HomeMy WebLinkAboutDRBM_07202017 Final CITY OF UKIAH
DESIGN REVIEW BOARD MINUTES
Conference Room #5
300 Seminary Avenue
Ukiah, CA 95482
July 20, 2017
3:00 p.m.
1. CALL TO ORDER
Chair Liden called the Design Review Board meeting to order at 3:00 p.m. in Conference
Room No. 5, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
Chair Tom Liden presiding.
2. ROLL CALL Present: Member Hawkes, Hise, Nicholson, Morrow
Chair Liden
Absent: None.
Staff Present: Craig Schlatter, Community Development and
Planning Director
Kevin Thompson, Planning Manager
Adele Phillips, Associate Planner
Cathy Elawadly, Recording Secretary
Others present: Richard Ruff
Jessica Johnson
Sage Wolf
3. CORRESPONDENCE
None was received.
4. APPROVAL OF MINUTES
Motion/Second: Hise/Hawkes to approve the Minutes of May 11, 2017, as submitted.
Motion carried by the following roll call vote: AYES: Member Hawkes, Hise, Nicholson,
Chair Liden. NOES: None. ABSENT: None. ABSTAIN: Member Morrow.
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
b. Request for Review and Recommendation on a Major Site Development Permit to allow
exterior building remodel including fa�ade improvements, covered entryway,
landscaping and parking lot improvements at 1045 S. State Street, Redwood
Community Services (RCS). APN 003-083-02, 12, 13, 14, 15, 16; File No. 2748-
UP/SDP-PC.
Page 1 of 4
Minutes of the Design Review Board, July 20, 2017, Continued:
Kevin Thompson, Planning Manager:
• Gave a staff report and provided information about the purpose and intent of the
proposed Project as discussed on pages 1 and 2 of the staff report, including hours
of operation for both facility uses.
Richard Ruff, Project Architect:
• Talked about the proposed necessary exterior and interior improvements for
successful adaptive use and operation as a community day center and permanent
winter shelter as shown on the site plans, as specifically referenced on Sheet A1.1.
Jessica Johnson, RCS:
• Discussed the building design and layout as it relates to the function as a community
center and winter homeless shelter.
Sage Wolf, RCS:
• Commented on the technical aspects from an operational perspective with regard to
the design elements/features of the proposed Project for use as a daytime shelter
for homeless persons and permanent winter shelter, including the different
partnering resource agencies that will provide services to clients.
DRB comments/questions:
• Requested clarification concerning location of the office space for
intake/assessment/processing of clients and corresponding support offices.
• / RF�CP�DQQ�RP� �CBF�SLQJ�W-�4�C�
• Asked about the site and buildings, existing and former uses, including the
motorcycle business located to the west of the proposed building and how the
different uses will generally function.
• Requested clarification regarding hours of operation and duration of time the winter
homeless shelter will be open.
• Related to the exterior design, inquired about the proposed landscaping, including
plans for the fencing as a security precautionary measure and open areas.
• Finds the site to be a suitable location for the proposed Project.
• Asked about the color scheme for the building.
• Asked about on-site bicycle parking and vehicle parking accommodations.
• Inquired about the open area and corresponding property owner located at the back
of the building.
• ❑�AV-IC�DE�F�ME�I❑[�S�QI�RC�i dVLQQI�-I�
motorcycle building.
Richard Ruff:
• Referred to the site plans and commented on the proposed landscaping, fencing,
and open areas.
• 714-I[�R�/F44-P H�L(�H�DC�G�L1�P6I��/hade of brown for the trim to provide
an architecturally pleasing contrast.
• Confirmed the location and type of bicycle parking and vehicle parking that will be
provided for the Project.
Page 2 of 4
Minutes of the Design Review Board, July 20, 2017, Continued:
• Confirmed the location of the laundry facilities.
• Confirmed the open area at the rear of the building is essentially part of the proposed
Project. The only portion of land that is not part of the project is the corner lot at Perry
Street and Thomas Street. RCS is in the process of purchasing the subject property.
There are no current plans to develop the open space at the rear of building at this
time.
Kevin Thompson, Planning Manager:
• Building staff is working with the tenants in the motorcycle building concerning any
building code violations.
DRB Consensus:
• Is fine with the proposed project, as designed with no changes.
Motion/Second Nicholson/Hise to recommend Planning Commission approved the
proposed project, as presented. Motion carried by the following roll call vote: AYES:
Nicholson, Hawkes, Morrow, Hise, and Chair Liden. NOES: None. ABSENT: None.
ABSTAIN: None.
a. Request for Review and Recommendation on a Site Development Permit to allow
exterior building improvements to include replacement of existing awnings and signage,
remove rooftop pyramid element over the main entryway, and the addition of downward
facing accent lighting along the main entryway at 1139 N. State Street, Kentucky Fried
Chicken (KFC). APN 001-360-25; File No.: 2445-SDP-ZA.
Adele Phillips, Associate Planner:
• Gave a staff report regarding the scope of the project that is essentially is an exterior
refresh to the KFC building and includes an update in paint scheme and
replacement of existing awnings as depicted on the elevations, removal of the
rooftop pyramid element over the main entryway, and the addition of downward
facing accent lighting along the roofline as depicted on the project plans. The
improvements do include signage on the building fa�ade, but does not include
existing freestanding signage and no changes to the landscape on the site is
proposed.
• Staff provided the DRB with the most current site plans.
DRB comments/questions:
• The landscaping and general outdoor condition of the site appears to be poorly
maintained and is an eyesore, particularly with regard to the dumpster. Would like
to see the dumpster enclosed.
• Would like to see the Project conditioned requiring KFC to �SLLI�CS�-I�L1PoI�
• Discussed the site plans and supported the concept of returning Member
1 �RC�FRP P F�W-l1 DllQQJ�Po'e proposed project (see attachment 1 of the
minutes) to the project architect and/or project manager and add the comment
regarding the need to clean up of the site.
• Not supportive of the second revision to the Project plans, as presented.
Page 3 of 4
Minutes of the Design Review Board, July 20, 2017, Continued:
• Supports asking the project architect/project manager for the KFC in Ukiah to review
the City of Ukiah Design Guidelines for Commercial Projects Outside the Downtown
Design District and incorporate these design guidelines into the project plans.
• Does not favor the bright red color scheme of the awning and how it clashes with the
�C�F�'.Uscheme proposed for the building.
• Discussed the comments made by Member Nicholson in items 1-7 of attachment 1.
• Questioned whether KFC was 100% compliant with accessibility codes.
Kevin Thompson, Planner Manager:
• Related to the landscaping and general site conditions,the KFC headquarters and/or
project managers are located in Chicago and they are likely unaware of the site
conditions.
DRB Consensus:
• Does not support Zoning Administrator approval of the proposed project, as
presented.
• Asked Member Nicholson to revise his initial comments in attachment 1 regarding
the Project relative to the color palate with emphasis on application of the City Design
Guidelines (See attachments 2 and 3 of the minutes)for Planning staff to include in
a response to the applicant.
Member Hise:
• Volunteered to take photographs of the site conditions for staff to discuss with
applicant. (See attachment 4 of the minutes)
• Would like to see parking lot re-striped, if this is still necessary.
Motion/Second: Nicholson/Hise to deny the project as currently designed. Motion carried
by the following roll call vote: AYES: Nicholson, Hawkes, Morrow, Hise, and Chair Liden.
NOES: None. ABSENT: None. ABSTAIN: None.
7. MATTERS FROM THE BOARD
• Discussion about potential housing project on NCRA property and the likelihood,
thereof.
• Asked Planning staff to review the project conditions of approval for the approved
Major Use Permit fol� ❑�l XC��IQ�Pa�.�DN-I�F-�.V�-I�M�RP S�GFH❑
8. MATTERS FROM STAFF
None.
9. ADJOURNMENT
There being no further business, the meeting adjourned at 4:23 p.m.
Cathy Elawadly, Recording Secretary
Page 4 of 4
A##cachm�nt # �
RE: KFC Minor Site Development Permit Application, File No. 2445-SDP-ZA July 20, 2017
From Design Review Board member Alan Nicholson
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.This is the second
submittal to the City of Ukiah in six months,and there are no changes proposed from the last
application in January 2017.
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,to preserve, and retain the local
and unique character and charm of Ukiah, 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 over 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 move on from this simplistic 50's fashion more than half a century This retrograde
concept creates a conflict in identity for both the City of Ukiah and the Ukiah 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 of design
values for the City of Ukiah as very clearly stated in the Design Review Guidelines.
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 n�ot 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.
5. 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, especially after
a previously written request to do so.
My recommendation is that the project application be denied as proposed.
Thank you,
Alan Nicholson
July 20, 2017
EXISTING KENTUCKY FRIED CHICKEN 1139 NORTH STATE STREET, UKIAH,CA.
January 28, 2017
Resubmittal for DRB,JULY 20,2017
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�►ttachment # d�.
RE: KFC Minor Site Development Permit Application, File No. 2445-SDP-ZA July 20, 2017
From Design Review Board member Alan Nicholson
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.This is the second
submittal to the City of Ukiah in six months, and there are no significant changes proposed from the last
application in January 2017.
The City of Ukiah has designated a Downton Design District and adopted Guidelines for businesses both
in this district and outside this special zoning district to protect,to preserve, and retain the local and
unique character and charm of Ukiah,the downtown core and historic district including all commercial
development within the city boundary.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 over 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 move on from this simplistic 50's fashion for more than half a century.This retrograde
concept creates a conflict in identity for both the City of Ukiah and the Ukiah 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 proposal does neither. It is not an acceptable
visual statement of design values for the City of Ukiah as very clearly stated in the Design Review
Guidelines.
The published Design Guidelines
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 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 for pre-approval.
3. The stark contrasting red and white stripe graphics and color palate are jarring and not in
compliance with the City Design Guidelines.This does not harmonize with the neighborhood,
nor is there any local historical continuity.The current darker red building colors proposed are
not acceptable and are in conflict with the other logo red color used.
4. The red and white striping on the building sides is unacceptable and out of context with the
color pallet and character the city guidelines which call for harmonious, non-contrasting neutral
color pallete.
5. The Red building color on the rear and side elevations is also unacceptable and does not
harmonize with either its neighbors or the fabric of the City.
6. 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, especially after
a previously written request to do so.
The Design Review Board has unanimously voted to deny the project application as proposed base on
the above discussion.
Thank you,
Alan Nicholson
July 20, 2017
EXIS7ING KEN7UCKY FRIED CHICKEN 1139 NORTH STATE STREET, UKIAH, CA.
January 28, 2017
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Purpose & Yntent
On May Z0, I 992,the Ukiah Redevelopment Agency adapted Design Guidelines for the
Downtown Deslgn Dtstrlct. Thtee years later,in I 995,the City adopted a new General
Plan,which calied for the adoption of Design Guidelines for all commercial development
� withfn the City limits. After considerable dtscussion, it was decided that the most
appropriate way to proceed was to simply augment the existlng Downtown Des[gn
Guidelines for application to commercfal development projects outside the existing
• � Downtown Deslgn Distrtct.
The existing Design Cuidelines far the downtown area remaln unchanged and are
included in this document as they were adopted in 1992. They will continue to be
applied within the Downtown Desfgn Dlstrtctas they have since their formal adoption.
New guidelines more applicable to the outlying commercial areas and commerc(ai
gateways have been prepared and are tnctuded as a separate chapter tn this document.
The purpose of the Design Guldellnes for projects outside the Downtown Design District
is �)to Impiement the goais and policies of the Community Design Element of the
General Plan;2) to provfde design guldance and criteria for commercial developmenr,
3)to provide site planning and architectural excellence,as well as unity and integrity tn
the commercial urbanscape outside of the Downtown core;and�I)to provide attracdve
commercial areas along the major transportation corridors outside the downtown that
will stimulate business and city-wide economic development. 5) to provide property
� owners,developers,archltects,and proiect designers with a comprehensive guide for
building design.
The Des(gn Guidelines are intended to address the concerns expressed by the Planning
Commission and Clty Couneil regarding a lack of design guidelines for commercial
development within the City,and to fulfil the dlrection conrained in the Community
Design Element of the Uklah General Plan.
The Design Guidelines are applicable to all commercial development outside the e�cisting I
' Downtown Design District, and are intended ta be applied in a fair and reasonable
manner, taking into consideration the size,configuration,and location of affected and
surround(ng parceis,as well as the size,scope,and purpose of the individual development
. � projects.
Architects,project designers,and/or project applicants are expected to make a strong
and sincere effort to comply wlth the Design Guidelines and contribute to the
Improvement of the City's physical image. Proieet appt(cant's,with the assistance of
thetr architects and building designers,are expected to put forth a convincing creative
effort when planning development and designing buildings.
.18_
Site Planning
Natural Site Features Compatibility With
Generally, a desfgner should plan a project to fit a site's Surroundin� Development
natural condttions,rather than alter a slte to accommodate The placement and layout of buildings, parking areas,
a stock building plan. landscaping, exterior lighting, and other slte design
features should be compatible with surrounding land uses
Significant exlsting site Features such as mature trees/ and architecture (rom both a funetional and aesthetic
landscaping, lot size and configuration, topography, and standpoint.
the relationship to surrounding development should be
compelling factors In determining the development capacity Development should not create unattractive vlews for
and design of projects. neighbors or traffic corrtdors. All exposed elevations
maintaln consistent architectural character. Servlce areas,
All required Grading and Drainage Plans shall be prepared trash enclosures, utility meters, and mechanical and
by a registered clvfl eng(neer or other qualtfied professional electrlcal equlpment should be screened from view.
acceptable to the City Englneer.
Parking Property owners are strongly encouraged to develop
The number of parking stalls and overall parking lot design sltared factlities such as driveways, parking areas,
shall generally comply with the requirements of the Ukiah pedestrian walkways, and outdoor liv(ng areas to
Municipal Code (UMC). Deviation from the parking maximize usable areas and crea[e unique design
requirements of the UMC can be approved through the opPortunittes.
discretionary review process provided a finding is made that
there is a unique circumstance associated with the use of the Setbacks for new development should consider the
ro e that results in a demand for less character of existing Frontages. Setbacics deeper than the
P p �Y parking than minimum required are encouraged only in order to allow
normally expected. These circumstances may include uses for sidewaik wldening or the creation of special pedestrian
that would attract young teenagers, bicyclists, or a high areas such as entryways,courtways, outdoor cafes,and
number of drop-off patrons. other features intended to enhance the pedestrian
Parking facilities shall be aesthetically screened and shaded
environment.
with shrubs, trees, and short walls and fences according to guilding Design
the requirements of the Zoning District in which the property
is located. Architecture
Monotonous box-like structures devoid of variety and
The visual prominence of parking areas should be de-
em hasized b se aratin distlnctiveness,and without openings and changes in wall
p y p g parking areas into small Planes are discouraged. Architectural features such as
components. The practice of placing the majority of parking
areas between the building(s) de-emphasized by separating arches,raised parapets,decorated cornices,eaves,windows,
parking areas into small components. The practice of placing balconies,entry insets, a variety of roof angles and pitches,
the majority of parking areas between the building(s)and the and the inclusion of relfef features tn wall surfaces
primary street frontage should be avoided(see page 22), are strongly encouraged when tfed Into a comprehensive
design theme. ;
Pedestrian Orientation �
pedestrian walkways should be included that directly link all Building Colors
parking areas with building entrances, off-site transportatfon The use of strong or loud colors, especially those with no
facilities, established sidewalks, and adjacent public rights-of- tradition of local usage, should be reviewed in context with
way. They should also be consistent with uses and the overali aesthetics of the area.
architecture from both a functional and aesthetic standpofnt.
Colors should be compatible with adjoining buildings. Color
Outdoor pedestrian spaces should be landscaped and inciude work on the side and rear walls should be compatible with the
such features as planters along sidewalks, pedestrian oriented colors on the front or street side walls. Decoration and trim
signs, attractive street furniture, low-level lighting, and should be painted in order to call attention to it.
outdoor seating areas.
- 19- ..,_._. .,_
Site Plann�ng �co�r.�
Building Materials Sandwich board signs shail conform to the requirements
The creative use of wood, stucco, masonry(brick, stone, tile), of the Ukiah Munlcipal Code, and shall be tastefully
and recycled materials are strongly encouraged. designed with subdued colors, minimal sign copy,and a
creat(ve appearance. Every sign should be designed in
The use of inetal buiidings is discouraged, unless they are scale and proportion w[th the surrounding built
designed in a creative and unique way, that meets the purpose environment. Signs should be designed as an integral
and intent of the Design Guidelines. archltectural element of the building and site lo which it
principally relates.
Concrete block and exposed concrete are generally The colors,materials,and Ilghting of every sign shouid be
acceptable buliding materials, prov(ded they are treated, restrained and harmonious with the building and site. No
textured, pa[nted,and/or used in a pleasing aesthetic way sign shall be piaced within the public right-of-way without
consistent with the design gufdelines. Materiais should be the securement of an Encroachment Permlt.
selected to create compatibility between the building and
adjolning buildings. FC'11C@S & Wa��S
Lighting All sides of perimeter fencing exposed to pubilc view should
Exterlor Ilghting should be subdued. it should enhance be finished In a manner compatible with a project's
building deslgn and landscaping,as well as provide safety materials,finishes,colors,and architectural styling. Large
and security.Exterior lighting should not spfll out and create blank fence walls, and fences and walls that create hi
glare on ad�oining properties, and should not be directed visual barriers are strongly dlscouraged. All proposd
towards the night sky. unpainted wood surfaces should be treated or stained to
Light standard hefghts should be predicated on the Preserve and enhance thelr natural colors.
lighting need o( the particular locatlon and use. Tall No portion of a wall or fence should be used for advertising or
lighting fixtures that Illuminate large areas should be avoided. display. No barbed wire, concertina wire, or chain link should
be used as fencing material if the fence is visible from the
Llghting fixtures, standards, and all exposed accessortes public right-of-way (s�e page 22),
should be harmoniaus with bulldfng destgn,and preferably
histortc and(nnovative in style.All pedestrlan and butlding Ail fencing and walls shall comply with the provlslons of
access areas should be adequately Iighted to provide safety, the Ukiah Municipal Code.No fencing or wall shall obstruct
security,and aesthetic quality. the sight distances of motorlsts,as determined by the City
Engineer.
Energy Conservation
eoth active and passtve solar design are encouraged.Natural
ventilatton and shading should be used to cool bufldings Outdoor Storage & Service Areas
whenever possible. . �-----.
5torage areas should be limited to the rear of a site, and
Sunlight should be used for direct heating and illumination from public view with a solid fence or wall usin concrete,
whenever possible. g
wood,stone,brick,or other similar material and should be
Solar heating equipment need not be screened, but should screened.All outdoor storage areas and enclosures should
be as uno6trusive as possible and complement the bu(Idtng be screened,when possible,with landscaptng.
design. Every effort should be made to integrate solar panets
into the roof deslgn,flush wlth the roof slope(see page 22). If trash and recycling areas are required in the discretlonary
review process, they shall be designed to harmonize with
SIgI1S the building and landscaping,and shall be consistcnt with
the requirements of the Ukiah Municipal Code.
The amount, type, and location of signage on a site shall
generally comply with the requlrements o( the Ukiah Where common mat)boxes are prov(ded, they should be
MunlcipalCode. However,signprogramsshouldbedesigned located ciose ta the front entrance of building(s).
tastefully and in a way where the overall signage does not The architectura) character should be similar in form,
dominate the site. materials, and colors to the surrounding buildings.
-20-
Landscaping
Ail landscaping shall comply with zoning code requirements.
Landscaping shall be proportional to the building elevations. Parking LOtS
Landscape plantings shall be those which grow well in Ukiah's Parking lots with twelve(I2)or more parking stalls shali have a
climate without extensive irrigation. Native, habitat-friendly tree placed between every four (4) parking �alls with a
flowering plantr are strongly encouraged. continuous linear planting strip, rather than individual planting
wells, unless clearly infeasible. Parking lot trees shall primarily
All plantings shall be of sufficient size, health and intensity so • be deciduous species, and shall be designed to provide a tree
that a viable and mature appearance can be attained in a canopy coverage of fifty percent (50%) over all paved areas
reasonably short amount of time. within ten (10)years of planting. Based upon the design of the
parking lot, a reduced number of trees may be approved
Deciduous trees shall constitute the majority of the trees through the discretionary review process.
proposed along the south and west building exposures; non-
deciduous street species shall be restricted to areas that do not parktng lots shall have a perimeter planttng strtp wtth
inhibit solar access on the project site or abutting properties. both trees and shrubs. The pianiing of lawn areas w(th
the trees and shrubs is accepwble,provlded they do not
All new developments shall include a landscaping coverage of dominate the planting strips.
twenty percent (20%) of the gross area of the parcel, unless
because of the small size of a parcel, such coverage would be Parking lots with twelve(I z)or more parking stalls shall
unreasonable. A minimum of fifty percent (50%) of the have deflned pedestrian sidewalks or marked pedestrlan
landscaped area shall be dedicated to live plantings. facllities withtn landscaped areas and/or separated from
automobile travel lanes. Based upon the design of the
Projects involving the redevelopment/reuse of existing parking lot,and the use that it is serv(ng,relief from this
buildin s shall requirement may be approved through the discretionary
g provide as much landscaping as feasible. review process.
Landscaping Plans shall include an automatic irrigation system
and Lighting Plan. All required landscaping for commercial Street trees are required. They may be placed on the
development projects shall be adequately maintained in a property proposed for development instead oF within the
vfable condition. public right-of-way tf the location is approved by the City
Engineer, based upon safety and mafntenance factors.
The Planning Director, Zoning Administrator, Planning
Comm(ssion, or City Council shall have the authority Species of street trees shall be selected from the Ukiah
to modify the required elements of a Landscaptng Master 71�ee List with the consultatlon of the Ctty staff.
Plan depending upon the size, scale, intensity, and All street trees shall be planted consistent with the
location oF the development project. Standard Planting DetaJ!on file wlth the City Enginee�.
_�� _
Parking- Screening
�- �.�.,....�....� ����:�, �.,.����.,��„��.,�
�ERECOMMENDED
�..�..�..�._._.�.._,, �..Q.�Q S a
D
� �---
Rea�Delivery I � a� ��,
I
Noise Screening �—— � Commercial
Around Air Conditioners 9� Building
Landscaping —�
0
Pleasant Signs C (� �
li
Parallel Parking � �
��
Energy Conserva�ion- Screening Solar Equipment
RECOMMENDED � O NOT
O RECOMMENDED
I
i
�
�
�
p Q
�
Solar collecto�cannot Solar coflector
be seen from street. is visible from street_
���.,:�.,�,��a�.�.�,�.��..�,.,� .. ���� T.��.d.-:
Fences &Walls
Acceptable for Street Side Not Acceptable for
Street Sides
, �•
:•:
rt: ` �
�_���� _ , .'.
Picket Chain mk
•.� .�:__---•---
Picket Wood �re
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- Wroug Iron { Post 8 Rail
-2Z-
P�e-Approval Cansidera�ions
Now that you have revlewed the guide,apply these questlons to your proposed plans before you submit your application.
If you can answer yes to atl of these questions,your plans have a very good chance for approval.If you have to answer no
to any of these questions, you may want to reevaluate your plans In light of the goals and criteria of the Commercial
Development Gufde.We encourage your design creativtty and look forward to working with you.
I.) Do your plans relate favorabiy to the surrounding Ye5 ❑ NO�
area�
2.) Do your plans contribute to the improvement of the Yes ❑ NO+
overall character of the City7
3.) Do your plans fit as much as is reasonable with the Yes❑ NO�
building's original design?
� 4.) Are the changes or new construct(on proposed in your Yes ❑ NO�
plans,visible to the public and architecturally
interesting�
5.) Does yaur pro�ect propose a use consistent with YeS� NO ❑
surrounding uses and businesses7
6.)Are all materials proposed in your plans appropriate Yes ❑ NO�
to the neighborhood7
7.) Do your plans include landscaping and design to Yes ❑ No�
enhance the pedestrian environment7
8.) Have your plans been designed in accordance with Yes ❑ NO� �
the guidelines set forth in this bookiet7
9.) Are you aware that Ukiah is in Seismic Zone 4 and Yes ❑ NO ❑
what that means to your pro�ect?
- 23-
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27, 2007 adopted the following Checklist which is intended
to assist developers, staff, policy boards and the public in determining project consistency with
the Commercial Developmenf Design Guidelines for the Downtown Design District. Please
refer to the Guidelines for the full text and illustrations, as the Checklist does not supersede or
substitute for the Guidelines. The information in parentheses provides examples of ways to
achieve the desired effects, recognizing that it is impossible to reduce the art and practice of
design into a checklist of individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidelines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal.
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4. Are any of the criteria below not met? If so, why not?
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; NIA-not applicable
Site features (p. 6)
p p ❑ Site design is compatible with the natural environment, and incorporates the
major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size,
relafionship to surrounding area).
Coordination (p. 6)
O ❑ O Facilities (driveways, parking,pedestrian plazas, walkways) are shared with adjacent
properties (maximize useable area;increase pedestrian features and landscaping;
improve design).
❑ ❑ ❑ Uses are functionally compatible (offices near residential, refail with office or housing
above or behind, streef level businesses emphasize walk-in traffic:retail, restaurants,
personal services).
23-1
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; N/A-not applicable
Setbacks (p. 6)
❑ ❑ p Setback are compatible with the character of adjacent frontages and the block.
p ❑ ❑ Setbacks reflect property uses; vary setbacks to enhance pedestrian scale and
interest (reduced sefbacks enhance pedesfrian views of store window displays;
increased setbacks accommodafe sidewalks, entries, courtyards, outdoor cafes).
Pedestrian access (p. 6, 11, 14, 16)
❑ p ❑ Pedestrian-friendly design and orientation is emphasized.
❑ ❑ ❑ Facilities are integrated into and compatible with architectural quality of the site
and area.
❑ ❑ O Pedestrian spaces are conveniently located, well-marked, safe and lighted
(pedestrian spaces visible for safety, low Ievel lighting adequate for security accented to
site design, spaces shaded from sun and elements, especially in parking lots).
❑ ❑ ❑ Pedestrian elements are attractive and functional, to increase interest in walking
and gathering in outdoor spaces (landscaping, outdoor cafes, benches, seating,
kiosks, displays, newsstands).
� � � Walkways to parking are functional and safe (walkways link parking to building
entrances and other walkways;design features demark or separate walkways from traffic:
textured or raised surfaces, grade variations, landscaped berms, low walls).
Parking lots (p. 6, 16)
❑ ❑ p Decrease visual prominence and reduce heat island effect(locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving;emphasize screening,
shading, landscaping).
❑ � O Adequate directional signage for vehicles and pedestrians.
❑ ❑ O Bicycle parking close to building entries for security; covered if possible,
Landscaping (p. 6, 16-17)
❑ ❑ ❑ Scale and nature of landscape materials is appropriate to, complements, and
accents the site, building design and dimensions (color accents, annual plantings,
window box plantings on overhead projections, landscaping does not obscure walkways
or visual corridors).
❑ ❑ ❑ 20% of gross lot area landscaped /50% live plantings. (Plants are oftype, spacing
and sizing to reach maturity within reasonable time. Hardy, drought tolerant, low
maintenance species adapted to Ukiah climate are emphasized;parking lots trees also
withsfand heat,pollutants. Deciduous trees on south and west. Groundcover compatible
with trees. Street trees se/ecfed from Ukiah Master Tree List/plantings per Standard
Planning Detail required on private lot or public right of way.)
❑ ❑ p Parking areas with 12 or more stalls: 1 tree per 4 stalls, continuous linear strips
minimum 5 feet wide; 50% shading within 10 years; automatic irrigation systems
required.
Signs (p. 12-13)
❑ ❑ ❑ Signs are compatible with architectural character of buildings (historic period, style,
location, size, configuration, materials, color-harmonize with design, do not obscure
architectural feafures).
❑ ❑ ❑ Sign program minimizes visual clutter (reduce large and multiple signs, sign area is
minimum necessar to identif business, window si ns not exceedin 25%of window
23-2
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No-Not consistent or more information needed; NIA-not applicable
area, sandwich boards have subdued color/minimal copy/locafed outside ROW, size of
signs on converted residential buildings minimized, signs over public right of way:
minimum 8 feet above grade).
� � � Preferred commercial sign types:Painfed on band above windows on stuccoed
building,painted window signs, narrow/flat signs hung from stationary canopies, flat signs
flush-mounted on building fronts,projecting signs attached to building front, exposed
neon tube signs integrated into 6uilding design, signs on awnings. Detached
freestanding signs for structures on sidewalk line not allowed.
Lighting (p. 14-16)
O O ❑ Lighting harmonizes with site, building design, architecture and landscaping
(lighting form, function, character, fixture styles, design and placement, lighting does not
interfere with pedestrian movement).
❑ O ❑ Lighting minimizes effects on adjacent properties, auto and pedestrian
movement, and night-time sky (downcast and shielded, ground/low level, low intensity,
nonglare).
Visual appearance (p. 6-7)
❑ O O Buildings are visually cohesive, compatible and complementary (scale, proportion,
design, style, heights, mass, setbacks).
p ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or sfrong contrast with adjacent buildings).
❑ p ❑ Buildings exhibit high quality design and construction, with functional design
solutions.
❑ ❑ ❑ Site and buildings are visually attractive from neighboring properties, traffic and
corridors, and public spaces (service areas and devices screened, integrated and
compatible with site features;above criteria is applied to areas visible to public view;rear
and side views are visually interesting, coordinated and well-maintained).
❑ O O Building exteriors compatible with surrounding properties (compatible or better
quality, compatible with natural materials, coordinated buf not the same as surrounding
properties, avoid more than one vivid or bright color per building, avoid concrete block on
visible exterior walls:if used then creafive design and surface treatments required).
Reconstruction, repair, alterations (p. 7)
❑ ❑ ❑ Preserve original character of site (use original materials presenf on fhe site, avoid
damage to brick surfaces or match original character if brick must be replaced,preserve
original character of residential site if converted to commercial use).
❑ ❑ ❑ Protect historical structures and sites �Note1�; indicate applicability of State Historic
Building Code, address pre-1972 construction and unreinforced masonry issues.
Roofs and rooflines (p. 8)
p ❑ p Roofs and rooflines visually compatible with building design and surrounding
area (roof and rooflines compatibility; diverse parapef wall shapes, consistent
historical roof forms and decorations, neutral roof colors;form, color and texfure are
integra/part of building design; roo(fop apparatus screened).
Facades and entryways (p. 8- 11)
p ❑ ❑ Facades are varied and articulated (cornice lines,parapets, eaves, cloth awnings,
balconies, signs, entry insets, trellises, overhangs,planfer boxes, 3-dimensiona!
articulation;avoid long, straight facades without change in planes or openings, maximize
23-3
COMMERCIAL PROJECTS WITHIN DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No-Not consistent or more information needed; N/A-not applicable
windows along commercial frontage;building entryways have strong archifectural
definition)
❑ ❑ p Facade improvements are compatible with historical background.
❑ ❑ ❑ Rear and side entries and elevations are attractive and visually coordinated with
others within same viewshed.
Maintenance(p. 7)
❑ p ❑ Demonstrate consideration of site and building maintenance.
Note 1: Architectural and Historical Resources Inventory Report, Ukiah California 1984-1985—available at City of
Ukiah; also documents at Held-Poage Memorial Home and Library,603 W. Perkins Street.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s. Some of those are
expressed below. The Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
O ❑ O The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connecfs fo nearly
walking/biking facilities,provides shortcuts for walkers/bikers, project is located within 1/4-
1/2 of other places to walk).
❑ ❑ O Sidewalks provide are convenient and safe access (sidewalks sufficiently wide,
without obstruction; curbs, shade, lighting provided;buffers between walkers and traffic
provided;safe and direct street crossings for walkers).
❑ ❑ ❑ Entrances provide convenient access (entrances adjacent to streef, minimal setback,
routes and accessways are well marked, sidewalks provided uninterrupted access to
entrances, safe bike parking is located close to entrancesJ.
Green building (incorporating green building elements)#
p p ❑ Sustainable site
O ❑ ❑ Water efficiency
❑ ❑ ❑ Energy
❑ ❑ ❑ Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elemenfs are accessible fo people
p p p at differing stages, ages and circumstances of life:accessible primary and interior
entrance and routes, accessible kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices).
" See Green Building Council LEED and other guidelines for detailed measures:
http://vwvw.usqbc.orqlDisplavPaae.aspx?CateqorvlD=19
http://www.nrdc.org/build ingg reen/strategies
23-4
City of Ukiah - Commercial Development Design Guidelines
Project Review Checklist
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
The Planning Commission on June 27, 2007 adopted the following Checklist which is intended
to assist developers, staff, policy boards and the public in determining project consistency with
the Commercial Development Design Guidelines. Please refer to the Guidelines for the full text
and illustrations, as the Checklist does not supersede or substitute for the Guidelines. The
information in parentheses provides examples of ways to achieve the desired effects,
recognizing that it is impossible to reduce the art and practice of design into a checklist of
individual elements.
"Architects, project designers and applicants are expected to make a strong and sincere effort to
comply with the Guidefines and contribute to the improvement of the City's physical image.
Project applicants, with the assistance of their architect and building designees, are expected to
put forth a convincing and creative effort when planning development and designing buildings."
(Guidelines, page 1).
Discussion of Desiqn Elements: Applicants are requested to discuss the following issues
in their project application submittal.
1. How does the project design contribute to the improvement of the City's physical image?
How does the project exhibit creativity?
2. What architectural style(s)/period is represented by the project design, if any?
3. After completing the checklist below, explain how the project complies with the various
factors below.
4, Are any of the criteria below not met? If so, why not?
CONIMERCIAL PRaJECTS �UTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; NIA-not applicable
Site features (p. 19)
❑ � ❑ Site design is compatible with the natural environment, and incorporates the
major existing features (trees, landscaping, city creeks, riparian habitat, lot shape, size,
relationship to surrounding area).
Coordination (p. 20 )
❑ � ❑ Facilities are shared and coordinated with adjacent properties.
� O ❑ Setbacks are compatible with character of adjacent frontages.
❑ ❑ � Setbacks are minimized to enhance the pedestrian environment.
Pedestrian access (p. 19 )
� ❑ ❑ Site has pedestrian orientation, consistent with uses, design and architecture.
` ❑ O Pedestrian elements are attractive and functional (walkways link parking fo building
entrances and other walkways;planters, street furniture, outdoor seating,pedestrian
oriented signs, low leve!lighting provided).
23-5
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; N/A-not applicable
❑ ❑ Parking areas with 12 or more stalls: defined sidewalk or marked pedestrian
facilities in landscaped areas or separated from traffic lanes required.
Parking lots (p. 22 )
p � ❑ Decrease visual prominence and reduce heat island effect (locate behind buildings,
divide into smaller lots, avoid large unbroken expanses of paving;emphasize screening,
shadin , landsca in .
Landscaping (p. 22 )
❑ � p Scale and nature of landscape materials is appropriate to the site and structures.
❑ � ❑ 20% of gross lot area landscaped /50% live plantings; landscape redevelopment
o�reuse projects to extent feasible (Plants are of type, spacing and sizing to reach
maturity within reasonable time. Hardy, drought tolerant, low maintenance species
adapted to Ukiah climafe are emphasized, parking lots trees also withsfand heat,
pollutanfs. Deciduous trees used on south and west. Automatic irrigation required for
new commercial development. Street trees sefected from Ukiah Master Tree List/
plantings per Standard Planning Detail required on private lot or public right of way.)
❑ � p Parking areas with 12 or more stalls: 1 tree per 4 stalls within continuous linear
strips. Perimeter planting strips use trees and shrubs. Focus on deciduous trees
achieving 50% shading within 10 years.
❑ � ❑ Parking lots generally: Perimeter planting strips, Street trees selected from Ukiah
Master Tree List required.
Signs (p. 21)
❑ � ❑ Signs are compatible with architectural character of buildings (signage does nof
dominate site, uses compatible colors and material, lighting is restrained and harmonious,
sandwich boards are creative/subdued color/minimal copy).
Lighting (p. 20)
❑ ❑ � Lighting harmonizes with site, building design, architecture and landscaping
(lighting form, function, character, �xture styles, design and placement, lighting does not
interfere with pedestrian movementJ.
Energy conservation (p. 21)
❑ � ❑ Active and passive solar and other renewable energy design and devices are
used (building orientation, landscaping,lighting, heating and cooling,photovoltaic
system-ready or installed).
❑ ❑ � Devices are unobtrusive and complement design (solar panels flush with roo�.
Visual appearance (p. 20)
❑ � ❑ Buildings are visually cohesive, compatible and complementary (scale, proportion,
design, style, heights, mass, setbacks).
❑ � ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrusive or overly
monotonous designs, or strong conirast with adjacent buifdings, creative use of natural
and recycled materials;metal discouraged unless creative and consistent with
Guidelines)
� � � Variety of architectural features encouraged tied to comprehensive design theme
(arches,raised parapets, cornices, eaves, windows, balconies, entry insets,roof angles
and pitches, wall relief features).
p � ❑ Building exteriors compatible with surrounding properties (compatible materials,
colors, ualit , coordinated but not the same as surroundin ro erties, avoid stron or
23-6
COMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT
Yes No N/A Yes-consistent; No- Not consistent or more information needed; N!A-not applicable
vivid colors unless they fit within local confext, concrefe blocWexposed concrete on vrsible
walls finished in aesthetic mannerJ.
� � � Visible fences compatible with project and visually attractive (compatible colors,
materials, styles; wire fences, high barriers and use for advertising discouraged).
� � � Site and buildings are visually attractive from neighboring properties, traffic and
corridors, and public spaces (service areas and devices screened, integrated and
compatible with site features;common mailboxes architecturally consisfent and/ocafed
close to building;above criteria is applied to areas visible to public view;rear and side
views are visually interesting, coordinated and well-maintained).
Maintenance (p. 22 )
p � ❑ Demonstrate consideration of site and building maintenance.
Other Considerations
A variety of site and building design issues have increased in importance to the public and
policy boards since the Guidelines were written in the early/mid 1990s. Some of those are
expressed below. The Checklist will be modified from time to time.
Yes No N/A OTHER CONSIDERATIONS
Walkable and bikeable communities
� ❑ p The project provides connections for walkers and bicyclists to the surrounding
community (provides walking/biking facilities on the site, connects to nearly
walking/biking facilities,provides shortcuts for walkers/bikers,project is locafed within 1/4-
1/2 of other places to walk).
� O � Sidewalks provide are convenient and safe access (sidewalks sufficiently wide,
without obstruction;curbs, shade, lighfing provided;buffers between walkers and tra�c
provided;safe and direcf street crossings for walkers).
� p p Entrances provide convenient access (entrances adjacent to street, minima!setback,
routes and accessways are well marked, sidewalks provided uninterrupted access to
entrances, safe bike parking is located close to entrances).
Green building (incorporating green building elements)*
❑ � p Sustainable site
❑ � O Water efficiency
❑ � O Energy
❑ O � Materials and resources
� � � Indoor environmental quality
Visitability and universal design (the site and its elements are accessible to people
� p p at differing stages, ages and circumstances of life:accessible primary and interior
entrance and routes, accessible kitchen and bath space and devices, for dwellings-
accessible bedroom, common room, and devices).
*See Green Building Council LEED and other guidelines for detailed measures:
http://www.us4bc.orp/DisplavPaQe.aspx?CateqorvlD=19 * http://www.nrdc.org/buildinggreen/strategies
23-7
Project Review Rrocess Flvw Chart
Project Review Process At A Glance
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�evelopment Department
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with City Planning Staff City Redevelopment Staff
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Planning 8�Communtty Planning&Community
Developmet�t Oepartment
Development Department
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revisw of project Design Review Board
review of project
-24-
�ocal Examples of Desirable Design Elements
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DATE: Augusf 1, 2017
TO: City of Ukiah l Design Review Board ���chm�nt #
300 Seminary Avenue
Ukiah, CA 95482
SUBJECT.• KFC/Site/ssues
Landscape in General
1. Existing landscape is in poor, tired, or dead condition.
2. Irrigation is non-existent in most planted area, and irrigation that does exist does not comply with
California Green Requirements.
3. Fencing that exisis is in serious disrepair, and side and rear yards, are littered with debris and trash.
The rear yard has signs of homeless camping on a regular basis.
4. The Auto Heighi Gauge and entrance of Drive-Through"has been damaged by cars, is unsightly, and
is literally ready to collapse.
5. The Drive-Through landscaping is cluttered with temporary signage, which does not meet City
regulations regarding such signage.
Dumpsters
1. Dumpsters are not in compliance, /ocated at the South-East rear corner of the parking lot, are not
housed in an enclosure, every customer must pass to enter the Drive-Through, and are a mess from
years of lack of maintenance, cleaning, and careless disposal of garbage. There is also a grease disposal
container present adjacent to the dumpsters which could not possibly pass inspection by the Hea/th
Department, shows signs of ongoing spills on the pavement, and there is an obvious "rat"problem in this
area,probably due to the lack of care for sanitation and public safety.
Parking
1. The ADA/Accessib/e Parking is not in compliance with current Federal and State regulations, lacks
the required signage, stripping is worn and faded, and warning devices are missing where users must
cross traffic.
2. All parking stripping is worn and faded beyond it's useful purpose.
"See phofos for reference.
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