � � m �0 ¢ V r � � > > � O c m ; j o��i y� � �,� D � �7 � o y N ?c c 3F � a i/l � L �vi a � m �N v° m Ti S' � M � 'X X �m„ C � � R O Z �� x o �� vl � N t�q N � Ip � n � E C ^ v` y � aV tG � � N > > �i It •�„ ` in E E � n E m o � o,� d F � d p ` m � p � � � � U c � W O n C °� o o m N .fq.. y y Cj > � N j ' � � s C m 7 m N � L 01c �U a O a a E ; � o �.� E m in � a r > ; c o 'W 'w �w -°� '� '� '� c > � � i � � � � m a a a � o o y O � V� '� U � C 7 m N O � p N Q � 7 � C � O � O �� z LL y a a N �u �¢ �� `�v�u m �� '�� LY N m f�� 5=� � m� Z�° � m U ��g� 2 �� )'� � � N p � L m � N _p� C �Q O N �3 � � t CQ fA G �-. m fA"m C "'}�"' � �fd � � 3 � t` C m C '� � at � � m C �� m � •N� N C � a�W W y '� y � n� 0 a � ? O rt-� W �� m � � ? O� � � � � � � m m` OJ y � � N ` 'O N C C �a� m � m o c � � a� m c m - � � � � � „ = � � r � � Vj U � � �f0 �' 3 � m E c � � �� c � Z E � m � Y �i � m � � � rn� m ° .y'Q 3 " o O � o'� o m � �.c � `° > DY E m o $ t � m V j � o � c� o. a> >,m g� � � p �m c� a � m � � � W �� m � m mm �om � _ F- D �nm � momm � ae m °�p o > � �o m _ - N m c-p � "' � 't v m �L J � � cCtl G.; 7 Z ~ L J � O �cCtl S � � � � � � �+ � �L � �� $� � $� �� o �O�� "�' �� ~ ZI�� a ZI�� g � � ' � � uJ s � xa t z � g � ; � L n a W � :e t a ~ � n m Q � � � '8 n � c � � � � � m E ro m E b d ,a a � � � p `� � � � p `� c `� � v � o '- o J � 3 O J �.�- � 3 N C m �C N m X C m N � O 'p � my � 'p N � x y a m � y n. �--� pm m Z" �� '�' '�' '�' O � [!1 Z N t •�' �' '�' � � o �o E � ricnoo � � o � E � coc000 � �3 M � 'S.�m O N 1q O N Q � f'�7 � a�� O N N O N � Q� � N F � LL� > O V � In J � � N � C N l�{t A X 0 � C Yl � t�N X �g g � � E E v > 'g o. �o E E c.� m � �' � g m �m �' � Q LL �C p,�v � Q LL � G.�D � Q �j n II � 3 c 5 n n n u n C n u II � ; c 5 u u u n � o Q j J n'"" ao 3 � y � � F �'_-" a ❑ � � c� � a �' � � � �' Ip � _ _ � � � � 7 � � > � a� �' t � a � o $'� m' > � 3 a o3� 3 � a o3� � a o3� d a o�� L 3 ae y 31 ae � � � � � .. o � U N 8 � � 8 � d x `�p x V x x X � Y�7� N � � �� f�7� N � y � < 7 II ; 0 � o u C � � O�1 1� o � C� m � o — o p n uf > o y a '� o ' � � �.j t � > � � ... Q � � Q p n n u m � u n �i c � a v � � � a � o O '� � � `o O 'Z � c > E � F � ° cLi c O < aEi °' � Z � a � ~ Z � �� m O C n � o y C ;, � �a ¢ RJ �N � ¢ � a 'N � � ¢ o u � `o � o � m �� a o ' � o a o > � o m �t� � E d � � E m � a �� o a � m � a o � J LL N C LL fA a APPENDIX 2 BMP Fact Sheets Project No.8619.00;August 10,2017 L AC� , '. � � ' \•sd� oG \'�o 0 ti O',Jd/dJ` w r� 'r�' p . '�0 .. �C b y v G O .� G v > ., a-1 ��1 a<.'�., a E ° o '-��' (a � , �OGP t°J� � v"i � v+-' w E y�„ \ . �'�',� °= 9 c °o"� 'vrv v 7 a � � �3 .�" :: 3 b � °> _ �A � \ 02 r - T r d � � �.., �jd,� `� sd } - fi t }. �.7 � �'��i \ - � - ��----� - ---- � �. ...a = o � �a �� i,Gd `��i8 \d Ja ,p '" 1 - ' � � d� .GO� d'iJ � I f0 L I �'�o'��ia x x i x x � i� � ,j��/\o\ �' ' + �' + i Gd\ � � � � � x, x j�O + + - � � f0 � • °�� I a � 4 \ sJl��. Sd.� � '�1 _ '. -- '�- - � - O \J�s� �,y'b - 0 v �°� 'Jdo� � � �d �•�PG\o� � � � �P� ;�P�� x i x x � x y �..AG�fpo } . { + + O C. yj� �..o,� \`� x x x x m ?�.od'�y y } - � + t so a x X x x x � 9G _.._ _ _ .._ _ .` PJ d F v �"' I m .� �.�p+ r° � v u v v; c � � z' Z Z > m' m° � z + - .. -�- -�---- + - - M d � d L � I � '-I N � Z Z Z > > 2 + -- - -�—�—� -. a °� fO w �L � � Q o � � m m I � � m v o w c ° � y p c"i � u +. �, a .. � � � � � m m '� � � � �i � �+ � �'v n� c y o � . 2 v m• '> a � � a '_'-, sx`0 � H > vi m° Eo p � c - o � m � ° � �, Y x � � � N z > > � c w c « '^ c - a � y o � r Q u' � Q � _\ �.....�ti � ` � ` � �'cd '�O G Jdy'o _ 4 � N � o'✓J°'�oi.r a ° 3 ❑ '� � ; 8 � 6 .�o � h�� .� � :; � N y' •� y Gp� o � v G '� � o0 7. �� p y v O y ,� .S � O .rJ � y � \ �PGP�O'+ � � °> � � v v v v o � .5 G v a c u i \ .� `.� v�o Q. o�n. 'O a O � � td '� � '� Q �� \ w t� � .°J. 9 � o.y 8 Q � � ^o y v �v �, ,,� 02 T - _ . . T T C ti '� � � � � �� . .rd } � } { ��i � �! � h0 �Jas Ad1 X. i � f0 �� Jd , ,d� f�0 � �4a � � o'jGd� \ � d'�y '�:Od T r - - � �0 � d�7 G��J JJ I I I C '�O'P �Oo �� '� Jd d L �� 0 � .`�� , 4/p } _ _ y y . �,� �Gd�� 7 x x x x x ' x x � � ., P°�,� �" �- � � G �'r?G�'�.,'�d7 � x� x x x x x x � �`\ `'�1sG�d�y�b 1 - - � _ .� p o Go Jd V ,. ./d ��P a0 I —� - - �— -r� - - — � � 1p Gi� �J` GJ .. �AG P�`o + � + a � y��'�% � � -�'�od �.sa + + + m \s, ,,y �a9G - �- -- � — I i.-- �•.`�J I pp � C` C tl0 C N C C C p_ �= �� ` O 7 O C � O -p • ~ `m v c 0 v4v y � v y a v y �_Y;� in, f0 � �N � 1/f N � 1/� O �y� Y W.y v v t -o -o v • a �+ a -o a v v 0 .�i p a � a a � o � m o m 0 V` m�� Q K�OC [O LL 4.'iK m CJ V�f� K f� U 4C' fG Z!>� Z Y I I � i` d d I t � N � � d Oi O O O O • O I Q � n� � � --- n`�. _ a a z c a � � ai � c v o �-c E m vl :� w v � � � � � G1 N m N V � N � �I � C C � � O � � � N f0 �O � C 2' O ` j C y+ �. d � a z °' a a t°� 3 w o �3 �° � v Y � ai W 'o a N 'c� N o n � a a � � � � � � > ce Q m �+ — ¢ m � O .0 � � O .0 � � �'rd v�i ^O tctf. a" � '�OG C 7J ^d � v �O, L b G.i• y � ,..1 ,0 y � G � OJ w .n y .� � � fC ��j� L d�ds Q '�O� � �'�P d �`'�a � +� � � o c0 r�, C C� T C ��p�� A d7 x �0 a�'y�GJd�ds _ � a 0 �L ��Gd 9 °°'.. �;o N °'� a�o. d�J Q ��y �4O a PJ p, z � d�h � j �O 0 Gd� 7 = � d � 'r�G� .'rd7 � x x x x x x Z HP✓�'�o a�y�b oJ � G°•� °'a m Jd�P� PG?G O�`r x x x x x x P A�� ,G°J �'y,, �.,� x x x x x x �,�ds y� �d y x x x x x x x 9� PJ •+ � u�i n, o ° o E g �� e�o m ,., °1 a a � � � � � � � � N � g � v `o v m —�', N o 0 N � Y � ai � �x � a �. � a v v � « � Y � v v a�i F � U � U 7 ~ i.� O � N j d Gl C N > � C/ C � a v > > � .� a v > ; � .� a m °0 m m a � � °° m m a ° :� m v v c� � c u� u � c io .c p � c � � o- E � c � � a E O z o � � � � ;� o '^ � E m � `o a � o a v a •� o o 'o v � � n, a -c > � .. a -o > � a .1 ¢ ¢ .� � � \ 'sa �o G Jd yj0 4 Go - I �j Ir �Jd�d v °q c�.� I [ � s � 1p � ��b � � N G°�,lP �� o � v � �o,� � h � -- � 8 fo P� v �o 'c ��a, u � a , �' � 3 � � � � � > I l � � � � � T c �.�-A ti T , Q� ��.:dJ,d ... � I + i �df d' � � 0�0 �r Jo�' � � r — C �' ��G i G GO��Gd a�� f0 \ 'dJa4 j.0'� -- , r -r d � I � d✓�'��.`oJo''�'//� x x i x , x �L d� Q �, jp '�o } ' V + } y F .\�� / x� x I I .fl .�Od,r } ' } � { f— l � sj��:rd.,,� x . � �io� �'!d� � i. . . _. . � _ O j'�G y�a. o � VGDi J°�ry -�. � � ��d�lP jPGilGP��`T x x x � R T x {A �`�AG 1G� } . } I � .y,,��,,'' J x x � x ! � x . m �ti Ad��.._.y y � � S' d x� x x � � x 9 � �GPJ � - - r-—� w « a F" � GJ Y �' N . � y, m v u � Q� Q Q I ov0��> �� Q 0 � � � a> > o u`� � zl z , z I> m�m �I z « � T 1 �, � H 4 i I I ijp I .ti N I O � � � I Z Z a Z+ Z ` Z �-=� � } Z m � � �= y N a� m c` I Q O a+ m a+ o� w c' o I v v � Yi m C V �' � N N ' m , v ` Z C �J OD 3 41 ` �n � � � C � Ul � tl0�'� �> C. � a > 'm � w :7 � x � F- > n m° � 0 � � o m J O � VI X N N d W G1 O Z � 7 � O. W Y C _ a � LL g � " a \ . 'Td l �OG �y,o ^ GO v a`'i ,� w �jJ y A . y � Y �e • \ a/°'f � . � v o �d w y •y � �v � y m � ' � m �v \G�� O � v ❑ � " on,� � o y aGi o y 6 ;; o � � � N ,!P � q � o � o .5 � f0 �` �GP = � o � ,,��, u" � � w ° `�° �n � u � ; � C � q G L \ \ 0�.�.� w 'J�- � a � ° � ° c � � ;? e° " � � � Q � > � a— Ea � A� ti 3 � � . � p r 7 r-�- - - - T - - - � � \? t � � � .r ' t + + } d4 �'Jo'Jd�Ad\' �� l � �iyj Jd/d - _-- - — -- _. _ .. � � G� .r C " Go'jGd7 �� y °�.i �i � __ -- -- -- ... pQ \p '�d� i ` i fp °�.i �i J _ \'�O'P\,'�/O .� � ��y � �� \ ��io + + + } + � \N ,� \,� ,��d� x x X x x I x x � �� Od� t � + � � � � 'r�G ` 'rd �'� x x x x � x x x _ �P'��,t. �a�S'j - - - �- O � �O . b \ G� Jd .� � .. .id,P�1PG'_ �� . . ---� � - - �- -� - - -� - � � -- ` � •�P� y A� ` �Go } i- t + + t � � �� a y�� % � , � �'°d' •s8y + ` + + so . m a9�P ' i � - - - - y J - - --� m . c c •� c F � °i � �a °i v c o � v c °c' v c �9 v ai m, �o v c � v v y � ,v_ y a ,v_ v i� in l7 �n 'a. in in no � in O �n o�1 a u v omo � ? oo � 03 0 � � o � o� aOOi � � z �.'m � z'z m u �n z m v �z m z+> m+ z « - - -- . - d r H y �-1I N M lll tD � Q O O � O O Q NI N N N N N � n. n. �.._ a n a �� Z � � c ai O fD CJ �O +�+ � N G! � vl � ' N C '�' in m � � 17 p a I O E � N m � c s `o �'Z � � 'm v � a �i jaa�u3 X N 3 v v� v Y v Gi � � � C y 7 � W p a � � N o n � a n, � � -° � m � > m Q m � d .� '�, \ w � � � - � - 3 0 � i � � ,. $ .� � � a. y sd'�oG , C � 'd�'^ � v �d� U' � .fi i � yp � � � a� co y O � � w � h . N fd ��i�j L d�ds Q ''�O G GJ � o,�PGP � �a G! � �� oti r _ . � � � � � ,�. �j, ��....sd � _ . i . J I. ��r� r,p � � �i �:ri a'�J -- � � f0 yjG d�°�,r C Go �d '� ��Gd `!G� L ` `�- � �d�a �qd.. � , r T - GJ °�.�,� Gpi� 'iJ i I. .Q ja '�/ ! � PJ p, z � �� Gd��j� t « F U \�`•`GjP� � ' Iz � T�4� 'rd7`�`� x x x � x x x Z NP�j.l��y�b _ .. _ 0 C `� Jd� -�- - - - P m \Jd'�P '�G?G O�`r x x x� x I x x `.Z�AG P�Go � �- } � �• �,��.�� `� x x x x x x '`��,�d� y� t � s�d9 y x x x x x x x �.GP - f .� �•.J \. -- �---- � i •+ c � a o 0 0 � E g � '� �� m .. :: a IQ �, c d �� °/ v�i � v m �p � � O .� Vf -p v� � � � � a� N � V N ; O C �+ ` � �p G/ 7 X p`. � � y LL a w w� c � a, m GJ �C � _ C Y N GJ N � F � U � U ��H i.� O � > � � � a � � � a � � °n � a v ' � m m w ' � ,c ` � m O0 m m a � '-' m c�v �a � Y 'm `w a �, u ,, r c u� u �, � c Iip L o �' °c � � n E � c � � n. E O z � �n � � � m o '^ � � m � `o_ d • 0 p 'C �/ �- �O p 'D �J • .-I a a` -c > � a` v > � a` •, a __ ¢ i ti �Td'�O G �d �\f0 Go — i� �. Jd�ds 4 y [ � . '�Go o '_' � ,�,'� � � M l �'�P(� ay�i � �a a�, n.° �d ai fC H .�• u " � 6 .,`°/p. � � c o'.'�� v a � L �+� � 3 .� .v. 3 v � °> Q � � T _ _T � T 0 ?Ad \ i I � ��-�Od�� .\s� -}-- - } i� -+- � I 4D I �l�O� � -� 1- _ _ c �' Ja�. fp �o 'a � �'�Gd �9 �7 �d�y '�:od` - - , r - � °'•� \°�� '�J � '�dP ,��o x x x x 'i �Jd\d � � •. �Gd�''io� t - t -r t I ��., ,P x i x � � \ , d� 't � t t �t f0 � �,�-., �f '•�`� x: F- ��+�'P�, a�a ,' � - O �,,,�fG,_ i�,Jb __._ -- .��- --- - oJ � i �. � �Q�jPG dao i ,. � � �':a�P� ,!�P�s x i x x � X N .AG'\��,0� } . } t + a . ''y,� �., �� x I x x ' x m `��od��y�y } - f t + . od . X� x x x x '.9p` �____i-___l__.1. ... . •.. `°J - .- j - d I � � a� I � v j7 y �I d V Y y pl C tp � � 2 Z Z > m I m F��- Z t� � t� -+�� -�-F Y d G1 t N �y O O O �' � � Z Z � Z� Z Z t L� -* � t Z- a °� v °J c aci � I m ` Q o � m m N N y' O I Y C Q Cl � Q G/ N 00 C LG C V I K! (p N y I �p y ` C t'i mi 3 v � �n +' c � L c; c � y �i m a� > a $ a �� = � F- > n m° . � � G a o N- — m � $ v x � °' v N 0 d z > ; � a W '� � c - i d I � G� O �° ^ Q i LL � __� Q � � � . �\ � � � � 'sa �o G Jd y�0 1. G y - v � ` o'jJd�dsro `° y A 3 0 � 4 � y � .�' v m .o ' m �Oi � � u C � v [.� Q� o y a[, o y ,� o .'J � �PGio 'y e�, o u �� w� � a o �" e°'n V ea,a � � �a+ — � > .� „ v v a � y c G v c � L � � � v�v Q. o�no 'o 0 ob �O �:° ��e ❑ '� Q �� w � � :: > ❑ a.h � Q � A v H ° �o }� OZ � T T - I � �, �`. sd t � � + d ��0.rAA �� X � � ,`.r,y �tjd�, I 1. _ _ �- � `� jp� d.r � Go �c' � �fGd �9 � � °a..o, ,�,o`.• , r d -� '( - � d��1a G��'��i J I � •� �..� PJd a L �!j } Q . � ''/o } y �GA % x' x x x I x x x � � \`` � 1PdJ + } � 'rJ 'rd �� x I x x x x x � x ~ GiP�`•��di ��.., 1 � L---J C j.rG't.y�b � oJ` Go, a�.� G1 'JdjP jPG� o�`r � rI � � �P t � + V�1 • �'AGO ,�O aC \`, 5,�� %J J C �`?�Ad..,. �� .. � � 00 '��d��y ,9`�, --1 - �- - � �`'J � °r �' c � � �n c � c n � v� c p • o � o � o v . ~ `mlv c o v�a y � v v Q v y �!� v+'i IO (;� 1/1 N VI �+ �1O �N Y O y� QS �+ -p `1 L 'O U `1 i=� 'O v � �p `1 V y v. d C G m O � � O O � O �� O � 7 O � O� y j'{ \ K C' CG lL 1' C' CO U VIl C m CJ OC [n Z I� CG� Z N ` _ I I L � N �'' O O O O O ' O � C N N N N N N � c. n c_ � _ g�a Z a a�i � c v o � iv � m ai v � v � c Y� m m � �° � '°�' � °J � c � l7 p v o E m ro � c: z `o ` > c a` `° v � �� _ _ , aa � 3 � � 3 .i` � w � � ai w ° aC "�' c� v�i �p o.� d a C 7 � C � V > m Q m � a � �3 0 � y '� � o .c � b a. y •rd�OG G ,a�i 'O � aCi �A L+ � �. tA � � � 0 ''�'' c0 O v y � 'w .o y .� i M � G°U i J°'/a Q �oG � ��P � G�iO' t� � � � °2 C � s � �''�p�� Cr,p d�I i+� O'f� d�j f0 y'�G d�ds C G y 0 �L ��Gd 8 7d�a ,q GJ dJ ��/ d�J � �Jo. ��O a PJ °a z � a�' C ,r /o �+ G°'4.�P� z d � 'r1G� .'rd7 � x x x x x x Z •P d H J'so �y'b 0 � G°� Jd0' P m JdfP� �?G o�`r x x x x x x P A�� G°J yj� �.i� x x x x x x �,�ds y y �d x x x x x x x 9� PJ c c � y a o ° `o � c � '� m m „ a,..°1i � a � E v `w Ip V � O ,� V7 7 ,C f0 � � y m � � u N O CO in p, �o � w u'S c d � G/ � � � Y � tt/1 GJ � CJ O1 O L C � 'C �v a+ '� W F � U � U � F- ii O 0 Sl j `7 W C N j `1 Gl C N n' v > > m m °' � � � �o � � m m m m a ° +`�-' m m m a ° +`�-' m `w a '� .. � � u+ ,. � �. � � � .c p �' c � � c. E � c � � n E � O z o � � � ; � `o_ '^ � � m �o `o_ u, . v -c v • w -c a� . na. a` �o° > � a` v° >° � ,. a` .'�-i ¢ ¢ �`� � '� � '•�, 'sa �o G Jd ''o �o 'j�°'�a d � � Y � ,�o � ,�[�c� � G o C a, > ,., � f0 o'�PG " � � v a � °' E a „ " � a \\ /+� C 3 � v� ; � > �,, '� o r -- r T C ti�Ad 2 I G1 � ��d , s � } � �°'s ,.de 1 � �,��''�o � 1 _1 _ . m i �. <. C �� `G, C� �� Go `°�GL G f, ��Gd 9 �d 1 GJ i� ..o, �t,od _.�r__T- � 1�� d�' G��j JJ C 10'P �//p x x x x �� Jd d L \ �' �j . . \!'d �oi! +_ � + � � � \ � x x � � � \��Pd,� + ` + ��` � �- � \ S�� J`d �� x I � F \`�P ��d ` - -. i. O ` �JsG,L,yJb �.-- , o � � \��°' J°'o'�' -- -- � �. �d 1PG �/ f i � �,�P� �CG `r x� x x x N ��AG' P'�Go � +- + a \�.S�i?i �',p.r� `� x x x x C `� \ G �AdT .�i'o0 } � 00 ,.?a',y x I X X I x � x 9G, - ` PJ � �-T� � CI I � �- .� .w � � , v 10 � NI � U. � Z Z Z I> cG cG I� Z i � � � 1-- , � � t � � .�-1 N � Z Z Z > > Z + } � � � a v v a�i � � � � � ¢ o m m ai °�m a+ �o v � � v °� o w u � • o. I- m � �i m ?i � V �n�� y p C 11 � a � � ,� :: v; v�' �o a � _, � x5r > nl m � o � � o � ta J O -C N V X N N � Z > > � O. W .0 w H c — a � a10r o '° � Q u' " ¢ � \ �Td1 �oG ��0 . � � G�ij � '�" 'Jr. o� • i Jd ,�j Y .n ' �n �. u �. �ds v a H 3 � � � � '/� «J V vi � � � � � tE u � G��Pp .n � E j � ° ° t° n. � \ �/P w � v yy �'-� '�" $ � a+.� � •C � pp�n O.� i7'D Q � ♦.. ... W t��J �7 C C4.n ¢ .� � � \0y T ' � T � I I � �� .ra + + � I ` JO'J �A � �� a a� � C �' �s,y'�GJd�as . f0 �° �,°�Gy � �, \''�Gd �.9 GJ ��d.�o, �q�• a � � �d�7\GO�� JJ I G ! �o'`'J ��d •� � �d4i � L � �� ` dGd.'�j�7 { � �, '�.,\ � �� x x x x x Pd +. f0 \ 'r1 �'rd �'� x x x x x � � ` G'P . �a , i C \..�fG�if,�b 0 V I �djP�4PGJd\�� , , � '� G� �Ap P�Go' 1 { + + `- �i N �'y�� ,. o� �J a �'',o �ys` + � + + � �� d3' i m �d �y I .90 !- -- - - PJ _ � ___.. , _ i _ y � c c = °1 ° t ° � j-. � � � � .3 � o ;? � � y °� v y � u +' C O! C (p � U N 0 Q � � � K OC [G C � V3f GO + 2 C H d � d N � O O O Q O p r-I .�-I .-I \ '-1 n. a a Z a +, a d � � c c -o « E m v ° v � ° °' � � � y ? w �� v • � ti � o � u m ,v_ y � 3 y � c � .c m °J •• m � v � a 'o o � aOOi 3 � o � � aCi � � m > � m1� 3 _ � 'o a .c c � c n � o • '�o � 'v c 3 � �c X ~ in 'G � ` �n � .�.. o �'a c' v v m 3 'o W O (Q N j C C M L ¢ a � C O � N CU ' � ° v 3 a � ,� � 3 0 .� � � w o a � i a �d�oG G v 'd � v Jdi� v b � y � �p ..� � *• v co G� .O in .'��' a�'".I � Go',J — L d�dS a .�o � � °'�P c GP� � � a+.� � \ � � p � � T F f0 ,y � ` t C�° `,� �, �, s,, } J G �p�� rA�\7 I X O�A \,dsi °�ljd �' - - 1 . �C �y'�l��°�J` r C � Go �y� �L " ��a \� I p � �d�yG'�:odJ r �. . , _._ i 4! - °�✓' oi� J � � �a�°j '��y �z � a C ��, �r �o�o �" � ' � O . �� ' �d � I a ++ � �� Pd t Z � ..,\ ��. .r,T�P �`r\`< x x x � x �Ix+x Z N \ .i�fG !yJ� . . - -- ..� f .� - O � G°4P Jd�' - - - - _ _._... m ..`'�d'�P� G�CG O�`r x r x x x x x ��A`'o`��liOJ � � . ��j�� ,i� x x x x x x � .O �ao t } .. �d�� y x � x x x �x x x �..d � �.9G �- i . pJ M C d n, o � `o E � � '� io m°r° ,., I ": n I Q � m u j `o � �n i� � � � � � m � � 'u � °° v o c N � r+ I � y = W C d O m a w v' � _ c i'I N v °,�' a�i v o t c y c c� }' � w r � u � v �L� ii O o m v v 'c a � � � � a � � � � ia d � > �p '�p d Y ,., f0 'f0 m u C. OJ � 1-� m V n y � Y I m m V' � U � t+ C u1 � U � t+ C I tp ,C � � C � � d E � C � � d E O Z � �n 7 � m � O '^ � � m � O a • � p 'G `1 �- 0 p V `1 a °' � � m a 'o � m I a` .'i-i ¢ Y �__ ¢ \ I ��\ � \ \ \d �O G \dyf0 i � � F �o � � 4 ��dS � fn � � `��G p ,� C o�, > y a�, � \ ��P v� eo a�i p,� � ai co �w h � v -� � E � � .. P/�'+" �' � c o'� v v 7 Q � ��'' � �3 .�? .°'. 3 v � >° \ \ T T T I 41 cf,pd� �'L I � I �•�`�dj� ��. .t�d � t � 40 ��o ' . � �-.� - _. — f0 � �,��ry � C \ �!i f0 .Go �.?'G�, � � ��a e � \� \�d�y '�:o — -- — -- -- f�0 �a,��' G��1 d�J ' C � \�O'P��//o x x x x .� Jd y � s- �G � � 7�� . + � � .. .,Gd� �/ x x `f`OdJ I + � � xl � � .�'f'�• �sa �� f� ��.P . vd � _ o `.,,s� ,y'b 0 ++ � Go Jd � i ✓d�P�'��o�`r x x x . x N . \'�G .�GpJ t ' i . ij d . S�f� . o.i� x' x x x m � �'.ods��y + r + + + x x x x X �9�' I .`'j v � � a v : •m � V', v u N � ZI Z Z > cC m F Z .�. .. +.._. + .. } M � � t N � .�-I N � Z Z Z � . 7 Z + ' -- }` t - 1 - - a v v � m im � ¢ o m � 0010 � °o::: � °a d � o a�'i Y � C � � �I 3 � u NI � C Ol O a` '>a'�o m :: w � a� •o a � �i� 2 � Ff> �n m � � O � o — vi m J � "O �..r x � u N N � d � W � � '� 0. 0 � `r n Q � LL � I Q r� � � � � `` � � 'sa 'r0 G � �dy,o v — � ' `�,, ° � � o a ''a � � � • a. v F, �df u °' y 3 c ;; �° Y � `�0 +� V Vl�� .� V � ty V � `o�j�OG � � � •� u o o � a � P�d � > •`� u y u eo m v"i a +� wb �, e�n... •s.eb� � w � � > a a� Q .� � \ 02 .T — � _T__._ �, `, ` � } . �/,� � �C� � � ��0�� p\' �' I wD as/ d�� — 1 - �v � �'y� d/a C �G� .r Cf0 G °�!y G � `\o'�Gd �L � Q) ` 'dJd ��d _'7' ' 1 ' � I... dJ' GO,j JJ ' I I C '��'P ��io i .� I \ Jd� d L � , \ �G �/o � � { � i �� ✓ � x x x , x x ,Q ` •. ��Od,� f t � � ` 'r�GP`,'rd7a�� x x x I x x � .i�� S,Jb . _ �. — .1—.. O� C po� `)ao:.. 47 .. �,'d,�O �PG�4� p/� T •I �� Q) \�AG P'�li0 � + { � a ,,y�'�'?% � C ,,Ad '.S�oo ' F oc0 ��a 'y •...9tiPJ � i � v � c � c � °� o t o � F � � � � 3 � o Y � � � °�1 a� � � � Y °i ` '° `o � i 3 `o a cc v � z � 'm c + v> 'm z �F y I d t N � I �10 rl N l0 � I� � O O O Q O � n a a Z a « o, w � � c c -c .. E m a� 4 -6 Y o a� c � w � v v •� � . � t', � o m m u `m v y � 3 y ` � m r � � � v v i v v v �, f0 ;� � � a 'm o o a0°i 3 0. o °' � v z � 'm > ,n 'm'u � _ F � at c v+ c n m o •3 'm � 'o c X ~ N �O � N t VI o �'a v v � – 3 3 v v � o w o m ;° � � c a`� r a ~ Q c a a �c� m ca Q a .� c -0 3 a � 3 0 .° y � � .ri � i.�d � ,'s Sd,OG C �CJ 'b � v �dS� a�'i b � �n � �p � � 0 v � a� w � h .� b tA � ��U L Jd�d a '�Oo � ��P � GP/O' t� CJ hA �p o2 C C� s c ��oi,� c',p � ?C O'f� d�� y'�C�d�°�s � � aL,� •L O�1Gd -v� 7dJa j� � °�.i ��i d'�J � ',aP �'�� z � Jd� a C ��d ��07 Q '+�_+ 4.�P Z d d 'rlG� •'Td7 � x x x x x x Z N P,fs� d�y'b 0 C G°� Jd0' P m ✓d'�P� �?� o�`r x x x x x x N A�� G°J �'y,, o.,� x x x x x x �,�d� y� �d y x x x x x x x 9� PJ '' c c�i a o $ `o m o�o m ,., °/ a n � c d �� v�i v v � � �i � � � � � m ` Y m � � � N Q O 01 n' u. � � = u� � d �+ m � O � Y C Y � � � CJ t C y C F- � V � V � F iLL O 0 N � w � a � � � a � � � � a v ' ' m � �+ ' ' m cv � Y (fl m 19 � -� � L'� m f0 � � � Y m G1 X a i'' V in � W � � u � � Gl � aL+ o �' °c � � a E � °c � � a E O z o � � � m ;� o '^ � E � o 0 a • o o v v � o o -o v •� � a a` -o > � a � > � .r a � ¢ Q i� � ti � t � f� - � \d j0 G i Jdy�o Go _ . �\ ',�dia � °0 " � � ��° o '5 °' ' `' � f9 �_ '�PG � � � � � o ~ � a � � i � � ,a •v� � � ° Q �\ +� � �3 � w 3 �� °> C <`A \�'` ��i -- � � d�J � - ..``d/dS ..., sd' .+ � � �� OA I \•�'�O� � � � _. . (� � J �. � �GI fC \Gp �.dGG � �'�Gd ,9 (0 I� 'dJaG jAdJ -j� -- -� °�.i �i J _ � �'��'p ,��/p x x x x � •� Jd p, � � .....,.`\. � !G'/o + � � I t � � �d � x x � I � �` \�'�� 'd� � ' i � + - �� S .s � x A � "" l jp�P`.�'d O � � J�s� ��y�b 0 ++ f Go Jd\ V I � ¢ O'p - , � I d'�P PG?G �`r x I x x � � � x � � `•'`l,�G P�GO + ` f f 4 dC. S�� ',. o,i `� x x x �I I x G '''�Ad`�S�oo f � - -+ + o� �.'��a\'S' x� x x x � x 9 � � p _ 1 PJ W « ,o n� F`- y � � �n � u Y .y G/'� C fl0� � Z Z Z > c0 m F. Z ' �' � + a+ N N L � ' � 10 � N � I � Z� Z } Z 7 + � Z a °1 � y a�i � � m Q `o m m aNi m W ° a1 c' o -p � j u v � a Y F � � m � � m 3 � � �� °1 v o c V � � >;.� � Y � � n O I G. N a _, oc x.5 F- > n m � 0 G .n o — ui [G J O -C W u X N N � p p� G1 O Z > > � a aw c � o � n � ar a u' � I ¢ i I �.\ l � �'rd '�O ' G I \ds.,o � � G�¢� � � ,a� o v • ` d a. • >. a I � `.�°'.r v a H 3 [ y � � E `.,/o `�' � y �� ° � ; m C. � ^� W � � \��'�P �° 7 8 ° u � o `° c, � I ��,` � \\�a.f.� � � � �y y o�n H H L � � 7' e� a G '�O C Q � � � . w � � 9 °c aa d '° � � , 02 T i r , _ � I � � \ �+. \ � sa T � t + � � op \J�'�a.r�Aa��a..�.� � 1 , �o � '�,y�G �ds � �\ `°'''od, '�`v� Gl �°�''a �!od ' . -, � -; - G � f�0 � a�0� ��`� � � aP ��o •� �Jd�d p �' f �''io + } + . Gd � � .. .\� � x x x x x � � ��. .\�,Pd�� + } i � � F �,s�`�PJ\sa�d�'� x x I x x x O \�sGo;yOb " . F I �. G�'\d��'�� 4J Jd'��°�Ply�� N �'�t�,\P1GpJ t t F + a y�' °-'� � `�''ad., y�� + + t + s ,•y 4 m 'd9 � _f `. GP --- - -' J w c, �----�- c -� - .. « v; o y o F �Vv cl7 c I o — m.v y 3 y G �I� � � � � � v i� c �o O � O 3 � \ tC `1 OC d' [L C } v1 [G Z +C H M d d t H I M .-1 i N . tD I� � O� O O Q O d' n�. a 2 a +• a a°i g �'� c c �p .J E m v' °_ t °_ v c w md � °1 •c v `' �c � v' O- m m u `mf v y � 3 v i ��;. �p L � � �'� � y � G1 y N f0 �J � � �: 0 O y � O C d 4= GC`1 dz� zm > � 00 � 3 = F- --� a .c c n c n � O Y �ca � 'O C 3 � ca x Y o �'a �a, v � =' 3 ' � m c °J fO t w o ap � � � c a a a` � c � �� m o0 Q ° v 3 a ..\ � . � � � .� �.._ �3 0 � y ..� �ca I i. � � � +~' I i • � Y J`d'l0` C ,6bi "C� � � �dS,� y 'b � i � � �,, t�f I.� y cC W p O .� i � f0 G�i✓J L d/d Q � '/O G C o'��,G � 1.,.. N/C-F 4l � � . ��' � r . �� \�iJ .....\ fd � -+ .. ��,ia c,pd�•,7 � ,?C � \ si Jd -- �..._ �. ... _ � N � `y'�G��d.r C G y �i ��'lGd �\�9 �d� �q. � d J yGoi d�J _ _ • . � �. ,\ ,�,�PJ a'/'a z 1— \ d�r. O `� '� '�� + + � � ` , o��P� + + - �Z I � � 'cit` �`.'rpl ''�� X X X X X X 'Q � � G,P,�� d \ - - z � 's��y�b i a '� � °� � � p�P d0, � � — — - -- m �d'rN �?G o�'r x x x x •x x � . �'G`' P�GoJ � + � ' ' � �S/j� 0,�� x � x x x x x .\�'Od�y� � � } � \ . y , d x x x I x x x x ,9pP � - - �J w C d a o ° `o E g '� �° � o�+o°r ,., °1 n n � c d �� v�i v I v m CIY w � O � VI 'p N G L+ Gl � m G1 � i V y O C N L !' ry C/ � W C 0' � � a � v' � Y � : � v � v I O t � „ � � •. � v � ' � u � c> > f- LL o 0 a > v v c a > a v c a °' � ' m � � L ' 3 � 'Y I m � m � O a' fa U m a O r, I m °° d' �`O,, u ., � � �++ ° � .. r � � ,c p � c � � a E � c � � n E O Z p in 7 � � � p �n 3 � � m �p a • �p p V `7 � �p p 'O � �- .�i n, �. v > � •.• a -c > � a` .� a a �. 'sa �o J \d� �O V V � h. Go�, � .�. .rj o c7 �.Jd y � • >. u � ��d`r �' m '�'� u [ � u � O � �.dp u �i �� J a`°. � a I� t Go�jP .n� � � �� t° G. GP ti u � w � o m � ` `/�+ � � 7 a v�, °J C v -yo \ . �,J� �'�'�' �p en � \ ` ❑ 'C ❑ Q . W nl a 7 C G.L Q .� � \ OI�j T i T�- T � ' \ I I � ` ' fd I + } � T � JO'J �A ' �A . - i.�_ . �o.f d,��. f�0 � \'f? J/d - � ti G� .r � � G��G •\a�a d � � '°��0, �f0 \ ' - - -' � . . -- � � d �/ d.i I I .i �i J C I � �,'�aPJ,j��p •L � ,\d�.a � C ,r . 4�o � + + + C� � � �°1w\ x x x x x � � I ' \ ',P°�.i � t t } ~ h \,�jG�P�d�d� x x x x x � ��'fG t%yJb � . O i � °J �.. ++ , °4 . av. - GJ Jd�(' �N��G \s, I `N �Ap'\'�Goj + + + + 0 a y''' �� . � ��od sa, + + +- + ' s ',y o . m �..°'9GP . ...- ' - �- ' ,J ar c c i � ``-_-- a+ N. � .0 � I C H �.� � � 3 � I �_ �N l7 �n a�S I y � u O C � � � � � a Y C � I � I � � d o�[�z m C �n m } Z� H Y d I d s H I c0 .�-I�� N l0 I 1� •�', O� O O Q O a � a, a a Z a .. a d � � � � � .. � mv s .� = s �, � � � �." �`� °' ` �� ° = � � v 3 � � � � � � � v � N �; � s � „ ` „ m � ` `_ � L � o `o v 3 `o o v•w, v az sm > v� 'm u3 � i`- 'oar c � cn m � o '' 'm � v c x 3 � � o �'a v a`' � =' 3 � — v w m o W O m N j C C y L ¢ a �'a+ c � v` 3 � `o ¢ \. ._,\ \\ ` 3 p � I i O G '" ,��"', �. L ' � y .�d'�OG � v b � � �dy, 'y � � y � � � � �I W � h .� � 1� G - '� 0 4! �f�d i L �d�, a 'rOG I C ��ie � � \ GPj� I � `� +.� � � Cu0 �\ o _ � � 2 . _ C � � �`� � \.r � } ' � � ��.� �,o `a� '>C � �°�.r, °'��d — � � y d C ` G �``�Gy,t, ,L � p�jGd -,�L,.� -�i � �a�o.G�:odJ� I � -�— T - � 0J a� o, J � � � ,��'Pj ��o, � � z � � a�� , � ` . � °io + + �- i � ��Gd4i� ? I I z u � ;. Pa� t + } � I d s��' sa� '� x x x x I X x 'Z N `O..�fGo d�y� � _ _��_. . b J � .. G°'�rP °'o'o ,-- — - , m �d1P G?G �`r x x x r x x x �\AG' P�GoJ + + �..�,/�� ,i� x t x x x x x Ad\S�� — -� + - ��T�� x � x x x �x x x �J � � � d a o ° `o m m°.� ,., °1 n n � c a+ �� °1 v01i v v m � u ] `p � ,in -p �n � � Y I m v � �u�N O c a+ � _ �`p y 7 X n`. O N a LL 'fl �'` W C y' m N � � a�+�.a+ s�+ itil N v�i � Gl O t 'C� y 'C fL a_-• � G/ 1= � v � U �'H i.� O � d > v w c a > v v c a ai ' ' ,� ` � L ' ' � .�L. [O m m �� O Y m N �� O � m W X a u in � N � 'a' u N � N � �L.. p � C � � G � �' C £ � d � � O Z � v� 7 � m m O '^ � � m � O a • o p v a •c p o 'c v - � a a` v > � •� a -c > � a` � a — -- a FACT SHEET- INTERCEPTOR TREES INTERCEPTOR TREES Also known as:Tree Credits .�a. � •4� � _ �� a.;�:�: ,� � f .a � .� `,;�� " � � . f_ :-„�.--w �, � , } � n� � � r `k� � �! � �� . .} {. � .� r W .� � s:� •' � + ''" � 4 I +� � - i I� l• i ' ^.f Y �}t r s� a � " �� , � � . � �� . -T '� . . . .. E�� • - w. ' �� .i � . t . _ �.� g � DESCRIPTION Interceptor trees are new trees, or existing trees that are located within 25' of impervious areas. Trees intercept rain water on their leaves and branches, allowing rain water to evaporate or run down the branches and trunk of the tree where it readily infiltrates into the soil. Tree roots also increase infiltration. Trees also provide shade over impervious surfaces which reduce peak flow in streams and provide shade which reduces the "heat island" effects of urban areas. Interceptor tree credits are calculated into the site design by � reducing the amount of tributary area that must be used to calculate treatment and volume capture. New deciduous trees provide a credit of 100 ftZ, new evergreen trees provide 200 ftZ, and existing trees provide one half of the existing canopy. Only tree that overhang impervious areas or are within 25' of impervious areas can qualify as interceptor trees. The total area reduction credit due to the use of interceptor trees cannot exceed one half of the total physical tributary area. All interceptor tree credit calculations should be completed with the Credit Calculator in Appendix C. � A-31 � City of Santa Rosa and County of Sonoma � � Y---.�-�--_-�_��.-- -- _�_-�� __.�— FACT SHEET- INTERCEPTOR TREES For example, if a project has 10,000 ftZ of impervious area and plants 3 new deciduous interceptor trees and 2 evergreen interceptor trees,the area entered into the Storm Water Calculator to determine treatment and volume capture would be 10,000 ftz-(3*100 ft2)-(2*200 ftZ) =9,300 ft2. If the project also kept an existing tree with a 100 ft2 canopy,the tributary area could be reduced by an additional 50 ft2. ADVANTAGES • Reduces the amount of pollutants entering the storm drain system. • Can reduce size of downstream storm water quality treatment measure(s) by reducing the volume required to be treated. • Provides shade to cool pavement and reduces surface runoff temperatures. • Aids in removal of air pollutants and noise reduction. • Trees required by the permitting agency may be counted as interceptor trees. • Establishes habitat for birds and other pollinators like butterflies and bees. KEY DESIGN FEATURES • Appropriate new trees must be selected from the approved tree list. See Appendix G. • Existing trees must be adequately protected during construction. • Only tree that overhang impervious areas or are within 25' of impervious areas can qualify as interceptor trees. INSPECTION AND MAINTENANCE REQUIREMENTS A maintenance plan shall be provided with the Final SUSMP. The maintenance plan shall include recommended maintenance practices, state the parties responsible for maintenance and upkeep, specify the funding source for ongoing maintenance with provisions for full replacement when necessary, and provide site specific inspection checklist. At a minimum inspection and maintenance shall include the following: • Annual inspection prior to the rainy season. • Annual proper watering and application of mulch. • Routine pruning and weeding as needed. • Replacement of trees as needed. A-32 �I Low Impact Development Technical Design Manual FACT SHEET- RAIN GARDEN RAIN GARDEN Also know as: Bioretention cell, infiltration planter ��p �' � '�; , � .�� :� ,��.' ► ,� _� ,r-�. - }. .�� w .r k�' . . _ . ��y-'� -��t;'r• ��.'-� k T TL}r, �# - •C.:r �;, .Yr ��` �rY';: , �� A � � '•�..�. '� �. ��.�.`;�'' ,�.�. ��, DESCRIPTION Rain Gardens function as a soil and plant-based filtration and infiltration feature that remove pollutants through a variety of natural physical, biological, and chemical treatment processes. Rain gardens are usually installed in yards or common open areas to treat storm water from rooftops and parking lots. ADVANTAGES � Provides both water quality treatment and volume capture. • Provides storm water treatment that enhances water quality of downstream water bodies through natural processes. • Vegetation provides shade and wind breaks, absorbs noise, reduces heat island effects and adds to an area's landscape features. • Establishes habitat for birds and attracts pollinators like butterflies and bees. LIMITATIONS • Most effective if installed flat to promote infiltration. • Prohibited in areas of known soil and/or groundwater contamination. If soil and/or groundwater contamination is present on the site or within a 100' radius of the proposed location,the North Coast Regional Board review and approval is required. ` A-54 City of Santa Rosa and County of Sonoma ^ �� FACT SHEET- RAIN GARDEN • Should not be used in areas of high ground water. A minimum of 2' of clearance needs to be provided between the bottom of the BMP and the seasonal high ground water level. If ground water is less than 2'from the bottom, additional design elements may be necessary(impermeable liner, subdrains, etc). • Do not use in areas of slope instability where infiltrated storm water may cause failure. Slope stability shall be determined by a licensed Geotechnical Engineer. • Do not use in locations that can negatively impact building foundation or footings. Location shall be approved by a licensed Geotechnical Engineer. KEY DESIGN FEATURES • Native soil shall remain uncompacted to preserve infiltration capacity. Fence off during construction. • Bottom of rain garden should be unlined to allow infiltration into native soil. • If present, structural soil shall be installed as described in Reference Document E. • For rain garden that adjoin pavement or utility trenches, moisture barrier shall be installed to protect road sub-base and any trenches. • Use plants from the approved plant and tree list included in Appendix M. • Devise vegetation that is both wet and dry tolerant is required. • Design to achieve 51%cover. • Install a designated high flow bypass inlet for storms larger than the design storm. See "Sizing Design" below. • If required, perforated pipe shall be a minimum of SDR 35 plastic and installed in straight runs. • Volume below the perforated pipe must be sufFicient to hold and infiltrate the design volume. • Surface ponding depth shall range between 6" and 12". • Must be designed to prevent extended standing water. All surface water must drain within 72 hours to prevent mosquito breeding. • Select non-floatable surface mulching material to prevent clogging of downstream inlets. • Direct downspouts into rain gardens and incorporate splash blocks and/or other dissipation methods to prevent erosion. SIZING DESIGN-GOAL AND REQUIREMENTS • The design goal for all rain gardens is to capture (infiltration and/or reuse) 100%of the volume of runoff generated by the 85th percentile 24 hour storm event.This is a retention requirement. If 100%volume capture is achieved than no additional treatment is required. • If the design goal is not achievable, then the bioretention area sizing requirement is: ---- -- , --- -- - — - . . - — — - --- - _ _.. .. ._ . _ _ -- , A-55 � Low Impact Development Technical Design Manual FACT SHEET- RAIN GARDEN o Water Quality Treatment of 100%of the flow generated by the 85th percentile 24 hour storm event, as calculated using the Rational Method and a known intensity of 0.92 inches per hour, and o Volume Capture (infiltration and/or reuse) of the increase in volume of storm water due to development generated by the 85th percentile 24 hour storm event. This is a retention requirement. • All calculations shall be completed using the "Storm Water Calculator" available at www.srcitv.or�/stormwaterLl D. Inspection and Maintenance Requirements A maintenance plan shall be provided with the Final SUSMP. The maintenance plan shall include recommended maintenance practices, state the parties responsible for maintenance and upkeep, specify the funding source for ongoing maintenance with provisions for full replacement when necessary and provide site specific inspection checklist. At a minimum inspection and maintenance shall include the following: • Inspect twice annually and prior to rain events for blocked or clogged inlets, eroded areas, sedimentation and trash or debris accumulation. � Obstructions and trash shall be removed and properly disposed of. • Inspect twice during the rainy season for ponded water. • If ponded water is observed,the first few inches of topsoil should be removed and replaced. If ponded water is still present, further grading and replacement may be necessary to prevent mosquito breeding. • Pesticides and fertilizers shall not be used in the rain garden area. Non floatable mulch should be instead. • Plants should be pruned, weeds pulled and dead plants replaced as needed. • Observe level and condition of mulch. Add to, re-grade or replace as needed (non- floatable mulch required). • Confirm slash blocks, or other dissipation method, exist to direct downspouts into rain garden. Readjust location if needed. Replace if necessary. • - -- -- - --- -_ - _— __---=:-----_-:-_ _ -_ -_=- -- _ - = __ -- . A-56 � City of Santa Rosa and County of Sonoma ~ � ~ � „ _ 3 " I � 3 � ° I � � � _ � � v w � 3 Y � � a to � � I � E vL I a � � a3i � v C o � y ;� C a �C � � ~ � � � V C � 7 � � a O � � O p O � � U u C �'a � � U N � d C � �� a � I O u �- v �' m a.. C 'D L 'O C L C C1 • C Y GJ O ` Cl � y 3 � Q � � � V N y V a� p a� � 'Q v > � Q � v .. C C�i � N � v�i � '6 .0 � � v�i �^ 1 �- v 3 Q f0 �,, y � N N in Q c0 w '� 4 c � � � � � * L .� t'_' fl- � ci �n c 3 N � N O � T � O O N +� � "8 m O �^ � u � w a, � t' 0 C Cl +.' a� � u p cL6 Q- :F, � N ` J ° � ai � • Q, eo a� � �' Q`t on � �' -� ,� ° il Y � n a a � r° • c° fl- � v �, � �' -n j � �, � o � � Q- E 'a E � c n �' 3 y o d � � V � � oo a :Q � v v -a y n v � c � o c o co �; � '3 m �- °,.,' �n v � m m ,� �. 3 �, n W v^� Q � ° � o � c •o � �� t m ,° � � ! _ � a, oc 't o � o ,� ,� o Q) L 3 � � � � Y V Q L Q. � Q � > � ' � � � O 6.. � M � Y C �. O O � � +� t � � � N p N N �= � � 7 O�C � ZN � U O � O oC a� � � �i U � >. 3 • • • • • ■ • • � W � Q '` � a� ` o � � � � ,� � = a�i Q a � Y � � � � O N 4. � U � � Z � , '° o 'a C ,� �o fO v , E Q a� � � w °D �o � � �, m � c `� p� v � � � t � c C7 � w/ � -O O. _ O a� c'�a 'D > � w i■I� . � c O v � y � •@ i � � � ,h � c `p l7 3 � � a� c�• i +.�• � = u' c o�n•c -a ,�o o Y E � `_^ ` `^ Y a�i .' =o � o -6 �- � ° ' U �c v °C u .c � � v *-' •� I � V �-' � C1 �"' ��6 � t �• p � 7 � C � c N ++ Q C f6 CO U C L � C "d � Y O � I f6 (, � � N ' � i M � C `�' fp �j fp U � N C p +' t++0 v +'�-' �h0 +�-' UJ � O � � � o >- � `� � 3m '—^ :� � a', ,; m C }' ',c �' Q � c � � � m _ � v ''o °i' ,° �, v i in a � .� c ai a o � CJ C � � 'p L C y II +A+ �, 3 �, I � � � ��. s � � � � � .� " co � 'L u o � � �:_-: ., � a; � v '+� E ai I n rfL^0 0 0 0 c � o � � o LA V V � O � y -a :�+ � � � Q = Q � � � � v v a, v f � c � o � � � c u a�pUIp.IQ a _ � �. r v � � � v �, o. � v ' � o r, u o c c m ,n I i c � °1 3 c � I '�o � E � c � aCi � .0 c � �� '° _ � p � '3 �i �n w - � C y y I d � L � '~ N �I p C p ii U m c � �l y: •— i. � N � � vf � � � � — � � � � 3 N li Q- C f0 "O i-+ . ++ N t10 .� CQ V O � � � 4J � 1 � � uJ N aJ +� +_ � �p � ...� I c � � ... � � ,v� o a� w � � I� N � C U � � c � � � V Q � � �, fp O fp C V -p to fl. � Q. � E > C � Y � � L � +� � � � o' � � � � i V � � �+ � v v -a -a L � c fO .c � •� W ` � a � � L � � � � � _ 0 3 � I � � � -a � � a, a � ` � + co ,� _ '� � _ -°Jo °�' a � � � a `t° � � o � 0 1 � � � � v � � ,� v a v � � � c + V � y� � � C ` � t � �c � � C "a O v I C O c � � � c� L U �r0 v � � 'U I 1 a • E � -o =a � on v E a -a � � v �I — a� = v � c a� C v s ra v o c� c Z LL � L.L � d0 fC d' C d' U 'D � d' f0 f0 N� • • • • • • � � • I� Q O1 � 3 ^.,'r I � a � �° Q = � ''' a` i� m V � v i � �.� c a�i � *' o i�•a° Z � �. • v .__ � � '� � Q m � ° � c`o s �-' v �° 'v ' � a � a � � � � c > � ` ` �� + c o0 � � � v v�i � �c O 0 �.�,c� _ OA � M1• Q C C >'.— y 4J � f0 �n t10 � � Y y�„ i�+ � 0 � � � '6 Q i�+ �F � C I t C j �O +�+ N N � f0 �O (ti. > v � Y � v ..0 .� � CJ � V � p. N +�' � � "O � C .LF, �n N 'C � �n "O �i I— +: v o N c c `° E c�o -a 3 � ;� � m v f0 E c � � � � � � o � � � � u -o > � ,c � u o � �� v � _ +' O U pp� � C C � �'' � +f�.+ � fa v 'n N '� Q- y � � C f0 LJ N • E � GJ � LJ � � �-p O G1 � Y GJ ' � N E � G1 � �`• � 41 N L r`• N += � O G1 t vf V t E C .� .0 �' f0 N L U GJ ..0 � � L' � � � � � � �� N L �' �n v 4,1 L1 ++ � .Q ++ '� O p N � 3 � � � � � uf ++ � "O ro Q Q. � u Q.. � t0 � � Y I 0 � � U � I �p � �' L! Q- Q � � � H 3 � � � � � � � � �, N 'v 3 � � � � �, � � � � � � � � � � a ° � a � a �c a a � a a � a a �c a •�. ,� " � u�i � ` , a 0 0 � � � t� � � UOIS0.13 °' i * � � � �� Y � � � a � E �° o � j; u � N C C I I � N C �p °1 3 c y E � c � �o � w � u � � ci f0 — � � 3 N v = � C d � L � C � ,� 3 , ar I U � c � N I t y �' I V � � O � I X O -p ++ i � Y � r � i L ]� (0 �"+ � L � L � Q� Q� � I{ N C ir f� � fA Q� �L � I J Y � � � � � � � f0 � � (C � � � � � � Y ro co � O V � � -� -� L = � v � �, v � Q � � � W L ` fD � Y � a, .� . � I i �� f6 � Y � � i � � � 4J N C � (0 �n � � C � � � � � O V � � ;� � :� � v �, v = I �p � ,., t -a > N > •,n � v� V cLo O +J O � O :I 1 � d�,p 'o � 00 � p�p � U � 'I Z '�. v a, a, a, � I— > cc � � � > � :�' c�o • • � � • I 0 � � � � N C Gl h Q t `! N a V !' M1• Z � M1� � `o v �, 3 " E Q � � 3 L � � o � +� � c +� on o � � �� o �' a`, � � `�' ? r "a > O V V 7 C j s- � T C a� � O C > � -a �, O I� � Y m •N � +�.' �° '^ � � O � �j +'�+ V "a 'D N N I U C C.0 C +� L C c v C C � � � � f0 N t' � 'L � � +�+ N I� fo � � j ++ vYi � N � ��., �� N :p �n -O N Q Q N . 'I (O I � C O � +, � Itn C � �O t y 3 � oNc �n � �c- v� o�c � cn � v a � a a � a a �ca I�-�. � � � � { Q a «% � � � uoi�e�a�an � �°a, � ;� v I w � n � �I v u � �� c c �I � N li c � � � 3 { c •� � i E � c o � � a a ! .0 c � � � _ �� 3 I N Gl !-' C y c � d � L E � 3 � _ � u° � � U Q '�"� �L a� 3 � L G�L1 � � .� � j L i co y C a cLC O p , � � GJ f0 � L 41 � L � C � ` Q O \ tn Yl � � � � V "0 C N C � I +' �p 7 � +' "a � � a' O pp .vf "6 >` U � c c � a c •y �o � co � g t *' � c -° -�'a c `o fl. � v V � � � ,h0 � \ 41 \ � � 7 W L L � O ,L O U Y C N L Y � '3 i� � � � IL/� ir � f0 � � � � 2 Oa! fC f0 � � C .` .G C 0 "� 4- � -p N O N � C -p I V � > > U � � U � GJ � � •� � h�0 O O fp L fp • �., � C L . � t N N N � � � C1 E 4J '� � N f0 � Z oc � � � a u � v oc v 3 � v • • • • . . • � v�i c � t N Q � � ,� a V � , ro � � � � � L c � o QG! a.+ N � `� r`' O � � •� � � � U I� u c��a �`• r`• � � .L � p. , a � i f0 � CO � U C ++ C � � � � 7 � N � I 7 M �L � v .� m co +�+ � O U � � v a � v°�- c �`' a� � -o . � � � -° �' v " a�i c `° � c v �o � v � � o v � �o v � � � s v +� � �' ° � •� c7 v � t " a � o to � y ++ c Q � � � � � Q � � � � +J c ro r � , � O r � C N N (n (n !n ln VI (n ln (n � 3 OC tn OC � N � � N � � (n � OC ln � a � Q a cc Q a oc Q a ac Q n. � Q V O �O � � � Q a+ w a +� � � �eaaua� dW8 I � � � � � � � O � F O O - � � � m ddo I Z O a co � � = � N �O � LL,jfn � � w � �} o k az a � z � z � oz � wwoo � � W � � aZ � � F_- � a o � � Q � o � > z � � w � � � Q � � cwn � woo ? � w � � w � w � � w z � c7zz ¢ awX w � n. m � z w � w � wOO � O � a � � w0 a Q �u = � oo > aaorm � Qmo � � � cn Z � c�i c�i � �ri Z � � � 4Z ' '�`' � � Z 3NI� 10� V �_ ��--.. _ --� p � N oU �0 !A � ,�_._. � Q �j � � � �..�-•-.._.-- �.. � � _ � U � � � � � � � w o � W J O m p � � � = o � � O � z m ° � � mJ = aw � g � -' =w � � = m ? � c=i V � ~ w Z J J � � � w Q � _� � H z � U � i�l � Z ui O N 'x I��.l •� z F- � °� k in Z U w � �� o z W � \�\\�\ w � � �� Q � � W ��\\\ o o Q N� = � ..�'�� W �� m cn U '��,c , N � � �+� � � � �� rl;.:Tr� . �„y,wr 7 I�~ i 0 Q' W W (n W Z Z mUC7 J z Uw O � } J �t Q � Q w U °0 �. O Y Z m � � QwZ Z �� O � Qd z c~l1 ZU w � m > can0 � w � � � C1 W w -� LL1 �I�. � C� � O cai� O —�� z � � � c� c O � �� (� 11!—�J. — i. ' '_ —_ '�•'' - 'v o �� - - I`d3bY/�002i — V •. . _ z f.._ _� _ f�i�`� f� �`i i�`f�-1 i . . _. T � �� O —�i—r,- ,� V � ^ 'L^ � O \ f r = Q � � � � w J d � ^ � Zh-� � � ti � � U) � � = W � Z O a Qz aWz � zzg � o c., w �"' QZu1Q2 ~ z � � U � w ° � � � wC� gm � Z = J � ° w � � o a Q o � > z w � Q QWZ � � .- � — U U cwi� � wooz � w � � ¢ w � w a. a � 0 w z } c� zzQaW z � � am � Z w � w � woo � o � � o �. owo a Q W = � oo > a � o �- m � � omo � � � �n o Z z � c�i ri � ui � Fy� l.�,j �Z � J OZ --- �. -,- -. ` ' �`� � Z 3NI� 10� � � � �v � m � o � �- Qw = u' � � �n w c�n �' J p w � I I w O � W - M m J � � I I m 0 .«� wpa N � � = QH ii � � Z mJ � � w c� a � � � = g � .T U � � 20� Z I i C~7U � ZQ " ZQ � = Z z I I J U !. w � d N I�1 d W � I Z Z U w �� \�� nw. Z z (jj � � z a Z Ow �\ \\\ �, w ; � � Q w cA J � iv Z J �`�r�, w O p U t� � � 4i�1 � �� ap tn � ��.(� , � �f��,{`a �� :��,,„�r � . T� Z ,., �... "�� O Z N � W � z a fw W W Z Z � U mVC7 U w � � W O � w � uQ3 � (n � J O Q W � J w m Q w Y Z °o > �— > ~ O Z o V O �CL V W � d Q > I-a- z = z 7' O Q Qw Z � � U w m > � O � W � � � C� Wo gw a � IS oC7 � O tn0 � O ��- � � � O d �. �� —� `� = z 1 O �•°• • - � d3bd�002i � �� . �� O _..T��_ � i� � � z O � � � ? O � � J � � O CJ m Q ~ . ~ w � � Z � z Z W M Z � a z a � z c� 0 — �- W W W � ODQ2Z � a � � J 0 F- � � J � � � � WC7 � � ZN � � � � O OQz � � W Z � OI- � � � a � z >- cw7zzQ °- w �Xw � aV O Z w � w � w00 � 0 � ¢ � � ww � — l� _ � oo > � ao � m � amom aQ = cn p � O z .= c�i ri � ui Z J OZ Z U � �1 �Y O � cn o c� - '� - '-__�' � 3N1� 101 �-� � o � . m .�_--�.. V � Q W = � � � ` -_„ � w � � H � _ - a � z o �� J � � w Q � o � wJ - ° cn I I °° o am � Z m � � N W O 2 a W I I O ~ � � J a cn � -� = g � � � �_ � J � O °° Z II zJ � �' Z � W � � J V N O O a � z a w � w M I,i . � �. � Z � otf O W I- m Z �� \\ ; m � J � Z� p \� ' a u�j I N Z Q � O J r �~ w �� . �o � � � w � ♦�� y C � 'f s�':'�ti , �—l� Z �'`•t;��,h�`� - ` �� .x '� 0 1_ - w i z � � o � w W v � w w ww ? fn � u~ici � 0 Yz J Q o � w Q � a � m OJ � � wmJ � U w i- _ � � � ~ Q Wz � z O�� O � Qd z � z (=j � W 7 m > cai� 0 � W � � � C� H � J W ww a � �i�� oc� � � cno --�_ o � o - - ovai 1= o � =1 I- .�� _ , ' 1T � - P` •. . • ` `d32i`d�002i - �� ' i�� o j _�L�1��1�1�1-- ��7 —f�T O �j�� APPENDIX 3 LID Determination Worksheet Project No.8619.00;August 10,2017 � ^ �� /`�� APPEND[X A DETERMlNATION W�RKSHEET tow Impact DevelopmentTechnical Oesign Manual FOR OFfItE USE ONLY: Prtnt Form Does Project require permanent C ity o f storm water BMP's? Y O NO S�.�.ta ��sa ' �� Review Fee Paid?N O � U DETERMINATI�IV WORKSHEET PURPOSE: Use thts form to determine whether or not this project will need to incorporate permanent Storm Water Best Management Practites(BMP's)and suhmit a Standa�d Urban Storm Water Mkigation Plan(SUSMP�. APPUCABIUTY:Requred with aIl entitilement application packages,improvement plans and building pennit applications. Information p�esented on this worksheet must reftect the flnal development condition. P�rt 1: Information Holiday Inn Express Alpesh Jivan Project Name •Applicant Name Airport Park Boulevard,Ukiah,CA 555 South Orchard Avenue 5ite Address Mailing Address Ukiah,CA 95482 Ukiah,CA 95482 City/Zip Gity/State/Zip Permit Numbe�(s)-[f applicable Phone/Email/Fax LACO Associates 31 1 S.Main St Engineer Name Mailing Address Ukiah,CA 95482 (707) 462-0222/guevarag�lacoassociates.com City/State/Zip Phone/Emai) Type of Application/Project: �— Subdivision �-- Grading Permit �- Bufiding Permit � Design Review r Use Permit r Other •Applicant is the owner or developer. 12/7/11 venion 6 Page 2 of 6 Determination Worksheet Part 2: �ther Reeulatory Determinations CALGREEN; i. Does this Project require a non-residential building permit for a newly constructed building withaut sleeping accomodations?' YES: 'Phis project may need to implement permanent 5torm Water BMP's anc!be designed in accordance IX with the Storm Wate�Low Impact Development(LID)Technical Design Manual due to CALGreen requirements.Complete the remainder of this worksheet. r NO: Complete the reminder of th[s worksheet Sectian 401• 2. Does this Project require a section 401 permit7 2 r Yes (X No 2A. if YES.are any of the following a component of this project?(Check al)that apply} r Disturbance of 2 acre or more of soil (— New OutfaN (' Any new impervious su�face If you checked any af the boxes in section 2A,please be advised that thts Project will require North Coast Regional Water Quality Control Baard review and permanent Storm Wate�BMP's designed in accordance with the Low Impact Devefapment{LlD)Tech�ica)Design Manual. Skip to page six and sign the"acknowledgement signature section." Initial Determination: 3. Qoes this Project create or replace 10,00Q sq ft or more of impervious su�face? (� YES:Complete the remainder af this worksheet. r NO:This P�oject does not need to incarporate permanent Storm Water BMPs. Please go to page 6 and complete the exemptian signature section. 1. Additions,alteratfons,repairs and exisdng structures are no[subject to the requirements of CALGreen.For further Information on determining building nermit requirements,contact the goveri�g agency's butlding department. A 401 permit(s required from the North Coast Regional Water Quality Control Board(NCRWQCB}if any part of this project is located within or ad(acent �o"waters of the State"which can be a creek,drainage dkch,wetland or any seasonal waterway.For furthe�information on determining 401 Permit requirements,tonW�t the North Coast Regfonal Water QuaUty Controt Board. Page 3 of 6 Determination Worksfieet PART 3: Exemptions 1. Is this a routfne molnteeonce ad)vity3 that is being conducted to maintain original line and grade,hydraulic capatity.and original purpose of faciiity such as resurfacing existing roads and parking lots? Yes r' No (� 2. Is this an emergency redevelopment adlvlty'required to protect public health and safety7 Yes I— No I}� 3. Is this a project undertaken solely to install or reinstall pablic u!!llHes(such as sewer or water lines)that does not include any additional st�eet o��oad developme�t or development activities? Yes r No � 4. Is thls a reconstruction projects,undertaken by a pablic ogenry,of street or roads remaining within the original footprint and less than 48 feet wide? Yes r" N o � 5. Is this a stand alone pedestrian pathway,trail or off street bike lane? Yes r Nc � Did you answer"YES"to any of the abave questions in Part 3? r YES: 5top. This projed is exempt and will not need to incorporate permanent storm water Best Management Praciices. Please go to Page 6 and complete tbe exemption signature section. �( NO: Proceed to Part 4 belaw to see if this project will need to incorporate permanent Storm Water BMP's. Part 4:Praject Triggers Projects that T�igger Requirements: Please answer the following questions to determine whether this project requires permanent Storm Water BMP's and the submittal of a SUSMP. i. Does this development or redevelopmen!project create or replace a combined total of 1.0 acres or more of impervious surface`7 Yes r No r 3 Rou ne Ma nienanceAd v -T is exempt on nc u es activ t es such as overlays and/or resu�Facing of existing roads ar parking lots as welt as trenthing and patching activities and reroafing activities. a"Emer+�enty Redevelopment=The Regional Water Quality Control eoard must agree that the activities are needed to protect publlc health and safety to qualify for this exemptien. 5"Reconstrudlon"is de�ned as wark that replaces su�Faces down to subgrade.Street width is measured from face-of-curb to face-of-curb.�verlays,resurfating,trenching,and patching are considered maintenance activities and are exempt. , 5"lmpervJaus Surface"is defined as an area that has been modified to reduce starm water runoff capture and percolatian lnto underlying soils.Such surFaces include rooftops,walkways,and parking areas. Permeable pavementsshall be cansidered impen+iaus for this section if they have subdreins to preclude infiltradon into underlying soil�. Page 4 of 6 Determination Wo�ksheet 2. Does this praject create or replace a combined total or 10,000 ft2 or more oflmpervlous street, roads,hlghways,or jreeway consirudlon or reconstrudlon? Yes r No r 3. Does this project include four or more new homes? Yes �' No �' 4. Is this project an tndustrla!porl�creating o�replacing a combined total of 30,000 ft2 or more of impervious surface6? Yes r No r 5. Is this p�oject a Commerclo!strlp moJ!$creating or replacing a combined total of 10,000 ftZ or ma�e of impervious surface�? Yes r Na r 6. Is this project a retail gasoline oullet creating or replacing a combined total of 10,000 ft�of more or impervious surface6? Yes r No� 7. Is this project a restaura�t creating o�replacing a combined total of 10,000 ft=or more of impervious surface°? Yes �— Na � 8. is this project a parking lot(not included as part of a project type listed above)c�eating or replacing a combined total of 10,000 ft2 or more or impervious surfate or with 25 or more parking spaces� Yes r No r 9. Is this project an automotive service facility creating or replacing a combined total of 10,000 ft� o�mare ar impervious su�face67 Yes r No r Did you answer"YES"to any of the above questions in Part 4? � YES: The project must implernent permanent Storm Wate�8MP's and be designed in accordance with the Storm Water LID Technical Design Manual.Please complete the remai�de�of this worksheet.sign under the "Acknowledgment Section"on page 6. r NO: Stop.7he project will not need to incorporate permanent Storm Water BMP's.Please continue ta Page 6 and complete the exemption signature section. �"fndustrlal Parl�'is defined as industrial facility or buflding and associated impervious surface on a site zoned or planned to allow industrial or commercial development(planning for mixed�use residential,industrial or tommercial development and redevelopment is included). e"CommercFaf Strlp MofP'is defined as commercial facility or imperviaus su�face on a site zoned or planned to allow comme�cial or industrial use(planning for mixed-use residential,indust�ial or commercial development and redevelopment is included�with street access and oasite parking. Page 5 of 6 Dete�mination Worksheet Part 5:Proiect Description 1. Total Project area: 98,446 Square feet or 2•26 ac�es. 2. Existing land use(s): (check atl that apply) ' ' ., ,� . ��i� � �- Commercial ��Industria� �-- Residential j-- Public Other Vacant . bescription of buildings,significant site features,etc.: Vacant lot. Natural ground throughout site. 3.Existing impervious su�Face area: I u square feet ar I u acres. 4. Proposed Land Use(s): (check all that apply} r Cammercial r- Industrial r Residential �— Public Other Descriptian of buildings,significant 5ite features,etc.: 1 Hotel: 92 Key/4 Story Building, Parking Stalls, and Driveways. BMP's will be installed. Page 6 of 6 oetermination WorkSheet �� Acknowledgment Signature Section: As the property owner or developer, t understand that this project is required to implement permanent Storm Water Best Management Practices and the submittal of a SUSMP. Any unknown �esponses must be resolved to determine if the roject is subject to these reyuirements. -- 08'-�s�—l? Signature of Property Owner or Developer Date Exemptian Signature Section: As the property owner or developer, I unde�stand that this project as currently designed does not require pe�manent Storm Water BMP's nor the submital of a SUSMP. I understand that redesign may require submittal of a new Determination Worksheet and may require permananet Storm Water BMP's. Signature of Property Owner or Developer Oate !mplemerttalTon Reqafrements: A!!cakufotiuns sho!!be completed using the"Storm Woter Colcufator"most updated version avoflable oC www.srcltv.ora/stormwaterLfD The Storm Water Colculotor and Determination Worksheet are provided in this monual for reference oniy. Deslgn Goarl:Capture(infiltration and/or reuse)of 100%of the volume of runoff generated by the BSth percentile 24 hour storm event,as calculated using the"Urban Hydrology for Small Watersheds"Tt�55 Manual.10096 volume capture is the ideal condition and if achieved satisfies all requireme�ts so that no additional treatmeat is required and pages 2 and 3 0#this cakulator do not need to be completed.This is a retention requirement. Deslgn Requ/rements:If the Design Goal of 10096 volume capture is not achieved;then both Requtrement�-10096 Treatment ANO Requirement�Vo{ume Capture must be achfeved. Reqairement 1:Treatment of 30�of the flow generated 6y the 85th percentile Z4 hour storm event,as calculated using the Rational Method and a Rnow intensity of 0.20 inches per hour. Reqnlrement 2:Captu�e(inflitration and/or reuse)of the increase in volume of storm water due ta development genereted by the SSth percentile 24 hour storm event,as calculated using the"Urban Hydrology for Small Wate�sheds"TRr55 Manual.This is a retention�equirement 1 ATTACHMENT 2 2 3 CONDITIONS OF APPROVAL AND MITIGATION MEASURES 4 TO ADOPT A USE PERMIT AND 5 SITE DEVELOPMENT PERMIT FOR THE 6 HOLIDAY INN EXPRESS 7 AIRPORT PARK BOULEVARD 8 FILE NO.: 2590 9 10 11 The following Conditions of Approval shall be made a permanent part of Major Use Permit and 12 Major Site Development Permit No. 2590, shall remain in force regardless of property 13 ownership, and shall be implemented in order for this entitlement to remain valid. 14 15 Approved Project Description. The project comprises the development of a new 4-story hotel on 16 a ±2.29 acre portion of a 4.59 acre parcel property located ±0.5 mi south of the intersection of 17 Talmage Rd and Airport Park Boulevard, within the City of Ukiah. The site is located on the 18 northern half of APN 180-080-28. The site is Parcel 1 (F6-A) of Minor Subdivision No. 2134, and 19 H-iQ7�MJ DI�F-I�EI�I�ID 20 21 In addition to the hotel building, the project comprises the development of a pool area, patio, 22 concrete sidewalks, asphalt paved driveways, parking area designed to include stormwater 23 drainage features, and landscaping. The hotel building will be of steel frame construction, with 24 S�P�AR�[��C�❑��❑❑0❑�L 14-I�XDUHdf�IJ HC�I�Il�ll�/I-F 25 floor are the following: 13,247 square feet (sf); 13,129 sf; 13,129 sf; and 13,129 sf, respectively. 26 The gross square footage of the building is 52,634 sf. Parking area will consist of 94 parking 27 stalls, including 4 ADA-compliant parking stalls. 28 29 30 STANDARD CONDITIONS OF APPROVAL 31 32 1. This approval is not effective until the 10-day appeal period applicable to this Use Permit 33 and Site Development Permit has expired without the filing of a timely appeal. If a timely 34 appeal is filed, the project is subject to the outcome of the appeal and shall be revised as 35 necessary to comply with any modifications, conditions, or requirements that were 36 imposed as part of the appeal. 37 38 2. All Conditions of Approval and Mitigation Measures shall be printed on all sets of 39 building permit project plans pertaining to any site preparation work or construction 4o associated with the development of the multi-family project and ancillary site 41 improvements approved by the Use Permit and Site Development Permit. 42 43 3. All use, construction and the location thereof, or occupancy, shall conform to the 44 application and to any supporting documents submitted therewith, including any maps, 45 sketches, or plot plans accompanying the application or submitted by applicant in 46 support thereof. 47 48 4. Any construction shall comply with the "Standard Specifications" for such type of 49 construction now existing or which may hereafter be promulgated by the Engineering Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 1 1 Department of the City of Ukiah; except where higher standards are imposed by law, 2 rule, or regulation or by action of the Planning Commission such standards shall be met. 3 4 5. Building permits shall be issued within two years after the effective date of the Use 5 Permit or same shall be null and void. 6 7 6. If any use permitted shall cease for six (6) consecutive months, then the right to any Use 8 Permit permitting such use shall terminate and such Use Permit shall be revocable by 9 the granting body. 10 11 7. If any condition is violated or if any required approval is not obtained, then the Use 12 Permit granted shall be null and void; otherwise to continue in full force and effect 13 indefinitely until otherwise terminated and shall run with the land. 14 15 8. The approved Use Permit may be revoked through the City's revocation process if the 16 approved project related to the permit is not being conducted in compliance with the 17 stipulations and conditions of approval; or, if the project is not established within two (2) 18 years of the effective date of approval; or, if the established use for which the permit was 19 granted has ceased or has been suspended for twenty-four (24) consecutive months. 20 21 9. Except as otherwise specifically noted, any Use Permit shall be granted only for the 22 specific purposes stated in the action approving such Use Permit and shall not be 23 construed as eliminating or modifying any building, use, or zone requirements except as 24 to such specific purposes. 25 26 10. In addition to any particular condition which might be imposed; any construction shall 27 comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules, 28 regulations, and ordinances in effect at the time the Building Permit is approved and 29 issued. 30 31 32 AESTHETICS 33 34 1. Prior to the issuance of a Building Permit, a Final Landscaping and Lighting Plan shall 35 be submitted for review and approval by the Director of Planning and Community 36 Development or his/her designee. All required landscaping shall be planted prior to final 37 inspection, and shall be maintained in a viable condition to the satisfaction of the 38 Department of Planning and Community Development. The final Landscaping Plan shall 39 incorporate designs derived from Low Impact Development Standards. The plan shall 40 include, but not be limited to the following: 41 a. A planting legend that includes the names, location, coverage area, percentage 42 of landscape coverage area dedicated to live plantings, and percentage canopy 43 cover of proposed vegetation shading paved areas, including required street 44 trees (Coast redwood) in the setback abutting Airport Park Boulevard; 45 b. A planting schedule for all vegetation installed on the site; 46 c. A maintenance and watering schedule for all vegetation; 47 d. Shade area calculation for all paved areas; 48 e. A lighting plan for exterior lighting install or otherwise used on the site; and, 49 f. The location and dimensions for the meandering sidewalk to be located adjacent 50 to Airport Park Boulevard. Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 2 1 2 2. Pursuant to the development standards of the Airport Industrial Park Planned 3 ' M'�I�'SP FiG�P�-I[�NDK�D XC�FLSD�F�i��XJ XV1�7�C❑C�d-ML��➢-i❑ 4 ' �MJ OL5 M'll�C�1�DlQ��/l.J �FiC�l�l`�Dlm6Ml�D�I�F� 5 cumulatively total greater than 300 sf in sign area. 6 7 Mitigation Measure: 8 9 AE-1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize 10 light trespassing over property lines and avoid directing light towards motorists and 11 pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International 12 Dark Sky Association (IDA) approved or equivalent. Prior to issuance of building permit, 13 the applicant shall prepare a photometric plan for review and approval by the Planning 14 Department that demonstrates that the lighting will not spillover onto adjacent properties 15 and that all lighting is shielded and downcast. 16 17 18 AIR QUALITY 19 1. All earth moving and grading activities shall be suspended if wind speeds (as 20 instantaneous gusts) exceed 25 miles per hour. 21 22 Mitigation Measures: 23 24 AQ-1. Construction activities shall be conducted with adequate dust suppression 25 methods, including watering during grading and construction activities to limit the 26 generation of fugitive dust or other methods required by the Mendocino County Air 27 Quality Management District (MCAQMD). Prior to initiating soil removing activities for 28 construction purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons 29 of water per square yard of ground area to control dust. 30 31 AQ-2. The burning of construction debris is prohibited. Any disposal of vegetation 32 removed as a result of site preparation shall be lawfully disposed of, preferably by 33 chipping and composting, or as authorized by the MCAQMD. 34 35 AQ- 3. During construction activities, the applicant/owner/contractor shall remove daily 36 accumulation of mud and dirt on paved access lanes that serve the project site. 37 38 AQ-4. Any stationary on-site internal combustion engines over 50 horsepower (i.e. 39 generators) may require a permit from the MCAQMD, depending upon fuel source and 40 level of operation. It is the responsibility of the City and the Client to contact the 41 MCAQMD regarding this matter and to secure any required permits prior to site 42 preparation and construction activities. 43 44 AQ-5. All activities involving site preparation, excavation, filling, and construction of the 45 Project shall institute a practice of routinely watering exposed soil to control dust, 46 particularly during windy days. 47 48 AQ-6. All inactive soil piles on the project site shall be completely covered at all times to 49 control fugitive dust. 50 Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 3 1 AQ-7. All activities involving site preparation, demolition of existing structures, 2 excavation, filling, grading, and actual construction shall include a program of washing 3 off trucks leaving the construction site to control the transport of mud and dust onto 4 public streets. 5 6 AQ-8. Low emission mobile construction equipment, such as tractors, scrapers, and 7 bulldozers, shall be used for earth moving operations. 8 9 10 BIOLOGICAL RESOURCES 11 1. Street trees shall be spaced approximately every 30 ft along Airport Park Boulevard 12 within a landscape strip or within 5 ft of the back of sidewalk. Street trees shall be 13 installed in accordance with City Standard Drawing No 601. Tree types shall be 14 approved by the City Engineer. 15 16 17 CULTURALRESOURCES 18 19 Mitigation Measures: 20 21 CR-1. If, during site preparation or construction activities, any historic or prehistoric 22 cultural resources are unearthed and discovered, all work shall immediately be halted, 23 and the City shall be notified of the discovery. The applicant shall be required to fund the 24 hiring of a qualified professional archaeologist to perform a field reconnaissance and to 25 develop a precise mitigation program if deemed necessary. 26 27 CR-2. If human remains are encountered during construction excavation and grading 28 activities, State Health and Safety Code Section 7050.5 requires that no further 29 disturbance shall occur until the County Coroner has made the necessary findings as to 3o the origin and disposition pursuant to PRC Section 5097.98. If the remains are to be of 31 Native American descent, the coroner has 24 hours to notify the Native American 32 Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to be 33 the Most Likely Descendent, who will help determine what course of action should be 34 taken in dealing with the remains. 35 36 37 GEOLOGY and SOILS 38 39 1. A grading permit is required (this will include obtaining a California storm water permit 40 and Mendocino County Air Quality Management District permit for dust control). 41 42 2. Areas to be graded for building construction shall be cleared of artificial fills, vegetation, 43 roots, and loose soil containing organic matter. Surface strippings or other soils 44 containing organic materials cannot be used as fill except in landscape areas. 45 46 3. All grading activities on the site shall be conducted consistent with a Grading Plan for all 47 disturbed areas which shall be submitted to the City Public Works Director/City Engineer 48 for review and approval prior to the commencement of any grading activities. 49 Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 4 1 4. Prior to the commencement of grading or other site improvement activities associated 2 with the construction of the dwelling unit and/or accessory structures, the applicant shall 3 prepare and submit a Mitigation Compliance Plan verifying when and how the required 4 mitigation measures will be complied with. The applicant shall fund and/or contract with 5 qualified professionals such as civil and geotechnical engineers and landscape 6 architects and/or specialists to verify compliance with all mitigation measures, and to 7 prepare field reports for submittal to the City. 8 9 5. A professional/certified engineer shall routinely inspect all grading work on the project 10 site. Field density tests must be taken during grading in order to evaluate the adequacy 11 RI�-i�RC�ADF1�.�/�RIW�$I�Pa�AJ I�CiQI�RP S�tiPoIC�-I�/RL�IQ1 12 the observation of the work; no further excavation or filling shall be done except with the 13 approval of and observation of the soil engineer in consultation with City Public Works 14 Department Staff. The contractor shall be responsible to prevent erosion and water 15 damage of the graded areas and adjoining areas during construction. 16 17 Mitigation Measures: 18 19 GS-1. Prior to issuing building permits, a geotechnical study for the project may be 20 conducted by a geotechnical engineer or certified engineering geologist, based on the 21 °/�Ql C2 I I �-i[�19�1'b9F1�[�14-I��1�RUbFKqFDG11WSF�L��(de 22 subsurface exploration, laboratory testing, and engineering analysis. Project 23 construction shall comply with the recommendations set forth in that geotechnical report. 24 All structural design shall conform to the City of Ukiah, or, as a minimum, to current 25 standard building codes such as the California Building Code and roadway standards 26 utilized by the City of Ukiah. Utilities shall be designed to provide sufficient flexibility to 27 withstand the expected ground motion induced during an earthquake. Site work for 28 foundations and structural procedures shall be completed in accordance with all relevant 29 seismic regulations. All improvements will be designed and constructed to withstand 3o any soil constraints, including expansion, liquefaction, lateral spreading, and subsidence. 31 This proposed Mitigation Measure will address any constraints due to seismic action, 32 including liquefaction. 33 34 35 HAZARDS and HAZARDOUS MATERIALS 36 37 1. During construction of the project, the owner/applicant shall provide a functional sprinkler 38 system on each floor as the construction progresses, as determined by the Fire Marshal. 39 40 2. Fire hydrants shall be provided in the two locations depicted on page C1.4 of the plans 41 submitted and date stamped August 15, 2017. 42 43 3. At mid-point of the north entrance awning, an open, un-obstructed clear height RI�❑�C� 44 must be maintained to accommodate emergency apparatuses. 45 46 4. Prior to Final of building permit, Red Curbs shall be painted in the locations to be 47 determined by the Fire Marshal at time of building permit application. 48 49 5. Knox Boxes shall be located at the front entrance and on the west entrance. The west 50 entrance Knox Box shall be in close proximity to the Check Valve / FDC connection. Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 5 1 2 6. A 3-foot wide walkway between each side and eve shall be provided around each array 3 of solar photovoltaic (PV) panels. PV panel arrays may not run continuous for any length 4 greater than 150 ft without provision of access. 5 6 7 HYDROLOGY and WATER QUALITY 8 1. Prior to construction of site improvements, a final grading and drainage plan, and an 9 erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for 10 review and approval by the Department of Public Works. The plan shall include the 11 detailed design of the proposed storm water best management practices (BMPs). 12 ' IIDLC�J HdP Sl9ZYFP HC�]�h�H�RP S�H�L�PQ�-i�L�[�NDK�14�1-IQ�1�.� ❑ 13 Water Permit and the Low Impact Development Technical Design Manual (LID Manual). 14 A final Standard Urban Storm Water Mitigation Plan (SUSMP) shall be provided to 15 support the design of the proposed drainage system. 16 2. The project engineer shall provide direct oversight and inspection during project 17 construction, with special attention to implementation of best management practices for 18 sediment and erosion control, and the proper grading, installation, and landscaping of 19 the stormwater BMPs. Upon completion of the work, a report shall be submitted by the 20 project engineer to the Department of Public Works stating that the improvements have 21 been completed in accordance with the approved plans and conditions of approval, shall 22 function as intended, and all areas have been permanently stabilized to prevent 23 sediment and erosion. 24 25 3. Maintenance and inspection of all post-construction best management practices (BMPs) 26 are the responsibility of the property owner. In accordance with the LID Manual, a legally 27 binding, signed maintenance agreement approved by the City of Ukiah is required for the 28 proposed stormwater treatment planters and all post-construction BMPs, and shall be 29 recorded prior to final approval of the building permit. 30 31 NOISE 32 33 Mitigation Measures: 34 35 NO-1. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00 36 p.m. and from 9:00 a.m. to 4 p.m. on Saturday. Construction hours are prohibited on 37 Sunday and all holidays recognized by the City of Ukiah. Interior work that generates 38 negligible or no noise at the property line is allowed outside of the construction hours 39 noted above. 40 41 Approval of additional construction hours may be requested in writing from the Planning 42 and Community Development Director and Public Works Director for extenuating 43 circumstances. The written request must be submitted a minimum of 14 days prior to the 44 date for which the change in construction hours/days is being requested and shall 45 explain the need for the extended construction hours, describe the extenuating 46 circumstances, and identify the additional construction hours requested, including the 47 duration. 48 Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 6 1 NO-2. Signs shall be posted at the Project site prior to commencement of construction of 2 the proposed Project for the purpose of informing all contractors/subcontractors, their 3 employees, agents, material haulers, and all other persons at the construction site(s) of 4 the basic requirements of mitigation measures for Noise. 5 6 NO-3. Signs shall be posted at the construction sites that include the permitted 7 construction days and hours, day and evening contact number for the job site, and a 8 contact number in the event of problems. 9 10 NO-4. An onsite complaint and enforcement manager shall be designated for the Project 11 and shall respond to and track complaints and questions related to noise. 12 13 NO-5. Equipment and trucks used for proposed Project construction shall use the best 14 available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts, 15 engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible). 16 17 NO-6. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for 18 Project construction shall be hydraulically or electrically powered wherever possible to 19 avoid noise associated with compressed air exhaust from pneumatically powered tools. 20 21 NO-7. Stationary construction noise sources shall be located as far from sensitive 22 receptors as possible and they shall be muffled. 23 24 NO-8. 1 RCL�XIA�LCC�11[IDP SQ4L�i(�RXI��N�i��d-F�EF�P �Rd-N1IDbA�CDQ�ffH��MORQ�IPoIC 25 during Project construction. 26 27 NO-9. Exterior glazing (window and sliding glass door assemblies) on fa�ades facing 28 Airport Park Boulevard and the airport shall have a minimum sound isolation rating of 27 29 Outdoor-Indoor Transmission Class, or 35 Standard Transmission Class. 30 31 32 TRANSPORTATION and TRAFFIC 33 34 1. Prior to Final of building permit, an a Avigation Easement shall be recorded per the 35 requirements of the Mendocino County Airport Comprehensive Land Use Master Plan, 36 and copy of this recorded easement provided to the Community Development and 37 Planning Department. 38 39 2. A 6-foot wide sidewalk shall be constructed along the south side of the northerly 4o driveway, from Airport Park Boulevard to the westerly parcel boundary, and shall be 41 within a public access easement. Additionally, a 6-foot wide sidewalk shall also be 42 construct from the northerly parcel boundary to the southerly parcel boundary, along the 43 west side of the proposed building. A northerly sidewalk connection with crosswalk shall 44 be made to the sidewalk at Park Falls Plaza as shown on the site plan. 45 46 3. At the time of development, street frontage improvements shall be provided along Airport 47 Park Boulevard, including curb, gutter, ADA compliant meandering sidewalk, and street 48 trees in accordance with improvement plans prepared by a Registered Civil Engineer 49 and approved by the City Engineer. The applicant shall be responsible for the relocation 50 or replacement of utilities as necessary to accommodate the construction of street Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 7 1 frontage improvements. Public sidewalks located outside of the street right-of-way will 2 require a sidewalk easement dedicated to the City. 3 4 4. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall 5 be repaired. Abandoned driveway approaches and curb openings shall be removed. All 6 work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 7 102 or as directed by the City Engineer. 8 9 5. All work within the public right-of-way shall be performed by a licensed and properly 10 insured contractor. The contractor shall obtain an encroachment permit for work within 11 this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% 12 of estimated construction costs. 13 14 6. All areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base or other 15 suitable all-weather surface approved by the City Engineer. This includes the proposed 16 driveways and parking areas. If heavy truck traffic is anticipated from the solid waste 17 company, delivery trucks, or other heavy vehicles, the pavement section shall be 18 calculated appropriately to ensure that it can withstand the loading. 19 20 7. This project is subject to Airport Industrial Park Capital Improvement Fees as adopted by 21 the Ukiah City Council. 22 23 24 UTILITIES and SERVICE SYSTEMS 25 26 1. Applicable Ukiah Valley Sanitation District sewer connection fees shall be paid at the 27 time of building permit issuance. 28 29 2. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and 30 tested, and repaired or replaced if required. Sewer Connection fees shall be paid at the 31 time of building permit issuance. 32 33 3. Capital Improvement fees for water service are based on the water meter size. A fee 34 schedule for water meter sizes is available upon request. Additionally, there is a cost for 35 City crews to construct the water main taps for the proposed water services to serve the 36 project. 37 38 4. Irrigation services shall have approved backflow devices. 39 40 5. The parcel shall be served from underground electrical facilities in the area, and the 41 owner/applicant is responsible in the provision of all necessary easements: 42 a. A 10-foot Public Utility Easement (PUE) is required along all road side frontages, 43 driveways, and any primary power that traverses across the property. The PUE 44 shall be a surveyed deed or defined on the subdivision map recorded with the 45 Mendocino County Recorder. 46 b. A 10-foot Electrical Easement is required running north to south along the west 47 side of the property, parallel to the railroad tracks, and located just to the east of 48 the existing Public Access Easement. 49 Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 8 1 6. All future site improvements shall be submitted to the Electric Utility Department for 2 review and comment. At that time specific service requirements, service voltage, and 3 developer costs and requirements will be determined. 4 5 7. The owner/applicant shall provide and install at no cost to the City, and in accordance 6 with City standards and specifications: all conduits, equipment pads,junction boxes, 7 vaults, street lights, and subsurface housing required for power distribution within the 8 development; and, all trenching, backfill, resurfacing, equipment pads, and landscaping. 9 10 8. Prior to backfilling or pouring of concrete for equipment or subsurface equipment, 11 facilities must be inspected by City Electric Department representatives. It is the 12 responsibility of the owner/applicant to request inspection. Based on final inspection of 13 the work performed and upon acceptance by the City, the applicant will transfer 14 ownership of such facilities to the City. 15 16 SPECIAL CONDITIONS 17 1. Prior to issuance of building permit, the applicant shall provide the Community 18 Development and Planning Department a copy of the final recorded map of Minor 19 Subdivision No. 2134. 20 2. After receipt of the final recorded map and prior to issuance of building permit, the 21 Community Development and Planning Department will assign an address to the project 22 site. Conditions of Approval Use Permit/Site Development Permit Holiday Inn Express Airport Park Blvd. File No. 2590 9 NO. DESCRIPTION DATE BY � I _ - . ..L:� -i � i , _._ � _ .- - �'.4•.� r_ -'-- - _J _' ` -- - _ . '= i - s. _ - ` ''}iJ�- - ___.4. ti '�--7,� ".�= �. ti -`. ' :' '_.--`~ �J£-. `�„�. 4. � . _ �_ � �� - � -ti�_ � _ �i_ : ' `.�' _ _.::' ��_ __�' _ _,- ... --• :}-. �-. _ ":+ - '_.. =�.`_-- .... � � � _a..-� `�` � +� .. t--'- �`- 1 i�. s�....' •�y�'T•-' - � +.:. - ��'' � � +,� {A F J'�_ ' =� '��'s Y" 4•y� -ar �Y`i � �' '�3. _ - • F i.� _. �.. �i`' 'i .i��_'�� y y- - r . -. i !- •-�1.� -f j ! 4f�_�_. ,�- i� � � ''� �. 7 ` _ -� 1 . �, � ` J r� 1' '�.z � L•-y '- �� t--� ` •4_ f �.Y � � _ �� '{��- � � I . . 1 � I .{ , • f_ F r ' _ _ - _ 1R,. '� _ •'�, J• `�—�� _ _ +•L! � 1?..'• . ' _ _ J�.Y`'� _ .T�. _ � .� i�� -- - �_ �.� 1.-.---__ _ 1 � - `ti. r,� - ',L____.r J = -�+.� ' r� - -�� - O �� '_-- � �. • Y_,� .�:i, --�'._.4 (,f) � w — r r» .�� — -[��, I. �� 1 - �-. -.�; _ � �r �� y'3 .�� '` -- ��.,�., 1 w � � - � -- r._�*.� ,=7=u_`=Y�' I I I � � f � � =�� _ .� _ ,�_ � _ _ �� ,��== _.-, ;-;_ : � � � � t -- — -— — - — — — --- — — ' ; t.: �� ■ * -� _ '� � •1• . - - ;i, � I �� - �a� ..; _ — --_s-- - _ - - - - - - - -- -- - r�;:?�. � i _ � {_ _ _ _ . . - __ _ -_,. � � �. I ,� ,., . � � - � -:� :, � { .1+��.�:r � -��' � � :,r_ i - � � I --� - - - - - - - - - - -- - - - - J � .�`' - E . � . i _�. -, � ''"5 _ — 1� . I I •- L4 I i - I � - - - - � - - - - - �- . - - '_, _ — — — —— — — — — — — — -- — T .�F I , �-- J;.'..�� : - � .= — ; � _�- -- - -- }: -_ '- � � - - �` -?� ��•`-'l � � -- � -- - �---� I � � � � ! ; � � ''--: I ,�` 'F' --- _ -- - -- ' I I �� 4�1 '-� I ��,� � - ---i� I I I I I � I i I l-.� ; '' _ tt' •"- _ �_�__--''. - - �..}:-�- _ --- . � I I I � � � � - - - - --- - -- - :�.,� �` 3 - _ _ _ - � - •�� I I I I -_ _ � _ - _ - _- _ - _ _ ' _-�.r•�l -� �t-- � . . 1 - - - ' ... -- '_{� --�'.� `Y-= :1 - �. � ---�� -- - ---_- - - _ - - - - - - -- - ._ � �.f' i'~^��'_.� �i=_ r� r.4y---�'� }--�-- �. � - � I _ tj - ��-'.�� y..�'' � ' �• � �� - i __ — --� -- � � _ -_ .Ii��- , _I r_�_r,:`1ti";3��,�,� �':,--�'' -:�.�� =-1 _ ;, �.,�:� . , . . - - �-," _ = S � :;T_�:��. - _, _. _ -- __ -- • r� y f' -�,�.7y��.� LFL �I �l.�� '.--:�","��,� � 1 � - _ _ -�� I ��-� �•� J"r •"P� �i��}uM ��J�� f __ Y�Y�a1 _ - � "� .:L-� .�'x..� ' �^-_i:.�: _+'� Fa.:c_+z'`'["' _ . �' �.�i1t � � : ` + -5'- :�:�--.':=:., ! t''.,�_-� s �'-' ARCHITECTURE �=�=�:��-' I `-; -;_;�: _- ._ _� �t ----- ��:� ��-*.. �-- � - - � _ ,r ;� lj '' �`�''1' _ _ _ __ _ _------- __�� - .� F .- - _ - y y � ' URBAN PLANNING ' ►"_ 1- � . �+-�r ��• �1 � ' .•�~ _- �r -- -- -` - � _ � .. _ .µ �r'f_"��. + • � -'��1�_' r -� � �� __ - � �i.� i- � .� S�=.. '��- = r`��y � +' _i � INTERIORS i � � �`a+ -s.•�, � � Ss-.�,4.�-. ��"zl -^-��.Y• � + �' -i--- �;� .; " ��f y! . � ;} 1 S'.• J L .� ,s_ti , � . "Y .-i l � ry -'# �� F II �r z�. ^-Y:'t '€�.�� :.��-�� - _ - 1=-�` ��`Y'►�'y`r'�� . y� T�= � _r� _L _ , -' - ,�.' F ��. ��- � Yr '�i.= - _ ' - � -- ��''� � �•_:�.- .� r S' �• _ . � r' �_�� t �Js.�t3J i_. -� ��kr�.r��' �w..t.:rc�-"�i�.�'} -s � �i _��, � � _ ' � # ` � � � }�y-..� � � _ � M1 �� _ � � _,+_ � OTELS/ HOUSING/ MIXED USE � `�.._, - - :�—.,��-- �_ . .,�:�.�.� - ��, - �� rt- �.�� - - � � ' +�-��_ � 1800.630.3750 . ' �^"�'�-r+r _ - �ir�'r y _ t. - - - � � ". , �� . � �� ._�y.' - �_� �� -- - . - � _.+� ?��;.y - - . .� - - •�.;�i� �.;_Y - - � �rrt�F'�in{� �--r r. . - -- - - : ' ��a I . � _ r�J .{--,dy� 1 ��-'� _ � . � I _ - - i ' , +# , . _ '�'. 1 ' �• �. - � J. '-'1 .. ` - �� }�{ _� - _ . .. ... _., ' .'- _., .. . - %4. - ' "- _ . . . .. . .. ' ' , . � � ' ' � � - -�`l- ' � � ' .. " . . - ..' . ,J _ _..-+ ' .. ,. .. . , ..' ';__ •�� _,,, - � - - � . ._ . ' ' �-+ . . . . . . - . ' . . . . . - �,� - - ' - .. . . .. . . .- � � � _ . .. . . .. `: . E I FS—LS � f :�- ,�- � � �- ` _ �:� � � .Sr.�� - E I FS—DB E I FS—WH : : . , _ _ ,_ _ . .. ,.. : .' .. ' _ ... „_ .. . .� r . . �", .., r :� � �� , _ . - � - LIMESTONE/SANDSTONE. z: � � � "= DARK BRONZE. LIMESTONE/SANDSTONE . ; �. .�.. �:_ , . � . x_ -- ; _ r_. �� . � � - � . � _ � � _ � - y � PAREX MEDIUM , SAND FINE SURFACE . , . . r PAREX TEXTURED, MULTI—TEXTURE PAREX TEXTURED MULTI—TEXTURE , � s - � = � , r r r. � �� 1 _ 7 "�3 r,-.w .v� �' �` '+v -{r✓-�. - . ' , �`, ,,: . _ _ .� . .... : 7� - , ��•z-;� �. ,�� -� 'y i,r s'r• .,.. � SURFACE WITH PDR ACRYLIC FINISH . � r9 � � 1` � Y �� Y�� WITH PDR ACRYLIC FINISH . �- -_ . . : � ��-�� --��`� � � � �:, ��u �V x �- -� - - - S U R FAC E W I T H P D R AC RYL I C F I N I S .. , ' "'' F~.a�`.�i . L�':�:,r;i.�, 1 '� :» -.c�y, K,y?. - .- H . WARNING - . ..,.._ _ ""�-rr�„�"y` _,.€.,��,y, ;�'��'* . �'trrt-�.� � � i-.�.,,Y`� � �`K�= IT IS A VIOLATION OF THE LAW FOR ANY _ � .. . . ,>. , .. �. ,".-'. ' ._ . �." . ''_. :��y'yrf-tc�5.�'�r.�-�;;,.-`�`a.�^y.'�'n'�4�.'�'�"�.t a;;r`-��`�#:.i,f�� `� ■ _, .�_ . , . . . _ : . . , .. .. . . _ r �- �s--,.. �. � s,.- .M _ - - -, � COLO PAREX RAWHIDE T022 .. �. . . ., . ,t,r�- _.�� --� �,�"`° .�� .� � --. . - � -f�'�;�`ti ��` j fi ' '� .+-a �"` Jx�"``' ,�,��"�'�� R. L. DIRECTIO OF THE A CHI ECT TO AL ER OR . . :4,,��s-�"�-��:�'��:S� �'�'`r�'-��'yu�```_�`��..`"`.rfc5�,.`� ��.,'r�,�..`�,-f.� . �_. - . .•� '.��;� � ,: . . � �' . ' _ . . ��yp,.��t ��4 ,��,sA�� „��.,.��'��°� , Q�� - , REPRODUCE THESE DRAWINGS IN ANY WAY. � - � . ' - � � . . r-�."ti '�''-"' '`.`Y;"�'�sr',�ris.'4`�� 'a= �F`�j�j;s r'+`+•� �.�`-� - ' _ „- - ' - - . ' . . . �^��k�� .c. '""^3'"ir`.�.ti`cnw 'aX,'.+r`-',.,`.�w��c-"`S��`�`�' " . ' _ ,, ...-. .�. .. � � . ...�� .,,,. "� . ` ,. ',.,: � . ,rg��,,�-•�,. •_�g;�,��,�"r-�"'„,,ay - ' _ . 4 t��#��e'-�4,_X.L Y., r..� � '+F . � , � .. � . �� _ .. ��`�oh,�t�,� - -f` _. " __ �_.._,.�.fi�»j �"r.� �.i_�� _ . _ _ _ :+..-' , _ _ ';; - - = v:• _ ... '- x ' . - ' . � _ . . . r� � -. _' '� � , _ � � ..� . - � _ ..` '" - . -"^a.� 1 .,.�: - ,w y '[r ..�'k � . � - "- � ~ � � y � �- � HOLIDAY INN . „ . � rr� .r� � �' �� EXPRESS _ - _ ,=� ,.. � �-�, � � :� ..y .. �. _ _ , -y- f�,,: �� ; � �� .;? .... � ' " _. . `;T t �.,,.. �,._"c .4 � �,�,� j "1'.�,,,n+t+s��'�/Yt �: � " C CC �� '�- ` � � E ��"� ' �'"" "�`� � � '"� E I F S—G R 1601 AIRPORT PARK BLVD. . � !.. ._' .. � __� ` I ■ r/ `r/ r/ ` ! v V • -. � +.�-' 4�., -a.'� � L'+�s' 7��J�^T� �.�"� �� r .:..a�c��'•.'�� '�x�� "��ry��"��E��'�,yY'�� V11_ll�"�17, CA 95482 � - : - - EIFS—RR � � '` � � ��'�`�"�'h�� `�� X� � A LIMESTONE/SANDSTONE . � � § �� J '`� x" PROJECT NO.: 16.032 .+. k 'ry � o.."e;' -"a.'�h,n,. . '�.."�.�.,,��.1,. �s'�..��^��'�. _ - - - LIMESTONE/SANDSTONE . �-==�y� .�_�f ��}��i �� „�c,.�. � ..ra-'�.a�',,� �-�. .:�. ..t"-r; �-�.�:a - R U S T I C R E D. �-�4�r � w��2�-��i�;� ��+��JI��st��yy� DATE: 03/02/2017 � �� s � -� � } � PAREX TEXTU RE D M U LTI—TEXTU RE Y, �•'.?' M h a•QX K +1r� � '✓T{�N�-�.^'�a:r- 7�/l'��iT � y �� x .;,�. � �. ��.. .�.:s�-�. .� .,:�� . � DRAWN BY: AB - _ - � � - PAREX SMOOTH , SAND SMOOTH ��x�:,� �� --��- _ � y �� f � �� PAREX SMOOTH SAND SMOOTH ��.�.:�.��.�:��.�:- A ,�. � CHKD. BY: MWT J SURFACE WITH PDR ACRYLIC FINISH . R FA E W I T H P D R A RY L I F I N I H . ' �� `�=��.�� .� : � . � _ - SU C C C SII ,� +�-.� ` •ld,r.. Y�✓ t. . - _ . � ]\ ) RFA E WITH PDR A RYLI FINI� ]H . �`��` -M�� f _ . r/ V � � � rI �A_.4'1?�� '''�.Y_.- ^h y'� �y'1" - . - . -, �, �',��j�� •,r,,,.�. ,�s,: ai6„' ,7 � � - � -, � r h=, COLOR. PAREX LARIAT 827L. . � -� - : �. � MATERIAL - -: _ � - � COLOR. PAREX RED ROCK 3043D. �� ,� �L -.j��J � � .v�� y -� :�, _ -. ::� M� � - BOARD � . ` 1 .h � , r `� �� , `^`is �. -�� ` - s� �` '�` t ,3' ''� �'�r j. `a r �` � .��6 � � f J 1! ' ' __' _._ .�.-"^L » ..r�:��„ " `'�''. ^f .� �a c '� w r_._.._ ...._ _ � ...�.Y .. .'-r .t:.:,.,�'�� -.._�^-:r..-+.=x.x:, ., _ ... __ SHEET AS �s. � .� � �� . I / � E� ■ i � ��f �■ ■ ■ '■ •! • �' �f� ' �' .� - + . . • , " i' I� � ' ■' I� o � �+ -1�. _ --.— �— — — _ — — .— — - •' � .. , I _� '� - - _ —_ _ � 1 i � �`� ■ � �� L� �� _ _— ; — - - � _ - - - - - - - - — - - — - - - - - - — - - - : ��Lf�'�S - - - -- - ..- � ` + � r — _ .�� —r,�t. � ..�-y-� z�-- � � � ' �t � '• � �"��. 'i � i{ 4,��, •��I� � � �rF� Fi • '.['�+!� �� .' n 'YI' I ,J �I - • ; F � � 'I. � I.-,Y-�:F ,I � 4�-'.�" ryl � � �5�.�� .1. 1 I t-7 � �� "�i, a' �T �` , . ��• , �i'i ' . , �+ .y� { ---- - . i R _'�:rr�i _�i: ---- - -- - ----- _•" " - - - ------ --- -- -- � � � ' ' � ?+'� � `�` ��f � ��T� •,�+i. I y.,. h �;�,;, �.� '� I. ;:�3�r �.:_`:.• �_. �� --- - - - � -- ----- - ' . _ � •��-�.- -- -- - -- - � � � ----- -- - - - --- -- --—---- ---- - - _ . `.:.. - . . � :; k � a �� ; -r ��- �.r �e f. , . �� _� � . - . . . - -- - — — � . _ ,. , , , � - . . , . _ . , . . • `�, i . .. .. . . . �. . �: - • '�' '� ' �r �+�►`' • '', �'c' '.- i =- SHT MTL-GR BUILDING 51GN BY a7H�R5 GUEST RflOM EXTERIDR SHT MTi..-WH �IFS-GR -- - � ELEVATOR T�P � PROVlDE BLpCKING&POWER GF�ILL�,COLOF�7�MATCH S7�N�CLA�DING,TYP. �2 -a� Co�u m n S co n ce Down L i g ht 5HT MTL-WH ADJAGENT WALL CQLOR,TYP. — — — 5NT MTL-WH GUEST RQQM E]{TERIQR __ _ _ PARAPET � GRILLE,TYP. 49'-4" EIFS-WH ExTERidR WIN��WS,TYP. - - - �IFS-WH E7{TERIOR WINa�WS,TYP. I I I - _ - _ - _ - _ - _ - - I - - - - - r��o�� 4fi'-2 114" •. - I . _ _ ; , ' - . . . . - � , TRLJSS BEARfNG . EIF -RR3" - - - - S - � - — - . 42'- 1-1l2�� i �� I �� C � � jda �n�r - - - . �j/ W1 W1 W1 _. W1 : W1 W1 _ - W1 1N1 W1 W1 W1 W1 W1 W1 W1 b `A �� - - , ,.....:.....: ,...... 4TH FtOOR , - - - - - 5L1BFL�OR - - 33'-0 3 8�� -. 1 � ...........:.........:...:.:...,.......,..:..... .,.:.....::......:...:- -:.,........ .....:..:.:..:. �: �.::.:...:.:.:.:,.: .:.:::..::.-::.-:. EiFS-DB -:. .:::.:.. :...:....,.::: <. ..-,.-:.,.-:::::.,-.::--:.::.,:-.:-::c. :rr.:-<.:::�:.-,.- .:::-<-.::.... ... ...... ..... ...... .... :... ...... .. . . . .. - . ....... .............. :..: _ . E1f�;L��. ..::.;::.::::: : ::. ..:. ..: :.:;:. .•:: ':::.:. .;. . EIFS.D � • . 1N1 W1 W1 _ W� V . W1 W1 W1 W9 W9 W1 W1 W1 Wi W1 W1 � � � � ' =;";=":"�:=:=::��=:��-=;;. � :_.�=;:, .:=:�:;::,: � � � � � � � � � � - . . 3Rp FL�OR �. - -=::�::::::;::::::-= .:.......:........,.... --. . . �-.:�.,-:-.-::=:-.::.. - -- - - - - - �- ..... ................. ... `'� -�_ � _ - - - - . , ,. —. �_ .. . ..:.. .. ::.. :. .. .... . ... — • . 22'-8 1 4�� ::•�.:•:..::••.::. - . 1 - . • EfFS-RR 3�� • - _ _ _ _ ......,... ..:... ... . _ -. ::,,...........:..:•,:..... ... .....::.:: .....::. ::.:.:......,......... ..... . ....:..: • •.-.- ... -....... • - - - - - - - - SEMI SATIN GL�SS - _ 1 :,.,.- .-.:.�:.-:.. 1 1 W� W� W� .. W� W� W1 W1 W1 W1 W1 UV1 ; , W9 2iVL] FtO�R .-._�____.. _.�.-.r;. : SU BFLOOR . . r� �� - -- - .:' - - - 5UN - - - . 12 4 1!8 D�m n � n . 'I� mm x �2 mm _ _ ( 1 ( 1 :. ::.:.::.:.:..:.:::::: :..:.: : .:. : ... _ _ e s o s 3�5 3�5 SCREEN - L 1 L 1 ; _ ' . . ....:. ...:.:...: .. . . . ... . ... . ,..:. ::.:.::..,.:..:.. .�.::-•:•::•:••::•:::..::•::�:••:::..::.;.:.;•.:..-.•:.::..�.�.;..:...:::•::.:.;•:.::•.;.:;.;•: .�• :.� :.,::.:':_•.::..:.,� ,.:::,.,...�..-•-•;�..:.:.:•:..::.,:�:_.-:�.:�.-::-•�...,::;.,;� ;:- � ,:.•;.:.�:.::=;':'�-.�..�;.;.. . . . - - - . . . , . _ , FIXT RE TYPE. 7 Vll MH _. ... EIFS-�5 . EIFS L5 U � C __ __ _ , , DE R MAN FA T RE D -VI! -'12 _ _ _ ._.- _ -= = _-_ =- _ :.::.._ ..__.� --- - =�= ---==- -, =---= --�= - - ��N C� U C U U S : . ... .. .. .. _ _ - � . . w� � . . � . ..: . � _ � _ _; SF4 5F4 - . _ _ SCREEN , ; .......: :. .... . ' ' - - ��L�R. BLUE -- =� � —a, HALI.M RK W1 W1 W1 W1 W1 W3 W2 ,. HA LMARK =- _= W3 W2 1N2 1N3 a LlGH - - _ _ _ _ _ , ;� � —- _ _ � _ _ _ _-_ _ - _ 00 _ o w '�_��-_> ��,� _ ,-- --- � --- �_� _ _ _ - - _ T LIGHT ' _ LEVEL 1� FI RE �SPAN�REL GLASS �-� pEPARTMENT APC WALL BAS� SUN SCR�EN CaNNECTION APC WALL BASE EXT�RIDR 5T4REFRONT N � RTH ELEVATI � N ILLUMINATED �IVALL SI � N ALTERNATIVE ILLUMINATED �IVALL SI � N A� IS FREESTANDIN � M � NUMENT SI � N 5�_� �� _I �_ 5`-1�� $�_1�� E � � I _� 1 I_ i i T 1 � � , t i• =N _ ti�',�� N �' �� ' � � - 1 I '_ �r' ' � _ _ � _ '�'{ � � � � T e _ �' � I.� T A _ — r (� ;�r T I � . . � � � + j� . .,� ARCHITECTURE � URBAN PLANNING -' INTERIDRS � T H�TEL51 HQUSINGI MIXED USE / � i � 1804.fi3a.3754 � I ��_s,� _ � � ��-�� _ � ��-� �� 1 I I I ' T i � � 1 WARNINC, IT IS A VTflLATi�N�F THE LAW FOR ANY PFRSDN,UNLFSS ACTiNG i7NDFR THF DIRECTIDN OF TIIE ARCIIiTECT OR ENGINEER, �1 } 2� AM P 5 C 1 R�U I TI 12� V�LT5 T�ALTER aR REPROF]iICE THESE DRAWfNCFS TN ANY WAY. — _ - _ -- _ _ � �' � -r .n�.. �_.i�•. �.': =�: - ` �- - _ l. - - _ _;�� - � � H�LIDAY INN EXPRESS � � 16�I AIRP�RT PARK gLVD. � . � � UKIAH, CA 954$� PR�JECT N�.: 1 b.032 DATE: �710$12017 DRAWN BY: AB CHKD. SY: MWT iLLUMINATED WALL SIGNS C�NSIST �F A SQUARE MDN�GRAM GABIiVET SIGN ACCDMPANIED BY INDIVIDUAL LETTERS. SI�NAGE & EACH LETTER IS lNDIVIDUALLY P�INERE�. LIGHTIN� REQLJIRED ELECTRICAL P�VIJER !S 'I2� V. ALL THE 51GNAGE WILL BE ILLUMiNATED FRQM SUNSET T� SUNRISE. DETAIL SHEET A2�1 r �� •, •� - ��. _ � • ' • �� r{T 7- w - � f � —r• � 1 � � �� . ,� r ` ~ �� r^w _ , • � . . �' • � � ..� ' _ - . _t �'�' 1��... -- I � -4 I � .'� _ • - � M • � S. F � - � � � � ' w'h� 1�"'_�`'` ,.+� ' � �,r:, -� ` r � �T ��w��Y=��+'1�C�-�t" L •�' " 1 , � "" '� � ` • • _ � ' �` • r � ' . � � - - � � � ,� 1 r _- T �, - , �, �.rr y, � . " - • -- � r _• ^. r ��! � t w _ � � • ' "r�a t . r". � -- - .,.•�� __ .,.._ , - v �� .� �,' _ '� . _ F _ ��-" '�'� - �^ ^ � � _. . , _-: _ _ � -t , � • _ - , f ry� _ ' — '' + �R- � 1 ►Z .. ��-� ^ . - .:r.--: . • �� r ' ' �{ -� � +�-� „�. •�� . � �. � r--+�-+� � �— ��~ �.a:-c.:3�i= 7:%.-:�*r-: .:-. : r :'.- � r�� - � Z ,�...�� ___ - - . _ � � -- _ _ i , w�.�, �!.� -� . +y -�+ .� ._ �~ '�� "�� +�� ' � ``r��c-"r.'�.`.`{'c'�':•'r�::.twa � �..��w � - - � � � ,�_ [' rr! � -�+�J . - "'-'�a, �'� � . ; --~•w �_+ r � � � �' 'ri - - _ en' ■�+w.�+�� w � �`' r_• - - .� � � � ' � , � � � • � ` � � + _ ~�_!�' � ,�_ •.�l�� ' ,L•. �� ' _ ' ~~ � . - � �- �+ - y '' . _ �a� � . � . .� � • • �� , s� � • _ �t � � • � . ` �r� � . r � �. ��F �� ti• , �°�" � '� +� ^ - „-'.� � -� _+� ~�r`�r � r_- � ,�� i' � �r � '_ r' `�'. . _ •- --- � " F� ~ + - � i -� - ' rt�� - � • r . ` _� •--•� ��- •�� ~ 3r� • _ - � '_�� -ti•y _ � i _ :+� ' _ -� '.. . - , - • -. a �� _ _ • - � ._ �1 --�.- �q� ' -' �+� .J� � . . • • �� -- -. .'� '-� -� . . �'��rX�+--w � ' . . � T - -- . ! __ �- - y � _ �. .. � � ��e . : __-;' - .;:.• . , . . . �i'!�:-��.. _ . - �—�-=� ��.� _ ■ � _ �_?.�_r _T— _ - 'e�- � ' -. y ti �y - ' • . J�a` _ .. '_ _. ,3 4T I�� _�'`�' - v`� I::i�.•'��I_� _ ._ r -- A-�'""'_ r'�.. I '� . - . Lf y . � - � -- _��._. _ .. - . . , _ _ � - -_ �' � ' �r _� __ _ __�w� _ �= _�.-.� - -- - � � - II ` II I :�;- f�l �, � �- - _ - _ _ ,� /� l _ ,..•- - — — . - _. � . _ � ._ ..._ � I •+I �`: ,. Y�.� p L-:� � _�.._ ,�, _ _ , .-.' .. � � � � _ ` � ! J 4r � � � '�Y3�� ,w . .. 11�_ ��r_4� � �� . .. � _ � ` . . _ � ��` - �"� � -. ,�� ' -_- - ' - -- . - --. • • . .. � ' � 1 �w' :� . . , � - ' . •�•�.. ' �t •' � I �� • ... -- � �.�� . �,,...,.. � _.- . -; . . . rT � t 4 �: _ � _--� � .� . _ _ ��y _ �� , . � ---T.�. __` � . ' ` - � . � �-'� � �4� �� ' � `� '� � �� r � . , ' _ .� �/�' • a fr . ■ • �� . ' , ' . � ' ' h1 • f � � . i � � � ` � ~ • � � � '�" � � �� + � . . �r �. _ ' . { / 7 =y � ' � r� I ►_— /�� • �� _� ' `+r� ' � �. . `� . y 1i� ti �� .�. ! ! � -� _ `. -� • • � _ � - �� "L � � _ �-_ — • R � _ . . / � r • . � '� �� ' � � � – � - - ; y � - �� --L I F �* r � � -, � " . -� 4 - ' ` � -~ � � r � � �� - � ` J �Y � • � � � f � � — _. � — � r+ ` -��t -• � w� �� + � ` _ � ��rf� . _ � — ' __ _ - � �ly � j � , �4 y�. _ � _ • � � . � t �� f ' ' _ � .- � .: � - , � _ � � , � � -- � . -- - . � - - - _ ��.�-- L � �� , i �� 4 � �� — �� _ � i � � � � � �w� � � � - - -. - _ - - _ - , , . -- - � � r � \ ■ � ' � � � ta � � � � r + , � ` , _ . " � .. � f � � ; � � . � _ � � __ �- . 1� , 1 � _ . � � �� l _ - r . _ � ,� � ---__ �� ■y' - ~ � _ � � .� -,,,� 1` � � .'I � . . , � ,� � . � � _ . -� �. � . � � ._ - � -- -- i � � _ � .:�, _ � � � � . r , . � . . . .. . . �. . � �� m � � • , . , � . . . � . . . . : . . . . • . . . � � � 1 1 • 1 � 1 / " � C • � 1 : ■ � ■ ■ � � 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: l �-�� "` A101 FIRST FLOOR PLAN � Asylum � ; 222 A2-3 FLOOR PLANS �' A110 ROOF PLAN ; o r �+ � \ A5 MATERIAL BOARD � � � l � A200 EXTERIOR ELEVATIONS 1 rn � PROJECT A201 SIGNAGE & LIGHTING DETAIL WQBASF� AVE � A202 BUILDING MASS 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 8/9/17 0 o JOB NUMBER 8619.00 ^ � GRAPHIC SCALE MEASURES 1 INCH ^ i SHEET DRAWING ON FULL-SIZE PLANS. o a� N � G1 .0 �� U � i Q � 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 � 2 INDICATES SHEET WHERE DATE 8/9/17 0 0 3 _ INTENDED TO REPRESENT THE PHYSICAL SCALE OR SHAPE OF CONTINUATION OCCURS FT CUBIC FEET JOB NUMBER 8619.00 � � QTY — QUANTITY ANY ITEMS. WHERE LARGE—SCALE PLANS ARE PRESENTED, (REPLACED BY A LINE IF GRAPHIC SCALE MEASURES 1 INCH ^ � F T G — F O O T I N G THE SYMBOLS SHOWN HEREON MAY BE REPLACED BY DETAILS OCCURS ON SAME SHEET) ON FULL-SIZE PLANS. SHEET DRAWING � �°' MORE SUITED TO THE DRAWING SCALE. � � C � . � �U � i Q � 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 � � � � � � j j MCR, RE-IdECORDED �005-10346 MCR � � � i W � W � W � W � W � W ��W W � W � W � W W � W � W � W i � i z o I <N> DRIVEWAY Q �, � � i , ' , ' , ' , ' , � , � , ' , ' , ' , ' , ' , ' , ' , 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' � � � �I o � N N FIRE ACCESS C i � � ❑ c�ii ❑ � 1' �n X1 33' 33' � � � 9,0' � 12,0' C � Q � 0 0 0 12,0' � 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 wl � � �- o000000 ... . . . . . . . . � . . . . o000000 ... ' � ' � � <N> CONCRETE WALKWAY - C I Q m _ w <N>CONCRETE WALKWAY � ' I _ . . . . . . . . . . . ' O Q 24,00' <N>BYCYCLE PARKING � � � w _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ (4 SPACES TOTAL) C Q U I1 . . . . . . . . . . . . . . . . . . . . . . 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 188,40' 13,537 SF 99,3' O �, C � m � I , � � � � o C 3 � � 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° � 4i.o� <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 y � y � y � y � y � y � y � y � y � y � y � y � 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 8/9/17 � � PROPOSED RAIN GARDEN 0 o JOB NUMBER 8619.00 .� GRAPHIC SCALE MEASURES 1 INCH ^ i SHEET DRAWING ON FULL-SIZE PLANS. o a� N� C1 .4 o � �U � i Q � 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 = � � , , , , , , , , , , rc 5so.s3 _ _ _PER UVF�A � c� - <N> _ _ _ _ _ _ _ _ _ _ � 5 .69 ' ' ' � � � � ' ' � EP 590.33 . � _ _ y y TC 590.06 TC sso.as 1. SEE SHEET C1.4 FOR SITE PLAN 3 ' EP 2.19 { i { a { a � a a a i a i i i i i i �`^• EP 590.13 � EP 589.56 " EP"588:99 � 3 EP 59 . 4 6�� CURB T ' 'T - ' 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 589. EP 5 1.74 EP 5 1.05 EP 590.77 8 FIRE ' EP 589.28 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 I 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 � 09 s l' �� U 00000000 592.10 T 591.30 (� �Q o00000o TC 90.17 CQ _ d `� N E 591.60 l 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 � Q � � EP 91.93 EP 91.13 � ' . . . . . . . . . . . . . _ . _ . _ _ . _ I A _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ TC 591 10 � TOG=590.37 EP 590 60 ' WV=589.37 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 g�.5� ' � � 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 59C.82 TC 591.18 ' 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 590.93 EP 5 0.30 EP 590 8 EP 5 9.55 TC 589.96 TC 590.40 °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 590.25 '�� s EP 588.8 Z �� _ . _ . _ . _ . _ . � _ _ _ _ _ _ _ _ _ _ � d, TC 5 � � � � 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 8/9/17 � � �o � JOB NUMBER 8619.00 .� GRAPHIC SCALE MEASURES 1 INCH ^ i SHEET DRAWING ON FULL-SIZE PLANS. o a� N� C1 .5 o � �U � i Q � 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 589.78 TC 588.82 EP 586.82 4. SEE SHEET C4.0-C4.OA FOR EROSION CONTROL PLAN Q u? EP 589.28 88.32 TC 58 .89 ' o 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 � � � � EP 587.30 EP 587.01 � , 5 TC 589.94 1 _ � �rn�N"d W � 5 EP 589.44 EP 587.57 � TC 586.61 TC 58 .86 TC 587.07 EP 586.11 UTILITY NOTE� ' EP 586.57 w � TC 590.42 TC 58 .1 6 TC 586.85 Q � -EP 589.92 EP 58 .66 TC 588.02 � TC 587.30 EP 586.35 i �, THE CONTRACTOR TO VERIFY THE HORIZONTAL AND VERTICAL LOCATION OF ALL � EP 58 .61 EP 586.8� EXISTING UTILITIES PRIOR TO THE START OF CONSTRUCTION AND NOTIFY THE S'�. 587.52 � �, . �S '� ENGINEER OF AN DESCRIPINCIES OR CONFUCTS. � 0• � TC 8.15 00000° cP � � TC 587.47 > 9•6 S EP 5 .65 M> TC 586.55 = EP 586.9 EP 586.05 U � TC 87.96 TC 58 .10 I� EP 87.46 TC 586J9 EP 58 .60 m JUNCT ON BOX EP 586.29 Q ' f �L 1 Q r > Z _ i.i..i ° 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 � � TC 589.38 M� �' TC 587.83 8�� ATER TC 586.34 � � EP 588.88 EP 588.04 �� EP 587.33 ��0 ESTIC) EP 585.84 d�� 8�� W STUB Q � s d, TC 5 9 3 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 8/9/17 � � �' 8619.00 � o GRAPHIC SCALE MEASURES 1 INCH JOB NUMBER � � � ON FULL-SIZE PLANS. SHEET DRAWING o a� N � O � �,� 1 .5A � � Q � 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 \ � i i a Q � I I \ T�Q \ �o \ � / \ / / z .o \ � / / � � / LIGHTING COVERAGE \ � � � \ � — � � � � — �l , I' � Q � � � � (TYP) � � / � � � � �� — � \ � � �o I � `n o ; � � / � � � ��' � — � / — � � / � � � . � � /�� — � � � � - � 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 N ry-\ � � �, 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 0 � � DATE 8/9/17 � � DUMPSTER ENCLOSURE ELEVATION GRAPHIC SCALE MEASURES 1 INCH �OB NUMBER 8619.00 " % 5 3/8" = 1'-0" ON FULL-SIZE PLANS. SHEET o a� v� � C5.0 �U � i Q � � POOL - - - - - T IM ER NC A GA o ao - - - - �_- - � O I oo � o0 O � � 0 0 0 I 00 � �F�F � 0 O ELEC ME � i � � --- 013 008 � � � j � .- � S S ° � -� � i----i i----i I � � � �� \ ROOM I I i I I I I � I I KING SUITE � AC ING � �� I BRE �KFAST � �� ' ' ' ' � MECH I 16 � � - � � v � � � � L J 125 �� 1 7 o�$ P NT Y � I I � � � � K NG I O i O z 3 � � � � � 021 � L___ _J 0 v FITNESS � � M � 0 � � 009 i i � , ` � � � � � � � � � ELEV. _ � �� I � LOBBY '� ' __ '� � TAIR � I 014 � � � i � � � � � — � � � 130 — , i� � �i —— I � '-- L _ 1 I � � 4� � �� / � A � 00 i----i .. i----i i----i D O � I � �� '� '� '� I �-�I ��_�i I ENG MAINT � � � �� j� I _ - --- _ ----- ----- I I � � � � 024 � — � �� -' � - � — o a o � LUGGAGE LIFESTYLE CORRIDOR 1/2" MAX. DROP—� � CORR3DOR STORAGE LOU06GE is2 @ EXT. DOORS I I o _ o 0 0 — � � ERMINATION ° SALE � � �� I OOM o2o i MARK 0 0 � 029 � GU�� 005 I LAU�NDRY �i 010 / � SERVER � � � STAIR ° 30 � ��—' �� — 10 � � ---�I LAUNDRY BUSINE S MEETIN 025 CENTER ROOM WORK � � 003 011 I I I I I AREA CHECK-IN � KI G K NG KI G ING KING 018 002 1 2 24 1 6 128 129 AL � H QO QO STORAG TORAGE � � � � � O 004 012 MANAGER � � � � � � � � � � D D W W 019 �O I I i i I I I I i i I I I I i J O L - - - J I I L - - - J L - - - J I I L - - - J L - - - J I ' ' ' ' ' ARCHITECTURE 02� � � � � � � URBAN PLANNING 0 0 0 o INTERIORS HOTELS/HOUSING/ MIXED USE � � 1800.630.3750 0 0 � V TI UL � — — — — — — — — — — — — — — — — — — 001 � � — — — — — — — — — — CD — — — — — — I BENCH I I � � I � ' E �" - � FIRST FLOOR PLAN I I 1 SCALE: 1/8"=1'-0" -- -_- - --- - \ �� 1 � � � � �� A - - � � � / / �� '�� , � ; , , � , �, � �, � ,, �_i , -- - I � � IVE Y '�' I i � � � A i I �r� E ��' I LINE OF I � _ _ , i' I CANOPY � � I � � _ � ABOVE WARNING � � � �� IT IS A VIOLATION OF THE LAW FOR ANY �� PERSON,UNLESS ACTING UNDER THE � � ��/ DIRECTION OF THE ARCHITECT OR ENGINEER, I i I TO ALTER OR REPRODUCE THESE DRAWINGS � IN ANY WAY. I I I � m � I I � 0 I L - - - � - - - J GUESTROOM UNIT MATRIX ROOM TYPE 1 FLOOR 3 4 TOTALS KING (SHOWER) 6 10 10 10 36 HOLIDAY INN KING CONNECTOR (SHOWER) 0 1 1 1 3 EXPRESS KING SUITE (SHOWER) 0 2 2 2 6 1601 AIRPORT PARK BLVD. KING SUITE CONNECTOR (TUB) 1 2 2 2 7 ACC. KING (RI SHOWER) 1 0 0 0 1 UKIAH, CA 95482 ACC. KING (ADA TUB) 0 1 0 0 1 PROJECT NO.: 16.032 ACC. KING SUITE ADA TUB 0 0 1 0 � DATE: 08/14/2017 QQ (SHOWER) 0 8 8 8 24 KEY PLAN DRAWN BY: AB QQ EXT (TUB) 0 1 1 1 3 N.T.S N CHKD. BY: MWT QQ SUITE 0 2 3 3 g ACC QQ TUB O � O O � IMPORTANT NOTICE TO ALL CONTRACTORS AND OR SUBCONTRACTORS:(COMPLETE BUILDING SYSTEMS AND OR INSTALLATIONS) IF AWARDED A CONTRACT FOR ANY PORTION OF WORK NEEDED TO COMPLETE THIS PROJECT YOU ARE AGREEING TO THE FOLLOWING TERMS; ACC QQ S U ITE TU B O O O � 1 1. YOU ARE A QUALIFIED CONTRACTOR AND OR SUBCONTRACTOR SPECIFICALLY IN PROVIDING A COMPLETE TURNKEY SERVICE IN YOUR TRADE OR PROFESSION FIRS T FOR THE TYPE OF WORK AND SCOPE FOR THIS PROJECT. G R TOTAL H 2� 2H ZH 92 2. YOU AGREE TO PROVIDE A COMPLETE DESIGN BUILD SOLUTION BASED ON THE ARCHITECfS INTENDED DESIGN FOR THIS PROJECT. FLOOR PLAN 3. YOUR BID INCLUDED ALL THE STEPS,PROCESSES,MATERIALS,PRODUCTS,GOVERNING PERMITS AND APPROVALS NECESSARY TO PROVIDE A COMPLETED AND WARRANTED SYSTEM OR INSTALLATION THAT DOES NOT REQUIRED ANOTHER CONTRACTOR OR PRODUCT TO COMPLETE YOUR SCOPE OF WORK. 4. YOUR BID MUST HAVE INCLUDED ANY DESIGN INFORMATION REFERENCED WITHIN ANY CIVIL,ARCHITECTURAL,STRUCTURAL,MECHANICAL,ELECTRICAL ��UNIT W/ACESSIBILITY FEATURES (ROOM#: A130,A229,A209,A329, A429) AND OR PLUMBING DRAWINGS;ALSO NOTE THESE DRAWINGS ARE SCHEMATIC AND ARE INTENDED TO SHOW ONLY BASIC CONCEPTS AND GENERAL INFORMATION.THE COMPLETION OF YOUR WORK MAY INCLUDE OTHER STEPS,PROCESSES,MATERIALS,PRODUCTS,LABOR,GOVERNING PERMITS AND OR APPROVALS NECESSARY TO PROVIDE A COMPLETE SYSTEM INSTALLATION WHETHER SUGGESTED ON THE DRAWINGS OR NOT. 5. AS AN EXAMPLE:ITEMS AND OR TASKS LIKE; FIRE CAULK,DRAFT STOPS,FASTENERS,ANCHORS,EMBEDMENTS,DUMPSTERS,DEBRIS CLEAN UP,ETC.ARE � UNIT W/COMMUNICATION FEATURES (ROOM#: A130, A129, A214, AZZ7, A302,A306, A408,A411,A421) YOUR RESPONSIBILITY.ANY WORK NOT COMPLETED IN A TIMELY MANNER,OR INCOMPLETE WORK WILL BE BILLED BACK TO THE CONTRACTOR AND OR SUBCONTRACTOR,AT S HEET THE OWNERS'DISCRETION. NO. DESCRIPTION DATE BY 1 2 3 4 5 6 7 8 g.� 10 11 12 13 14 15 16.1 �� I I I I I I I 211'-4" I I � I I I I � 4" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 17'-7" 8'-9" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 16'-1" 10'-3" 4" L � �� ..L� � 52-8 -11 34-4 2-11 52-0 56-3 10-3 � �� I � I I I I I � I I I I I � �� ^ � 6'-11" 13' 2" 13' 2" 13 2" 6'-3" 6' 11" 13' 2" 13 2" 6'-1 " 6'-4" 26'-3" 13' 2" 6'-3" 6'-11" 13 2" 13' 2" 1 '-10" 8'-2" � �� H� O � v , J �..L� I � I I I I � I I � I I I � I � I"LI � Zo Z� � N ' ' N - � W � - - - - - - - - - _ - � - - � - � _ - - - - - - - - - - - - - - _ N N �p � � I � � � � � � � � � � � � � � - - - - - � - - - - - - - - � - - � - � 00 00 00 0o i o0 00 00 00 � a ��j i � � i i �.�J �.�._J i i i ICE E 2ECT. � i i � � i i � i i � i i i y^ i i i L I N E N i i i i � � i I � � i I i � I � i I I i � i � 2 1 5 STORAGE I � i I i � � � i I i � I � I � I ; � � � � � 0 0 � � o � 236 � � � � �� i AC . KING ITE 6'-11" KING SUITE ACC. � I 201 I 203 I 205 I 207 I I 211 I 213 � O�RD. W I � 219 I 221 � 223 I 225 I � 22 I I 22 I I � o I I I I � I LEV. MFG I I I a � � � N � � � � � � ELEV � � H.S.K.P a a � � STAIR 1 N I I I � ° � LOBBY U w I 217 � � � � � � 231 � ' i� �i i� �i �i i� `° w �i �� i �� i 1 1 � �o T > �� I I I I I I I I I � I I I VTA I � � � � � I � � � I 234 � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � �o COR IDOR CORR DOR _ _ � I 2 2 I I I I I I 23 I I I ir> � � - - - - - - - - - - - - - - - - - - - - - - - - - - - - - � AC H JTE � � 23= _ _ 2`�� I I I I I I I I I � I I I I I ARCHITECTURE � � �i i� �i i� � i i �i i� �i i� �i i� �i i� �i URBAN PLANNING � �2 0l R i � INTERIORS li i i i i i i i i i i i i i _ o O T E L S/ H O U S I N G/ M I X E D U S E � T - 1800.630.3750 � I I I I I I I I I I I N � N 1 � � I EXT � ING � � � KI G � KIN SUITE � � � KING UITE � KIN SUITE a � � I ING � � � KI G � ING � � � KI G � ING � � � KI G � ING � I � ING � � 202 204 2 6 0 214 216 218 220 2 2 224 2 6 228 30 � — — — � r — — — � � � � � � � � � � � � � � � � � � � � I � I I L — _ — J L - - - J I � I I L - - - J I I I L - - - J L - - - J I I L - - - J L _ — _ J I I L - - - J L — _ — J I I L _ — _ J � L _ — _ J I � 1 i � i � i � i � I � i � i � I i i � i � i � i � i � i � i i � ' � i i i i i i i i i i i i i i i 00 00 J - � - - - - - - - - - - - - J I I I � I I o � I � � I � � I I I I � � � � � � � M � � � � � I '-11" - 2'-11' I � I I I I I I I I � I I I I 18'-6" 14'-9" 13'-2" 13'-2" ' 2" 1 ' " 3' ' 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13 2" 6'-11" 52'-8" "- 118'-6" I I � I I I I I I 211�_4�� I I I � I I I I 1 1.9 3 4 6 7 9 10 11 12 13 14 15 16 17 SLOPE WARNING IT IS A VIOLATION OF THE LAW FOR ANY PERSON,UNLESS ACTING UNDER THE DIRECTION OF THE ARCHITECT,TO ALTER OR REPRODUCE THESE DRAWINGS IN ANY WAY. SECON D FLOOR PLAN 1 SCALE: 1/8"=1'-0" �1� HOLIDAY INN EXPRESS 1601 AIRPORT PARK BLVD. UKIAH, CA 95482 PROJECT NO.: 16.032 DATE: 03/02/2017 DRAWN BY: AB CHKD. BY: MWT SECOND FLOOR PLAN SHEET A2 NO. DESCRIPTION DATE BY 1 2 3 4 5 6 7 8 g,� 10 11 12 13 14 15 16.1 �7 I I I I I I I 211'-4" I I � I I I I 4" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 17'-7" 8'-9" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 16'-1" 10'-3" 4" 52'-8" '-11" 34'-4" 2'-11' 52'-0" 56'-3" 10'-3" I � I I I I I � I I I I I � 6'-11" 13' 2" 13' 2" 13' 2" 6'-3" 6 11" 13 2" 13' 2" 6'-1 " 6'-4" 26'-3" 13' 2" 6'-3" 6'-11" 13' 2" 13 2" 1 '-10" 8'-2" I � I I I I I I � I I � I I I � I � M � � M P, — — — — — — — — — N — — — — — N — — — — — — — — — — — — — — o� — — — — � ~ / � _ � � � _ = �� i i i � i i i i � i i i i i � i - - - - � i B ELECT. I — � ICE 337 I � I � � I I � � I I I I 315 � I I � O I I O I i i i i i i i LINEN i i i i i � � � � � � � � � � � � � � � � � � � � � � STORAGE � � � � � � � � � � � � � � � � � 1 I I I I I I I I 336 I I I I AC . � � ITE 6'-11" KING SUITE KING UITE � � 301 I 303 I 305 I 307 I 309 I 311 I 313 � O�RD. I � 319 I 321 � 323 I 325 I � 32 I 32 I I � o i i i i i �EV. MFG i i i �� N N o0 00 00 0 � � o oa a � N I I I I ELEV � H•� I � I I � o TA I � LOBBY U W I 317 I� �I I� �I I� �I I� 338 � W - �I I� �I I� � �I ' 331 ' h �'I' T > �� I � I I I I I I � � I I � I I I � VTA _ o � 334 � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � 0o CORRIDOR CORRIDOR � � N � � I I 332 I I I I I I 332 � I I I �a'-, Cn � z � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � � � AC H TE L I �U � �U �U U� � I � �U �U � � I� �U I � �I � �� G 33= _ _ 3 5 I I I I I I I I � I I I I �� O � � � �i i� �i i� � � �i i� � �i i� �i i� �i i� �i i� �i � J �� 300 • I � �\ � � 1 I I I I I I I I � I I I I = / o ' � o � N ' � I I I I I I I I I I I n1 � Q N 1 � � I EXT � ING � � � KI G � KIN SUITE � � � KIN SUITE � KIN SUITE � � � KI G I ING � � � KI G � ING � � � KI G � ING � � � KI G � ING � I � KI G � � 302 304 3 6 10 314 316 318 320 3 2 324 3 6 328 3 0 — — � � — — — � � — — — � � — — — � � — — — � � — — — � � — — — � � — — — � � — — — � � I � I I L - - - J L J I I I I L - - - J I I I L - - - J L - - - J I I L - - - J L - - - J I I L - - - J L _ — _ J I I L - - - J � L — _ — J I � 1 i � i � i � i � I � i � i � I i i � i � i I i � i � i � i i � ' � i i i i i i i i i i i i i i i � — — � — — — — — — — —I — — — — — � J ) I �� I � I I � I � I � I � I � I I � I I I I � — — — _ K � M � � � � � - I '-11" 34-4" 2'-11' I � I I I I I I I I � I I I I 18'-6" 14'-9" 13'-2" 13'-2" 13' 2" 13' 2" 13' " 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13' 2" 6'-11" 52'-8" 40'-2" 118'-6" I I � I I I I I I 211'-4" I I I � I I I I 1 1.9 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1 THIRD FLOOR PLAN SCALE: 1/8"=1'-0" ARCHITECTURE 1 2 3 4 5 6 7 8 g,� 10 11 12 13 14 15 16.1 �7 INTERIORS OTELS/ HOUSING/ MIXED USE I I I I I I I 211'-4" I I � I I I I 1800.630.3750 4" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 17'-7" 8'-9" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 16'-1" 10'-3" 4" 52'-8" '-11" 34'-4" 2'-11' 52'-0" 56'-3" 10'-3" I � I I I I I � I I I I I � 6'-11" 13' 2" 13' 2" 13 2" 6'-3" 6 11" 13' 2" 13' 2" 6'-1 " 6'-4" 26'-3" 13' 2" 6'-3" 6'-11" 13' 2" 13 2" 1 '-10" 8'-2" I � I I I I I I � I I � I I I � I � c� � � c� _� _� N — — � � — — — — — — — — — N — — — — — - — — — — — — — — — — — — — — — — — _ N o0 00 0o N � r � i I � I I � I I I I � I I � I I I � � � — — — ELECT. — — — — — — i � _ _ � — � 437 I ' I � � I I � � I I I I 4C15 � I I � � I I O I i i i i i i i LINEN i i i i i I I � � I � I � I I I � � � � � STORAGE � � � � � � � � � � � � � � � � � I � I I I I � � I I � I 436 I I I I � ACC. � ITE 6'-11" KING SUITE SUITE � I 401 I 403 I 405 I 407 I 409 I 411 I 413 � OQRD. W I � 419 I 421 � 423 I 425 I � 42 I � 42 I I � LEV. MFG � I � i i i i i i i i i i i � � 1 � N o0 0o ao o � � o 00 0 � N I I I I OB Y v w � H.S.K.P � � � � � Q T � ; I� �I I� �I I� �I I� 438 � W - �I I� �I I� � �I 431 ' T �� I � I I I I I I � �-'�� I I � I I I � VTA 434 � — — — — — — — — — — — — — — — — — � �—� — — — — — — — — — — — — — — — — E � CORRIDOR CORRIDOR ' - - � � I I 332 I I I I I I 332 � I I I � in � � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — � AC H UTE wARN�rrG 433 IT IS A VIOLATION OF THE LAW FOR ANY _ _ _ 4 5 I I I I I I I I I I I I I I � PERSON,UNLESS ACTING UNDER THE DIRECTION OF THE ARCHITECT,TO ALTER OR REPRODUCE THESE DRAWINGS IN ANY WAY. 1 0 � �i i� �i i i i �i i� �i i� �i i� �i i� �i 1 i i li i i i i i i i i i i i i i o � � o _ _ � , N ' I I I I I I I I I I I I N N I� +'� � � � I EXT � ING � KI G � KIN SUITE � � � KIN SUITE � KIN SUITE � � KI G I ING � KI G � ING � KI G � ING � KI G � ING I KI G � � 402 404 � � 4 6 10 � 414 416 � � 418 420 � � 4 2 424 � � 4 6 428 � � 4 0 ' � � � � � � � � � � � � � � � � � � � � � � ' I I I I I I I I I I I I I I I I I I I I I I i i i i i i i i i i i i i i i I � I I L - - - J L - - - J I I I I L - - - J I I I L - - - J L - - - J I I L - - - J L - - - J I I L - - - J L - - - J I I L - - - J � L - - - J I ' � � I � I � I � I � � � I � I � � I I � I � I I I � I � I � I I � � � � � � � � � � � � � � � � � HOLIDAY INN 1 � EXPRESS i 1601 AIRPORT PARK BLVD. � � o ov �O � � , � � � � r i � i � i i N i � i i i � i UKIAH CA 95482 , � � - - � M K PROJECT NO.: 16.032 , -� �� DATE: 03/02/2017 I '-11" 34-4" 2'-11' � � i i i i i i i i i i i i i DRAWN BY: AB 18'-6" 14'-9" 13'-2" 13'-2" 13' 2" 13' 2" 13' " 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13'-2" 13' 2" 6'-11" CHKD. BY: MWT 52'-8" 40'-2" 118'-6" ' ' � THIRD& I I I I I I 211�_4�� I I I � I I I I F OURTH 1 1.9 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 FLOOR PLAN 2 FOURTH FLOOR PLAN SCALE: 1/8��-��-o�� SHEET A3 A201 1 20 3 4 5 06 1 7 1 8 9.1 10 11 12 13 14 15 16.1 �� A300 SUN SUN APPROXIMATE LOCATION OF I SCREEN SCREEN PHOTOVOLTAIC PANELS, APPROXIMATE LOCATION 0 SEE E2.4 FOR MORE PHOTOVOLTAIC PANELS APPROXIMATE LOCATION OF INFORMATION SEE E2.4 FOR MORE INVERTORS, SEE E2.4 FOR SUN SUN I I INFORMATIOf� I I MORE INFORMATION SCREEN I I SCRE�N I I A _ _ _ _ _ _ _ _ O O PROVIDE CRICKET SIGN a @ ELEVATOR SHAFT B B � � � � - - - - - - - - - � - - - - - - - - � EN EN EN EN EN EN o EN EN EN EN EN EN EN EN � I I I I N. 1/2" I I I oP FOOT EPDM ROOF I � SYSTEM 4� a ' ROOFHATCH a �SEE 3/A421.1 MECH. BATHROOM � � � � N MIN. 1/2'� � � � EXHAUST SHAFT � n I � I n I � � PER FOOT ROOF rI-� I � � BELOW,TYP. I SUN EPDM ROOF SCUPPER U SCREEN U U SYSTEM I � � MI . 1/2"� � � N � N N N N N N P R FOOT N N � N N N N N � A201 2 OE 2 A200 O HIGH INT ORD 0 ORD ° ORD ° ORD ° ORD ° ORD ° ORD ° ORD ° F F N N N N N N N N N N N N N N SUN SCREEN U TUFF TRAC EPDM ROOF LINEN � WALK PAD OR EQUAL � � � � CHUTE 5 � � MECH. BATHROOM I I I o I I I EXHAUST SHAFT I I I I I I I 11 BELOW,TYP. � �EPDM ROOF w � SYSTEM � CV a4 I EX. I EX. I EX, EX. EX. I EX. p EX. I EX. EX. I EX I EX. I EX. I EX. EX. I ARCHITECTURE EN EN EN EN EN EN EN EN EN EN EN EN EN EN � - - - - - - - - � - - - - - - - - � URBAN PLANNING � _ _ _ _ _ _ _ _ INTERIORS J J HOTELS/HOUSING/ MIXED USE 1800.630.3750 DSIGN ,4PPROXIMATE LOCATION OFI I I I I COPING,TYP. I APPROXIMATE LOCATION F I I PHOTOVOLTAIC PANELS, PHOTOVOLTAIC PANELS,I SEE E2.4 FOR MORE SEE E2.4 FOR MORE INFORMATION INFORMATION FpnM�DF- - - - - - - - - � SUN r SYSTEM SCREEN I GUTTER I I I I I I I I I I I I I I I 1 1 1.9 3 4 I 5 8 I 9 10 11 12 13 14 15 16 17 I I NOTES: I I 1. MIN. ROOF COVERING CLASSIFICATION: B ROOF PLAN NOTES II 1. GENERAL CONTRACTOR TO INSTALL AND SEAL ROOF PENETRATIONS,CURBS AND SLEEPERS. ROOF PLAN KEYED NOTES I I 2. HVAC VENDOR TO PROVIDE ROOF CURBS AND VENDOR IS RESPONSIBLE FOR PROVISION/COORDINATION OF ROOF 1. GENERAL CONTRACTOR TO INSTALL AND SEAL ROOF PENETRATIONS, CURBS AND SLEEPERS. I I PENETRATIONS REQUIRED FOR EQUIPMENT INSTALLATION.SEE 1 OR 2/A550. wAxNiNG IT IS A VIOLATION OF THE LAW FOR ANY 2. GC TO PROVIDE POWER AND BLOCKING FOR ALL BUILDING SIGNAGE. COORDINATE WITH SIGN STANDING SEAM 3. FLASH PLUMBING VENT AND ELECTRICAL PIPES,SEE 4/A550.SEE MECH.AND ELEC. DWGS. FOR LOCATIONS. PERSON,UNLESS ACT�NG U1vDER TxE VENDOR. I METAL ROOF DIRECTION OF THE ARCHITECT OR ENGINEER, TO ALTER OR REPRODUCE THESE DRAWINGS 4. COORDINATE SIZE AND LOCATION OF SATELLITE DISH PROVIDED BY AV CONTRACTOR.COORDINATE LOADS AND irr arrY waY. 3. COORDINATE SIZE AND LOCATION OF SATELLITE DISH PROVIDED BY AV CONTRACTOR. REACTIONS WITH JOIST MANUFACTURER. GC TO PROVIDE SUPPORT LEGS/BLOCKING SEE 2/A550 SIMILAR. COORDINATE LOADS I I AND REACTIONS WITH JOIST MANUFACTURER. GC TO PROVIDE SUPPORT LEGS/BLOCKING SEE 5. NEW ROOF MEMBRANE TO BE INSTALLED BY MANUFACTURER APPROVED LICENSED ROOFING CONTRACTOR. REFER 2/A550 SIMILAR. I I TO DETAILS AS INDICATED ON THIS AND OTHER SHEETS. ROOF PLF1N 4. NEW ROOF MEMBRANE TO BE INSTALLED BY MANUFACTURER APPROVED LICENSED ROOFING CONTRACTOR. I 2 6. GC TO PROVIDE POWER AND BLOCKING FOR ALL BUILDING SIGNAGE. COORDINATE WITH SIGN VENDOR. 1 SCALE: 1/8"=1'-0" REFER TO DETAILS AS INDICATED ON THIS AND OTHER SHEETS. I A407 � 7. ROOF DRAINS AND OVERFLOW DRAINS,SEE 5/A550. SEE ALSO MECH. DWGS. 5. LINEN CHUTE, SEE 3/A550. HEAVY GAUGE ALUMINIUM VENT EXTENDING FULL DIAMETER ABOVE � - - - - - - - - - - - - - � THE ROOF(PER NFPA-82: 2009). ALUMINIUM HINGED RAIN CAP TOP WITH 1"AIR SPACE AND 8. ROOF SCUPPER, SEE 6/A550. HOLDDOWN CLIPS. HEAVY GAUGE ALUMINIUM W/PITCHED FLASHING,AS REQUIRED 9. LINEN CHUTE,SEE 3/A550. HOLIDAY INN ' EXPRESS A2oo 1601 AIRPORT PARK BLVD. UKIAH, CA 95482 PROJECT NO.: 16.032 DATE: 08/14/2017 KEY PLAN DRAWN BY: AB ".T.S N CHKD. BY: MWT ATTIC VENTILATION REQUIREMENTS: ATTIC INTAKE VENT REQUIREMENTS: ATTIC EXHAUST VENT REQUIREMENTS: 12,711 S.F.ATTIC/150 = 84.74 S.F. NFA TOTAL ACTIVE VENTILATION PRODUCTS INC. ACTIVE VENTILATION PRODUCTS INC. IMPORTANT NOTICE TO ALL CONTRACTORS AND OR SUBCONTRACTORS:(COMPLETE BUILDING SYSTEMS AND OR INSTALLATIONS) MODEL#PV-24-C12 POP INTAKE VENT(OR APPROVED EQUAL) MODEL#AV-24-C12 AURA ROOF VENT(OR APPROVED EQUAL) IF AWARDED A CONTRACT FOR ANY PORTION OF WORK NEEDED TO COMPLETE THIS PROIECT YOU ARE AGREEING TO THE FOLLOWING TERMS; 84.74 S.F./ 2 - 42.37 S.F. NFA INTAKE&42.37 S.F. NFA EXHAUST 1. YOU ARE A QUALIFIED CONTRACTOR AND OR SUBCONTRACTOR SPECIFICALLY IN PROVIDING A COMPLETE TURNKEY SERVICE IN YOUR TRADE OR PROFESSION - FOR THE TYPE OF WORK AND SCOPE FOR THIS PROJECT. ROOF PLAN NFA= 452 SQ. INCHES NFA= 452 SQ. INCHES 2. YOU AGREE TO PROVIDE A COMPLETE DESIGN BUILD SOLUTION BASED ON THE ARCHITECTS INTENDED DESIGN FOR THIS PROJECT. 42.37 S.F x 144 - 6,101.28 SQ. INCH NFA INTAKE&6,101.28 SQ. INCH NFA EXHAUST 3. YOUR BID INCLUDED ALLTHE STEPS,PROCESSES,MATERIALS,PRODUCTS,GOVERNING PERMITS AND APPROVALS NECESSARY TO PROVIDE A COMPLETED 6,101.28 SQ. INCHES/452 SQ. INCHES - 13.5- 14 INTAKE VENTS E,101.28 SQ. INCHES/452 SQ. INCHES - 13.5 - 14 INTAKE VENTS AND WARRANTED SYSTEM OR INSTALLATION THAT DOES NOT REQUIRED ANOTHER CONTRACTOR OR PRODUCTTO COMPLETE YOUR SCOPE OF WORK. 4. YOUR BID MUST HAVE INCLUDED ANY DESIGN INFORMATION REFERENCED WITHIN ANY CIVIL,ARCHITECTURAL,STRUCTURAL,MECHANICAL,ELECTRICAL AND OR PLUMBING DRAWIN65;ALSO NOTE THESE DRAWINGS ARE SCHEMATIC AND ARE INTENDED TO SHOW ONLY BASIC CONCEPTS AND GENERAL INFORMATION.THE COMPLETION OF YOUR WORK MAY INCLUDE OTHER STEPS,PROCESSES,MATERIALS,PRODUCTS,LABOR,GOVERNING PERMITS AND OR APPROVALS NECESSARY TO PROVIDE A COMPLETE SYSTEM INSTALLATION WHETHER SUGGESTED ON THE DRAWINGS OR NOT. 5. AS AN EXAMPLE:ITEMS AND OR TASKS LIKE; FIRE CAULK,DRAFT STOPS,FASTENERS,ANCHORS,EMBEDMENTS,DUMPSTERS,DEBRIS CLEAN UP,ETC.ARE S HEET A 110 YOUR RESPONSIBILITY.ANY WORK NOT COMPLETED IN A TIMELY MANNER,OR INCOMPLETE WORK WILL BE BILLED BACK TO THE CONTRACTOR AND OR SUBCONTRACTOR,AT THE OWNERS'DISCRETION. 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+� _ � `�,�- . " . " . �s:*.� i�� _ �. .. �� !��'� i; � .•Y.d r�� !�� i,� r �� ^� - , �- r .. �. �. ..�. � . � �' �': � 1�. �. +q1� ,. �.� ^.,.y �Y3 � � � �. �� 'x � ..��?.,1,; .�. �� •,o .�� `�,; �� r i •�� . � � �� .'ro�i p i., � � r I� �'�'� '1 L�.�`�� .r •`� .�: .y� "_� � p :•�y.�'�� . „� i - —_ � .-.�. t� � !"�i t"''ro- ,� :� „1�, � _� _. ^a" r � _. � ? ��c � t � A� —�- � ...f � � � .i ' � � � � .� :^„ ' S• ' � � y'�� ..9�� a,. _ � �-r � _ �� r �..� _-� � �.�� .�� r�� ; . a �"w .�::. �� - � _ _ �. CITY OF UKIAH DESIGN REVIEW BOARD MINUTES Conference Room #3 300 Seminary Avenue Ukiah, CA 95482 August 3, 2017 3:00 p.m. 1. CALL TO ORDER Vice Chair Hawkes called the Design Review Board meeting to order at 3:08 p.m. in Conference Room No. 3, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. Vice Chair Howie Hawkes presiding. 2. ROLL CALL Present: Member Nicholson, Morrow, Vice Chair Hawkes Absent: Member Hise, Chair Liden Staff Present: Craig Schlatter, Community Development and Planning Director Kevin Thompson, Planning Manager Adele Phillips, Associate Planner Cathy Elawadly, Recording Secretary Others present: Gary Akerstrom Raakesh Patel Mitesh Jivan Rod Wilburn Alpesh Jivan Mark Tiedemann Lawrence Mitchell 3. CORRESPONDENCE None was received. 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 Note: The DRB is required by the City Code to review and make a recommendation on all Site Development Permit applications. 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. Page 1 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: Adele Phillips, Associate Planner: • Gave a staff report as provided for on pages 1 and 2 of the Memorandum to the DRB, dated July 24, 2017, that includes selected design-related criteria from Airport Industrial Park Planned Development (AIP PD) Ordinance No. 1152 that governs development in the Airport Industrial Park as it pertains to the areas of concern that remain for the proposed project. The areas of concern are related to sign location and area, lighting, site design, and architecture. • 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 ordinance as well as sections (H) Nuisances, and (I) Development Standards. • Requested the DRB review and consider the site plans regarding the design aspects of the project, and make a recommendation to the Planning Commission. Mark Tiedemann, Project Architect: • Referred to the site plans and gave a project presentation concerning site layout, parking lot configuration and objective thereof, building orientation/height and setback from the street, signage, architecture and design features and treatments, building color scheme, landscaping, and energy conservation. • Intent is to provide for an architecturally pleasing building in keeping with the hotel design prototype and explained the window articulation, building color scheme and building treatments help to break up the massing of the building. Adele Phillips, Associate Planner: • Asked about the proposed signage on the west side of the building with regard to total square footage allowed for the project.The proposal features±448 sf of signage where the code allows for 300 sf per (UMC §3227 and AIP-PD 5(g)(3). Relief may be granted per AIP-PD 5(g)(5). Mark Tiedemann: • The intent of the large sign on the building is so it can be very visible, and add an element of sophistication. Likes that the sign is visible from the Ukiah Municipal Airport. • A monument sign is also proposed and shown in the site plans. • Talked about the building fa�ade, pool/terrace area, and pedestrian orientation and intent of the building siting. • Talked about the landscaping and tree species as shown on the site plans. DRB comments/questions: • Related to energy efficiency and conservation, asked about passive solar opportunities and plans for heating/cooling. • Asked about the stone treatment on the building. • Related to the north elevation, asked about the shading on the building in connection with the color scheme and requested clarification. • Is the intent of the parapet wall to hide HVAC units? • How long is the Holiday Inn Express franchise agreement? Page 2 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: • Talked about the proposed monument sign. • Related to signage asked about the need to have the Holiday Inn Express branding insignia sign above the roofline. What type of signage constitutF�IJC'Dge area� for the project? • Asked about lighting for the sign on the roof. • Asked if all lighting for the project will be international dark sky compliant. • Asked for confirmation regarding the number of bicycle spaces for the project. • Possibly provide for motorcycle parking. Mark Tiedemann: • Explained plans for heating/cooling systems and how they will function. • Talked about the stone treatment and type. • The intent of the texturing/surface building treatment is to create shadow and relief, giving the appearance the building is not a flat, boxlike structure. • Confirmed the intent of the parapet wall is to shield heating/cooling system from view. • Talked about other design elements and noted the intent was not to add Victorian details to a non-Victorian building. Trim was added to the windows to provide for an architecturally pleasing appearance to match/complement the theme and other design characteristics on the building. • The site plans do not necessarily provide for solar opportunity since the building is designed to be highly energy efficient. • The sign on the roof is in a cabinet that is backlit. All lighting on the building will be International Dark Sky Association compliant. • Referred to the site plans, and is of the opinion with the monument sign and sign on the roof, there is sufficient signage for the project even though the total square footage for the proposed signage exceeds code allowance. • It may be consideration should be given about adding more motorcycle parking. Adele Phillips: • Additional motorcycle parking is not a requirement of the code and is optional. Mitesh Jiven: • Related to the Holiday Inn Express franchise agreement, there is basically a 10-year initial agreement that contains a 10-year renewal right clause. • All persons owning Holiday Inn Express hotels typically do not want to get out of the franchise because Holiday Inn Express is a premium/quality hotel type. Hotel patrons drive extra miles just to stay at a Holiday Inn Express. • Essentially a 20-year contract will be executed with Holiday Inn Express where all Holiday Inn Express standards must be met. Noted the proposed hotel is a new prototype such that many older hotels are required to conform with the current standards and if not within a certain period of time, can lose their franchise. • Confirmed all lighting for the project will be International Dark Sky Association compliant. Page 3 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: Member Nicholson: • Provided written comments regarding the project that are incorporated into the minutes as Attachment 1. • Is of the opinion the applicant completely ignored the City�Design Guidelines for commercial projects outside the Downtown Design District and does not support project approval for the reasons outlined in Attachment 1 with regard to: o The proposed building is a bland, plain, boxlike structure and not a good fit architecturally for Ukiah. o No design relief to the open bank walls or flush windows. o There are no awnings of vertical or horizontal design elements to break up �PW-1�14DS�RCQAHCffQFKe. o Architectural facades should be designed to height, bulk, and mass where the proposed project opposes this directive and aspires to be massive and overpowering, and references budget hotels of the 1960s. o The hotel template/model being proposed can be seen anywhere in the US or abroad and does not exemplify any special design characteristics/elements that would be a nice architecturally pleasing presentation to the City. The City of Ukiah does not want to see the same architecture that can be seen in any city in America or Europe.We are looking for a design that meets the climate, character, and design guidelines that have been established for the City. Mark Tiedemann: • Is of the opinion the Design Guidelines are open to interpretation, particularly with �PQHHd.P Sl9�YFP HQ]�I�mYH�I-HK�DC�i�1,PAJ-IC519�`b9FV�H�,PQHm 5°/�Lq1� comments made in January. • Clarified the building does include awnings. • Is of the opinion the building does offer design relief from the appearance of a boxlike structure. Member Nicholson: • There has been no talk of reducing a building story. The building exceeds the required height limit. • The lighting proposed may be night sky compliant without up-glare as required, but �PA,�I�( ❑m.aDQl.d-IVtDUH��ld-I�RP EVCJ�P�IC�HC-Ml�NDC1�'ll��QO�d-FRP P HQOJI�-Im be defused with other fixtures that are fitted with lens to soften the downlight. • The applicant has verbally proposed native, drought tolerant landscaping which he apparently forgot or willfully deceived the City of in prior presentations. • At the previous DRB meeting, Redwood trees or other larger trees were suggested as landscaping considerations to help reduce the building scale and screen the building. This was ignored in favor of generic mall parking-lot landscaping. • The signage is over city code requirements and protrudes beyond the roofline in which all the other City buildings appear to comply. • The Senior Management Analyst for the City of Ukiah, Shannon Riley suggested the applicant and their architect review the feasibility study for potential hotel Page 4 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: development presented to the City in February of 2017, and it appears this hotel proposal ignores this accessible and valuable reference study. • The building design process is not a one of rubberstamping a corporate cliche of bad taste in any location, but rather identifying differences in location--including climate, culture, community regulations and ordinances--and coming up with local solutions to corporate global financial aspirations. The goal is to create a design statement to exceed local community expectations. This is exemplified in the Sun House apartments currently under construction. • Does not see that the applicant has made a concerted effort to address his comments from the January DRB meeting. • Recommends denial of the proposed Holiday Inn Express hotel project and would like to see the applicant support rather than oppose the City in building a better com m u n ity. Mark Tiedemann: • Is of the opinion: o Careful attention has been made to revise the site plans that support the concept of building a better community and disagrees with Member Nicholson that the comments made at the January DRB meeting have not been addressed in the revised site plans. o Every effort has been made to propose a hotel that is a good fit for the community and acknowledged there is an exception with regard to the sign location and area. o Every hotel in the Airport Industrial Park appears to not fully comply with the AIP-PD ordinance standards. o Considering the constraints of the site and location being in a manufacturing zoning district and in close proximity to the Ukiah Airport the proposed hotel looks nice on the site, as designed. Member Nicholson: • 71�4-1�6S�DQu�KG/[�1�i�W-IC��d-ff��H�W-1�1,J C�.1J H��IJHd�J H� to comply with City code requirements and also to lower the sign on the building so it does not protrude above the roofline. Member Hawkes: • Compared to the Costco building the proposed new hotel looks very nice. Gary Ackerstrom: • The hotel roof height is not out of scale and is in keeping with the AIP PD Ordinance height requirements. • Commented on the Redwood trees he planted in the center islands on Airport Park Boulevard. Member Morrow: • The building is within the slide slope criteria for the Ukiah Airport. Page 5 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: Kevin Thompson, Planning Manager: • Relief from the height restrictions may be granted per AIP-PD 5(g)(5): 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. • Confirmed requesting relief from the height requirements is not a variance but essentially the applicant seeking relief through the use permit process. Adele Phillips, Associate Planner: • Confirmed signage, height, and parking are areas the code states relief can be requested and considered through discretionary review. • Related to height, the AIP PD Ordinance No. 1151 discusses height requirements in two places of the ordinance: o Section 5. 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. o Section 1, Development Standards, item 4, Maximum Building Height: The maximum height of any building or structure shall be 50 feet. Mechanical penthouse and equipment may extend an additional 10 feet beyond the maximum building height. Mark Tiedemann: • Related to building height, the hotel is 49�❑" at the top of the parapet wall and is under the additional 10-foot requirement in Section 1 of the Development Standards, item 4. The building is essentially 52 feet in height at the top of the elevator shaft, which is essentially a single box on top of the roof. According to the AIP-PD Ordinance, the maximum building height is 50 feet and allows for a plus 10 feet for mechanical-related purposes. Member Morrow: • Supports project approval. • Finds that the hotel design/style fits with some of the other hotels in the Airport Industrial Park and community. • Understands it is an economic development type of project. • Preference would be to lower the sign on the building below the roofline to be consistent with other signs on buildings in the community. Lowering the sign would still allow for adequate visibility. • Finds it to be a plausible decision to set the building back from the street and would like to see additional and larger ground-level landscaping along the eastern elevation to create a pleasing/pleasurable visual presentation from the street to the building. • Asked if the parking lot can be reconfigured somewhat to provide for more landscaping such that there would be more landscaping extending from Airport Park Boulevard to the parking lot. • Behind the tire store adjacent to the subject property, there is a small strip-mall that has restaurants/shops, etc., and asked about the walkway that goes across the Page 6 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: parking lot as to whether it is possible to restructure the parking lot somewhat to more effectively direct people from the hotel to the strip-mall. • The space garbage/recycling space appears to be too small to accommodate the number of hotel rooms. Mark Tiedemann: • Related to design, finds the sign as articulated on the building to be more architecturally pleasing than lowering it and placing it behind a wall. • When considering a particular design, likes to look at zoning ordinance standards where the intent is to create something that is going to be better for the environment and community. • Related to potentially increasing the landscaping, sufficient space must be provided for so that the electrical systems are well-screened. • Related to the design process, emphasizes the importance of maintaining a balance on the site with regard to parking, landscaping, and the building from an aesthetic perspective. • Commented on the building setback compared to other hotels in the AIP PD, noting the importance of being able to accommodate hotel clients and provide for a nice pedestrian-friendly orientation from the street and/or parking lot to the building. The decision to setback the building included consideration regarding safety and noise. • Further discussed the signage for the project and intent of the design thereof with regard to service and function. • Sees the importance of increasing the landscaping to better screen the area from the tires that are clearly visual in the rear of the Les Schwab Tire store building. Adele Phillips, Associate Planner: • It was noted the applicant is using tree species for the parking lot and project from �FiC&L1�i-equired tree list. There was DRB/applicant discussion about the provisions for a future pedestrian rail trail through the subject property and how this would work. An easement as part of a minor subdivision project that allows for this future rail trail was approved earlier this year by the Zoning Administrator. Attention was drawn to another easement on the subject property located to the rear of the property and its function. Mitesh Jivan: • The garbage/recycle space provided for is the standard used for hotels. Vice Chair Hawkes: • Related to the height issue, asked if the project is essentially above the height limit requirement and is administrative relief necessary. Kevin Thompson, Planning Manager: • The standards for building heights in the AIP PD ordinance is referenced in two different places whereby an administrative interpretation will have to be made in this regard. In either case of the two requirements, the project exceeds the height requirements. Page 7 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: • May consult with the City Attorney concerning interpretation of the height requirement in the AIP-PD Ordinance. Member Morrow: • Interprets the two height limit requirements as there is a soft cap at 40 feet with discretion to extend up to 50 feet with the other section advocating there is a hard cap at 50 feet for the building and a hard cap at 60 feet for the mechanical, etc. • The relevance for the sign facing the airport is that it would be visible from State Street. Adele Phillips: • Asked if the DRB has a recommendation regarding sign area. • Asked which is more advantageous: the west or the south facing sign. Member Morrow: • As positioned, the intent of the south face sign would be for people driving up to Ukiah from San Francisco, for instance, but people will also see the west face. • Asked if the applicant would be amenable to scaling down the square footage for all proposed signs to comply with the City standards for signage. Member Nicholson: • Recommends the applicant follow the area sign regulations per the UMC and AIP- PD Ordinance. Mark Tiedemann: • Could reduce the wall sign square footage and make the monument sign larger. • Likes to design things that are aesthetically well-coordinated and balanced. • / LL�-M�PW-IC�NLJ C�I�PW-i��VLJ C�l9Z.SF�VI-K�DEFZYH�-I�RI Q1E�i� There was DRB/applicant/staff discussion regarding sign area and reduction thereof and sign height with regard to lowering the �I�ImC�J�LJQ�nm below the building roofline. Member Nicholson: • Requested clarification regarding the landscape coverage. • The higher shade requirements regarding landscaping in parking lots were likely generated by climate change, global warming, and heat island effect that raise temperatures in urban environments considerably. • ,V�VD6SRLQ�IQ�PW-I rchitect believe the proposed building is a nice looking building, whereas some think it is more of a detriment to the neighborhood, as proposed. • at the last January meeting, The DRB was told the project would implement native/drought tolerant plants, and this is not the case. Redwood trees were recommended to help shield a building that does not meet community standards and sees no Redwood trees have been integrated into the landscaping plan. • Acknowledged the applicant did follow the rules of implementing City required trees for the project. Adele Phillips: Page 8 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: • Clarified landscaping for the site is ±21% of total site and/or ±20,000 sq. ft. of landscaping. • The development also includes: ±448 sq. ft. of new signage. • Talked about the building siting and compliance with Public Works and Fire Department requirements for the development. Kevin Thompson, Planning Manager: • With regard to landscaping and parking lot and corresponding shaded added the City requires 50% shade coverage in 15 years. The former code requirement was 50% shade coverage in 10 years and this was recently changed from 10 to 15 years for all City projects regarding landscaping. Gary Ackerstrom: • There is no parking lot in Ukiah that provides for 50% shade coverage in the parking lots. Mark Tiedemann: • The parking lot does not need to have one to one parking accommodations necessarily throughout the lot and would support providing for providing for pedestrian access for persons going and coming from Park Falls Plaza, for instance. Having pedestrian access is a better solution because 33% of the pavement area would be reduced. Also related to landscaping, noted if there is too much parking area citing Stables and Costco as an example it is not possible to have a sufficient number of trees to adequately screen the parking lot • Would be amenable to reducing the sign area to comply with code requirements. DRB Consensus: • Okay with building siting given the constraints and depth of the lot. • Lower the hotel branding sign below the roofline of the building and eliminate parapet. • All exterior lighting to be shielded and downcast; put diffusers on LED parking lot lights to reduce glare. • Add Redwood trees along the Airport Park Boulevard street frontage that would be more contextual and would screen the building. • Okay with Planning staff to consult with City attorney regarding interpretation of the height requirement in the AIP-PD Ordinance for the height exception. • Install native/drought tolerant plants. • Consider adding more landscaping and provide for adequate pedestrian-friendly orientation/access acknowledging the importance of a future pedestrian rail trail extending through the subject property. Motion/Second Morrow/Nicholson to recommend Planning Commission approve the proposed project, as presented and to incorporate the DRB comments. Motion carried by the following roll call vote: AYES: Nicholson, Morrow, and Vice Chair Hawkes. NOES: None. ABSENT: Chair Liden and Member Hise. ABSTAIN: None. Page 9 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: 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. Adele Phillips, Associate Planner: • Gave a staff report as provided for on pages 1 & 2 of the Memorandum to the DRB, dated July 25, 2017, including all attachments. • The site is currently Garton Tractor Inc., is an agricultural equipment sales, service and repair business located on the south side of Talmage Road. The applicant is seeking a Major Site Development Permit to construct a 7,500± sf inetal building to provide a tractor wash bay and five service bays. • 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 Avenue is gated. • Asked the DRB to provide design comments and make a recommendation to the Planning Commission. DRB comments and asked the following: • The type of the metal being used for the structure as it relates to durability and wear. • The color for the building. • The exit route and whether this will be paved or remain a dirt road. • Access from Hastings Avenue. It appears people can drive through the site and exit onto Hastings Avenue. Lawrence Mitchell: • The color scheme for the metal building will be the same as the primary structure. • Talked about other building features and corresponding color scheme. • The exit route is partially paved and gravel and there are no plans to change this. • People can access the subject property from Hastings Avenue. There is nothing that prohibits people from accessing the subject property from Hastings Avenue and leaving from Talmage Road. This roadway is unpaved. Vice Chair Hawkes: • 5 H F�i��W�I�I-MJ QID�QJ H�❑QP1�G1J[D ��1�1714-I[ffld-C�f1�❑ use of wood, stucco, masonry (brick, stone, tile), and recycled materials are strongly encouraged. The use of inetal buildings is discouraged, unless they are designed in a creative and unique way, that meets the purpose and intent of the Design C�/Cand questioned this standard and how it relates to the proposed Project. Adele Phillips, Associate Planner: • Metal is not prohibited. • The metal building is located in a Manufacturing zoning district and in an industrial zoned land use. • Related to building siting, talked about the appropriateness of the location. • Explained the delivery route and access. The DRB noted the unpaved road may be a dust issue and is likely under the purview of Mendocino County Air Quality Management District. Page 10 of 11 Minutes of the Design Review Board, August 3, 2017, Continued: Member Morrow: • Only areas of concern were the dust issue from the unpaved roadway and that metal tends to dent easily. DRB Consensus: • Likes the project, as designed. • The materials and color palate are completely appropriate for the site given the type of uses in the area. Motion/Second: Morrow/Nicholson to recommend Planning Commission approve the proposed Major Use Permit to allow the construction of a 7,500± sf inetal building, as currently designed. Motion carried by the following roll call vote: AYES: Nicholson, Morrow, and Vice Chair Hawkes. NOES: None. ABSENT: Member Hise and Chair Liden. ABSTAIN: None. 7. MATTERS FROM THE BOARD Member Nicholson: • Referenced the application of inetal on buildings and ask if there is a City ordinance that addresses what building materials are acceptable from an aesthetics standpoint in City gateways or City limits and would the DRB members be interested in pursuing review of this topic, siting the Barlow metal building in Sebastopol as an incredible use of inetal. 8. MATTERS FROM STAFF None. 9. ADJOURNMENT There being no further business, the meeting adjourned at 5:06 p.m. Cathy Elawadly, Recording Secretary Page 11 of 11 � /�v�i Z d> z�i ¢- � ' S ORDINANCE NO. �151 OROINANCE �F THE CITY COUNCIL OF THE CiTY OF UKIAM AMENDING THE AlRPORT iNDU57RIAL PARK PLANNEQ QEVELOPMENT The City Counci� ofi the City of Ukiah hereby ordains as follows: Sectian One The purpose of this amendment to the Airport Industrial Park (AfP} planned De�elo�ment Ordinance is to eskablish an "OPen 5�ace" land use designation and to chaRge the l.and Use Designatian on 2 47 acres of land currently zoned designated Light ManufacturtnglMixed Use to "Open Space" in arder to preserve and protect an exist`.ng �ond and wetland area. Sectian 7wo The change in the land use designations wil� decrease the amount 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 amendmen# to tfi�e Airpork Industrial Park Planned DevelapmEnt Ordinance is exempt from the requirements a� the Caiifornia Environrr�ental Quality Act pursuant to CEQA Guidelin�s Section 153D7, Class 7 (Actians taken i�y Regulatvry Agencies for Pro#ection of Natural Resources and 153�8, Gkass 8 (Actions taken by Regulatory Agencies far Pratection of the En�ironmer�t}. Section Four The overall purpvse of the Airport Industrial Park Pfanned Developmer�t is to provide for a caordinated develapment of campatibfe industrial, office, and commercial land uses, and #a protect and preserve the pond and wetland area within tf�e AIP. It d�tails bath allowed a�d permi#ed uses within each Eand use category, reguiates nuisances, and pravides develapment standards and design guidelines. The AIP Pianned Develapment is consistent with the "Master Plan" land use designa#ion for the pro�erty containad in the Ukiah General Plan. Section Five TF�is ordinance also formally amencfs the Land Use Map (�x}�ibit �A"} that illustrates which la�d use designations are assigned to the various properties throughout the Airpart Industrial Park. The map shows the approximate }I- 2.�7 acres of pond and wetlands east �# Airport Park Ba�levard in the southem portion of the Park being rs-designa#ed from "Lig�rt ManufacturinglMixed Use"to "O�en Space."The approximate 1-acre parcel of land between the pond and Airport Park Boule�ard remair�s "Light ManufacturinglMixed Use" Exhibit "A-1" shows the land area designated "Open Space" in detail. The land use designations apply to the 138- acre Airport Industrial Park in the followi�g manner: 1. Professional Office: Applies to the northwest par#ion ofi the site, boundeci by Talmage Road on the north, Airpo�t Par�c Baulevard on the east, and Commerce Drive on the south (approximately 12.6 acres). 2. Hlahwav Commercial: Applies only ta the northeastern portion of the si#e, baunded by Talmage Road to the north, Airport Park B�uievard to khe west, Highway 101 to the east, and the existing large cammercial retail store property to the south (apprnximateiy 1.4 acr�s). 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 . . ' I ! + �'� ' I � i 4'[� � } � I '.� + I i . � i �� , � � . i� ;,. N�_ . ,� �.a }�"_ — • . - .—. .,_._ , _ — � ��' � _ _ y4� , ..y � �.�� _ . _ . �.. .k ��{ .;� Legend * 4 r - 6 �4 � ` �� #.. � h� { � .�� Highway Comr�ercial �; �� " �� *�� ' '° ' l � ��-- � . -h ` �, �' Industfial ' I �_ � . ,�.x � ' ' • t �� + fn�ustrial Auto Commercial �.. �� r, ^�� '� ' � .` � � � � Light Manufacturing Mixed LJse � . ;. �`�Y _ Open Space ' - # � ' Professional0ffice r , �r� ;: � k - xF� � Retail Cammerciai . � - -- �' ' �,'�{ l� - � ��nurce• D� 'a I -� ye EarthstarGeograpFiics CN�Sl,4irbus _ � D ,U5� ., . . �,;e.trt�a °r�g ,qerogn[f IGN.IG?.swisstopa.'and _ . � �th GI' .�e Co�ai;n: . � r EXHI�IT"B'' AlRPOR7 iN6USTFilAL PARI( GlRClRA77DN PL3N r��euce anao '`. ""'jF- �. � � r � B 1 m � ' �. � - �. � � � . 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 1 ATTACHMENT 6 2 3 FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR 4 THE HOLIDAY INN EXPRESS 5 AIRPORT PARK BOULEVARD 6 FILE NO.: 2590 7 PURSUANT TO THE REQUIREMENTS OF THE 8 �❑❑Cp2s ❑��I �9C�2 ❑o ( ❑❑❑❑�L❑❑❑�❑�❑❑�( ❑��ID 9 10 11 1. The Project will approve a Use Permit and Site Development to allow the construction of 92- 12 unit hotel and associated site improvements C�3l�l'b'Fl� 13 14 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a 15 Mitigated Negative Declaration dated August 22, 2017, to evaluate the potential 16 environmental impacts of the Use Permit, Site Development Pemit, and construction and 17 operation of the Project. 18 19 3. The Initial Environmental Study examined areas of potential impacts and based on the 20 conclusions reached in the Initial Environmental Study, it has been determined that the 21 proposed project, as mitigated, would not have significant adverse impacts on the 22 environment for the following reasons: 23 24 A. A mitigation measure has been included to reduce any Project impacts related to light 25 and glare to less than significant. Impacts to visual quality were determined to be less 26 than significant or no impact. 27 28 B. The Project would not have an impact on any existing or future agriculture use. There 29 are no parcels within the City zoned Agriculture and no agricultural uses on or proximate 30 to the Project site. 31 32 C. Construction of the Project would result in an increased air polluants including fugitive 33 dust, and PM 10. Mitigation measures designed to minize construction pollution from the 34 Project have been applied. The Project was referred to the Mendocino County Air 35 Quality Management District (MCAQMD). 36 37 D. The Project area is not identified on the Area of High Archeological Sensitivity included 38 in the City of Ukiah General Plan. It is highly unlikely that there are archeological 39 resources or human remains on the parcels included in the Project. In the unlikely event 40 that cultural resources or human remains are discovered during grading operations for 41 the Project, mitigation measures have been included to reduce the impact to less than 42 significant. 43 44 E. The Project site is not known to be in an area with unstable or expansive soil. The 45 Project site and surrounding area are relatively flat; therefore, there would be no impacts 46 related to landslide. The Project has the potential to result in erosion or the loss of top 47 soil. Mitigation measures for Air Quality and Geology and Soils have also been applied 48 to prevent excessive soil erosion. Implementation of these mitigation measures would 49 reduce the potential for the Project to impact top soil and result in erosion. Findings for Mitigated Negative Declaration Holiday Inn Express Airport Park Boulevard File No.: 2590 1 1 2 F. The Project site is not located on any list of hazardous waste disposal sites compiled 3 pursuant to Government Code Section 65962.5. 4 5 G. The Project is located within the boundaries of the B1 compatibility zone for the Ukiah 6 Municipal Airport and found to be compatible with the requirements of the zone. 7 8 H. The Project would not modify the drainage on the site which has the potential to result in 9 erosion, siltation, and/or to increase the rate or volume of runoff. The Preliminary 10 Standard urban Stormwater Mitigation Plan completed for the project dated August 10, 11 2017, concluded that with the use of Low Impact Development (LID) the site was 12 capable of retaining stormwater on-site. 13 14 I. The Project is subject to the Storm Water Low Impact Development Technical Desiqn 15 Manual, dated August 2011, adopted by City Council on June 18, 2014, which became 16 effective upon adoption and applies to applications submitted prior to May 3, 2017. 17 18 J. The project is not located within a 100-year flood hazard area or within a 100-year flood 19 zone as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or 20 other flood hazard delineation map. The Project is located within Panel#1514 of 2100, 21 dated June 2, 2011. 22 23 K. The Project would develop an existing parcel by constructing a 92-room hotel. The project 24 site is developed on 3 sides within an existing within a business park, and therefore will 25 not divide an established community. 26 27 L. No mineral resources are located within or proximate to the project area. 28 29 M. Construction of the Project would result in a temporary increase in noise levels in the 30 Project area. No residential uses are located proximate to the Project. Mitigation 31 measures have been included to limit the hours of construction and reduce noise from 32 construction equipment. These mitigation measures would reduce construction noise 33 impacts to less than significant. 34 35 N. The parcel has frontage and access from an existing street (Airport Park Boulevard) and 36 utilities are available to serve the 92-room hotel. Per the applicant, the Project would 37 result in the creation of 18-20 new jobs, and a less than significant impact to population 38 growth. 39 40 O. The Project would result in nominal impacts to municipal services, emergency room 41 visits, police calls, public disturbances. The Project has been reviewed by Public Works, 42 the Police Department, Fire Marshal, and Electric Utility. The Project would not create 43 the need for new city facilities or services. Therefore, the Project would have a less than 44 significant impact on municipal services. 45 46 Parks: The project is providing on-site recreational amenities including a swimming pool 47 and access to the Rail Trail. These amenities will provide residents an opportunity for 48 outdoor activities. The impact to parks would be less than significant. 49 Findings for Mitigated Negative Declaration Holiday Inn Express Airport Park Boulevard File No.: 2590 2 1 Schools: Guest of the hotel will be temporary visitors to the City of Ukiah, therefore there 2 will be no impact to local schools. 3 4 P. The Project would not result in climate change or greenhouse gas impacts based highly 5 efficient building design, the project includes a large photovoltaic system and strives to 6 be a zero energy project. The Project does not violate any plans or policies adopted to 7 address climate change/GHG. The Project was referred to and reviewed by the 8 MCAQMD, and MCAQMD did not identify any impacts related to climate change or 9 GHG. 10 11 Q. Reasonable and feasible mitigation measures have been identified that would eliminate 12 or reduce significant impacts to levels of insignificance. 13 14 The Initial Environmental Study examined areas of potential impacts that may result from the 15 implementation of the Project. Based on the conclusions reached in the Initial Environmental 16 Study, it has been determined that the proposed Project has the potential to have significant 17 environmental impacts on air quality, cultural resources, geology/soils, and noise without the 18 implementation of mitigation measures. The analysis and conclusion reached in the Initial 19 Environmental Study identified mitigation measures that would reduce t to less than significant 20 levels. 21 22 4. There is no substantial evidence in light of the whole record before the City of Ukiah that the 23 Project, as mitigated, would have a significant effect on the environment. 24 25 5. The Initial Environmental Study was prepared and demonstrated there is no substantial 26 evidence that supports a fair argument that the Project, as mitigated, would have a 27 significant effect on the environment. 28 29 6. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 30 Study, the Project, as mitigated, does not have the potential to degrade the quality of the 31 local or regional environment. 32 33 7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 34 Study, the Project, as mitigated, will not result in short-term impacts that will create a 35 disadvantage to long-term environmental goals. 36 37 8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 38 Study, the Project, as mitigated, will not result in impacts that are individually limited, but 39 cumulative considerable. 40 41 9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 42 Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse 43 effects on human beings, either directly or indirectly. 44 45 10. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the 46 following manner: 47 0 published in the Ukiah Daily Journal August 20, 2017; 48 � posted on the Project site August 22, 2017; 49 � posted at the Civic Center (glass case) 72 hours prior to hearing; and, Findings for Mitigated Negative Declaration Holiday Inn Express Airport Park Boulevard File No.: 2590 3 1 0 mailed to property owners within 300 feet of the parcels included in the Project 2 on August 17, 2017. 3 4 10. The Initial Environmental Study and Mitigated Negative Declaration and record of proceedings 5 of the decision on the Project are available for public review at the City of Ukiah Planning 6 Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA. 7 8 11. On September 13, 2017, the Planning Commission held a public hearing to receive public 9 comment and consider the Mitigated Negative Declaration for the Holiday Inn Express Project. 10 At the September 13, 2017, meeting, the Planning Commission voted X-X to approve the 11 Mitigated Negative Declaration. Findings for Mitigated Negative Declaration Holiday Inn Express Airport Park Boulevard File No.: 2590 4 1 ATTACHMENT 7 2 3 FINDINGS TO ADOPT A USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE 4 HOLIDAY INN EXPRESS 5 AIRPORT PARK BOULEVARD 6 FILE NO.: 2590 7 8 9 Recommendation for the Approval of the Major Use Permit and Site Development Permit: 10 The Planning Department's recommendation for conditional approval of Major Use Permit and 11 Site Development Permit No. 2590 to construct a 92-unit hotel Project, including associated 12 improvements, is based in part on the following findings: 13 14 1. The proposed 92-IH�P �31�1'b9F�is consistent with the goals, objectives, and 15 policies of the Ukiah General Plan because it has been designed with careful 16 consideration with the surrounding established neighborhood. 17 18 2. The Project is consistent with the use and development standards for the Airport 19 Industrial Park-Planned Development Light Industrial / Mixed Use, including: site 20 use, maximum building height, design standards, and setbacks to property lines. 21 22 3. The 31�1`b�F�development will not be detrimental to the public's health, safety, or 23 general welfare since its development, as mitigated and conditioned, will be 24 consistent with the requirements for construction in the City of Ukiah. 25 26 4. The granting of the Use Permit and Site Development Permit not will cause 27 significant adverse environmental impacts. The site does not contain any wetlands, 28 creeks, endangered species, or habitat. 29 30 5. City services are available to serve the Project. The City has enacted mandatory 31 water conservation measures and the residents of the Project would be required to 32 comply with any water conservation measures in place. The Project includes drought 33 tolerant landscaping and water conserving irrigation. The Project has been reviewed 34 by Public Works Department, Electric Utility, Fire Marshal, and Building Official, and 35 there are adequate services and utilities to serve the Project. 36 37 6. The proposed Project would be similar in use, and intensity, as the surrounding 38 neighborhood. 71�4-I�L�C�YFI�H�RX(�Dpply to this Project both during 39 construction and after occupancy. Conditions of approval have been applied to the 4o Project to address construction related noise impacts. 41 42 7. The Project is subject to the requirements of the California Green Building Code 43 Standards which includes specific requirements (materials and light fixtures) to 44 reduce energy consumption. 45 46 8. The Project site is surrounded by existing commercial uses. The Project site is not 47 known to contain any species identified as a candidate, sensitive, or special status 48 species in local or regional plans, policies, or regulations, or by the California 49 Department of Fish and Game or U.S. Fish and Wildlife Service and therefore the 50 Project would have no impact on candidate, sensitive, or special status species. 51 Findings for Use Permit and Site Development Permit Holiday Inn Express Airport Park Blvd File No.: 2590 1 1 There are no riparian areas or riparian habitat on the subject parcels or other 2 sensitive natural community identified in local or regional plans, policies, or 3 regulations or by the California Department of Fish and Game or US Fish and 4 Wildlife Service. Therefore, the Project would have no impact on these resources. 5 6 The site is highly disturbed and contains no wetlands, marshes, vernal pools, or 7 other water courses on the parcels included in the Project. Therefore, the Project 8 would have no impact on these resources. 9 10 No migratory path for wildlife species, no connection with any wildlife habitat, no 11 water courses are located on the parcels included in this Project. 12 13 9. The size and height of the Project is consistent with other structures in the 14 neighborhood and the Ukiah Airport Master Plan. The Project was reviewed by the 15 Design Review Board who found the Project to be consistent and compatible with 16 other development in the area, and appropriate for the individual parcel included in 17 the Project. 18 19 10. 714-ICSl9ZSF�vFiQ�l9�`b9F1l��F�Ld-I❑height and intensity are harmonious with the 20 existing neighborhood, including other existing hotel projects located to the north. 21 22 11. The proposed Project provides two access points on Airport Park Boulevard, 23 deemed adequate by the Public Works and Fire Department. The Project includes 24 pedestrian and bicycle access along the north and east sides, providing convenient 25 vehicle and pedestrian traffic patterns. 26 27 12. Notice of the Public Hearing was provided in the following manner: 28 29 0 mailed to property owners within 300 feet of the parcels included in the 30 Project on August 17, 2017; 31 0 published in the Ukiah Daily Journal August 20, 2017; 32 � posted on the Project site August 22, 2017; and, 33 • posted at the Civic Center (glass case) 72 hours prior to hearing. Findings for Use Permit and Site Development Permit Holiday Inn Express Airport Park Blvd File No.: 2590 2